HomeMy WebLinkAbout7.1 PZ 20-18 - 1st Reading of an Ordinance Granting a Plat of Subdivision - 301 S. Maple St.4/10/2019 BoardDocs® Pro
Agenda Item Details
Meeting Apr 03, 2019 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m.
- REVISED
Category 7. NEW BUSINESS
Subject 7.1 PZ -20-18 / Maple Street Lofts / Nicholas & Associates / 1st reading of an ORDINANCE
GRANTING A PLAT OF SUBDIVISION, ZONING MAP AMENDMENTS, AND CONDITIONAL USE
FOR PROPERTY LOCATED AT 301 S. MAPLE STREET, 215 E. PROSPECT AVENUE, 225-235 E.
PROSPECT AVENUE, AND 232-240 E. LINCOLN STREET
Access Public
Type Action
Preferred Date Apr 03, 2019
Absolute Date Apr 03, 2019
Fiscal Impact No
Budgeted No
Recommended Action Approval of a plat of subdivision, zoning map amendment to B -5C Central Commercial Core,
zoning map amendment to B-5 Central Commercial, and a conditional use for a final
planned unit development, subject to the conditions listed in the staff report.
Public Content
Information
The Petitioner, Nicholas & Associates, proposes to redevelop one of the Village's prime downtown sites located at the
southeast corner of Maple Street and Prospect Avenue, known as the Maple Street Lofts. Historically, the property
contained a woodworking manufacturer, Parenti & Raffaelli Ltd. (Parenti), which was relocated into the Kensington
Business Center in 2018, freeing the site for redevelopment. The Petitioner proposes to construct a private road
network, a new mixed-use building containing more than 14,000 square feet of retail space and 192 rental units, a
multi -family building containing 65 rental units, and nine principal structures containing 56 rowhome dwelling units.
The Petitioner is seeking approval of a plat of subdivision, two zoning map amendments, and a conditional use for a
final planned unit development.
Subject Property History
The property is zoned P-1 Off Street Parking and I-1 Limited Industrial and contains a Village -owned commuter
parking lot (Maple Street Commuter Lot) which provides 285 resident -only commuter parking stalls, an unimproved
gravel lot on the former Parenti site, and an office condominium building. Parenti operated their woodworking facility
on the Subject Property for several decades. While they were, and continue to be, a very successful business, the
location along Prospect Avenue in the heart of the downtown district was not ideal for an industrial use. The Village
had several meetings with Parenti to discuss relocating their operation to other more appropriate locations in the
Village, but was ultimately unable to structure a deal that worked. The Petitioner intervened and negotiated a
relocation and expansion plan for Parenti at 1401 Feehanville Drive. The Village assisted in the Parenti relocation by
pledging $3 million in tax increment financing (TIF) funds in 2018, keeping Parenti and their 100 employees in the
Village and opening up the Subject Property for redevelopment.
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The proposal includes a 6 -story, mixed-use building ("Building A") containing 192 apartments and more than 14,000
square feet of retail space, a 7 -story, 65 unit apartment building ("Building D"), a public parking garage ("Maple
Street Parking Deck") containing 268 parking spaces, 9 principal structures containing 56 rowhomes, and a private
road network consisting of Dawson Drive, Elm Street, and Elm Court. Elm Street is a proposed north -south street that
connects Prospect Avenue to Lincoln Street. Dawson Drive is a proposed east -west drive that connects Maple Street to
the proposed Elm Street. Elm Court is a private court serving the proposed rear -load rowhomes that is accessible off
of the proposed Elm Street.
Building A would measure 84'-10" tall. As a loft -style building, it incorporates many classic conversion details into its
design. The building reads as a heavy masonry building with smaller punched openings for windows, much like one
would see in a major city center during the mid -1900s. The design gradually changes from a traditional masonry
product as the building extends upwards, with brick transitioning to expose large, expansive windows in the upper
corners of the building, along with steel and metal panel materials. The top floor of the building appears to float
above the "historic" masonry building and ties the corners into the entire building's highest story. To complete the
design, the building features hanging metal balconies that are tied back into the building with angled tie backs.
It includes a 15,000 square foot outdoor amenity space, located on the second level above the building's parking
garage, with a pool, kitchen, puppy park with synthetic grass, fire table with lounge chairs, ping pong tables, bag
toss, pool -side lounge chairs, a hot tub, and cabanas. It also includes a more than 3,000 square foot indoor amenity
space. Building A will have a total of 245 parking deck spaces for residents and 192 dwelling units. The residential
component includes a mix of studio, one and two bedroom apartments. Note the parking deck for Building A is
completely separate from the proposed Maple Street Parking Deck.
Building D would measure 86'-4" tall. Building D is also a loft -style building, but it has a different design theory. It
begins as a solid masonry building with punched openings like Building A, but instead of exposing the building
corners, this design applies "wood" elements. These corner elements are taller than the rest of the building and have
recessed terraces, unlike the Building A design that uses projected balconies. In addition, in the areas where metal
panel was used on Building A, cementitious panel is proposed in Building D. A series of cementitious panel bump -outs
are proposed from the body of the masonry base. Building D is meant to appear as if these design elements were
added onto the original building. The proposed 2,000 square foot terrace on the second floor is attractively contained
with metal railings to match those of the balconies and terraces. The proposed Building D will also feature a more
than 2,200 square foot indoor amenity space and residents of the building will have access to all the amenities
located in Building A. Building D will have 65 parking deck spaces, found on the lower level and first floor of the
building, and 65 dwelling units. The unit mix for Building D includes studios, one and two bedroom rental units.
Thirteen parking stalls will be reserved in the Building A's parking deck to ensure adequate covered parking exists for
the residents of Building D.
The combined 310 spaces and 257 dwelling units in Buildings A and D result in a 1.21 parking stall per dwelling unit
ratio. Village Code requires 282 stalls to be provided. Thirteen stalls in Building A will be reserved for tenants in
Building D to ensure residents of that building have sufficient parking available. The overall rental unit mix for the
project (Buildings A and D) includes 43 studio apartments, 164 one bedroom apartments, and 50 two bedroom
apartments.
The proposed Maple Street Parking Deck would measure 25'-6" tall. It is proposed to be made of the same brick style
as found on Building A. The proposed parking deck would have cast stone accents, steel guardrails with planter boxes,
and accent light fixtures. The deck would contain 268 parking stalls. Of the 268 proposed parking deck stalls, 222
would be reserved for Mount Prospect resident -only commuters. After 63 existing parking stalls on Prospect Avenue
are reserved for resident -only commuters, a total of 285 resident commuter stalls will be provided south of the tracks
(matching existing conditions).
The front -load rowhomes would be 34'-9.25" tall and the rear -load rowhomes would be 32'-10" tall. The buildings
would consist of brick masonry on all four sides and have a flat roof look (though they pitch slightly to allow for
drainage and ease of construction). The units would be designed so that no two adjacent units in a building would
look the same. Each would have different trim colors, window patterns, and the heights of the units will vary as
well. A two -car garage and recreation room would be provided on the first floor. The second floors will contain the
kitchen, living, and dining areas. Balconies are proposed to be located on the rear of the second floor. Bedrooms are
to be located on the third floor. Both front -load and rear -load rowhomes may either be a two bedroom with a study or
a three bedroom unit.
The Petitioner is responsible for constructing several public improvements as part of this project. Thirty-six (36)
diagonal on -street parking spaces are proposed along Maple Street and Prospect Avenue, including three handicapped
accessible stalls. These stalls would be available to the public and have an hourly restriction during the work week,
and will help serve the proposed retail included in Building A. Additionally, 21 privately -owned stalls are provided on
site for retail and residential visitors. Village streetscape is proposed to extend from the corner of Maple Street and
Prospect Avenue to Elm Street and Dawson Drive, terminating at their intersection in the site. Streetscape
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improvements are also proposed on Prospect Avenue in front of Building D. Planters, a space for public art, seatwalls,
an outdoor dining area, and a large metal pergola are proposed along Prospect Avenue.
Responses to Public Input
The plans reviewed by the Planning and Zoning Commission at the March 14 Public Hearing, as included in this
packet, reflect the latest proposal after numerous revisions were made by the Petitioner based on staff and public
input. The Petitioner held open houses in September and October 2018 to provide the surrounding neighborhood an
opportunity to give their input prior to the public hearing process. At the open houses and through general
correspondence, public feedback has included concerns about the project density, potential market demand for the
proposal, traffic issues, economic development and Tax Increment Financing (TIF), and student impact.
Density
The original proposal featured an 8 -story apartment building ("Building A"), 7 -story apartment building ("Building D"),
and 66 rowhomes. The Petitioner reworked their proposal to address concerns raised by residents related to height,
school impact, density, and stormwater. The revised concept decreased Building A's height by 2 stories and more than
20 feet, and it decreased the number of proposed rowhomes by 15% (from 66 units to 56 units).
The Maple Street Lofts development has a proposed density of 48 units per acre. If approved, the proposed
development would rank fifth in density behind 20 West (117 units per acre), Emerson (72 units per acre), the
Residences at Village Centre (62 units per acre), and 10 N. Main Street (57 units per acre). Staff believes the
proposed density is consistent with existing downtown development.
Market
A market study provided by the Petitioner shows that the opportunity exists to create additional multi -family
development in the northwestern Cook County submarket. Further, Homes for a Changing Region, a collaborative,
forward-looking housing report sponsored in 2013 by the Metropolitan Mayors Caucus, the Chicago Metropolitan
Agency for Planning, and the Metropolitan Planning Council discusses the need for additional rental product in Mount
Prospect. Specifically, it shows a demand for more than 1,200 additional multi -family units and 350 townhomes in the
Village by 2040. Staff believes that sufficient market demand exists for the proposed number of units as no rentals
have been built in downtown Mount Prospect for more than 30 years.
Traffic
Traffic studies completed by both the Village and the Petitioner's consultants show that the existing traffic issues in
the area are largely generated by non -vehicle issues such as the presence of non -directional pedestrian push buttons
blocking traffic, emergency vehicles at the Mount Prospect Police and Fire Station causing signal interruptions in the
downtown, Metra trains blocking downtown train crossings, and a concentration of commuter parking spaces in the
Maple Street Commuter Parking Lot. The traffic study provided shows that sufficient gap in the existing road network
exists and that the proposal will not decrease levels of service. Additionally, the Village is working to resolve all the
noted non -vehicle issues at this time.
Student Impact
The Petitioner provided student generation numbers for the project. The Petitioner utilized the School Consulting
Services' 1996 model of the Chicago Metropolitan Area when estimating student generation. This model is widely
accepted and used by both developers and school districts when estimating student generation from new
development. Per the model, the generation multiplier is based on the type of dwelling unit (apartment, attached
single family, etc.) and the number of bedrooms provided. The model predicts that the proposed development would
generate 24.4 children. The apartments (Buildings A and D combined) are projected to generate approximately 9
children, and the rowhomes are projected to generate approximately 15. The low generation number for the
apartments is due to the proposed unit mix. Of the 257 proposed rental units, only 50 will have a second bedroom.
The remaining 207 units consist of a mix of studio and one -bedroom units. The model's multiplier for potential
children increases as the number of bedrooms provided increases.
State of Illinois TIF statutes require the Village pay all applicable school districts an annual payment for students
generated by housing developments located in the TIF district, with a cap of 40% of the annual increment generated
by the project. The payment is equal to the average cost the district incurs to educate each pupil, and uses actual
enrollment numbers (not estimates), therefore school districts are made whole for the cost of educating any students
generated by this project.
Stormwater Management
The Subject Property is nearly completely impervious at this time. The existing Maple Street commuter lot, 301 S.
Maple Street, is paved to provide parking. The former Parenti & Raffaelli site (215 E. Prospect and 225-235 E.
Prospect) is an impervious gravel lot. An industrial condominium surrounded by an asphalt parking lot that extends to
three out of four property lines sits on 232-240 E. Lincoln Street. Stormwater on site sheet drains onto adjacent
properties and right-of-way, ultimately ending up in the combined sewer, as no engineered system is in place.
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Site stormwater is proposed to be collected and contained in multiple chambers that are to be buried below privately -
owned Elm Street and the open space area in the center of the proposed rowhome development. The contained
system will then be restricted and flow east underground along Lincoln Street right-of-way, ultimately terminating into
an existing stormwater system located in Lions park. The engineered system will not tap into the existing combined
sewer system, and will function more effectively than current conditions.
Zoning and Village Planning Documents
The proposed redevelopment will be consistent with surrounding zoning and land uses found to the north and west.
The Subject Property borders the B-5 Central Commercial District to the west and an R-3 Low Density Residential PUD
across the railroad tracks to the north. A B -5C Central Commercial Core PUD is kitty-corner from the development
across the railroad tracks as well. Townhomes border the project to the west and a multi -family development exists
on the block immediately east of the Subject Property. The proposal is consistent with Village long range plans and
the Village's Strategic Plan. The Village's Downtown Implementation Plan recommended a multi -building
redevelopment proposal consisting of several apartment buildings, a parking deck, and a mixed use building at the
corner of Prospect Avenue and Maple Street as one option for the redevelopment of this property. 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. Additionally, the
attached plans include a market study submitted by the petitioner, which discusses the demand for rental apartments
within the Northwest Cook County submarket.
Planning & Zoning Commission Meeting
The Planning and Zoning Commission considered the case at the Public Hearing held on March 14, 2019. Many groups
and individuals spoke at the meeting both for and against the project. Those that spoke against the project voiced
concerns over commuter parking, the parking ratio for potential apartment residents, traffic in the surrounding area,
student impact, density, TIF impact, building heights, stormwater, and emergency service capabilities. A packet of
objector letters and a petition against the project were submitted.
Those that spoke in favor of the project believe that the benefits of the project far outweigh any potential costs. The
Executive Director of the Mount Prospect Chamber of Commerce and the President of the Mount Prospect Downtown
Merchants Association authored a joint letter in support of the project, stating that density and residents are
necessary to support existing businesses and the kind of businesses younger residents expect in their downtown. A
group of 14 downtown business owners authored a letter in support of the project as well. The group believes that the
development will grow existing businesses and expand customer bases. They believe that the proposed development
is a welcome change on what was once an industrial woodworking site and that the development will complement the
other businesses and townhomes immediately adjacent to this site. Several other letters of support and a signed
petition in support of this project were also submitted.
Two Planning and Zoning Commissioners voiced concerns about the project, citing potential traffic and school impacts.
Another commissioner gave a statement in support of the development, believing it is a vast improvement over prior
uses and that approving the development is in the best interest of the Village. None of staff's recommended
conditions of approval were altered during the motion process. The Planning and Zoning Commission recommended
approving the Petitioner's plat, zoning map amendment, and conditional use requests by a vote of 5-2, subject to the
conditions in the staff report.
Alternatives
1."To approve:
1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts";
2. A zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the Final Plat of Planned Unit
Development Maple Street Lofts;
3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit Development
Maple Street Lofts; and
4. A conditional use for a final planned unit development (PUD) consisting of a six (6) story, one hundred ninety-
two (192) unit apartment building with two hundred forty-five (245) garage stalls ["Building A"], a seven (7)
story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls ["Building D"], a commuter
parking deck containing two hundred sixty-eight (268) garage stalls ["Maple Street Parking Deck"], nine (9)
principal structures containing fifty-six (56) rowhomes, and a private road network consisting of Elm Street,
Dawson Drive, Elm Court, and twenty-one (21) on -street, on-site parking stalls, subject the following
conditions of approval:
a. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and
regulations;
b. Compliance with all applicable development, fire, building, and other Village Codes and regulations;
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c. Development of the site in general conformance with the site plan prepared by The Lakota Group dated
March 1st, 2019;
d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10' x 12') may be
constructed on each of the proposed thirteen (13) front -load rowhome units;
e. An eight -foot (8') privacy fence made of trex material set back a minimum of ten feet (10') from
Prospect Avenue and Lincoln Street shall run the length of the eastern property line;
f. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot (6') tall
privacy fence section that is consistent with the fencing along the eastern property line between each
unit;
g. Development of Building A in �eneral conformance with the elevation and floor plans prepared by 222
Architects dated February 22n , 2019; except that the plans shall be modified by the Petitioner so that
the proposed horizontal fiber cement material be made out of metal;
h. Development of Building D in general conformance with the elevation and floor plans prepared by 222
Architects dated February 22n , 2019, except that the plans shall be modified by the Petitioner so that
the proposed vertical fiber cement material be made of metal;
i. Development of the rowhomes in general conformance with the elevations prepare by Lessard Design
dated March 5, 2019, and floor plans prepared by Lessard Design dated January 16 , 2019;
j. Development of the Maple Street Parking Deck in general conformance with the elevations prepared by
222 Architects dated January 22n , 2019; and
k. Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall submit owner's
association documents for staff review and approval. The document must address long-term site
maintenance, including snow removal and paving."
2. Action at discretion of the Village Board.
Staff Recommendation
Staff is supportive of the proposed plat, zoning map amendment, and conditional use requests. The proposal is
supported by several long-range planning documents, including the Downtown Implementation Plan, the Village's
Comprehensive Plan, and the Homes for a Changing Region report. The proposed amendments are consistent with the
trend of development in the general area. Several multi -story apartment buildings are located to the north, west, and
east of the Subject Property and attached single family uses exist to the west. Properties located to the north are
zoned B5 Central Commercial and B5 Central Commercial Core and the property borders the Metra tracks to the
north. The proposed conditional use will be located in the downtown area of the Village, on a site currently vacant
with little or no landscaping and a paved commuter parking lot. The proposed development adds a development of
attractive, high-value, and well -landscaped mixed-use apartment buildings and attached single-family 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 proposed stormwater system will greatly
improve current drainage conditions for the site.
Village staff recommends that the Village Board approve the plat, zoning map amendment, and conditional use
requests, subject to the conditions noted above.
The Board will review a Redevelopment Agreement with the developer at the April 16 Village Board meeting. The
Redevelopment Agreement will specify performance requirements for the Village and Developer, including requested
TIF assistance for construction of a commuter parking deck, stormwater improvements and waiver of certain permit
and inspection fees.
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Administrative Content
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Village of Mount Prospect
Community Development Department
CASE SUMMARY — PZ -20-18
.......... . .. . ....... ..............
LOCATION: 301 S. Maple Street, 215 E. Prospect Avenue, 225-235 E. Prospect Avenue, and
232-240 E. Lincoln Street
PETITIONER Nicholas & Associates
OWNER:
Jackson Four, LLC, PEC Development, LLC, Raptor 4, LLC, LF Properties, LLC, and
the Village of Mount Prospect
PARCEL #:
08-12-122-034-0000, 08-12-122-015-0000, 08-12-122-019-0000, 08-12-122-016-0000,
08-12-122-036-1007, 08-12-122-036-1008, 08-12-122-036-1009
LOT SIZE:
6.504 acres (283,306 sq. ft.)
ZONING:
P-1 Off Street Parking and 1-1 Limited Industrial
LAND USE:
Commuter Parking, Vacant gravel lot
REQUEST:
1) A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street
Lofts"
2) Zoning map amendment to B -5C Central Commercial Core for Lots I and 2 of the
Final Plat of Planned Unit Development Maple Street Lofts
3) Zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of
Planned Unit Development Maple Street Lofts
4) Conditional use for a final planned unit development with ground floor dwelling units
LOCATION MAP
Village of Mount Prospect man 11rt I I
Community Development Department
MEMORANDUM
TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
FROM: JASON C. SHALLCROSS, AICP, DEVELOPMENT REVIEW PLANNER
DATE: MARCH 7, 2019
HEARING DATE: MARCH 14, 2019
SUBJECT: PZ -20-18 / 301 S. MAPLE STREET, 215 E. PROSPECT AVENUE, 225-235 E.
PROSPECT AVENUE, AND 232-240 E. LINCOLN STREET / PLAT, ZONING MAP
AMENDMENT, AND CONDITIONAL USE
BACKGROUND
A public hearing has been scheduled for the March 14, 2019 Planning & Zoning Commission meeting to review
the application by Nicholas & Associates (the "Petitioner"), regarding the property located at 301 S. Maple Street,
215. E. Prospect Avenue, 225-235 E. Prospect Avenue, and 232-240 E. Lincoln Street (the "Subject Property").
The Petitioner is seeking a plat of subdivision, zoning map amendment, and a conditional use for a final planned
unit development (PUD). The P&Z Commission hearing was properly noticed in the February 27, 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. In addition to the required residents
to be noticed, the Petitioner notified property owners in the area generally bound by Main Street, Evergreen Avenue,
William Street, and Council Trail. A maintained list of interested parties with concerns about the project were also
notified of the hearing.
PROPERTY DESCRIPTION
The Subject Property is generally defined as the western half of the block bound by Maple Street, Prospect Avenue,
School Street, and Lincoln Street. Existing improvements include full access onto Maple Street, Prospect Avenue,
and Lincoln Street. The western half of the Subject Property is zoned P-1 Off Street Parking and is currently a
Village owned resident -only commuter parking lot consisting of 285 stalls. The eastern half of the Subject Property
consists of a vacant gravel lot and a small industrial center. The vacant gravel lot is the former Parenti & Raffaelli
Ltd. (Parenti) location, which operated an industrial woodworking facility on the site from 1988 until 2018. Both
the former Parenti site and the immediately adjacent industrial center are zoned I-1 Limited Industrial. The Subject
Property is bordered by the B-5 Central Commercial, P-1 Off Street Parking, and R-1 Single Family Residential
Districts to the west, the Metra train tracks to the north, the I-1 Limited Industrial District to the east, and the C-R
Conservation Recreation District to the south.
HISTORY
As stated above, Parenti & Raffaelli Ltd. operated their woodworking facility on the Subject Property for several
decades. While they were, and continue to be, a very successful business, the location along Prospect Avenue in the
heart of the downtown district was not ideal for an industrial use. The Village had several meetings with Parenti to
discuss relocating their operation to other more appropriate locations in the Village, but was ultimately unable to
structure a deal that worked. The Petitioner intervened and negotiated a relocation and expansion plan for Parenti
at 1401 Feehanville Drive. The Village assisted in the Parenti relocation by pledging $3 million in tax increment
financing (TIF) funds in 2018, keeping Parenti and their 100 employees in the Village and opening up the Subject
Property for redevelopment.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 3
SUMMARY OF ORIGINAL PROPOSAL
The original proposal featured an eight story apartment building ("Building A"), seven story apartment building
("Building D"), and 66 rowhomes. The Petitioner held two open houses in September and October of 2018 and
reworked their proposal to address concerns raised by residents related to height, school impact, and density.
SUMMARY OF REVISED PROPOSAL
The Petitioner substantially revised their initial proposal to address the concerns raised at the open houses. Building
A's height was reduced from eight stories to six, the number of rowhomes was reduced from 66 units to 56, and an
interior court complete with open space is now provided. The rowhome portion of the project was redesigned to
provide street frontages on Maple Street, Lincoln Street, Elm Street, and Dawson Drive. Dawson Drive, Elm Street,
and Elm Court are new private roads. Elm Court provides access to the rear -load rowhomes. The easternmost
rowhomes are now a frontloaded design, allowing for greenspace behind the units. Building materials for Buildings
A, D, and the rowhomes have been substantially revised to include more masonry and to provide quality materials
consistent with existing downtown buildings.
Plat of Subdivision
The Subject Property is made up of five separate parcels and a condominium subdivision. To achieve the final
design of the proposed development, a plat of subdivision is required. The parcels on the property will be
resubdivided to achieve the following:
1. The proposed Lot 1 will contain apartment buildings "A" and "D", Dawson Drive, a portion of Elm Street,
and be privately held
2. The proposed Lot 2 will contain a new commuter parking deck and be owned by the Village
3. The proposed Lot 3 will contain the proposed fifty-six (56) rowhomes, a portion of Elm Street, Elm Court,
and be privately held
The proposed lots all have frontages and comply with code requirements.
,Coni lg MiaAmendment.
The Subject Property is zoned P-1 Off Street Parking and I-1 Limited Industrial. A zoning map amendment is
required as the current zoning for the Subject Property does not allow for residential, commercial, or mixed use
development. The Petitioner is seeking for the Subject Property to be rezoned to B -5C Central Commercial Core
and B-5 Central Commercial as the property is along the railroad tracks running through the Village's downtown,
adjacent to B-5 zoning, and kitty-corner from the B -5C zoning district at Maple Street and Northwest Highway.
The northern half of the site would be zoned B -5C Central Commercial Core and the southern half would be zoned
B-5 Central Commercial.
civ capinent
A Planned Unit Development (PUD) is required as multiple buildings are proposed to be located on individual lots.
PVDs provide a tool to accommodate development which is in the public interest, provides a public benefit, and
which would not otherwise be permitted by the zoning ordinance. A planned unit development may be for
residential, commercial, office, industrial, and mixed use development.
Site Plan
The proposed site plan includes a private road network, two apartment buildings, a commuter parking deck, and 56
rowhomes. The proposed private road network consists of three private roads - Elm Street, Dawson Drive, and Elm
Court. Elm Street is a proposed north -south street that connects Prospect Avenue to Lincoln Street. Dawson Drive
is a proposed east -west drive that connects Maple Street to the proposed Elm Street. Elm Court is a private court
serving the proposed rear -load rowhomes that is accessible off of the proposed Elm Street.
• Building A fronts onto Prospect Avenue, Elm Street and Maple Street. The building's entrance and lobby
are located off Maple Street. Vehicular access to the building is provided via Maple Street and a commercial
loading bay is provided on Elm Street.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019
Page 4
Building D fronts onto Prospect Avenue and Elm Street. The building has two automobile entrances on
Elm Street; the northern entrance serves the first floor parking area and the southern entrance services
below -grade parking. The lobby is located off Elm Street.
The proposed commuter parking deck fronts onto Maple Street, Elm Street, and Dawson Drive. Vehicular
access into the parking deck is provided on both Maple Street and Elm Street.
The 56 proposed rowhomes are accessed by Elm Street and Elm Court. The 13 front load rowhomes are
accessed off of Elm Street, and the 43 rear load rowhomes are serviced by Elm Court. The court enables
the rowhome frontages to face outward onto Maple Street, Dawson Drive, Elm Street, and Lincoln Street.
A green space is to be provided in the center of the rear load rowhomes.
Several off-site improvements are proposed as part of this project. Stormwater access will be provided via an
existing storm sewer located in Lions Park. Sixteen angled, on -street parking stalls are to be constructed on Maple
Street, including one accessible stall, and 20 angled, on -street parking stalls are to be provided on Prospect Avenue,
including two accessible stalls. These stalls would be available to the public and have an hourly restriction during
the work week.
The proposed plans include the extension of Village streetscape from the corner of Prospect Avenue and Maple
Street to Elm Street and Dawson Drive, terminating at their intersection in the site. Streetscape improvements are
also proposed on Prospect Avenue in front of Building D. A plaza space at the northwestern corner of the Subject
Property is also provided. Planters are to be set into the streetscape along Prospect Avenue, with a larger planter
proposed near the corner of Elm Street and Prospect Avenue as the site's elevation changes. Foundation plantings
and a public art space are proposed near the northwest corner of Building A in addition to planters with seat -walls,
an outdoor dining space, and a large metal pergola. The proposed streetscape extension and plaza would give the
proposal a walkable feel, add to the development's sense of place, and create a community gathering space on the
south part of the downtown district.
FloorP,l,ans,
The floor plans indicate Building A will have a total of 245 parking deck spaces serving 192 dwelling units to be
located on the second through sixth floors. The first floor of Building A will have more than 14,000 square feet of
commercial retail space, a commercial loading dock, tenant storage, bicycle storage, a garbage room, and a leasing
office. The second floor will have a more than 15,000 square foot outdoor amenity space with a pool. An outdoor
kitchen, puppy park with synthetic grass, fire table with lounge chairs, ping pong tables, bag toss, pool -side lounge
chairs, a hot tub, and cabanas are proposed in addition to the rooftop pool. Finally, an indoor amenity space of more
than 3,000 square feet is also planned for the second floor.
Building D will have 65 parking deck spaces on the lower level and first floor with 65 dwelling units to be located
on the second through seventh floors. An approximately 2,000 square foot roof terrace and more than 2,200 square
foot indoor amenity space are proposed for the second floor.
The rowhomes will have a two -car garage and recreation room on the first floor. The second floors will contain the
kitchen, living, and dining areas. Balconies are proposed to be located on the rear of the second floor. Bedrooms
are to be located on the third floor. Both front -load and rear -load rowhomes may either be a two bedroom with a
study or a three bedroom unit. In addition to the two -car garages, the front -load rowhomes provide parking for two
vehicles in the driveways serving the homes and the rear -load rowhomes provide space for one vehicle to parallel
park behind each unit.
Prl�ir�g,
Buildings A and D have a combined 310 parking spaces and 257 dwelling units, resulting in a 1.21 parking stall per
dwelling unit ratio. Village Code requires 282 stalls to be provided. Thirteen parking stalls in Building A will be
reserved for tenants in Building D, to ensure that residents of that building have sufficient parking available.
Customer parking is provided via 36 diagonal on -street parking spaces along Maple Street and Prospect Avenue,
including three handicap accessible stalls. Additionally, 21 privately -owned stalls are provided on site, and street
parking is available both on the Subject Property and in the immediate area.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 5
Commuter Parkirig
The current Maple Street commuter lot on the Subject Property provides 285 stalls reserved for Mount Prospect
residents. Aside from these stalls, there are 63 on -street commuter parking spaces on Prospect Avenue, which are
available on a first come, first serve basis and 283 spaces at the East and West Commuter Lots. Therefore, the total
existing commuter parking inventory consists of 631 stalls, with 285 reserved for residents.
The Village recently opened 100 commuter parking spaces at the Emerson Street Parking Deck. Fifty of the
Emerson Street Parking Deck stalls are reserved for Mount Prospect residents with a 50% discount for those living
north of the railroad tracks. The purpose of the discount for northern residents is to discourage them from traveling
back and forth over the railroad tracks, reducing traffic in the area. These stalls were made available in February of
this year.
Two hundred seventy-four (274) resident commuter stalls will be available south of the tracks for the duration of
the Maple Street Parking Deck's construction. These spaces will be located in the south half of the existing Maple
Street commuter lot, along Prospect Avenue, and in the Lion's Park parking lot.
After construction, the overall commuter parking inventory would be increased to 668 parking stalls, with 335
reserved for residents. This inventory includes 222 parking spaces in the proposed Maple Street Parking Deck, 63
spaces on Prospect Avenue, and 50 spaces reserved in the Emerson Street Parking Deck. Existing and proposed
conditions are presented in the following table:
Table 1: Existing and Propose os+ed Resident Commuter Parkin
Exist
Durine Construction
Construction
Parking location
i U
Resident Only
restricted
Resident Only nrestr Unrestricted
Resident Only
Ma le Street lot
285
0
120
0
0
0
Prospect Avenue
0
63
63
0
63
0
Lions Park0
0
91
0
0
0
EmersonStreet Parkin......_.
g
www....�.�._..�..�_.........._ww....................................._......................................................................................................................
0
0
50
50
..
50
_._.
50
Deck
Maple Street Parkin......
ing
.. ..... ......
0
....._...._...........
0
._�.....
0
......................._... ......
0
w........ ..wv....w
222
.._......vw ........�.. .........
0
Deck
�..
Total
285
63
24
50
335
50
The Village plans to regularly monitor the use of the entire commuter parking inventory to determine the final mix
of resident commuter stalls in the proposed Maple Street Parking Deck. The proposed 285 resident commuter stalls
south of the tracks show no major impact on intersection performance, ultimately allowing us to match the 285
currently provided in the area.
Buiildi�lg_l; l ,rlt l
Building A is an 84'-10" tall loft -style building that incorporates many classic loft conversion details into the
overall design. The building as a whole reads as a heavy masonry building with smaller punched openings for
windows, much like one would see in a major city center during the mid -1900s. The design gradually changes
from a traditional masonry product as the building extends upwards, with brick transitioning to expose large,
expansive windows in the upper corners of the building, along with steel and metal panel materials. The top floor
of the building appears to float above the "historic" masonry building and ties the corners into the entire
building's highest story. To complete the design, the building features hanging metal balconies that are tied back
into the building with angled tie rods. Matching the projecting balconies, the first floor entries are protected with
thin horizontal awnings that also have angled tie backs. All of these architectural features combine to make the
building look as if an old factory building had been converted into lofts.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 6
Building D is an 86'-4" tall loft -style building, but it follows a different design theory. It begins as a solid
masonry building with punched openings like Building A, but instead of exposing the building corners, this
design applies "wood" elements. These corner elements are taller than the rest of the building and have recessed
terraces, unlike the Building A design that uses projected balconies. In addition, in the areas where metal panel
was used on Building A, cementitious panel is proposed in Building D. The top floor between the four "wood"
corner towers is cementitious panel with punched openings. A series of bump -outs are proposed from the body of
the masonry base. These bump -outs are clad in cementitious panel. If the concept of Building A is a masonry
building that has some carve -outs and an additional floor added to what was a historic building, Building D is
meant to appear as if these elements were instead added onto the original building. The proposed terrace on the
second floor is attractively contained with metal railings to match those of the balconies and terraces.
The rowhomes have a design to match the contemporary, urban nature of Buildings A and D. The front -load
product is proposed to be 34'-9.25" tall, while the rear -load product is to be 32'-10" tall. Each unit has a different
face -plane to allow for separation, depth, and architectural interest on what else would be a flat facade. Each unit
has a unique set of architectural elements and material coloring that set them apart. There are projecting bay
window units, flush bay units that project very little, and small punched openings within the all masonry facades.
Virtually flat roofs are trimmed with painted cornices, while the windows have masonry accent sills and headers
to frame those openings. Unit entries are protected with flat awnings tied back into the building with angled ties.
The rowhomes have a water table stone feature that wraps the sides and rear of the buildings with full masonry
facades and similar high quality materials on all sides. Metal railings on the front of the buildings match those of
the two apartment buildings, while the more private rear yards have a conventional wood railing system. Overall
there is potential for stepped foundations to respond to the natural grade change on the site that will further
accentuate the individuality of each unit.
The proposed three story Maple Street Parking Deck to be used for commuter, visitor, retail, and employee parking
is 25'-6" tall. Building materials include stone, steel, and brick to match Building A. Planter boxes are to be built
into the guardrails. Access into and out of the deck is provided on both Maple Street and Elm Street.
Cr,ra;c,cr,a11;g
Significant landscaping will be provided throughout the site. Foundation landscaping will be provided along the
western and eastern sides of both buildings A and D and on all exterior sides of the proposed rowhomes. Raised
planter beds with seat -walls are proposed at the corner of Maple Street and Prospect Avenue. The planters continue
the length of the Subject Property down Prospect Avenue. Movable planters with annual plantings are also proposed
along Prospect Avenue and a recessed area on the northern side of Building A will provide a planting area and
potential art location. Parkway trees will be provided on Prospect Avenue, Maple Street, and Lincoln Street. An
open space is to be provided on the interior greenspace serving the proposed rowhomes.
P1 114
Construction phasing will be critical to ensure resident commuters have parking available from groundbreaking to
construction completion. Staff understands this necessity and has a commuter parking plan in place to address the
issue. A tentative agreement is in place between the Village and the Mount Prospect Park District to secure 91
spaces in the Lions Park parking lot at the southeast corner of Maple Street and Lincoln Street for resident use.
Construction of the proposal would occur in five phases:
1. Reserve 63 parking spaces located along the north side of Prospect Avenue for resident only parking;
2. Open 91 spaces in the Lions Park parking lot for resident only parking;
3. Preserve approximately 120 existing Maple Street Lot parking spaces on the south end of the Subject
Property for resident only parking;
4. Designate 100 parking spaces in the Emerson Street Parking Deck for commuter parking, reserving 50
spaces for resident commuters; and
5. Eliminate use of the Lions Park and southern surface spaces once the Maple Street Parking Deck is
completed, opening the southern portion of the Subject Property for redevelopment.
The proposed phasing plan ensures that resident commuters have access to 324 reserved stalls during construction.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 7
Storm„w,ater
The Subject Property is nearly completely impervious at this time. The existing Maple Street commuter lot, 301 S.
Maple Street, is paved to provide parking. No landscape islands are present in order to maximize the number of
commuter stalls provided. The former Parenti & Raffaelli site (215 E. Prospect and 225-235 E. Prospect) is an
impervious gravel lot. An industrial condominium surrounded by an asphalt parking lot that extends to three out of
four property lines sits on 232-240 E. Lincoln Street. Stormwater on site sheet drains onto adjacent properties and
right-of-way, ultimately ending up in the combined sewer system, as no engineered system is in place.
Site stormwater is proposed to be collected and contained in multiple chambers that are to be buried below privately -
owned Elm Street and the open space area in the center of the proposed rowhome development. The contained
system will then be restricted and flow east underground along Lincoln Street right-of-way, ultimately terminating
into an existing stormwater system located in Lions Park. The engineered system will not tap into the existing
combined sewer system, and will function more effectively than current conditions.
PUBLIC INPUT & RESPONSE
Public input has played an integral part in shaping the proposed redevelopment. The Petitioner held two open house
meetings in the fall of 2018 to take public comment on the proposal. Taking all of this input into consideration, the
Petitioner substantially revised the proposal. The main concerns cited by objectors are related to height and density,
market demand, traffic impacts, tax increment financing (TIF) implications, and school district impact.
i1y
The original proposal included an eight -story, 107' tall Building A, and combined with Building D and the
rowhomes for a total of 323 dwelling units. In response to citizen concerns, Building A was reduced to a six -story,
87 foot tall building and the total number of dwelling units was reduced to 313 thanks to a reduction in the number
of rowhome units.
The proposed 313 dwelling units are located on 6.5 acres, making the proposed density 48.15 dwelling units per
acre. Existing and approved project density in the Village of Mount Prospect is listed below:
Table 2: Marne Street Lofts Density Coinnarison
Project
Dwelling Units #
Land Area Acres
Density Units/Acre
20 West
73_...
0.62
117
Emerson
__.._�..........
54
mmm
... .........._v___....
�.. .75
...a......a .........._....._.._
72
._.............. ........_
Residences at Village Centre
..................
20.5..__a
. .........
3...30
....._._.....
62
....
10 N. Main
_....
97
...._ _ .........
1.70
_�.
57
Maple Street Lofts
313
6.50
48
Clocktower .
_--.v
139
2.95
.................................................w
47
vvvvvv - _ . ......... ..._.
Lofts and Sho s
_ w...u.0
34
1.17
_.. ......_.......... ........
29
As noted in the chart above, the 20 West development approved in 2018 has a density of 117 dwelling units per
acre (73 dwelling units on 0.62 acres). Maple Street Lofts has a density of 48 dwelling units per acre (313 dwelling
units on 6.5 acres). The proposed development is most similar to the Clocktower development in terms of density.
To help prepare our Planning and Zoning Commission and Village Board review redevelopment projects in the
downtown, staff prepared a white paper discussing best practices for downtown Mount Prospect, making a technical
case for density. It is understandable that residents near key development sites would have anxiety related to
concerns for traffic, parking, safety, stormwater, building height, density, and neighborhood character. The attached
paper and table on the previous page show that the proposed Maple Street Lofts project is actually less dense than
projects approved in the 1980s and 1990s. The forwarded report is fact based with recommendations based on
reports, articles, and information from the American Planning Association, Urban Land Institute, the Chicago
Metropolitan Agency for Planning, and other scholarly institutions.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 8
Market Demand
Another concern raised by the general public is potential unit absorption into the market. To address this concern,
the Petitioner hired Integra Realty Resources (IRR) to put together a market study. The study provides an overview
of the northwest suburban apartment market, analyzes demand for new rental apartment units at the Subject
Property, and determines the projected renter profile. Further, it surveys current and proposed apartment
developments in the region and critiques the proposal in terms of unit mix, unit sizes, finishes, and amenities.
Finally, it provides conclusions regarding rent levels and absorption. Highlights of the report are presented below.
Key information discussed in the market study is that no new apartment development took place in the 1990s or
early 2000s in northwestern Cook County. It wasn't until 60 units were constructed in Des Plaines in 2011 that any
new rental product was added since the 1980s. Development in the region has increased significantly over the last
two years, with 315 units delivered in 2018 and a little more than 1,000 under construction for delivery in 2019+.
The lack of newer product in the northwest Cook County submarket had been more a function of lack of suitable
development sites rather than submarket economics as the area was one of the first built out in the greater Chicago
metropolitan statistical area (MSA).
The market study shows that the proposed units will be facing increasing competition in the overall market area as
there are several projects which are under construction in Mount Prospect, Des Plaines, and Wheeling. In addition,
there is a growing pipeline of proposed projects which have not yet broken ground but which are in varying stages
of the entitlement, design, and financing process. Integra Realty Resources — Chicago has been surveying the lease -
up pace in all of the new suburban apartment projects in the Chicago MSA. Overall, since 2013, projects have been
leasing up an average pace of 12 units per month. Given the phased nature of the proposal, IRR is projecting a lease -
up of the property within approximately two years. A two-year lease -up is consistent with the lease -up of other
buildings in the market.
Further illustrating the demand for new Class A rental property in the northwestern Cook County submarket is that
Class A product is currently at almost 95% occupancy. It was over 96% in 2016, but new product has since been
added to the market. Class A rental property refers to product built since the 1990s that includes a significant amount
of amenities. Most commonly provided items include open floor plans, nine foot ceilings, an in -unit washer and
dryer, high quality cabinetry, stainless steel appliances, direct entry garages, clubhouses, fitness centers, and
swimming pools. Building A will offer all of these amenities, and residents of Building D will have access to the
amenities provided in Building A.
The market study concludes that although an average of 1,200 units have been delivered per year in the Chicago
suburban market since 1996, demand and opportunities exist to create additional rental product. The biggest hurdle
for these types of projects remains securing large enough sites suitable for development, and obtaining the necessary
zoning approvals in light of general community opposition to rental development. For these reasons, development
is shifting to more high-density sites, potentially in redeveloping downtown markets as transit -oriented
developments.
In addition to the market study by Integra Realty Resources, Homes for a Changing Region, a collaborative,
forward-looking housing report sponsored in 2013 by the Metropolitan Mayors Caucus, the Chicago Metropolitan
Agency for Planning (CMAP), and the Metropolitan Planning Council (MPC) discusses the need for additional
rental product in Mount Prospect. Specifically, it shows a demand for more than 1,200 multi -family units and 350
townhomes in the Village by 2040. The report concludes that the Village faces the challenge of continuing to
provide a diverse array of housing options consistent with its local character in the face of limited capacity for
growth. Further, the report states that demand across all income levels and in a number of key demographics (seniors
and young working -age households in particular) offers the chance to further the Village's downtown
redevelopment efforts. The report recommends to embrace a mix of recommendations designed to maintain the
current housing stock while furthering redevelopment in key locations. The proposed Maple Street Lofts
development achieves these goals and objectives while providing a high-quality product consistent with the
Village's character.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 9
Traffic Studies„ andImprovements
The potential for increased area traffic is a chief concern among residents due in part to existing traffic issues. To
study potential traffic impacts, the Petitioner hired Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA) to perform a
full traffic analysis. The report finds that peak -time traffic congestion in the downtown area is primarily attributable
to the at -grade rail crossings at IL Route 83 (Main Street) and Emerson Street which are regularly blocked by Metra
commuter trains, not a shortage of network capacity. Furthermore, traffic congestion is exacerbated by traffic signal
preemption of emergency vehicles departing the Mount Prospect Police and Fire Station and pedestrian push buttons
that stop traffic in both directions when activated. The report makes several short and long-term recommendations
for the Village to consider to improve traffic levels of service in the area.
Because traffic issues are created by non -vehicle related issues (train crossings, signal preemption of emergency
vehicles, and pedestrian push button phasing), the capacity analysis indicates that the traffic estimated to be
generated by the proposed development would have a minimal impact on the operations of adjacent intersections
and existing levels of service. The report makes several area improvement recommendations including the
following:
1. Installation of directional pedestrian push buttons at signalized intersections, separated for each leg of the
intersection
2. Relocation of Mount Prospect Police and Fire Station to eliminate the signal interruption caused by
emergency vehicles
3. Coordination with Metra Train Engineers to adjust where trains stop along the tracks, allowing the gates to
open in certain conditions
4. Relocation of Permit Parking Spaces from the Maple Street Commuter Parking Lot to the Emerson Street
Parking Deck
The Village is working toward achieving all of these proposed improvements in order to decrease unnecessary
downtown traffic. Directional pedestrian push buttons will be installed in the near future, the Village is in the process
of relocating Mount Prospect Police and Fire operations, Village staff has met with Metra staff in an effort to
minimize train blockages, and the proposed redevelopment reduces the number of permit parking spaces south of
the tracks by 63. As previously explained, the gross number of resident -only commuter spaces on the Subject
Property would be reduced from the existing 285 to 222. However, the 63 first-come, first -serve commuter spots
currently available to all commuters would be reserved for resident commuters, bringing the final number of resident
commuter stalls to 285 south of the tracks, which is consistent with the current number of resident commuter spaces
provided south of the tracks. 100 commuter spaces were recently opened in the Emerson Street Parking Deck, with
50 reserved for resident commuters. Allocating 50 spaces in the Emerson Street Parking Deck for resident
commuters will further improve intersection performance as northern residents now no longer need to cross the
train tracks twice each day.
The report by KLOA posits that the traffic projected to be generated will be reduced due to the proximity of the
development to the Mount Prospect Metra Train Station, qualifying the development as a transit -oriented
development (TOD). When carefully planned, TOD proposals have a significantly smaller impact on surrounding
roadways than initially believed. These sites are near transit, allowing commuting or visiting to be done by train or
bus, they are built in areas that are walkable or bikeable, and apartments included in TOD projects can have smaller
household sizes than found in traditional single-family neighborhoods, due to the unit type (studio apartments versus
a four-bedroom home). To that end, the Institute of Transportation Engineers (ITE) has determined that suburban,
mid -rise TOD generates an average of 3.44 vehicle trips per dwelling unit. Detached single-family residences
generate an average of 10 vehicle trips per unit, almost three times as many on a per unit basis. Village engineers
have reviewed the report by KLOA and agree with its findings.
In addition, all traffic associated with the former Parenti business operations and the multi -tenant industrial building
(232 — 240 E. Lincoln Ave.) have or will be eliminated from the Subject Property, further mitigating the overall
traffic generated by the site. The two properties had over 130 combined parking spaces and multiple truck daily
deliveries during peak operations.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 10
[; onomic Dene pitl awl Iww a ...frac rer alt l n tc a.I,1F,
The Maple Street Lofts proposal represents more than $110 Million in private investment on what is now vacant
industrial property and a Village -owned parking lot. This redevelopment would be the single largest private
investment in Mount Prospect since Randhurst Village was redeveloped more than a decade ago.
The proposed redevelopment would have a significant positive economic impact on the downtown district and TIF
district. Adding nearly 600 new residents at this location will provide an increased customer base to support
downtown restaurants and shops. The average tenant in these apartment units will have an above average household
income, as the units will rent for over $2.25 per square foot.
The proposed 14,148 square feet of retail space in Building A will provide new rental product downtown. This new
commercial space would be buoyed by the new apartments, rowhomes, and Metra commuters walking past each
day. The Petitioner is actively seeking tenants such as a brewery restaurant to locate in the corner suite and a small
market user who would serve the new residents and surrounding community. The commercial space is completed
by a loading bay on the eastern side of Building A and an interior corridor that provides access to all of the proposed
suites.
This project will generate significant incremental property tax revenues that will not only cover the cost of the
Parenti relocation ($3 million), the Maple Street Parking Deck construction ($6 million) and the stormwater
improvements ($2.17 million), but will also provide funds to make additional public improvements within the TIF
district. These improvements could include proposed pedestrian crossings, streetscape improvements, train platform
modifications, and other improvements designed to improve vehicular and pedestrian movements in the downtown.
The estimated present value of the increment over the life of the TIF ranges between $13.6M and $21 M, depending
on the actual number of students generated by the project.
tr�<i it Lnipag
One of the main concerns from the general public has been the potential impact Maple Street Lofts would have on
area school districts. The Petitioner has provided estimated student generation numbers by the project. The
generation rate is calculated based on the type of residential unit and the number of bedrooms in a given unit. The
rates used are based on the School Consulting Services' 1996 study of the Chicago Metropolitan Area. The model
predicts that the proposed Maple Street lofts development would generate 24 students. Estimates for the generation
at each grade level are shown in the following table:
Table 3: Projected Student Impact
Project
K -5t' Grade Junior High
High School
Total
a Street Lofts artments
MA
ap
5 .328 1.564 .....
2.464
�....o...e..----- ..
9.356
.....m_..._...._m_....,.....
MalewStreet Lofts Rowhomes
. ...,w.w.
9,30,8, 2,;988
2.758
15.05,„
Total
m
14.636 4.552
5.222
24.410
The projected student impact numbers clearly show that the proposed 257 apartment units in buildings A and D will
generate a very small number of children. This is largely due to the unit mix proposed in the two apartment
buildings. The proposed apartment buildings provide 43 studio units, 164 one bedroom units, and 50 two-bedroom
units. No three-bedroom rental units are proposed as part of this project. The rowhomes will generate more children
because they are larger two bedroom or three bedroom units.
It should be noted that state TIF statutes require the Village pay all applicable school districts an annual payment
for any students generated by housing developments located in the TIF district. The payment is equal to the average
cost the district incurs to educate each pupil, therefore the school districts are made whole for the cost of educating
any students generated by this project. This dollar amount is adjusted each year as costs of education change.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 11
LONG — RANGE PLANNING
The proposal is consistent with surrounding commercial zoning and land uses found to the west and north. The
Subject Property borders the B-5 Central Commercial District to the west and an R3 Low Density Residential PUD
across the railroad tracks to the north. A B -5C Central Commercial Core PUD is kitty-corner from the development
across the railroad tracks as well. Townhomes border the project to the west and a high-density multi -family
development exists on the block immediately east of the Subject Property. The proposal is consistent with Village
long range plans and the Village's Strategic Plan.
The Village's Downtown Implementation Plan, accepted in 2013, identifies the Subject Property as a key
opportunity site for redevelopment. One concept proposed the construction of six multi -family buildings on the
Subject Property's block and an adjacent property nearby. A second redevelopment concept of the block proposes
the construction of a mixed use building containing commercial retail space at the corner of Prospect Avenue and
Maple Street, a new commuter parking deck, and six condominium or apartment buildings. The proposed
redevelopment largely aligns with these proposals, except that it provides rowhomes on the southern portion of the
site which serve as a transition between the proposed multi -family development and existing townhomes and
detached single family homes in the area.
The Village Comprehensive Plan designates these parcels, as well as the rest of the parcels on the Subject Property's
block, as downtown mixed-use. Primary uses in this district consist of a mix of uses including retail, specialty shops,
restaurants, bars, coffee shops, professional, service, arts and entertainment, and civic uses. Secondary uses include
townhomes, medium to high density multifamily residential uses, health services, community amenities, as well as
plazas, squares, pocket parks, recreational uses, and community gathering spaces. The proposed development is
consistent with these uses.
The Village Strategic Plan's objectives includes expanding the development of Downtown, creating a unique and
vibrant sense of place, creating a flexible vision of Downtown that is reflective of market conditions, attracting
businesses and residential development projects to Downtown, and partnering with business organizations to make
our commercial business districts attractive destinations. The removal of an industrial building built in the 1950s, a
paved surface lot, and an unimproved gravel lot in the heart of the Village's Downtown in favor of new Class A
multi -family rental product and 56 rowhomes is instrumental in achieving these objectives. Redevelopment of this
site is listed as a top priority in the Village's 2018 and 2019 Strategic Plan.
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 plan is more dense on the northern portion of the Subject Property (which is
bordered by commercial uses to the west, Metra tracks to the north, and industrial to the east), transitioning to a less
dense use on the southern portion of the property (which is bordered by residential to the west, the park district to
the south, and office uses to the east.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 12
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
property values within the neighborhood. The proposed mixed use redevelopment is consistent with surrounding
uses in the area. Commercial and attached single family uses exist to the west. The Union Pacific Northwest Line
train tracks and downtown development exists to the north. Industrial and office uses exist to the east, and a park
exists to the south. The proposed redevelopment improve property's value and be an improvement to an otherwise
vacant, underutilized property and paved commuter parking lot. Per the Petitioner, the proposal will not decrease
levels of service of the surrounding roadway system and the proposal will not compromise utility availability in the
area.
RECOMMENDATION
Staff is supportive of the proposed zoning map amendments from P -I Off Street Parking and I-1 Limited Industrial
to B-5 Central Commercial and B -5C Central Commercial Core. The proposed amendments are consistent with the
trend of development in the general area. Several multi -story apartment buildings are located to the north, west, and
east of the Subject Property and attached single family uses exist to the west. Properties located to the north are
zoned B5 Central Commercial and B5 Central Commercial Core and the property borders the Metra tracks to the
north. The proposed B-5 Central Commercial zone would serve as a buffer between more dense uses on the northern
end of the site and the park and residential uses in the neighborhood to the south. 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. The proposed development is consistent with the Village's
Comprehensive Plan.
The proposed conditional use will be located in the downtown area of the Village, on a site currently vacant with
little or no landscaping and a paved commuter parking lot. The proposed development adds a development of
attractive, high-value, and well -landscaped mixed-use apartment buildings and attached single-family 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 proposed stormwater system will greatly
improve current drainage conditions for the site. The proposal will have no significant impact on traffic conditions
in the vicinity. The development will have a limited impact on the adjacent neighborhoods, utility provision, and
public streets. The proposed conditional use is in compliance with the Comprehensive Plan, Downtown
Implementation Plan, Strategic Plan, and Zoning Ordinance requirements.
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
Agr„+wal of the following motions:
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 13
"To approve:
1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts";
I A zoning map amendment to B -5C Central Commercial Core for Lots I and 2 of the Final Plat of Planned
Unit Development Maple Street Lofts;
3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit
Development Maple Street Lofts; and
4. A conditional use for a final planned unit development (PUD) consisting of six (6) story, one hundred
ninety-two (192) unit apartment building with two hundred forty-five (245) garage stalls ["Building A"],
a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls ["Building D"],
a commuter parking deck containing two hundred sixty-eight (268) garage stalls ["Maple Street Parking
Deck"], nine (9) principal structures containing fifty-six (56) rowhomes, and a private road network
consisting of Elm Street, Dawson Drive, Elm Court, and twenty-one (2 1 ) on -street, on-site parking stalls,
Subject the following conditions of approval:
a. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and
regulations;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
c. Development of the site in general conformance with the site plan prepared by'"Fhe I..,akota Group
dated March 111, 2019;
d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10' x 12') may be
constructed oil each of the proposed thirteen (13) front -load rowhome units;
e. An eight -foot (8') privacy fence made of trex material set back a minimum of tell feet (10') from
Prospect Avenue and Lincoln Street shall run the length of the eastern property line;
f, Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot (6') tall
privacy fence section that is consistent with the fencing along the eastern property line between
each Unit;
g. Development of Building A in general conformance with the elevation and floor plans prepared by
222 Architects dated February 22nd, 2019; except that the plans shall be modified by the Petitioner
so that the proposed horizontal fiber cement material be made out of metal;
h. Development of Building D in general conformance with the elevation and floor plans prepared by
222 Architects dated February 22nd, 2019, except that the plans shall be modified by the Petitioner
so that the proposed vertical fiber cement material be made of metal;
i, Development of the rowhomes in general conformance with the elevations prepared by Lessard
Design dated March 5, 2019, and floor plans prepared by Lessard Design dated January 16", 2019-9
J. Development of the Maple Street Parking Deck in general conformance with the elevations
prepared by 222 Architects dated January 22nd, 2019; and
k, Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall submit
owner's association documents for staff review and approval. The document must address long-
term site maintenance, including snow removal and paving."
The Village Board's decision is final for this case.
William J. Cooney, Awli 'P,
Director of Community Development
HAPLANTI ... mg 8, Z mg COMMMU. 20MSIaff lkpplffZ-03-19 10 N Main StI.I(ZMA & CII- PUD) d-
hAvIllNos kv� Village of Mount Prospect
Community Development Departrat
s COPY
50 S. Emerson Street 1
LLAGE OF
Mount Prospect, Illinois 60056
Phone: (847) 818-5328 Nµ
. PROSPECT
0 (;
V. Property Owner
❑ Check if Same as Applicant
Name: Corporation„
Address: 1�.�. „
City, State, ZIP Code: /
Phone: Email:
._._a............ .... ...ww
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 •,erty. The petitioner and the owner of • 3rty 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.
A licant:
pp (Si nature)Date: ® Z • /
(Print or Type Name)
If applicant is not property owner:
I hereby designate th plic t act s my
application and the a i ;te a ord mate
Property Owner:
(Signature)
nt or Type Narne)
91
rpose of seeking the zoning request(s) described in this
Datew _...._�w�..._.
V. Property Owner
iiN ! IIII11
Name: Corporation:
Address:
4111M C,
City, State, ZIP Code:
Phone: Email:
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the ;Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant: ,�3 W-� Date:
(Signature)"
(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:aDate:�_�
(Signature) ,
flij ( , `.
(Print or Type Nam` ���
V. Property Owner
❑ Check if Same as Applicant
Name: 144,4AI A/_W IW 6- Corporation:
Address:
City, State, ZIP Code:
Phone: L% ! �%`f y0 Email: & 6?- ��0/4 a
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 be my knowledge.
Applicant: Date:
(Signature)
S'
(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 assoc' ted supporting material.
Property Owner: i�xDate:
(Signature)
(Print or Type Name) A�
V. Property Owner
❑ Check if Same as Applicant
Name: .._t n'1� Corporation: I1 OPc X T7
Address: IP4 s 1 _ i It — - 1 <..-4 —�--
City,-
City, State, ZIP Code:
Phone:_ _ Email:
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant: w.. F✓ . Date: 10. /l',
(Signature)
(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
Property Owner:
ass , ct porting orcin material.
peOwner
rty Date: D ,
(ignatur)
(Print or Type Name)
V. Prope^ tier
❑ Check if Same as Applicant
Name: Corporation:
Address: 4 -'!tea
City, State, ZIP Code: /
Phone: Email:
3
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:_ c Date:
(Signature)
(y�11�S
(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 Nam
s,�l
V. Property Owner
❑ Check if Same as Applicant
Name:
Address:
City, State, ZIP Code:
Corporations
Phone: 847T 3q2- ?,,rco 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:
(Signature) �
(Print or Type Name)
._w
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)E � ��� (U
�i UYS
r,,
qq qq a fir.
o
J
20 West Development Rendering, Downtown Mount Prospect
A CASE FOR DENSITY IN
DOWNTOWN MOUNT PROSPECT
ES F 14' -)RAC FICIES AIN11'..) II�I:.-"COIMIMIEI I..)A I IONS
VILLAGE OF MOUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT
Forward: By Village Manager Mike Cassady
The Village of Mount Prospect has been studying best practices for downtown
revitalization for the past several years. In 2012, the Village participated in a
downtown study funded by the Metropolitan Mayor's Caucus and CMAP. This
consortium of northwest suburban communities partnered to author the Homes
for a Changing Region report. This report provided many suggestions for the
Village of Mount Prospect to consider to allow for our community to reach its full
potential in all areas of the Village. Specific to downtown, there were suggestions
to include multi -family rental developments to attract a younger demographic
currently missing from the downtown district. The Village then commissioned
the Downtown Implementation Plan, which was completed in 2013. This plan
identified specific key redevelopment opportunities, including the Busse
Triangle, Central and Main and the Maple -Prospect -School -Lincoln area. There
was significant community engagement involved with this study, which was
ultimately accepted by the Village Board in November, 2013.
Flash forward to 2016: The Village discussed the use of economic development
incentives to drive downtown redevelopment initiatives. In 2017, the Prospect
and Main TIF was adopted and private sector development projects began to
formulate. In 2018, the Village Board approved the 20 West Transit Oriented,
Mixed Use Development at the Busse Triangle. The Board also approved the Park
Terrace luxury rowhome project. Both of these projects are well into construction
and will have occupancies in late 2019.
The Village Board have or will be reviewing redevelopment projects in the
downtown, such as the Central and Main property which has been blighted for
the past decade. They will also be reviewing the proposed Maple Street Lofts
project. To help prepare our Planning and Zoning Commission and Village Board
for these complex redevelopment initiatives, I asked our planning and economic
development team to provide a white paper discussing best practices for
downtown Mount Prospect, making a technical case for density. It is
understandable that residents near key redevelopment sites would have anxiety
related to concerns for traffic, parking, safety, stormwater, building height,
density, and character of the neighborhood. This paper discusses how some
upcoming projects are actually less dense than projects approved in the 198o's
and 199o's. The staff reports for all projects attempt to address all areas of
concern expressed by residents and business owners. This report is not meant to
be political, nor is this report in any way endorsed by our Mayor or Village Board.
Sincerely,
Mike Cassady, Village Manager
Village of Mount Prospect
Wei
Executive Summary......................................................................3
Demographic Trends....................................................................4
The Case for Density....................................................................6
Sustainability................................................................................7
Senseof Place..............................................................................8
Financial Viability.........................................................................9
Property Value Impacts..............................................................10
Traffic Impact of Density............................................................11
Density in Surrounding Communities........................................12
Strategies for Mount Prospect...................................................13
Summary....................................................................................15
Endnotes....................................................................................16
Executive
THE ONGOING SHIFT IN POPULATION DEMOGRAPHICS IS
HAVING A SIGNIFICANT IMPACT ON BOTH THE HOUSING
MARKET AND COMMUNITY DEVELOPMENT PATTERNS.
A rising millennial age group, now in their career years and late to
marry or buy single family homes, need housing that suits their
desire to be in a community which provides convenience and
housing choice. This is not a localized issue; cities and suburbs
across the country are experiencing an increased demand for
rental units and high density development to address this shift in
housing demand. It's not just millennials that contribute to the
desire for density - generations both young and old are placing a
renewed interest in walkable, appealing communities. Retiring
baby -boomers looking to age in place, single -parent families, and
college graduates beginning their careers are creating a significant
demand for high-density rental units.
Notwithstanding current housing preference, sprawling detached
single-family development is not sustainable. This type of
development is among the highest traffic generators on a per unit
basis, is an inefficient and expensive way to pay for basic
infrastructure, and does very little to create a meaningful sense of
place in a community. This is particularly true of older suburban
communities where majority of development sites are infill.
Dense, architecturally interesting, and walkable communities
create natural efficiencies in paying for infrastructure, establish a
unique sense of place if executed thoughtfully, and generate less
traffic compared to detached single-family homes.
Driven by ideal location and market demand, downtown Mount
Prospect is experiencing significant downtown reinvestment.
More than 48o dwelling units are either under construction or
coming before the Village Board of Trustees for consideration over
the next year. Given this information, the Community
Development Department was instructed to provide the best
practices for downtown revitalization and density. The
recommendations presented in this paper are based on reports,
articles, and information from the American Planning
Association, Urban Land Institute, the Chicago Metropolitan
Agency for Planning, and other scholarly institutions.
Page 13
g",
America's changing population is creating demand for diverse
housing development. The traditional two- parent household with
children made up 23.5 percent of the total housing market in
2000i. That number dwindled to only 19.1 percent in 2017 and is
getting proportionally smallerii. Single -parent households, single -
person households, empty nesters, and couples without children
make up the new majority of American households, and they have
quite different real estate needs. These groups are more likely to
choose higher -density housing in mixed -density communities
that offer vibrant neighborhoods over single-family houses in
sprawling exurban communities.
Millennials are the largest generational population group in the
United States. Born between 1981 and 1997, this group (average
age of 29) is the most diverse, marries later in life, and has the
highest educational attainment and a higher level of debt than
other generations. Just 35% of millennials are homeowners,
compared to 64% of the US populationiii. Aside from sheer
population numbers, it's important to address housing needs of
this generation as they are 35% of the current US labor force.
When choosing where to live, millennials tend to:
• Value proximity to employment — feel convenience to a
job is as important as neighborhood quality
• Prefer a variety of mobility opportunities: walk, drive,
bike, or mass transit options
• Seek housing variety (rent/own, single/multi-family) at
an affordable price point
• Seek amenities that focus on lifestyle: mixed-use
developments with commercial components
These preferences tend to lean millennials toward higher -density
developments, in part due to the strong amenities and access to
transportation that is often provided.
Outside of the millennial generation, higher -density development
is also a viable housing choice for a variety of income groups and
people in all phases of their lives. Many financially secure baby
boomers, or "empty nesters", have chosen to leave behind the yard
maintenance and repairs required of a single-family house for the
more carefree and convenient lifestyle multi -family housing
provides. Their children, just starting careers, are also looking for
the flexibility of apartment living to follow job opportunities iv.
This group prefers to be located near the downtown of a
community, to be within walking distance of a major public
transportation line, and desire properties with abundant
amenities — again a feature of supporting density.
Page 14
On a regional level, the Chicago Metropolitan Agency for Planning
(CMAP) has been tracking changes in demand by tenure through
their Homes for a Changing Region collaborative. CMAP has
developed projections to help the Collaborative and its member
municipalities anticipate changes in demand by tenure (rent vs.
own) and price point through the year 2040. Recommendation
strategies in their 2013 report include encouraging the
construction of new housing that fits the need of additional
residents, going on to denote that "while largely built out, new
housing development opportunities existing in [Mount Prospect's
region]. In planning for additional growth, the communities
should create a true mix of housing, including rental, small -lot
single family homes, town homes, and attached homes, as well as
large -lot single-family homes. It is important that new
developments respond to projected population increases
incrementally as the economy slowly climbs out of the [2008]
recession.
Related to tenure, many are surprised to learn that 41 percent of
renters say they rent by choice and not out of necessity, and
households making more than $50,00o a year have been the
fastest-growing segment of the rental market for the past three
years12.
The shift in population demographics results in a need for all
communities, including Mount Prospect, to assess their current
community environment. This includes not just offering housing
variety, but also community amenities and transportation
options. This can be done in a variety of ways which are directly
related to density.
Graphic, right: Demand vs.
Vacancy and Capacity by
Housing Type. Homes for a
Changing Region Report"
Page 15
Mount Prospect demand vs, vacancy and capacity by housing type,
units 2010.40
(@ DEVELOPMENT CAPACITY (200)
VACANT UNITS (2010)
?B ESTIMATED INCREASE IN DEMAND FOR UNITS (2040)
,.0c,0
1,600
1.140(„1
1_100
1,000
,au
600
aCic1
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LARGE L,OT SF SMALL LOT SF TOWNHOME MULTIFAMILY
MAI vn,yy,, 0f re ,✓f v Yorr w}AoI, MIEns,I 9fo'A"I,
f
""I" C (y iy iiN J t C--, Yl �, nifluts
Density isn't solely high-rise condominium or office buildings.
Density is relative based upon the character of the community;
higher -density simply means a mix of residential and commercial
development at a unit count that is higher than what is typically
found in the existing community.
In traditional urban development, downtown areas have a
tendency to be more dense thanks to the natural accumulation of
business, residential and transportation uses, often times
stemming from a train stop or convergence of major roadways.
People want to live where it is convenient for them to shop, work,
or travel. The mix of what make density successful and sustainable
is provided in these downtown areas and can be improved upon
over time; it is why most "high density" redevelopment tends to
occur in a downtown's core.
In addition to location, zoning has large implications on a
community's ability to create or control density. Zoning controls
can permit attached single-family homes and low-rise residential
buildings to serve as a buffer between a community's downtown
and detached single-family neighborhoods. Zoning regulatory
processes, such as planned unit developments, provide a
mechanism for the careful consideration that should take place to
ensure that new development accentuates and complements a
community's existing sense of place.
Dense housing provides the population needed to patronize
downtown businesses, and downtown residents help create a safe
and lived-in atmosphere. Housing, retail, and office uses interact
together to create a symbiotic relationship where sectors reinforce
each other.vi As an added benefit of density, these commercial
areas are often supported by the community as a whole; those that
live in traditional single family neighborhoods also shop or dine
there.
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Page 16
Growing communities are tasked the need to provide additional
services, infrastructure, housing, and transportation in a cost-
effective and sustainable manner. With this in mind, sprawling,
low-density development is unsustainable. Low density
development is an inefficient and expensive way for cities to pay
for basic infrastructure (roadways and schools, libraries, fire,
police, and water/sewer services). While renters do not pay
property taxes themselves, building owners do and at a higher rate
than a traditional detached single-family home owner. Sprawling
residential development tends to create increasingly longer
commutes, forcing residents to travel via car to work or into
commercial areas at a significant cost to the resident. Arguably, no
tool is more important than increasing the density of existing
communities when planning for sustainable growth.iv
Dense, architecturally interesting, and walkable communities
generate one-third of the amount of traffic compared to detached
single-family homes (on a per unit basis). Related specifically to
Mount Prospect, Village households drive more miles than the
Cook County average, which is not only contributing to negative
environmental impacts and increased traffic, it's also expensive.
According to the Center for Neighborhood Technology, Mount
Prospect residents travel 19,145 miles per year on average, nearly
3,500 miles more than the Cook County average. This equates to
an additional $3,600 per year in transportation costs.vii As noted
in the Homes for a Changing Region report, the biggest factor in
reducing vehicle miles traveled is "putting offices, shops,
restaurants, residences, and other codependent activities in close
proximity to each other".
Bikes parked in the Covered Bike Shelters, Downtown Mount Prospect, 2019
Page 17
Attractive, well-designed, and well-maintained higher -density
mixed use development attracts good residents and creates a
sense of place and community.
By its design, multi -family mixed used developments seek to fill
the needs of several population cohorts listed previously — empty
nesters, millennials, and the like. Unlike traditional single-family
housing, mixed use developments often address these needs in a
public or shared -space realm. Attractive architecture, plantings,
and outdoor amenities such as pocket parks, amenity decks, and
indoor community/social room space take the place of large
backyards and built -out basements. Walkable restaurants and
parks provided in dense areas serve as gathering space to meet
with family or friends. These features make dense development a
more desirable place to live for certain segments of the population.
Simply put, these residents view attractive apartments with a bevy
of amenities as a unique community and not as a traditional rental
property.
Low-density subdivisions can isolate owners not only from shops
and the greater downtown, but also from neighbors.
Characteristics of mixed use, dense development create a unique
sense of place - a neighborhood feel that is driven and supported
by the constant interaction of residents, businesses, visitors and
workers in a compact geographical area.
Page 18
Image, above: City of Falls Church, Virginia
[Patch.com]
Image, below: Main Street Mural Art,
Dubuque, Iowa.
[www.otheplaceswego.com/amazing-public-
art-in-dubuque-iowa]
Developers cannot afford to provide the amenities desired by
prospective tenants without having significant dwelling unit
density to defray the costs.
The most sought-after amenities (community kitchens, pools, dog
parks, television entertainment spaces, sports courts, accessible
rooftops, and lounge rooms) all represent significant investments
by a developer and future property manager. These costs, which
require ongoing maintenance to be successful, are only financially
feasible if a rental property has enough tenants paying rent to
support them.
In addition, the most successful mixed-use projects locate near
convenient transportation and viable businesses. Ideal locations
for mixed-use in this regard are often infill or redevelopment sites,
resulting in higher land acquisition costs when compared to
greenfield development. To provide the type of high -amenity
housing sought by many, the development should contain a mix
of uses (both commercial and residential) and be dense enough to
be financially viable.
Page 19
Common Area Space at Hancock Square,
Arlington Heights
[www.ha ncocksqua rearl ington.com]
While dense, mixed-use development benefits downtown activity,
researchers at Virginia Tech University have concluded that over
the long run, well-placed market -rate apartments with attractive
design and landscaping also increase the overall value of detached
houses nearby. viii Per the report, three possible reasons include:
1. The apartments themselves indicate an area's economic
vibrancy and growth;
2. Multi -family housing increases the pool of potential
future homebuyers, creating more possible buyers for
existing owners when they decide to sell their homes; and
3. New multi -family housing, particularly as part of mixed-
use development, makes an area more attractive than
nearby communities that have fewer housing and retail
choices.
Another possible factor would be the redevelopment former
vacant or industrial land located in or near a municipality's
downtown. Removing vacant or derelict property from a
municipality's downtown and turning it into a high-quality
development is very likely to increase surrounding property
values. Most people are surprised to learn that dense
redevelopment could improve housing values, as opposed to harm
them. The general public most often cite the negative externalities
associated with dense development, such as traffic, for why
property values are likely to decrease.
Page 110
Image, top: Founder's Row, Emerson Street,
Mount Prospect
Image, bottom: Rowhomes at 105 E.
Prospect Avenue, Mount Prospect
Many transit -oriented development (TOD) proposals are abruptly
halted or redesigned at lower densities due to fears that dense
development will flood surrounding streets with automobile
traffic. This was largely due to inaccurate trip generation
estimates, which overstated the traffic -inducing impacts of TOD.
Until very recently, there were no widely accepted trip generation
numbers for transit -oriented development in suburban
communities.
In its latest traffic modeling update, the Institute of
Transportation Engineers (ITE) determined that mid- rise
residential development located in a TOD setting only generates
3.44 vehicle trips per dwelling unit. The ITE has determined that
detached single-family residences generate an average of 10
vehicle trips per unit, almost three times as many on a per unit
basis.i- When carefully planned, TOD proposals have a
significantly smaller impact on surrounding roadways than
initially believed. There are many contributing factors to support
this vehicle trip reduction: TOD sites are near transit, allowing
commuting or visiting to be done by train or bus, they are built in
areas that are walkable or bikeable, and apartments or
condominiums included in TOD projects can have smaller
household sizes than found in traditional single-family
neighborhoods, due to the unit type (studio apartments versus a
four-bedroom home).
Mount Prospect has several developments which would be
considered TOD: The existing Lofts and Shops building, Emerson,
Village Centre, Clocktower, and Founders Row are examples.
Future projects include 20 West, Central and Main [10 N. Main],
and Maple Street Lofts would also qualify as transit -oriented
development due to their close proximity to the Union Pacific
Northwest (UP -NW) Metra line.
Page 111
Image, top: Mount Prospect PACE stop,
downtown
Image, bottom: Mount Prospect Metra Station
Several surrounding communities are experiencing significant
downtown revitalization through an increase in density. Des
Plaines is either building or planning to build 325 dwelling units
on 3.23 acres in its downtown, a proposed density of 1oo.6
dwelling units per acre. The proposed Arlington 425
redevelopment in downtown Arlington Heights has a density of
111.5 dwelling units per acre (358 dwelling units on 3.21 acres).
The planned 483 dwelling units in Mount Prospect have a density
of only 55.5 dwelling units per acre (8.7 acres planned).
For Mount Prospect, the current density of existing or approved
projects is as follows:
Project
# of Units
Acres
Units/Acre
20 West
73
o.62
118
Emerson
54
0.75
72
Residences at Village Centre
205
3.30
62
Maple Street Lofts
313
6.5
48
Clocktower
139
2.95
47
Lofts and Shops
34
1.17
29
As noted in the chart above, 20 West development was
approved in 2018 and has a density of 118 dwelling units per
acre (73 dwelling units on o.62 acres). For proposed projects,
Maple Street Lofts has a density of 48 dwelling units per acre
(313 dwelling units on 6.5 acres). The 10 N. Main Street
proposal has a density of 62 dwelling units per acre (97 dwelling
units on 1.57 acres). Only the 20 West development has a
density which rivals the planned mid and high-rise
developments in surrounding communities.
Dense mid and high-rise development is experiencing a
renaissance in the northwestern suburbs of Chicago. With very
little rental product built over the ten years post the 20o8
recession, the market supply is only now catching up with the
demand for rental units. The Village of Mount Prospect must be
keenly aware of this opportunity and would be wise to capitalize
on it.
Page 112
Image, top: Bayview/Compasspoint
Development at Ellinwood and Graceland,
Des Plaines [Daily Herald]
Image, bottom: Opus Development at 1555
Ellinwood Ave, Des Plaines [Daily Herald]
Mount Prospect is not immune to the demographic shift that is
occurring across the country and within the region. Taking into
account available capacity, Mount Prospect can accommodate just
33% of the projected housing units that could be desired by future
residents by 2040. The remaining 67%, or nearly 6,000 people,
represent unmet demand — people who want to live in Mount
Prospect, but cannot find available units."
The Homes for a Changing Region Report states:
"Many of these people would be looking for small -
lot single-family homes, townhomes, and multi-
family units. The Village's current codes
likely would not be able to accommodate
this future demand without changes."
[Emphasis added]°
The report continues to show and estimated increase in demand
for units by type, indicating a shortage of over Boo "small lot
single family", 350 townhomes, and 1,300 multi -family units.
This high demand for housing in Mount Prospect also includes
rental units, particularly for those earning less than $35,000 or
more than $5o,000 annually. Future rental housing demand for
the next 30 years will be driven specifically by those age 25 to 44,
particularly for both lower and upper income rental housing. To
address this anticipated shortage, it is important for the Village to
create rental housing stock that targets that specific age group —
the Millennials. Due to the community preferences of this age
group (noted previously), the most suitable location within the
Village to generate rental housing stock is downtown.
The Village of Mount Prospect has not added rental dwelling units
to its downtown in more than 30 years. Adding more than 48o
dwelling units (of which 427 are planned as rental) within
downtown through the use of greater density will make living in
the Village a possibility for a sector of the population that has had
to look elsewhere for housing.
With residential density comes supports for the local business
economy. Considering the current state of Mount Prospect's
downtown lacks the luxury rental dweller (which tends to have
disposable income), many businesses in the downtown lament low
patronage. The more than 48o planned downtown dwelling units
would go a long way toward achieving the aforementioned
symbiotic relationship and creating a centripetal force for the
downtown.
Page 113
Image, top: 20 West Development
Rendering, Mount Prospect
Image, bottom: Park Terrace Rowhomes
under construction, Mount Prospect, 2019
The changing opinion of what constitutes desirable housing and
community - thanks to shifting demographics - combined with the
future housing demand projections, point to necessary density.
This idea is further supported by sheer geographical location;
Mount Prospect's train line, easy access to Chicago and the lack of
open "greenspace" for new development also support density
through redevelopment. Smart, sustainable, and thoughtful use of
density will help address a true housing need, support viable
business, protect and improve property values, and create a
stronger sense of place.
Moving forward, staff and elected officials should continue to
monitor Village demographics and housing stock. Modifications
to the Village's zoning code should be completed where applicable.
It is recommended that staff and elected officials carefully
evaluate mixed-use development projects on a basis of what is best
for the community moving forward, understanding generational
demand, future population projections, and differentiating
between development impacts with or without basis.
Image, top: 10 N. Main Rendering
Image, middle: Maple Street Lofts
Rendering, Buildings D and A
Image, bottom: Maple Street Lofts
Rowhomes
Page 114
A shift in population demographics brought about by the
millennial generation, now with an average age of 29, is having a
significant impact on both the housing market and community
development patterns. The sheer demand created by those that
need housing combined with the desire to live in a community
which provides convenience and housing choice are factors that
should be addressed when planning for future development. The
Chicago area is taking future housing planning seriously — the
Homes for a Changing Region Report contains useful data on
future housing needs for the suburban Chicago region and
specifically, Mount Prospect. This 2013 report's future projections
are starting to become evident, as surrounding communities
respond with dense developments within their own downtown or
key location areas (such as near highway access or major retail).
It is important for Mount Prospect to understand future housing
demand, assess the availability of the existing real estate and
housing market, and consider the social and economic benefits of
density. By not building any rental units in the Village for more
than 30 years, Mount Prospect is missing out on a significant
population that could support the existing commercial and office
community, particularly downtown. The desirability of Mount
Prospect (location, access to transit, and great amenities)
continues to fuel demand for housing, specifically for the
millennial age group and those making greater than $50,000
annually. This, coupled with the lack of units built in the region
over the last ten years as a result of 2oo8's Great Recession, has
significantly increased the demand for new multi -family rental
product in the northwestern suburbs and Mount Prospect
specifically.
With more than 48o dwelling units planned in the downtown, of
which 427 are market -rate rentals, the Village has an opportunity
like never before to create a significant rental population in its
downtown. Successful, well-planned housing density strengthens
existing relationships between the business, office, and residential
communities. It creates a unique sense of place of which residents
throughout the Village would benefit. A rising tide lifts all boats;
increased density and downtown rental units are a potential rising
tide that the Village of Mount Prospect would be wise to capture.
Page 115
U.S. Census Bureau. (2019, January 17). Profile of General
Demographic Characteristics: 2000. Retrieved from American
Fact Finder:
https://factfinder.census.goy/faces/tableservices/jsf/ ap ges/
prod uctview.xhtml?src=bkmk
il U.S. Census Bureau. (2019, January 17). Selected Social
Characteristics in the United States 2013-2017 American
Community Survey 5 -Year Estimates. Retrieved from American
Fact Finder:
https://f actfinder.census.gov/faces/tableservices/isf/pages/prod
uctview.xhtml?pid=ACS 17 5YR DP02&src=pt
"' Davis, Alice and LeBlanc, Wesley. (2019, February 5)
Preferences of Millennials: Implications for Chicago's Suburbs.
Webinar.
'" Richard M. Haughey, (2005). Higher -Density Development: Myth
and Fact. Washington, D.C.: ULI-the Urban Land Institute.
"CMAP, Metropolitan Mayors Caucus (MMC), Metropolitan
Planning Council (MPC). (2013, January) Homes for a Changing
Region Phase 3: Implementing Balanced Housing Plans at the
Local Level. Year Six: Arlington Heights, Buffalo Grove, Mount
Prospect, Palatine, and Rolling Meadows.
"' Michael A. Burayidi, (2018). PAS Report 590: Downtown
Revitalization in Small and Midsized Cities. Chicago: American
Planning Association.
"" Center for Neighborhood Technology's Housing and
Transportation (H+TO) Affordability Index, (2019, February 27).
Retrieved from https://htaindex.cnt.or2/total-driving-costs/.
"' Arthur C. Nelson and Mitch Moody, (2003). Price Effects of
Apartments on Nearby Single -Family Detached Residential Homes.
Blacksburg, Virginia: Virginia Tech University.
ix Kelly Conolly, (2019, January 17). Institute of Transportation
Engineers (ITE) Average Daily Trip Multipliers. (M. Lawrie,
Interviewer)
Page 116
Mable Street Lofts PUD Zoning Map Amendment
1. Compatibility with existing uses in the general area of the Subject Property.
The proposed amendment is compatible with existing uses in the general area of the Subject
Property. The proposed plan is more dense on the north portion of the property (which is
bordered by commercial use to the west, Metra tracks to the north, industrial use to the east)
transitioning to a less dense use on the south portion of the property (which is bordered by
residential use to the west, park district use to the south and office use to the east).
2. Compatibility with the zoning classification of properties within the general area of the
Subject Property
The proposed amendment is compatible with the zoning classification of properties in the
general area of the Subject Property.
3. The suitability of the Subject Property with regards to the uses permitted under the property's
existing zoning classification.
The permitted uses under the existing zoning classification do not provide for the proposed
development's uses.
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.
The proposed amendment is consistent with the Village's efforts to redevelop the downtown.
5. The compatibility of the surrounding property with the permitted uses listed in the proposed
zoning classification.
The surrounding property is compatible with the permitted uses listed in the proposed zoning
classification.
6. The objectives of the current Comprehensive Plan for the Village and the impact of the
proposed amendment on the said objectives.
The proposed amendment fulfills a longstanding objective of the Village to bring vibrant
redevelopment to these parcels.
7. The suitability of the property in question for permitted uses listed in the proposed zoning
classification.
The property is uniquely suited to the uses in the zoning classification and in the development
proposal. The Subject Property is in the downtown directly across the street from the Metra
platform. The size of the property allows for a development of appropriate scale to improve
foot traffic for downtown businesses and offer a lifestyle community unavailable in Mount
Prospect today.
LEGAL DESCRIPTION
LOT 'A" IN CORPORATE SUBDIVISION NO. 10-A, BEING A RESUBDIVISION OF
BOTH LOT 'A"IN BOESCHE'S RESUBDIVISION AND LOT 'A"IN CORPORATE
SUBDIVISION NO. 10, BEING IN THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF SAID CORPORATE
SUBDIVISION NO. 10-A RECORDED JANUARY 21, 1981 AS DOCUMENT
NUMBER 25755385, IN COOK COUNTY, ILLINOIS.
STORM STRUCTURE
CLOSED
RIM=669.13
IE=658.41(W—SE)24"
IE=663.58(SE—NE)1 D"
VALVE VAULT
CLOSED
RIM=669.43
TP=663.38(E— W—S)6"DI P
STORM STRUCTURE
OPEN GRATE
RIM=668.66
IE=663.81(SE)10"RCP
I E=663.21(N W)10"
v 10
0 ;a
0 E
c
3
m
N �
CO
v
co
C4
(T
v
STORM STRUCTURE
OPEN GRATE
RIM=669.39
STORM STRUCTURE
CLOSED
RIM=670.90
IE=657.80(N—S)24"
I E=666.7O(N W)10"RCP
(IMIA10)
Axl 1 C11 S A Cl V GN O R
Sam Schwartz Consulting, L.L.C.yva
223 W Jackson Blvd, Suite iioiChicago, IL IL 60606 �
phone: (773) 305-0800"
samschwartz.com
1.I'lIIO svcr11'd?IIiclilPll
To: Sean Dorsey, Director of Public Works
Kelly Conolly, P.E.
From: peter Wojtkiewicz, P.E., PTOE
Date: October 15, 2018
Re: Mount Prospect Downtown Transportation Study
ADDENDUM #1
Sam Schwartz Consulting (Sam Schwartz) was retained by the Village of Mount Prospect to
update its Downtown Transportation Study (March 2018) to reflect the proposed residential
development, Maple Street Lofts, to be located along Maple Street between Prospect Avenue
and Lincoln Street. The following memorandum serves as an addendum to the March report,
documenting new data collection and Sam Schwartz's methodology for traffic demand forecasting
and analyses for this study. Recommended improvements are documented to improve the
functionality of the existing local transportation system and mitigate anticipated traffic -related
impacts resulting from the proposed development.
Study Area
The study area for the original transportation study generally included the downtown Mount
Prospect intersections on either side of the railroad tracks from IL 83 to School Street, both
signalized and unsignalized locations, as well as at Mount Prospect Road. To evaluate the
proposed development, the study area was expanded for this addendum to include the following
additional intersections:
1. Maple Street with Lincoln Street
2. Maple Street with the commuter parking lot driveway
3. Lincoln Street with the commuter parking lot driveway
4. Prospect Avenue with (future) Elm Street
5. Lincoln Street with (future) Elm Street
Existing Traffic Volumes
Sam Schwartz conducted field visits to collect relevant information pertaining to the site, the
surrounding street network, traffic volumes, traffic controls, lane geometry, and infrastructure at
the study intersections. The Village of Mount Prospect collected new morning (7:00 to 9:00 AM)
and evening (4:00 to 6:00 PM) peak period traffic counts in September 2018 to supplement
previous counts collected in May 2017.
The Existing Traffic volume diagrams for the weekday AM and PM peak hours are shown in
Figure 1. Counts indicate the peak hour of traffic occurs 7:15 to 8:15 AM and 5:00 to 6:00 PM. It
should be noted that northbound Maple Street was closed just north of Lincoln Street for
Mount Prospect Downtown Transportation Study - ADDENDUM 2
October 15, 2018
construction from 7:30 to 9:00 AM during the morning counts so that all vehicles intending to enter
the commuter parking lot from the west/south entered using the Lincoln Street driveway rather
than the Maple Street driveway. Review of the existing peak hour traffic volumes indicates the
following:
• Traffic on Prospect Avenue has decreased approximately 5 to 7 percent in the morning
and evening peak hours, respectively, since the previous counts were collected in 2017.
This may be in part attributable to the closure of the mill shop, Parenti & Raffaelli, Ltd., on
Prospect Avenue and its relocation outside of downtown. Thus, traffic generated by
Parenti & Raffaelli was generally eliminated from the study area.
• The existing 280 -space commuter surface parking lot generate 185 trips (mostly inbound)
during the morning peak hour and 130 peak hour trips (all outbound) during the evening
peak hour.
Additionally, the Appendix includes the Average Daily Traffic (ADT) map available from the Illinois
Department of Transportation (IDOT). Daily traffic flow on the street network through and
surrounding downtown indicates the primary traffic pattern avoids Northwest Highway through
downtown, choosing to use Central Road and Mount Prospect Road to bypass the downtown
area, and presumably, the delays experienced crossing IL 83/railroad tracks. This is indicated by
the much lower traffic volumes on the segment of Northwest Highway between Central Road and
Mount Prospect Road when compared to north of Central Road and south of Mount Prospect
Road.
Signal and Railroad Crossing Characteristics
Peak period traffic congestion through the downtown area is caused by large traffic volumes
crossing the Union Pacific (UP) railroad tracks at -grade, interrupted by a high number of
commuter trains during the same peak period times, as well as emergency vehicles. The only two
railroad crossings in the downtown area are IL 83 and Emerson Street. The traffic delays are
compounded by the condition that the IL 83 and Emerson Street railroad gates remain down while
Metra passengers board and alight the train, increasing the time traffic is stopped and significantly
decreasing the efficiency of the three interconnected traffic signals along IL 83 and at Emerson
Street and Northwest Highway.
Data pulled from the IL 83 with Northwest Highway and Prospect Avenue signal controller shows
that the crossing gates are down 32 to 34 of the peak 90 -minute traffic periods. This signal and
railroad crossing information is summarized in Table 1.
Table 1: Mount Prospect Railroad Crossing Summary
Location
Average Daily
Traffic
# of
Signal
Phases
Cycle Length
No. of Train
Interruptions
Min Gate
Down
N/S
E/W
AM
PM
AM
PM
AM
PM
Route
Route
Peak
Peak
Peak
Peak
Peak
Peak
IL 83 @
Northwest Hwy
13,900
10,900
10
160
170
17
14
34
32
& Prospect Ave
Mount Prospect Downtown Transportation Study - ADDENDUM 3
October 15, 2018
Maple Street Lofts Development Plan
A residential development is proposed on Maple Street between Prospect Avenue and Lincoln
Street. The site is currently occupied by a 280 -space commuter parking lot. The adjacent site was
formerly home to Parenti & Raffaelli, Ltd. Mill shop, which currently sits vacant on the site. The
proposed site consists of the following:
• 257 residential units in two apartment buildings with a total of 306 residential parking
spaces
• 10,000 square feet of ground -floor retail
• 66 townhomes with two parking spaces per unit
• 250 public parking spaces in a three-story parking structure
• On -street parking along Prospect Avenue, (future) Elm Street, and other internal streets
Elm Street will be a new public street extending through the site from Prospect Avenue to Lincoln
Street. A new street will also extend east from Maple Street. Access to the uses on the site will
be provided via these new streets and a series of driveways on Lincoln Street that directly serve
the rear -loaded townhomes.
As part of the development plan, the Village is planning to relocate 100 commuter parking permits
from the Maple Street facility to the Village Hall parking garage in an effort to balance the
additional traffic generated by the residential units. Commuters residing north of the tracks will be
directed to the Village Hall parking garage to reduce traffic across the tracks during peak periods.
This initiative will also remove trips coming to and leaving from the Maple Street Lofts site during
peak hours. The remaining approximately 180 commuter parking spaces will be reserved in the
new public parking garage on the site. The other parking spaces will be available to the public,
including customers of the retail component of the site, as well as other existing businesses and
events.
Trip Generation
The estimate of traffic to be generated in the future condition is based upon proposed land use
type and size. The Institute of Transportation Engineer's (ITE) Trip Generation, 101h Edition was
used to identify traffic generated by the Maple Street Lofts development concept. Table 2
summarizes the peak hour trip generation estimates, as well as the applicable Land Use Code
reference.
The data for the residential units, the apartments in particular, indicate they will be transit -oriented
dwellings with a lower vehicular traffic demand than traditional suburban units. Many of the trips
expected to be generated by the site in the morning and evening peaks will be person -trips oriented
to and from the Metra station.
The table also summarizes the commuter parking trips that are currently entering and exiting the
surface lot on the site and the portion that will no longer be using the Maple Street facility as they
are relocated to the Village Hall parking garage. Note that the total trips never equal the number of
parking spaces because the table shows the peak one-hour period and the trips are disbursed
across a two to three-hour window, not all arriving or departing in the same hour.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 2: Vehicular Trip Generation
M
New Trip Assignment
The directional distribution of site -generated traffic is a function of several variables, including
existing travel patterns, characteristics of the area street network, and characteristics of the
surrounding neighborhoods. The resulting percentages are a best estimate using engineering
judgment, familiarity with the area, and logical travel paths to likely origins and destinations for
site users. The new residential/retail trips were assigned to the street network according to the
directional distribution and are shown in Figure 2.
The existing commuter trips captured in the traffic counts were assumed to remain on the street
network to present a conservative worst-case scenario. However, 40 to 45 trips during the peak
hour will actually be reassigned to the Village Hall parking garage and no longer enter or exit the
site. The development -generated traffic was added to the existing traffic volumes to develop near-
term future traffic conditions. The resulting Future Traffic volumes are shown in Figure 3.
Capacity Analysis
The operational effectiveness of transportation facilities is measured in terms of Level of Service
(LOS). LOS ranges from LOS A to LOS F, with LOS A being the best level of operation for an
intersection and LOS F being the worst. LOS A represents free-flow conditions where motorists
experience a high level of comfort and convenience. LOS E represents saturated or at -capacity
conditions, and LOS F represents oversaturated conditions.
LOS at a signalized intersection is defined in terms of average control delay (measured in seconds
per vehicle), which is the portion of total delay experience by a motorist that is attributable to the
traffic signal. LOS A describes operations with minimal delays (up to 10 seconds per vehicle),
while LOS F describes operations with delays in excess of 80 seconds per vehicle. At
intersections with long cycle lengths, the quantity of red time that is allocated to an approach or
movement may near or exceed that 80 -second threshold, increasing the likelihood of poor LOS.
The LOS criteria for signalized intersections, as defined in the Highway Capacity Manual, Sixth
Edition (HCM), are provided in Table 3.
Weekday AM
Weekday PM
Land Use/ Size
Peak Hour
Peak Hour
In
Out
Total
In
Out
Total
Maple Street Lofts
Mid -Rise Residential with Ground -floor
Retail — 257 units + 10,000 SF
20
55
75
65
30
95
Low -Rise Multifamily Housing
5
25
30
25
15
40
(Townhouse) — 66 DU (LUC 221)
New Residential/Retail Trips
25
80
105
90
45
135
Commuter Parking
Existing 280 spaces
170
15
185
0
130
130
Relocation of 100 permits
-40
0
-40
0
-45
-45
Commuter Parking Trips
130
15
145
0
85
85
New Trip Assignment
The directional distribution of site -generated traffic is a function of several variables, including
existing travel patterns, characteristics of the area street network, and characteristics of the
surrounding neighborhoods. The resulting percentages are a best estimate using engineering
judgment, familiarity with the area, and logical travel paths to likely origins and destinations for
site users. The new residential/retail trips were assigned to the street network according to the
directional distribution and are shown in Figure 2.
The existing commuter trips captured in the traffic counts were assumed to remain on the street
network to present a conservative worst-case scenario. However, 40 to 45 trips during the peak
hour will actually be reassigned to the Village Hall parking garage and no longer enter or exit the
site. The development -generated traffic was added to the existing traffic volumes to develop near-
term future traffic conditions. The resulting Future Traffic volumes are shown in Figure 3.
Capacity Analysis
The operational effectiveness of transportation facilities is measured in terms of Level of Service
(LOS). LOS ranges from LOS A to LOS F, with LOS A being the best level of operation for an
intersection and LOS F being the worst. LOS A represents free-flow conditions where motorists
experience a high level of comfort and convenience. LOS E represents saturated or at -capacity
conditions, and LOS F represents oversaturated conditions.
LOS at a signalized intersection is defined in terms of average control delay (measured in seconds
per vehicle), which is the portion of total delay experience by a motorist that is attributable to the
traffic signal. LOS A describes operations with minimal delays (up to 10 seconds per vehicle),
while LOS F describes operations with delays in excess of 80 seconds per vehicle. At
intersections with long cycle lengths, the quantity of red time that is allocated to an approach or
movement may near or exceed that 80 -second threshold, increasing the likelihood of poor LOS.
The LOS criteria for signalized intersections, as defined in the Highway Capacity Manual, Sixth
Edition (HCM), are provided in Table 3.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 3: LOS Criteria for Signalized Intersections
Level of Service (LOS)
Average Delay
A
<_ 10.0 seconds
B
> 10.0 and <_ 20.0 seconds
C
> 20.0 and <_ 35.0 seconds
D
> 35.0 and <_ 55.0 seconds
E
> 55.0 and <_ 80.0 seconds
F
> 80.0 seconds
Transportation Research Board. Highway Capacity Manual, 2010.
t✓
For unsignalized intersections, total delay is defined as the total elapsed time from the moment a
vehicle stops at the back of the queue until the vehicle departs from the stop bar on the stop -sign
controlled approach. This includes the time required for the vehicle to travel from the last -in -queue
to the first -in -queue position. The LOS thresholds for unsignalized intersections, which differ from
those for signalized intersections, are summarized in Table 4.
Table 4: LOS Criteria for Unsignalized Intersections
Level of Service (LOS) I Average Delay
A
<_ 10.0 seconds
B
> 10.0 and <_ 15.0 seconds
C
> 15.0 and <_ 25.0 seconds
D
> 25.0 and <_ 35.0 seconds
E
> 35.0 and <_ 50.0 seconds
F
> 50.0 seconds
Transportation Research Board. Highway Capacity Manual, 2010
Synchro 9 traffic analysis software was used to analyze the study intersections for the weekday
peak hours under both existing traffic conditions and projected future traffic conditions with the
addition of site -generated traffic. The capacity analysis results from Synchro provide average
vehicle delays and LOS for each study intersection. SimTraffic, the traffic simulation module of
the Synchro software package, was also used to develop traffic simulations for the existing and
future scenarios to further inform traffic operations and to assist in determining the effectiveness
of the existing roadway system. Traffic signal timings for the signalized intersections were
obtained from IDOT's system and verified in the field. Summaries of the capacity analysis results
under existing and future projected conditions are presented in Table 5.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 5: Intersection Level of Service Comparison
Existing
Future
AM Peak PM Peak
AM Peak PM Peak
Intersection/Lane
Notes
Hour Hour
Hour Hour
IL 83 at Northwest Hwy (s)
Eastbound L
B B
B B
Eastbound TR
C C
C C
Westbound L
C D
D D
Westbound TR
D D
D D
Northbound L
A A
A A
Northbound TR
A A
A A
Southbound L
F E
F E
Southbound TR
D D
D D
Overall Intersection
C C
C C
IL 83 at Prospect Ave (s)
Eastbound L
F F
F F
Eastbound TR
D D
D D
Westbound L
E E
E E
Westbound T
E E
E E
Westbound R
E E
E E
Northbound L
E E
E E
Northbound TR
E E
E E
Southbound L
C C
C C
Southbound TR
A A
A A
Overall Intersection
D D
D D
Emerson St at Northwest Hwy (s)
Eastbound L
A A
A A
Eastbound TR
A A
A A
Westbound L
A A
A A
Westbound T/R
A A
A A
Northbound L
C C
C C
Northbound TR
C C
C C
Southbound L
C C
C C
Southbound TR
C C
C C
Overall Intersection
B B
B B
Emerson St at Prospect Avenue
Eastbound UT
C C
C C
Eastbound R
C C
C C
Westbound LT
B B
B C
Westbound R
B B
B C
Northbound
A A
A A
Southbound
A A
A A
Minor Approach
C C
C C
Maple St at Northwest Hwy
Eastbound
A A
A A
Westbound
A A
A A
Northbound LTR
B C
C C
Southbound LTR
C C
C C
Southbound Approach/Overall
C C
C C
Maple St at Prospect Ave
Westbound
A A
A A
Northbound Approach
B B
B B
Maple Street at Lincoln Street
Maintain AWSC
Eastbound
A A
A A
Westbound
A A
A A
Northbound
A A
A A
Southbound
A A
A A
Overall Intersection
A A
A A
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 5: Intersection Level of Service Comparison (Con't.)
7
(s) Signalized intersection.
(AWSC) All -way Stop Control intersection.
(TWSC) Two-way Stop Control intersection.
Existing Traffic Operations
All unsignalized intersections operate at LOS C or better. There are several movements and lane
groups under traffic signal control that currently operate below LOS D during the peak hours.
Signalized traffic movements or lane groups that currently operate at LOS E or LOS F include the
following:
IL 83 and Northwest Highway
• The southbound left -turn movement operates at LOS F during the AM peak hour and LOS
E during the PM peak hour as it is under protected -only phasing.
IL 83 and Prospect Avenue
• The eastbound left -turn movement operates at LOS F during the AM and PM peak hour.
• All westbound movements operate at LOS E during the AM and PM peak hour.
• All northbound movements operate at LOS E during the AM and PM peak hour.
Mount Prospect Road and Northwest Highway
0 The eastbound through movements operates at LOS F during the AM and PM peak hour.
Existing
Future
Intersection/Lane
AM Peak
PM Peak
AM Peak
PM Peak
Notes
Hour
Hour
Hour
Hour
Elm Street at Prospect Ave
• TWSC
Westbound L
n/a
n/a
A
A
Northbound Approach
A
A
Elm Street at Lincoln Ave
• TWSC
Eastbound L
n/a
n/a
A
A
Southbound Approach
A
A
School St at Northwest Hwy
Eastbound L
A
A
A
A
Southbound Approach
B
C
B
C
School St at Prospect Ave
Westbound L
A
A
A
A
Northbound Approach
A
A
A
A
Mount Prospect Rd at Northwest Hwy (s)
Future condition
Eastbound L
D
D
D
D
shown with
Eastbound TR
F
F
F
F
improvements
Westbound L
E
F
E
F
planned by IDOT
Westbound TR
E
E
E
E
Northbound L
A
B
A
A
Northbound TR
A
A
A
A
Southbound L
E
E
E
E
Southbound TR
E
E
E
E
Overall Intersection
D
D
D
D
Mount Prospect Rd at Prospect Ave (s)
Future condition
Eastbound L
F
F
F
F
shown with
Eastbound R
C
C
C
C
improvements
Northbound T
D
D
D
D
planned by IDOT
Northbound L
E
E
E
E
Village should
Southbound TR
A
A
A
A
study eastbound
Overall Intersection
D
D
D
D
dual left -turn lanes
(s) Signalized intersection.
(AWSC) All -way Stop Control intersection.
(TWSC) Two-way Stop Control intersection.
Existing Traffic Operations
All unsignalized intersections operate at LOS C or better. There are several movements and lane
groups under traffic signal control that currently operate below LOS D during the peak hours.
Signalized traffic movements or lane groups that currently operate at LOS E or LOS F include the
following:
IL 83 and Northwest Highway
• The southbound left -turn movement operates at LOS F during the AM peak hour and LOS
E during the PM peak hour as it is under protected -only phasing.
IL 83 and Prospect Avenue
• The eastbound left -turn movement operates at LOS F during the AM and PM peak hour.
• All westbound movements operate at LOS E during the AM and PM peak hour.
• All northbound movements operate at LOS E during the AM and PM peak hour.
Mount Prospect Road and Northwest Highway
0 The eastbound through movements operates at LOS F during the AM and PM peak hour.
Mount Prospect Downtown Transportation Study - ADDENDUM 8
October 15, 2018
• The westbound left -turn movements operate at LOS E during the AM peak hour and LOS
F during the PM peak hour.
• The westbound through movements operate at LOS E during the AM and PM peak hours.
• All southbound movements operate at LOS E during the AM and PM peak hour.
Mount Prospect Road and Prospect Avenue
• The eastbound left -turn movement operates at LOS F during the AM and PM peak hour.
• The northbound left -turn movements operate at LOS E during the AM and PM peak hours.
• Long queues were noted on eastbound Prospect Avenue at Mount Prospect Road.
Synchro analysis shows the 95th percentile for the eastbound left queue to be
approximately 275 feet during the AM Peak which is longer than the 150 feet of storage
currently provided.
Projected Future Traffic Operations
The capacity analysis results show that almost all approaches and lane groups would operate at
the same LOS as existing conditions and none would change beyond LOS D that are not already
under LOS D, showing the increase in traffic is limited in its impact to LOS street operations.
Alternatives Evaluation
The overall purpose of the Downtown Transportation Study is to improve transportation conditions
in the downtown. Through an alternatives evaluation, numerous improvement scenarios have
been evaluated in the last several years. As detailed in the March report, however, traffic
operations and the railroad signal system in the downtown area are complicated and highly
interconnected, making a silver bullet solution difficult. Instead, the evaluation indicates several
incremental improvements will overall result in marked operational improvements. Below is a brief
summary of the alternatives studied and the outcome of those evaluations:
Feasibility of At -Grade Crossing
All railroads, including the Union Pacific Railroad (UPRR), are generally opposed to any new at -
grade crossings due to safety and maintenance issues. In the case of Mount Prospect, the UPRR
has stated that for a new at -grade crossing, they would like to see three existing crossings closed.
The Illinois Commerce Commission (ICC) is the final authority for the authorization of any at -
grade crossing in the state, and the UPRR will have significant input with the ICC for a crossing
on their line. The ICC also would prefer to close crossings rather than open new crossings and
even has a Crossing Closure Incentive Program to provide incentives for communities to close
at -grade crossings. Considering these policies and that the crossing would require approval or
permitting from ICC, UPRR, IDOT, and Metra, permitting a new at -grade crossing would need
significant political support to be approved by those agencies. Physically, the analysis of a third
at -grade crossing at Maple Street shows it is feasible with right-of-way acquisition, roadway and
sidewalk realignment, and modifications (loss of parking) to the existing Metra parking lot. It also
improves traffic operations and delay for through and turning movements at the IL 83 signalized
intersections. The cost analysis projected a cost of approximately $5 million.
Feasibility of Underpass
The Downtown Transportation Study evaluated an underpass at School Street but determined
substantial impact to resident and business access along Northwest Highway, Prospect Avenue,
Mount Prospect Downtown Transportation Study - ADDENDUM 9
October 15, 2018
and School Street due to clearance needed under the tracks and maximum allowed slopes. In
addition, a grade -separated crossing also requires approval from ICC, UPRR, and IDOT and
UPRR policy for adding a grade -separated crossing is to attempt to eliminate one at -grade
crossing. A detailed cost analysis has not been completed for this alternative but would be
expected at $20 million or more.
Closure of Prospect Avenue
Long traffic signal cycle lengths at two of three signalized intersections along Northwest Highway
and IL 83 are required because the current signal sequences require safety clear -out phases.
Those long cycles cause all movements to experience lengthier delays than if the cycle length
were shorter. In 2016, Sam Schwartz studied the elimination of several signalized phases at IL
83 and Prospect Avenue which would significantly improve the downtown traffic signal system
but would require that Prospect Avenue be closed with cul-de-sacs at its current intersection with
IL 83. The shorter cycle lengths would improve LOS at the IL 83/Northwest Highway intersection,
as well as other intersections on the closed loop system. However, this alternative was not
received well by key stakeholders and the public.
Traffic Management Center
Sam Schwartz previously looked at cost estimates for the Village to construct a Traffic
Management Center (TMC), similar to Lake County's PASSAGE system, that would provide
advanced real-time management of signalized intersections on certain systems in the Village. Our
basic analysis in 2016 estimated a cost for a TMC that could easily exceed $1.5 million to convert
several closed systems and cost approximately $150,000 annually in staffing and maintenance.
Move Train Station/Platforms
The Metra station in Downtown Mount Prospect is a key component in attracting residents and
businesses to the area. However, the current location of the station and loading platform parallel
to Northwest Highway between IL 83 and Maple Street causes traffic operational problems. The
Downtown Transportation Study evaluated relocation options that would allow trains to be parked
in the station and a clear zone set between the front of the engine and the IL 83 and/or Emerson
crossings, potentially allowing the gates to reopen while the train is loading. Platform relocation
either eastward or westward would require moving the train station depot to a point near the center
of the relocated platform. To provide the same width between the railroad tracks and Northwest
Highway that exists at the current depot location, significant land acquisition and the realignment
of Northwest Highway would be required. Sam Schwartz estimates that either an eastbound or
westward relocation would require a minimum land acquisition of 1.0 acre and a cost of $12-14
million. It would also move the Metra station from the heart of downtown.
Move Inbound Trains
In discussions between the Village, UPRR, and Metra, Metra is open to instructing eastbound
train engineers to hit a certain pre -determined mark with the last engine to maintain the required
clear zone that allows the railroad gates at the IL 83 crossing to return to the upright position once
the train passes through the IL 83 crossing. This operational change may decrease the time gates
are closed up to 11 minutes during the peak 90 -minute morning rush period and 4 minutes during
the peak 90 -minute evening rush. Moving the inbound trains may require that the south platform
Mount Prospect Downtown Transportation Study - ADDENDUM 10
October 15, 2018
be extended eastward approximately 250 feet. The cost analysis projected a cost of
approximately $900,000.
Relocation of Fire Station out of Downtown
The Village is currently in the process of relocating its Police and Fire Department from its
downtown Station 13 location on Northwest Highway. According to the department's information,
there are approximately 4,500 emergency responses per year out of that station. Considering that
two units typically respond to each call, there are at least 2,000 traffic interruptions per year
caused by the pre-emptions. Observations and signal controller information indicate there is, on
average, one call during both the morning and evening peak hours, which impacts traffic for
approximately two minutes on each occurrence and is typically compounding or lengthening an
already occurring traffic interruption. Relocation of the station so that emergency vehicles may
avoid IL 83/Northwest Highway congestion would allow normal coordination plans to run for
approximately 10 more minutes at programmed offsets by eliminating the transition period.
The following Table 6 was compiled to illustrate the estimated incremental improvements that
both moving inbound trains and relocating the fire station will have on the peak 90 -minute periods
of traffic.
Table 6: IL 83/Emerson Railroad Crossing Summary
Morning (7:00-8:30)
Evening (4:30-6:00)
Train EmergencyI Train Emergency
Vehicle Vehicle
cn
cn
C:
O
U)
U)
C:
c
c
c
0
0
0
:-
CL
2
3 c3
CL
Ca
CL
c
iz
I-
i
O '
i
C
CC:
C
O
C
CC:
C
O
N=
O
E O
CZ 70
O
O
O
(n N
O
O
O
� '-
Z
C7 d
Z
W d
Z
U' d
Z
(n 0
Existing Condition 17 34 1 10 14 32 1 10
Improvements
Relocation of Fire Station -1 -10 -1 -10
Move inbound trains -11 -4
Total (Projected Condition) 17 23 0 1 0 1 14 26 0 0
Pedestrian Push -Button Signals
The current traffic signals at IL 83/Northwest Highway/Prospect Avenue and Emerson
Street/Northwest Highway have one pedestrian push button on each corner. When pressed, the
button calls for both crossings from the corner to be activated. This causes a false call in the
unused direction which can create unnecessary green time for minor approaches and
corresponding delays for major approaches. Morning pedestrian calls account for 22 seconds of
delay per signal cycle (160 seconds total) and afternoon calls account for 16 seconds of delay
Mount Prospect Downtown Transportation Study - ADDENDUM 11
October 15, 2018
per cycle (170 seconds total). By adding several push buttons and posts to these signalized
intersections, pedestrians will be able to choose the crosswalk they intend to use, reducing the
false calls and giving back green time to the highest traffic demand. The required process would
be to submit plans and specifications to IDOT permits for approval and meetings with IDOT have
indicated they are supportive of the improvement. IDOT Traffic Operations Department would
handle coordination with ICC before IDOT ultimately issues the permit for construction. This is
seen as a low-cost (approximately $65,000) improvement that would benefit traffic operations
during 25 to 30 percent of the peak hour (five to six cycle lengths).
Mount Prospect Road and Prospect Avenue
This intersection is slated to be improved by IDOT and the signal timing may be adjusted by IDOT
or one of their timing consultants after construction in the next five years. No street
widening/capacity improvements are planned at this time. Field observations noted long queues
eastbound on Prospect Avenue at Mount Prospect Road. The traffic volume distribution estimates
approximately 10-20 vehicles will be added to the eastbound movements in the peak hours at
that intersection under future conditions. Synchro analysis estimates this could lengthen the
queue approximately 20-35 feet or one to two vehicles during the peaks.
To accommodate the queues, Sam Schwartz evaluated the operational improvements of adding
dual eastbound left -turn lanes on Prospect Avenue at the signal and the analysis shows the
capacity improvement would reduce average delay by approximately 20 seconds and reduce
eastbound queues by approximately 100 feet. The addition of dual lefts would require that Mount
Prospect Road be widened (to approximately 35 feet) across the railroad tracks to accept the
turning vehicles. Widening across the tracks is an expensive improvement considering a
proposed crossing improvement would need to proceed through an ICC and IDOT approval
process and involve train signal pre-emption equipment coordination. However, in the past, both
IDOT and ICC have authorized geometric capacity improvements for existing railroad crossings.
Signalization at Prospect Avenue/Emerson Street
As part of the analysis, Sam Schwartz modeled the intersection of Emerson Street and Prospect
Avenue under traffic signal control to test the operations compared to three-way stop sign control.
The advantage of signalization is that the track clearance phasing will guarantee passage for both
northbound traffic crossing the tracks through Northwest Highway and southbound traffic crossing
the tracks through Prospect Avenue. The disadvantage, however, is that signalization will not
significantly improve intersection LOS operations and it will degrade LOS at the Emerson Street
and Northwest Highway intersection as more time will be required to be dedicated to clearance
track phases, thus increasing the cycle lengths, for example from 85 seconds to 170 seconds in
the PM period to match IL 83. The Emerson/Northwest Highway cycle length currently runs at half
the length of the IL 83 signal cycles which has significantly reduced delays and queuing at the
intersection.
Move Permit Parking
As part of the development plan, the Village is planning to relocate 100 commuter parking permits
from the Maple Street facility to the Village Hall parking garage in an effort to reduce traffic
demand in the immediate site area and balance the additional traffic generated by the residential
units. The Village will target permit holders that live north of Northwest Highway to relocate to the
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
12
Village Hall parking garage where there is excess capacity and no need to cross the UP railroad
tracks. This will reduce traffic crossing the tracks by 40 to 45 vehicles during the peak hour which
will result in lower delays and shorter queues, particularly on IL 83 and Emerson Street. It also
has the potential to offset over 30 percent of the traffic generated by the development, as
summarized in Table 7.
Table 7: Net New Trips to/from Site
Land Use/ Size
Weekday AM
Peak Hour
Weekday PM
Peak Hour
In
Out
Total
In
Out
Total
New Residential/Retail Trips
25
80
105
90
45
135
Relocation of 100 permits
-40
0
-40
0
-45
-45
Net Vehicular Trips
-15
80
95
90
0
90
Recommendations
The evaluation indicates several incremental improvements will overall result in marked
operational improvements. Sam Schwartz offers the following recommendations as incremental,
near-term projects to improve traffic operations in the downtown area that have a high cost -benefit
ratio (or are already planned).
• The Village should continue to work with Metra to instruct engineers on eastbound
(inbound) trains to hit a certain pre -determined mark with the last engine to maintain a
clear zone that would allow the railroad gates at the IL 83 crossing to return to the upright
position while the train is loading in the station but has passed through the IL 83 crossing.
This operational change will reduce the duration gates are in the down position by 11
minutes in the peak morning period and 4 minutes in the peak evening period. Metra may
require that the south platform be ultimately extended approximately 250 feet east.
• Pedestrian posts and pushbuttons should be installed at the intersections of IL 83 with
Northwest Highway and Prospect Avenue and the intersection of Northwest Highway with
Emerson Street to improve the operational efficiency by eliminating unused green time
caused by false pedestrian calls. This would benefit traffic operations during 25 to 30
percent of the peak hour (5-6 cycle lengths), and could reduce delay caused by unused
vehicle green time up to 22 seconds per cycle length.
• Relocation of the police and fire station will minimize pre-emption calls through the critical
cluster of signalized intersections, particularly during the peak 90 -minute morning and
evening rush periods, reducing signal offset transitions by approximately 10 minutes.
• Neighborhood traffic control surrounding the Maple Street Lofts site should be provided
as follows:
o The intersection of Maple Street with Lincoln Street should remain under all -way
stop sign control.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
13
o The Elm Street (future) approaches at both Prospect Avenue and Lincoln Street
should be under stop sign control, with Prospect Avenue and Lincoln Street
remaining free flow (two-way stop controlled).
o The new east -west street that will intersect Maple Street should also be under stop
sign control with Maple Street remaining free flow.
• As part of the development plan, the Village should relocate 100 permit parkers from the
Maple Street facility to the Village Hall parking lot. In order for this to benefit traffic
operations and eliminate trips crossing the railroad tracks, the relocated parkers will need
to reside north of the railroad tracks. This relocation can offset over 30 percent of the peak
hour development -generated traffic to and from the site.
• As more pedestrian activity will occur at the intersection of Prospect Avenue and Maple
Street with the development of the site, staff should evaluate pedestrian crossing
placement and signage at the intersection in coordination with site plan development.
• Staff should continue to monitor traffic volumes and speeds on surrounding neighborhood
streets in the future and consider traffic calming measures as warranted as part of the
Village's traffic calming program.
Additionally, the following longer-term alternatives have merit and should continue to be evaluated
by the Village:
• In the long-term, the Village should pursue discussions with legislative representatives,
the UPRR, and the Illinois Commerce Commission to determine if there is flexibility in the
UPRR policy that requires three existing at -grade crossings be eliminated for one new at -
grade crossing to be considered.
• The Village should further study the intersection of Prospect Avenue with Mount Prospect
Road to determine the costs and implications of widening Mount Prospect Road over the
railroad tracks to accept dual eastbound left -turn lanes from Prospect Avenue.
Figures
Figure 1: Existing Traffic
Figure 2: New Site -Generated Traffic
Figure 3: Future Traffic
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Village of Mount Prospect
Community Development Department
CASE SUMMARY — PZ -20-18
.......... . .. . ....... ..............
LOCATION: 301 S. Maple Street, 215 E. Prospect Avenue, 225-235 E. Prospect Avenue, and
232-240 E. Lincoln Street
PETITIONER Nicholas & Associates
OWNER:
Jackson Four, LLC, PEC Development, LLC, Raptor 4, LLC, LF Properties, LLC, and
the Village of Mount Prospect
PARCEL #:
08-12-122-034-0000, 08-12-122-015-0000, 08-12-122-019-0000, 08-12-122-016-0000,
08-12-122-036-1007, 08-12-122-036-1008, 08-12-122-036-1009
LOT SIZE:
6.504 acres (283,306 sq. ft.)
ZONING:
P-1 Off Street Parking and 1-1 Limited Industrial
LAND USE:
Commuter Parking, Vacant gravel lot
REQUEST:
1) A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street
Lofts"
2) Zoning map amendment to B -5C Central Commercial Core for Lots I and 2 of the
Final Plat of Planned Unit Development Maple Street Lofts
3) Zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of
Planned Unit Development Maple Street Lofts
4) Conditional use for a final planned unit development with ground floor dwelling units
LOCATION MAP
Village of Mount Prospect man 11rt I I
Community Development Department
MEMORANDUM
TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
FROM: JASON C. SHALLCROSS, AICP, DEVELOPMENT REVIEW PLANNER
DATE: MARCH 7, 2019
HEARING DATE: MARCH 14, 2019
SUBJECT: PZ -20-18 / 301 S. MAPLE STREET, 215 E. PROSPECT AVENUE, 225-235 E.
PROSPECT AVENUE, AND 232-240 E. LINCOLN STREET / PLAT, ZONING MAP
AMENDMENT, AND CONDITIONAL USE
BACKGROUND
A public hearing has been scheduled for the March 14, 2019 Planning & Zoning Commission meeting to review
the application by Nicholas & Associates (the "Petitioner"), regarding the property located at 301 S. Maple Street,
215. E. Prospect Avenue, 225-235 E. Prospect Avenue, and 232-240 E. Lincoln Street (the "Subject Property").
The Petitioner is seeking a plat of subdivision, zoning map amendment, and a conditional use for a final planned
unit development (PUD). The P&Z Commission hearing was properly noticed in the February 27, 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. In addition to the required residents
to be noticed, the Petitioner notified property owners in the area generally bound by Main Street, Evergreen Avenue,
William Street, and Council Trail. A maintained list of interested parties with concerns about the project were also
notified of the hearing.
PROPERTY DESCRIPTION
The Subject Property is generally defined as the western half of the block bound by Maple Street, Prospect Avenue,
School Street, and Lincoln Street. Existing improvements include full access onto Maple Street, Prospect Avenue,
and Lincoln Street. The western half of the Subject Property is zoned P-1 Off Street Parking and is currently a
Village owned resident -only commuter parking lot consisting of 285 stalls. The eastern half of the Subject Property
consists of a vacant gravel lot and a small industrial center. The vacant gravel lot is the former Parenti & Raffaelli
Ltd. (Parenti) location, which operated an industrial woodworking facility on the site from 1988 until 2018. Both
the former Parenti site and the immediately adjacent industrial center are zoned I-1 Limited Industrial. The Subject
Property is bordered by the B-5 Central Commercial, P-1 Off Street Parking, and R-1 Single Family Residential
Districts to the west, the Metra train tracks to the north, the I-1 Limited Industrial District to the east, and the C-R
Conservation Recreation District to the south.
HISTORY
As stated above, Parenti & Raffaelli Ltd. operated their woodworking facility on the Subject Property for several
decades. While they were, and continue to be, a very successful business, the location along Prospect Avenue in the
heart of the downtown district was not ideal for an industrial use. The Village had several meetings with Parenti to
discuss relocating their operation to other more appropriate locations in the Village, but was ultimately unable to
structure a deal that worked. The Petitioner intervened and negotiated a relocation and expansion plan for Parenti
at 1401 Feehanville Drive. The Village assisted in the Parenti relocation by pledging $3 million in tax increment
financing (TIF) funds in 2018, keeping Parenti and their 100 employees in the Village and opening up the Subject
Property for redevelopment.
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Planning & Zoning Commission Meeting March 14, 2019 Page 3
SUMMARY OF ORIGINAL PROPOSAL
The original proposal featured an eight story apartment building ("Building A"), seven story apartment building
("Building D"), and 66 rowhomes. The Petitioner held two open houses in September and October of 2018 and
reworked their proposal to address concerns raised by residents related to height, school impact, and density.
SUMMARY OF REVISED PROPOSAL
The Petitioner substantially revised their initial proposal to address the concerns raised at the open houses. Building
A's height was reduced from eight stories to six, the number of rowhomes was reduced from 66 units to 56, and an
interior court complete with open space is now provided. The rowhome portion of the project was redesigned to
provide street frontages on Maple Street, Lincoln Street, Elm Street, and Dawson Drive. Dawson Drive, Elm Street,
and Elm Court are new private roads. Elm Court provides access to the rear -load rowhomes. The easternmost
rowhomes are now a frontloaded design, allowing for greenspace behind the units. Building materials for Buildings
A, D, and the rowhomes have been substantially revised to include more masonry and to provide quality materials
consistent with existing downtown buildings.
Plat of Subdivision
The Subject Property is made up of five separate parcels and a condominium subdivision. To achieve the final
design of the proposed development, a plat of subdivision is required. The parcels on the property will be
resubdivided to achieve the following:
1. The proposed Lot 1 will contain apartment buildings "A" and "D", Dawson Drive, a portion of Elm Street,
and be privately held
2. The proposed Lot 2 will contain a new commuter parking deck and be owned by the Village
3. The proposed Lot 3 will contain the proposed fifty-six (56) rowhomes, a portion of Elm Street, Elm Court,
and be privately held
The proposed lots all have frontages and comply with code requirements.
,Coni lg MiaAmendment.
The Subject Property is zoned P-1 Off Street Parking and I-1 Limited Industrial. A zoning map amendment is
required as the current zoning for the Subject Property does not allow for residential, commercial, or mixed use
development. The Petitioner is seeking for the Subject Property to be rezoned to B -5C Central Commercial Core
and B-5 Central Commercial as the property is along the railroad tracks running through the Village's downtown,
adjacent to B-5 zoning, and kitty-corner from the B -5C zoning district at Maple Street and Northwest Highway.
The northern half of the site would be zoned B -5C Central Commercial Core and the southern half would be zoned
B-5 Central Commercial.
civ capinent
A Planned Unit Development (PUD) is required as multiple buildings are proposed to be located on individual lots.
PVDs provide a tool to accommodate development which is in the public interest, provides a public benefit, and
which would not otherwise be permitted by the zoning ordinance. A planned unit development may be for
residential, commercial, office, industrial, and mixed use development.
Site Plan
The proposed site plan includes a private road network, two apartment buildings, a commuter parking deck, and 56
rowhomes. The proposed private road network consists of three private roads - Elm Street, Dawson Drive, and Elm
Court. Elm Street is a proposed north -south street that connects Prospect Avenue to Lincoln Street. Dawson Drive
is a proposed east -west drive that connects Maple Street to the proposed Elm Street. Elm Court is a private court
serving the proposed rear -load rowhomes that is accessible off of the proposed Elm Street.
• Building A fronts onto Prospect Avenue, Elm Street and Maple Street. The building's entrance and lobby
are located off Maple Street. Vehicular access to the building is provided via Maple Street and a commercial
loading bay is provided on Elm Street.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019
Page 4
Building D fronts onto Prospect Avenue and Elm Street. The building has two automobile entrances on
Elm Street; the northern entrance serves the first floor parking area and the southern entrance services
below -grade parking. The lobby is located off Elm Street.
The proposed commuter parking deck fronts onto Maple Street, Elm Street, and Dawson Drive. Vehicular
access into the parking deck is provided on both Maple Street and Elm Street.
The 56 proposed rowhomes are accessed by Elm Street and Elm Court. The 13 front load rowhomes are
accessed off of Elm Street, and the 43 rear load rowhomes are serviced by Elm Court. The court enables
the rowhome frontages to face outward onto Maple Street, Dawson Drive, Elm Street, and Lincoln Street.
A green space is to be provided in the center of the rear load rowhomes.
Several off-site improvements are proposed as part of this project. Stormwater access will be provided via an
existing storm sewer located in Lions Park. Sixteen angled, on -street parking stalls are to be constructed on Maple
Street, including one accessible stall, and 20 angled, on -street parking stalls are to be provided on Prospect Avenue,
including two accessible stalls. These stalls would be available to the public and have an hourly restriction during
the work week.
The proposed plans include the extension of Village streetscape from the corner of Prospect Avenue and Maple
Street to Elm Street and Dawson Drive, terminating at their intersection in the site. Streetscape improvements are
also proposed on Prospect Avenue in front of Building D. A plaza space at the northwestern corner of the Subject
Property is also provided. Planters are to be set into the streetscape along Prospect Avenue, with a larger planter
proposed near the corner of Elm Street and Prospect Avenue as the site's elevation changes. Foundation plantings
and a public art space are proposed near the northwest corner of Building A in addition to planters with seat -walls,
an outdoor dining space, and a large metal pergola. The proposed streetscape extension and plaza would give the
proposal a walkable feel, add to the development's sense of place, and create a community gathering space on the
south part of the downtown district.
FloorP,l,ans,
The floor plans indicate Building A will have a total of 245 parking deck spaces serving 192 dwelling units to be
located on the second through sixth floors. The first floor of Building A will have more than 14,000 square feet of
commercial retail space, a commercial loading dock, tenant storage, bicycle storage, a garbage room, and a leasing
office. The second floor will have a more than 15,000 square foot outdoor amenity space with a pool. An outdoor
kitchen, puppy park with synthetic grass, fire table with lounge chairs, ping pong tables, bag toss, pool -side lounge
chairs, a hot tub, and cabanas are proposed in addition to the rooftop pool. Finally, an indoor amenity space of more
than 3,000 square feet is also planned for the second floor.
Building D will have 65 parking deck spaces on the lower level and first floor with 65 dwelling units to be located
on the second through seventh floors. An approximately 2,000 square foot roof terrace and more than 2,200 square
foot indoor amenity space are proposed for the second floor.
The rowhomes will have a two -car garage and recreation room on the first floor. The second floors will contain the
kitchen, living, and dining areas. Balconies are proposed to be located on the rear of the second floor. Bedrooms
are to be located on the third floor. Both front -load and rear -load rowhomes may either be a two bedroom with a
study or a three bedroom unit. In addition to the two -car garages, the front -load rowhomes provide parking for two
vehicles in the driveways serving the homes and the rear -load rowhomes provide space for one vehicle to parallel
park behind each unit.
Prl�ir�g,
Buildings A and D have a combined 310 parking spaces and 257 dwelling units, resulting in a 1.21 parking stall per
dwelling unit ratio. Village Code requires 282 stalls to be provided. Thirteen parking stalls in Building A will be
reserved for tenants in Building D, to ensure that residents of that building have sufficient parking available.
Customer parking is provided via 36 diagonal on -street parking spaces along Maple Street and Prospect Avenue,
including three handicap accessible stalls. Additionally, 21 privately -owned stalls are provided on site, and street
parking is available both on the Subject Property and in the immediate area.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 5
Commuter Parkirig
The current Maple Street commuter lot on the Subject Property provides 285 stalls reserved for Mount Prospect
residents. Aside from these stalls, there are 63 on -street commuter parking spaces on Prospect Avenue, which are
available on a first come, first serve basis and 283 spaces at the East and West Commuter Lots. Therefore, the total
existing commuter parking inventory consists of 631 stalls, with 285 reserved for residents.
The Village recently opened 100 commuter parking spaces at the Emerson Street Parking Deck. Fifty of the
Emerson Street Parking Deck stalls are reserved for Mount Prospect residents with a 50% discount for those living
north of the railroad tracks. The purpose of the discount for northern residents is to discourage them from traveling
back and forth over the railroad tracks, reducing traffic in the area. These stalls were made available in February of
this year.
Two hundred seventy-four (274) resident commuter stalls will be available south of the tracks for the duration of
the Maple Street Parking Deck's construction. These spaces will be located in the south half of the existing Maple
Street commuter lot, along Prospect Avenue, and in the Lion's Park parking lot.
After construction, the overall commuter parking inventory would be increased to 668 parking stalls, with 335
reserved for residents. This inventory includes 222 parking spaces in the proposed Maple Street Parking Deck, 63
spaces on Prospect Avenue, and 50 spaces reserved in the Emerson Street Parking Deck. Existing and proposed
conditions are presented in the following table:
Table 1: Existing and Propose os+ed Resident Commuter Parkin
Exist
Durine Construction
Construction
Parking location
i U
Resident Only
restricted
Resident Only nrestr Unrestricted
Resident Only
Ma le Street lot
285
0
120
0
0
0
Prospect Avenue
0
63
63
0
63
0
Lions Park0
0
91
0
0
0
EmersonStreet Parkin......_.
g
www....�.�._..�..�_.........._ww....................................._......................................................................................................................
0
0
50
50
..
50
_._.
50
Deck
Maple Street Parkin......
ing
.. ..... ......
0
....._...._...........
0
._�.....
0
......................._... ......
0
w........ ..wv....w
222
.._......vw ........�.. .........
0
Deck
�..
Total
285
63
24
50
335
50
The Village plans to regularly monitor the use of the entire commuter parking inventory to determine the final mix
of resident commuter stalls in the proposed Maple Street Parking Deck. The proposed 285 resident commuter stalls
south of the tracks show no major impact on intersection performance, ultimately allowing us to match the 285
currently provided in the area.
Buiildi�lg_l; l ,rlt l
Building A is an 84'-10" tall loft -style building that incorporates many classic loft conversion details into the
overall design. The building as a whole reads as a heavy masonry building with smaller punched openings for
windows, much like one would see in a major city center during the mid -1900s. The design gradually changes
from a traditional masonry product as the building extends upwards, with brick transitioning to expose large,
expansive windows in the upper corners of the building, along with steel and metal panel materials. The top floor
of the building appears to float above the "historic" masonry building and ties the corners into the entire
building's highest story. To complete the design, the building features hanging metal balconies that are tied back
into the building with angled tie rods. Matching the projecting balconies, the first floor entries are protected with
thin horizontal awnings that also have angled tie backs. All of these architectural features combine to make the
building look as if an old factory building had been converted into lofts.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 6
Building D is an 86'-4" tall loft -style building, but it follows a different design theory. It begins as a solid
masonry building with punched openings like Building A, but instead of exposing the building corners, this
design applies "wood" elements. These corner elements are taller than the rest of the building and have recessed
terraces, unlike the Building A design that uses projected balconies. In addition, in the areas where metal panel
was used on Building A, cementitious panel is proposed in Building D. The top floor between the four "wood"
corner towers is cementitious panel with punched openings. A series of bump -outs are proposed from the body of
the masonry base. These bump -outs are clad in cementitious panel. If the concept of Building A is a masonry
building that has some carve -outs and an additional floor added to what was a historic building, Building D is
meant to appear as if these elements were instead added onto the original building. The proposed terrace on the
second floor is attractively contained with metal railings to match those of the balconies and terraces.
The rowhomes have a design to match the contemporary, urban nature of Buildings A and D. The front -load
product is proposed to be 34'-9.25" tall, while the rear -load product is to be 32'-10" tall. Each unit has a different
face -plane to allow for separation, depth, and architectural interest on what else would be a flat facade. Each unit
has a unique set of architectural elements and material coloring that set them apart. There are projecting bay
window units, flush bay units that project very little, and small punched openings within the all masonry facades.
Virtually flat roofs are trimmed with painted cornices, while the windows have masonry accent sills and headers
to frame those openings. Unit entries are protected with flat awnings tied back into the building with angled ties.
The rowhomes have a water table stone feature that wraps the sides and rear of the buildings with full masonry
facades and similar high quality materials on all sides. Metal railings on the front of the buildings match those of
the two apartment buildings, while the more private rear yards have a conventional wood railing system. Overall
there is potential for stepped foundations to respond to the natural grade change on the site that will further
accentuate the individuality of each unit.
The proposed three story Maple Street Parking Deck to be used for commuter, visitor, retail, and employee parking
is 25'-6" tall. Building materials include stone, steel, and brick to match Building A. Planter boxes are to be built
into the guardrails. Access into and out of the deck is provided on both Maple Street and Elm Street.
Cr,ra;c,cr,a11;g
Significant landscaping will be provided throughout the site. Foundation landscaping will be provided along the
western and eastern sides of both buildings A and D and on all exterior sides of the proposed rowhomes. Raised
planter beds with seat -walls are proposed at the corner of Maple Street and Prospect Avenue. The planters continue
the length of the Subject Property down Prospect Avenue. Movable planters with annual plantings are also proposed
along Prospect Avenue and a recessed area on the northern side of Building A will provide a planting area and
potential art location. Parkway trees will be provided on Prospect Avenue, Maple Street, and Lincoln Street. An
open space is to be provided on the interior greenspace serving the proposed rowhomes.
P1 114
Construction phasing will be critical to ensure resident commuters have parking available from groundbreaking to
construction completion. Staff understands this necessity and has a commuter parking plan in place to address the
issue. A tentative agreement is in place between the Village and the Mount Prospect Park District to secure 91
spaces in the Lions Park parking lot at the southeast corner of Maple Street and Lincoln Street for resident use.
Construction of the proposal would occur in five phases:
1. Reserve 63 parking spaces located along the north side of Prospect Avenue for resident only parking;
2. Open 91 spaces in the Lions Park parking lot for resident only parking;
3. Preserve approximately 120 existing Maple Street Lot parking spaces on the south end of the Subject
Property for resident only parking;
4. Designate 100 parking spaces in the Emerson Street Parking Deck for commuter parking, reserving 50
spaces for resident commuters; and
5. Eliminate use of the Lions Park and southern surface spaces once the Maple Street Parking Deck is
completed, opening the southern portion of the Subject Property for redevelopment.
The proposed phasing plan ensures that resident commuters have access to 324 reserved stalls during construction.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 7
Storm„w,ater
The Subject Property is nearly completely impervious at this time. The existing Maple Street commuter lot, 301 S.
Maple Street, is paved to provide parking. No landscape islands are present in order to maximize the number of
commuter stalls provided. The former Parenti & Raffaelli site (215 E. Prospect and 225-235 E. Prospect) is an
impervious gravel lot. An industrial condominium surrounded by an asphalt parking lot that extends to three out of
four property lines sits on 232-240 E. Lincoln Street. Stormwater on site sheet drains onto adjacent properties and
right-of-way, ultimately ending up in the combined sewer system, as no engineered system is in place.
Site stormwater is proposed to be collected and contained in multiple chambers that are to be buried below privately -
owned Elm Street and the open space area in the center of the proposed rowhome development. The contained
system will then be restricted and flow east underground along Lincoln Street right-of-way, ultimately terminating
into an existing stormwater system located in Lions Park. The engineered system will not tap into the existing
combined sewer system, and will function more effectively than current conditions.
PUBLIC INPUT & RESPONSE
Public input has played an integral part in shaping the proposed redevelopment. The Petitioner held two open house
meetings in the fall of 2018 to take public comment on the proposal. Taking all of this input into consideration, the
Petitioner substantially revised the proposal. The main concerns cited by objectors are related to height and density,
market demand, traffic impacts, tax increment financing (TIF) implications, and school district impact.
i1y
The original proposal included an eight -story, 107' tall Building A, and combined with Building D and the
rowhomes for a total of 323 dwelling units. In response to citizen concerns, Building A was reduced to a six -story,
87 foot tall building and the total number of dwelling units was reduced to 313 thanks to a reduction in the number
of rowhome units.
The proposed 313 dwelling units are located on 6.5 acres, making the proposed density 48.15 dwelling units per
acre. Existing and approved project density in the Village of Mount Prospect is listed below:
Table 2: Marne Street Lofts Density Coinnarison
Project
Dwelling Units #
Land Area Acres
Density Units/Acre
20 West
73_...
0.62
117
Emerson
__.._�..........
54
mmm
... .........._v___....
�.. .75
...a......a .........._....._.._
72
._.............. ........_
Residences at Village Centre
..................
20.5..__a
. .........
3...30
....._._.....
62
....
10 N. Main
_....
97
...._ _ .........
1.70
_�.
57
Maple Street Lofts
313
6.50
48
Clocktower .
_--.v
139
2.95
.................................................w
47
vvvvvv - _ . ......... ..._.
Lofts and Sho s
_ w...u.0
34
1.17
_.. ......_.......... ........
29
As noted in the chart above, the 20 West development approved in 2018 has a density of 117 dwelling units per
acre (73 dwelling units on 0.62 acres). Maple Street Lofts has a density of 48 dwelling units per acre (313 dwelling
units on 6.5 acres). The proposed development is most similar to the Clocktower development in terms of density.
To help prepare our Planning and Zoning Commission and Village Board review redevelopment projects in the
downtown, staff prepared a white paper discussing best practices for downtown Mount Prospect, making a technical
case for density. It is understandable that residents near key development sites would have anxiety related to
concerns for traffic, parking, safety, stormwater, building height, density, and neighborhood character. The attached
paper and table on the previous page show that the proposed Maple Street Lofts project is actually less dense than
projects approved in the 1980s and 1990s. The forwarded report is fact based with recommendations based on
reports, articles, and information from the American Planning Association, Urban Land Institute, the Chicago
Metropolitan Agency for Planning, and other scholarly institutions.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 8
Market Demand
Another concern raised by the general public is potential unit absorption into the market. To address this concern,
the Petitioner hired Integra Realty Resources (IRR) to put together a market study. The study provides an overview
of the northwest suburban apartment market, analyzes demand for new rental apartment units at the Subject
Property, and determines the projected renter profile. Further, it surveys current and proposed apartment
developments in the region and critiques the proposal in terms of unit mix, unit sizes, finishes, and amenities.
Finally, it provides conclusions regarding rent levels and absorption. Highlights of the report are presented below.
Key information discussed in the market study is that no new apartment development took place in the 1990s or
early 2000s in northwestern Cook County. It wasn't until 60 units were constructed in Des Plaines in 2011 that any
new rental product was added since the 1980s. Development in the region has increased significantly over the last
two years, with 315 units delivered in 2018 and a little more than 1,000 under construction for delivery in 2019+.
The lack of newer product in the northwest Cook County submarket had been more a function of lack of suitable
development sites rather than submarket economics as the area was one of the first built out in the greater Chicago
metropolitan statistical area (MSA).
The market study shows that the proposed units will be facing increasing competition in the overall market area as
there are several projects which are under construction in Mount Prospect, Des Plaines, and Wheeling. In addition,
there is a growing pipeline of proposed projects which have not yet broken ground but which are in varying stages
of the entitlement, design, and financing process. Integra Realty Resources — Chicago has been surveying the lease -
up pace in all of the new suburban apartment projects in the Chicago MSA. Overall, since 2013, projects have been
leasing up an average pace of 12 units per month. Given the phased nature of the proposal, IRR is projecting a lease -
up of the property within approximately two years. A two-year lease -up is consistent with the lease -up of other
buildings in the market.
Further illustrating the demand for new Class A rental property in the northwestern Cook County submarket is that
Class A product is currently at almost 95% occupancy. It was over 96% in 2016, but new product has since been
added to the market. Class A rental property refers to product built since the 1990s that includes a significant amount
of amenities. Most commonly provided items include open floor plans, nine foot ceilings, an in -unit washer and
dryer, high quality cabinetry, stainless steel appliances, direct entry garages, clubhouses, fitness centers, and
swimming pools. Building A will offer all of these amenities, and residents of Building D will have access to the
amenities provided in Building A.
The market study concludes that although an average of 1,200 units have been delivered per year in the Chicago
suburban market since 1996, demand and opportunities exist to create additional rental product. The biggest hurdle
for these types of projects remains securing large enough sites suitable for development, and obtaining the necessary
zoning approvals in light of general community opposition to rental development. For these reasons, development
is shifting to more high-density sites, potentially in redeveloping downtown markets as transit -oriented
developments.
In addition to the market study by Integra Realty Resources, Homes for a Changing Region, a collaborative,
forward-looking housing report sponsored in 2013 by the Metropolitan Mayors Caucus, the Chicago Metropolitan
Agency for Planning (CMAP), and the Metropolitan Planning Council (MPC) discusses the need for additional
rental product in Mount Prospect. Specifically, it shows a demand for more than 1,200 multi -family units and 350
townhomes in the Village by 2040. The report concludes that the Village faces the challenge of continuing to
provide a diverse array of housing options consistent with its local character in the face of limited capacity for
growth. Further, the report states that demand across all income levels and in a number of key demographics (seniors
and young working -age households in particular) offers the chance to further the Village's downtown
redevelopment efforts. The report recommends to embrace a mix of recommendations designed to maintain the
current housing stock while furthering redevelopment in key locations. The proposed Maple Street Lofts
development achieves these goals and objectives while providing a high-quality product consistent with the
Village's character.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 9
Traffic Studies„ andImprovements
The potential for increased area traffic is a chief concern among residents due in part to existing traffic issues. To
study potential traffic impacts, the Petitioner hired Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA) to perform a
full traffic analysis. The report finds that peak -time traffic congestion in the downtown area is primarily attributable
to the at -grade rail crossings at IL Route 83 (Main Street) and Emerson Street which are regularly blocked by Metra
commuter trains, not a shortage of network capacity. Furthermore, traffic congestion is exacerbated by traffic signal
preemption of emergency vehicles departing the Mount Prospect Police and Fire Station and pedestrian push buttons
that stop traffic in both directions when activated. The report makes several short and long-term recommendations
for the Village to consider to improve traffic levels of service in the area.
Because traffic issues are created by non -vehicle related issues (train crossings, signal preemption of emergency
vehicles, and pedestrian push button phasing), the capacity analysis indicates that the traffic estimated to be
generated by the proposed development would have a minimal impact on the operations of adjacent intersections
and existing levels of service. The report makes several area improvement recommendations including the
following:
1. Installation of directional pedestrian push buttons at signalized intersections, separated for each leg of the
intersection
2. Relocation of Mount Prospect Police and Fire Station to eliminate the signal interruption caused by
emergency vehicles
3. Coordination with Metra Train Engineers to adjust where trains stop along the tracks, allowing the gates to
open in certain conditions
4. Relocation of Permit Parking Spaces from the Maple Street Commuter Parking Lot to the Emerson Street
Parking Deck
The Village is working toward achieving all of these proposed improvements in order to decrease unnecessary
downtown traffic. Directional pedestrian push buttons will be installed in the near future, the Village is in the process
of relocating Mount Prospect Police and Fire operations, Village staff has met with Metra staff in an effort to
minimize train blockages, and the proposed redevelopment reduces the number of permit parking spaces south of
the tracks by 63. As previously explained, the gross number of resident -only commuter spaces on the Subject
Property would be reduced from the existing 285 to 222. However, the 63 first-come, first -serve commuter spots
currently available to all commuters would be reserved for resident commuters, bringing the final number of resident
commuter stalls to 285 south of the tracks, which is consistent with the current number of resident commuter spaces
provided south of the tracks. 100 commuter spaces were recently opened in the Emerson Street Parking Deck, with
50 reserved for resident commuters. Allocating 50 spaces in the Emerson Street Parking Deck for resident
commuters will further improve intersection performance as northern residents now no longer need to cross the
train tracks twice each day.
The report by KLOA posits that the traffic projected to be generated will be reduced due to the proximity of the
development to the Mount Prospect Metra Train Station, qualifying the development as a transit -oriented
development (TOD). When carefully planned, TOD proposals have a significantly smaller impact on surrounding
roadways than initially believed. These sites are near transit, allowing commuting or visiting to be done by train or
bus, they are built in areas that are walkable or bikeable, and apartments included in TOD projects can have smaller
household sizes than found in traditional single-family neighborhoods, due to the unit type (studio apartments versus
a four-bedroom home). To that end, the Institute of Transportation Engineers (ITE) has determined that suburban,
mid -rise TOD generates an average of 3.44 vehicle trips per dwelling unit. Detached single-family residences
generate an average of 10 vehicle trips per unit, almost three times as many on a per unit basis. Village engineers
have reviewed the report by KLOA and agree with its findings.
In addition, all traffic associated with the former Parenti business operations and the multi -tenant industrial building
(232 — 240 E. Lincoln Ave.) have or will be eliminated from the Subject Property, further mitigating the overall
traffic generated by the site. The two properties had over 130 combined parking spaces and multiple truck daily
deliveries during peak operations.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 10
[; onomic Dene pitl awl Iww a ...frac rer alt l n tc a.I,1F,
The Maple Street Lofts proposal represents more than $110 Million in private investment on what is now vacant
industrial property and a Village -owned parking lot. This redevelopment would be the single largest private
investment in Mount Prospect since Randhurst Village was redeveloped more than a decade ago.
The proposed redevelopment would have a significant positive economic impact on the downtown district and TIF
district. Adding nearly 600 new residents at this location will provide an increased customer base to support
downtown restaurants and shops. The average tenant in these apartment units will have an above average household
income, as the units will rent for over $2.25 per square foot.
The proposed 14,148 square feet of retail space in Building A will provide new rental product downtown. This new
commercial space would be buoyed by the new apartments, rowhomes, and Metra commuters walking past each
day. The Petitioner is actively seeking tenants such as a brewery restaurant to locate in the corner suite and a small
market user who would serve the new residents and surrounding community. The commercial space is completed
by a loading bay on the eastern side of Building A and an interior corridor that provides access to all of the proposed
suites.
This project will generate significant incremental property tax revenues that will not only cover the cost of the
Parenti relocation ($3 million), the Maple Street Parking Deck construction ($6 million) and the stormwater
improvements ($2.17 million), but will also provide funds to make additional public improvements within the TIF
district. These improvements could include proposed pedestrian crossings, streetscape improvements, train platform
modifications, and other improvements designed to improve vehicular and pedestrian movements in the downtown.
The estimated present value of the increment over the life of the TIF ranges between $13.6M and $21 M, depending
on the actual number of students generated by the project.
tr�<i it Lnipag
One of the main concerns from the general public has been the potential impact Maple Street Lofts would have on
area school districts. The Petitioner has provided estimated student generation numbers by the project. The
generation rate is calculated based on the type of residential unit and the number of bedrooms in a given unit. The
rates used are based on the School Consulting Services' 1996 study of the Chicago Metropolitan Area. The model
predicts that the proposed Maple Street lofts development would generate 24 students. Estimates for the generation
at each grade level are shown in the following table:
Table 3: Projected Student Impact
Project
K -5t' Grade Junior High
High School
Total
a Street Lofts artments
MA
ap
5 .328 1.564 .....
2.464
�....o...e..----- ..
9.356
.....m_..._...._m_....,.....
MalewStreet Lofts Rowhomes
. ...,w.w.
9,30,8, 2,;988
2.758
15.05,„
Total
m
14.636 4.552
5.222
24.410
The projected student impact numbers clearly show that the proposed 257 apartment units in buildings A and D will
generate a very small number of children. This is largely due to the unit mix proposed in the two apartment
buildings. The proposed apartment buildings provide 43 studio units, 164 one bedroom units, and 50 two-bedroom
units. No three-bedroom rental units are proposed as part of this project. The rowhomes will generate more children
because they are larger two bedroom or three bedroom units.
It should be noted that state TIF statutes require the Village pay all applicable school districts an annual payment
for any students generated by housing developments located in the TIF district. The payment is equal to the average
cost the district incurs to educate each pupil, therefore the school districts are made whole for the cost of educating
any students generated by this project. This dollar amount is adjusted each year as costs of education change.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 11
LONG — RANGE PLANNING
The proposal is consistent with surrounding commercial zoning and land uses found to the west and north. The
Subject Property borders the B-5 Central Commercial District to the west and an R3 Low Density Residential PUD
across the railroad tracks to the north. A B -5C Central Commercial Core PUD is kitty-corner from the development
across the railroad tracks as well. Townhomes border the project to the west and a high-density multi -family
development exists on the block immediately east of the Subject Property. The proposal is consistent with Village
long range plans and the Village's Strategic Plan.
The Village's Downtown Implementation Plan, accepted in 2013, identifies the Subject Property as a key
opportunity site for redevelopment. One concept proposed the construction of six multi -family buildings on the
Subject Property's block and an adjacent property nearby. A second redevelopment concept of the block proposes
the construction of a mixed use building containing commercial retail space at the corner of Prospect Avenue and
Maple Street, a new commuter parking deck, and six condominium or apartment buildings. The proposed
redevelopment largely aligns with these proposals, except that it provides rowhomes on the southern portion of the
site which serve as a transition between the proposed multi -family development and existing townhomes and
detached single family homes in the area.
The Village Comprehensive Plan designates these parcels, as well as the rest of the parcels on the Subject Property's
block, as downtown mixed-use. Primary uses in this district consist of a mix of uses including retail, specialty shops,
restaurants, bars, coffee shops, professional, service, arts and entertainment, and civic uses. Secondary uses include
townhomes, medium to high density multifamily residential uses, health services, community amenities, as well as
plazas, squares, pocket parks, recreational uses, and community gathering spaces. The proposed development is
consistent with these uses.
The Village Strategic Plan's objectives includes expanding the development of Downtown, creating a unique and
vibrant sense of place, creating a flexible vision of Downtown that is reflective of market conditions, attracting
businesses and residential development projects to Downtown, and partnering with business organizations to make
our commercial business districts attractive destinations. The removal of an industrial building built in the 1950s, a
paved surface lot, and an unimproved gravel lot in the heart of the Village's Downtown in favor of new Class A
multi -family rental product and 56 rowhomes is instrumental in achieving these objectives. Redevelopment of this
site is listed as a top priority in the Village's 2018 and 2019 Strategic Plan.
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 plan is more dense on the northern portion of the Subject Property (which is
bordered by commercial uses to the west, Metra tracks to the north, and industrial to the east), transitioning to a less
dense use on the southern portion of the property (which is bordered by residential to the west, the park district to
the south, and office uses to the east.
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 12
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
property values within the neighborhood. The proposed mixed use redevelopment is consistent with surrounding
uses in the area. Commercial and attached single family uses exist to the west. The Union Pacific Northwest Line
train tracks and downtown development exists to the north. Industrial and office uses exist to the east, and a park
exists to the south. The proposed redevelopment improve property's value and be an improvement to an otherwise
vacant, underutilized property and paved commuter parking lot. Per the Petitioner, the proposal will not decrease
levels of service of the surrounding roadway system and the proposal will not compromise utility availability in the
area.
RECOMMENDATION
Staff is supportive of the proposed zoning map amendments from P -I Off Street Parking and I-1 Limited Industrial
to B-5 Central Commercial and B -5C Central Commercial Core. The proposed amendments are consistent with the
trend of development in the general area. Several multi -story apartment buildings are located to the north, west, and
east of the Subject Property and attached single family uses exist to the west. Properties located to the north are
zoned B5 Central Commercial and B5 Central Commercial Core and the property borders the Metra tracks to the
north. The proposed B-5 Central Commercial zone would serve as a buffer between more dense uses on the northern
end of the site and the park and residential uses in the neighborhood to the south. 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. The proposed development is consistent with the Village's
Comprehensive Plan.
The proposed conditional use will be located in the downtown area of the Village, on a site currently vacant with
little or no landscaping and a paved commuter parking lot. The proposed development adds a development of
attractive, high-value, and well -landscaped mixed-use apartment buildings and attached single-family 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 proposed stormwater system will greatly
improve current drainage conditions for the site. The proposal will have no significant impact on traffic conditions
in the vicinity. The development will have a limited impact on the adjacent neighborhoods, utility provision, and
public streets. The proposed conditional use is in compliance with the Comprehensive Plan, Downtown
Implementation Plan, Strategic Plan, and Zoning Ordinance requirements.
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
Agr„+wal of the following motions:
PZ -20-18
Planning & Zoning Commission Meeting March 14, 2019 Page 13
"To approve:
1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts";
I A zoning map amendment to B -5C Central Commercial Core for Lots I and 2 of the Final Plat of Planned
Unit Development Maple Street Lofts;
3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit
Development Maple Street Lofts; and
4. A conditional use for a final planned unit development (PUD) consisting of six (6) story, one hundred
ninety-two (192) unit apartment building with two hundred forty-five (245) garage stalls ["Building A"],
a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls ["Building D"],
a commuter parking deck containing two hundred sixty-eight (268) garage stalls ["Maple Street Parking
Deck"], nine (9) principal structures containing fifty-six (56) rowhomes, and a private road network
consisting of Elm Street, Dawson Drive, Elm Court, and twenty-one (2 1 ) on -street, on-site parking stalls,
Subject the following conditions of approval:
a. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and
regulations;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
c. Development of the site in general conformance with the site plan prepared by'"Fhe I..,akota Group
dated March 111, 2019;
d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10' x 12') may be
constructed oil each of the proposed thirteen (13) front -load rowhome units;
e. An eight -foot (8') privacy fence made of trex material set back a minimum of tell feet (10') from
Prospect Avenue and Lincoln Street shall run the length of the eastern property line;
f, Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot (6') tall
privacy fence section that is consistent with the fencing along the eastern property line between
each Unit;
g. Development of Building A in general conformance with the elevation and floor plans prepared by
222 Architects dated February 22nd, 2019; except that the plans shall be modified by the Petitioner
so that the proposed horizontal fiber cement material be made out of metal;
h. Development of Building D in general conformance with the elevation and floor plans prepared by
222 Architects dated February 22nd, 2019, except that the plans shall be modified by the Petitioner
so that the proposed vertical fiber cement material be made of metal;
i, Development of the rowhomes in general conformance with the elevations prepared by Lessard
Design dated March 5, 2019, and floor plans prepared by Lessard Design dated January 16", 2019-9
J. Development of the Maple Street Parking Deck in general conformance with the elevations
prepared by 222 Architects dated January 22nd, 2019; and
k, Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall submit
owner's association documents for staff review and approval. The document must address long-
term site maintenance, including snow removal and paving."
The Village Board's decision is final for this case.
William J. Cooney, Awli 'P,
Director of Community Development
HAPLANTI ... mg 8, Z mg COMMMU. 20MSIaff lkpplffZ-03-19 10 N Main StI.I(ZMA & CII- PUD) d-
hAvIllNos kv� Village of Mount Prospect
Community Development Departrat
s COPY
50 S. Emerson Street 1
LLAGE OF
Mount Prospect, Illinois 60056
Phone: (847) 818-5328 Nµ
. PROSPECT
0 (;
V. Property Owner
❑ Check if Same as Applicant
Name: Corporation„
Address: 1�.�. „
City, State, ZIP Code: /
Phone: Email:
._._a............ .... ...ww
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 •,erty. The petitioner and the owner of • 3rty 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.
A licant:
pp (Si nature)Date: ® Z • /
(Print or Type Name)
If applicant is not property owner:
I hereby designate th plic t act s my
application and the a i ;te a ord mate
Property Owner:
(Signature)
nt or Type Narne)
91
rpose of seeking the zoning request(s) described in this
Datew _...._�w�..._.
V. Property Owner
iiN ! IIII11
Name: Corporation:
Address:
4111M C,
City, State, ZIP Code:
Phone: Email:
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the ;Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant: ,�3 W-� Date:
(Signature)"
(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:aDate:�_�
(Signature) ,
flij ( , `.
(Print or Type Nam` ���
V. Property Owner
❑ Check if Same as Applicant
Name: 144,4AI A/_W IW 6- Corporation:
Address:
City, State, ZIP Code:
Phone: L% ! �%`f y0 Email: & 6?- ��0/4 a
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 be my knowledge.
Applicant: Date:
(Signature)
S'
(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 assoc' ted supporting material.
Property Owner: i�xDate:
(Signature)
(Print or Type Name) A�
V. Property Owner
❑ Check if Same as Applicant
Name: .._t n'1� Corporation: I1 OPc X T7
Address: IP4 s 1 _ i It — - 1 <..-4 —�--
City,-
City, State, ZIP Code:
Phone:_ _ Email:
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant: w.. F✓ . Date: 10. /l',
(Signature)
(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
Property Owner:
ass , ct porting orcin material.
peOwner
rty Date: D ,
(ignatur)
(Print or Type Name)
V. Prope^ tier
❑ Check if Same as Applicant
Name: Corporation:
Address: 4 -'!tea
City, State, ZIP Code: /
Phone: Email:
3
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:_ c Date:
(Signature)
(y�11�S
(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 Nam
s,�l
V. Property Owner
❑ Check if Same as Applicant
Name:
Address:
City, State, ZIP Code:
Corporations
Phone: 847T 3q2- ?,,rco 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:
(Signature) �
(Print or Type Name)
._w
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)E � ��� (U
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r,,
qq qq a fir.
o
J
20 West Development Rendering, Downtown Mount Prospect
A CASE FOR DENSITY IN
DOWNTOWN MOUNT PROSPECT
ES F 14' -)RAC FICIES AIN11'..) II�I:.-"COIMIMIEI I..)A I IONS
VILLAGE OF MOUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT
Forward: By Village Manager Mike Cassady
The Village of Mount Prospect has been studying best practices for downtown
revitalization for the past several years. In 2012, the Village participated in a
downtown study funded by the Metropolitan Mayor's Caucus and CMAP. This
consortium of northwest suburban communities partnered to author the Homes
for a Changing Region report. This report provided many suggestions for the
Village of Mount Prospect to consider to allow for our community to reach its full
potential in all areas of the Village. Specific to downtown, there were suggestions
to include multi -family rental developments to attract a younger demographic
currently missing from the downtown district. The Village then commissioned
the Downtown Implementation Plan, which was completed in 2013. This plan
identified specific key redevelopment opportunities, including the Busse
Triangle, Central and Main and the Maple -Prospect -School -Lincoln area. There
was significant community engagement involved with this study, which was
ultimately accepted by the Village Board in November, 2013.
Flash forward to 2016: The Village discussed the use of economic development
incentives to drive downtown redevelopment initiatives. In 2017, the Prospect
and Main TIF was adopted and private sector development projects began to
formulate. In 2018, the Village Board approved the 20 West Transit Oriented,
Mixed Use Development at the Busse Triangle. The Board also approved the Park
Terrace luxury rowhome project. Both of these projects are well into construction
and will have occupancies in late 2019.
The Village Board have or will be reviewing redevelopment projects in the
downtown, such as the Central and Main property which has been blighted for
the past decade. They will also be reviewing the proposed Maple Street Lofts
project. To help prepare our Planning and Zoning Commission and Village Board
for these complex redevelopment initiatives, I asked our planning and economic
development team to provide a white paper discussing best practices for
downtown Mount Prospect, making a technical case for density. It is
understandable that residents near key redevelopment sites would have anxiety
related to concerns for traffic, parking, safety, stormwater, building height,
density, and character of the neighborhood. This paper discusses how some
upcoming projects are actually less dense than projects approved in the 198o's
and 199o's. The staff reports for all projects attempt to address all areas of
concern expressed by residents and business owners. This report is not meant to
be political, nor is this report in any way endorsed by our Mayor or Village Board.
Sincerely,
Mike Cassady, Village Manager
Village of Mount Prospect
Wei
Executive Summary......................................................................3
Demographic Trends....................................................................4
The Case for Density....................................................................6
Sustainability................................................................................7
Senseof Place..............................................................................8
Financial Viability.........................................................................9
Property Value Impacts..............................................................10
Traffic Impact of Density............................................................11
Density in Surrounding Communities........................................12
Strategies for Mount Prospect...................................................13
Summary....................................................................................15
Endnotes....................................................................................16
Executive
THE ONGOING SHIFT IN POPULATION DEMOGRAPHICS IS
HAVING A SIGNIFICANT IMPACT ON BOTH THE HOUSING
MARKET AND COMMUNITY DEVELOPMENT PATTERNS.
A rising millennial age group, now in their career years and late to
marry or buy single family homes, need housing that suits their
desire to be in a community which provides convenience and
housing choice. This is not a localized issue; cities and suburbs
across the country are experiencing an increased demand for
rental units and high density development to address this shift in
housing demand. It's not just millennials that contribute to the
desire for density - generations both young and old are placing a
renewed interest in walkable, appealing communities. Retiring
baby -boomers looking to age in place, single -parent families, and
college graduates beginning their careers are creating a significant
demand for high-density rental units.
Notwithstanding current housing preference, sprawling detached
single-family development is not sustainable. This type of
development is among the highest traffic generators on a per unit
basis, is an inefficient and expensive way to pay for basic
infrastructure, and does very little to create a meaningful sense of
place in a community. This is particularly true of older suburban
communities where majority of development sites are infill.
Dense, architecturally interesting, and walkable communities
create natural efficiencies in paying for infrastructure, establish a
unique sense of place if executed thoughtfully, and generate less
traffic compared to detached single-family homes.
Driven by ideal location and market demand, downtown Mount
Prospect is experiencing significant downtown reinvestment.
More than 48o dwelling units are either under construction or
coming before the Village Board of Trustees for consideration over
the next year. Given this information, the Community
Development Department was instructed to provide the best
practices for downtown revitalization and density. The
recommendations presented in this paper are based on reports,
articles, and information from the American Planning
Association, Urban Land Institute, the Chicago Metropolitan
Agency for Planning, and other scholarly institutions.
Page 13
g",
America's changing population is creating demand for diverse
housing development. The traditional two- parent household with
children made up 23.5 percent of the total housing market in
2000i. That number dwindled to only 19.1 percent in 2017 and is
getting proportionally smallerii. Single -parent households, single -
person households, empty nesters, and couples without children
make up the new majority of American households, and they have
quite different real estate needs. These groups are more likely to
choose higher -density housing in mixed -density communities
that offer vibrant neighborhoods over single-family houses in
sprawling exurban communities.
Millennials are the largest generational population group in the
United States. Born between 1981 and 1997, this group (average
age of 29) is the most diverse, marries later in life, and has the
highest educational attainment and a higher level of debt than
other generations. Just 35% of millennials are homeowners,
compared to 64% of the US populationiii. Aside from sheer
population numbers, it's important to address housing needs of
this generation as they are 35% of the current US labor force.
When choosing where to live, millennials tend to:
• Value proximity to employment — feel convenience to a
job is as important as neighborhood quality
• Prefer a variety of mobility opportunities: walk, drive,
bike, or mass transit options
• Seek housing variety (rent/own, single/multi-family) at
an affordable price point
• Seek amenities that focus on lifestyle: mixed-use
developments with commercial components
These preferences tend to lean millennials toward higher -density
developments, in part due to the strong amenities and access to
transportation that is often provided.
Outside of the millennial generation, higher -density development
is also a viable housing choice for a variety of income groups and
people in all phases of their lives. Many financially secure baby
boomers, or "empty nesters", have chosen to leave behind the yard
maintenance and repairs required of a single-family house for the
more carefree and convenient lifestyle multi -family housing
provides. Their children, just starting careers, are also looking for
the flexibility of apartment living to follow job opportunities iv.
This group prefers to be located near the downtown of a
community, to be within walking distance of a major public
transportation line, and desire properties with abundant
amenities — again a feature of supporting density.
Page 14
On a regional level, the Chicago Metropolitan Agency for Planning
(CMAP) has been tracking changes in demand by tenure through
their Homes for a Changing Region collaborative. CMAP has
developed projections to help the Collaborative and its member
municipalities anticipate changes in demand by tenure (rent vs.
own) and price point through the year 2040. Recommendation
strategies in their 2013 report include encouraging the
construction of new housing that fits the need of additional
residents, going on to denote that "while largely built out, new
housing development opportunities existing in [Mount Prospect's
region]. In planning for additional growth, the communities
should create a true mix of housing, including rental, small -lot
single family homes, town homes, and attached homes, as well as
large -lot single-family homes. It is important that new
developments respond to projected population increases
incrementally as the economy slowly climbs out of the [2008]
recession.
Related to tenure, many are surprised to learn that 41 percent of
renters say they rent by choice and not out of necessity, and
households making more than $50,00o a year have been the
fastest-growing segment of the rental market for the past three
years12.
The shift in population demographics results in a need for all
communities, including Mount Prospect, to assess their current
community environment. This includes not just offering housing
variety, but also community amenities and transportation
options. This can be done in a variety of ways which are directly
related to density.
Graphic, right: Demand vs.
Vacancy and Capacity by
Housing Type. Homes for a
Changing Region Report"
Page 15
Mount Prospect demand vs, vacancy and capacity by housing type,
units 2010.40
(@ DEVELOPMENT CAPACITY (200)
VACANT UNITS (2010)
?B ESTIMATED INCREASE IN DEMAND FOR UNITS (2040)
,.0c,0
1,600
1.140(„1
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Density isn't solely high-rise condominium or office buildings.
Density is relative based upon the character of the community;
higher -density simply means a mix of residential and commercial
development at a unit count that is higher than what is typically
found in the existing community.
In traditional urban development, downtown areas have a
tendency to be more dense thanks to the natural accumulation of
business, residential and transportation uses, often times
stemming from a train stop or convergence of major roadways.
People want to live where it is convenient for them to shop, work,
or travel. The mix of what make density successful and sustainable
is provided in these downtown areas and can be improved upon
over time; it is why most "high density" redevelopment tends to
occur in a downtown's core.
In addition to location, zoning has large implications on a
community's ability to create or control density. Zoning controls
can permit attached single-family homes and low-rise residential
buildings to serve as a buffer between a community's downtown
and detached single-family neighborhoods. Zoning regulatory
processes, such as planned unit developments, provide a
mechanism for the careful consideration that should take place to
ensure that new development accentuates and complements a
community's existing sense of place.
Dense housing provides the population needed to patronize
downtown businesses, and downtown residents help create a safe
and lived-in atmosphere. Housing, retail, and office uses interact
together to create a symbiotic relationship where sectors reinforce
each other.vi As an added benefit of density, these commercial
areas are often supported by the community as a whole; those that
live in traditional single family neighborhoods also shop or dine
there.
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Page 16
Growing communities are tasked the need to provide additional
services, infrastructure, housing, and transportation in a cost-
effective and sustainable manner. With this in mind, sprawling,
low-density development is unsustainable. Low density
development is an inefficient and expensive way for cities to pay
for basic infrastructure (roadways and schools, libraries, fire,
police, and water/sewer services). While renters do not pay
property taxes themselves, building owners do and at a higher rate
than a traditional detached single-family home owner. Sprawling
residential development tends to create increasingly longer
commutes, forcing residents to travel via car to work or into
commercial areas at a significant cost to the resident. Arguably, no
tool is more important than increasing the density of existing
communities when planning for sustainable growth.iv
Dense, architecturally interesting, and walkable communities
generate one-third of the amount of traffic compared to detached
single-family homes (on a per unit basis). Related specifically to
Mount Prospect, Village households drive more miles than the
Cook County average, which is not only contributing to negative
environmental impacts and increased traffic, it's also expensive.
According to the Center for Neighborhood Technology, Mount
Prospect residents travel 19,145 miles per year on average, nearly
3,500 miles more than the Cook County average. This equates to
an additional $3,600 per year in transportation costs.vii As noted
in the Homes for a Changing Region report, the biggest factor in
reducing vehicle miles traveled is "putting offices, shops,
restaurants, residences, and other codependent activities in close
proximity to each other".
Bikes parked in the Covered Bike Shelters, Downtown Mount Prospect, 2019
Page 17
Attractive, well-designed, and well-maintained higher -density
mixed use development attracts good residents and creates a
sense of place and community.
By its design, multi -family mixed used developments seek to fill
the needs of several population cohorts listed previously — empty
nesters, millennials, and the like. Unlike traditional single-family
housing, mixed use developments often address these needs in a
public or shared -space realm. Attractive architecture, plantings,
and outdoor amenities such as pocket parks, amenity decks, and
indoor community/social room space take the place of large
backyards and built -out basements. Walkable restaurants and
parks provided in dense areas serve as gathering space to meet
with family or friends. These features make dense development a
more desirable place to live for certain segments of the population.
Simply put, these residents view attractive apartments with a bevy
of amenities as a unique community and not as a traditional rental
property.
Low-density subdivisions can isolate owners not only from shops
and the greater downtown, but also from neighbors.
Characteristics of mixed use, dense development create a unique
sense of place - a neighborhood feel that is driven and supported
by the constant interaction of residents, businesses, visitors and
workers in a compact geographical area.
Page 18
Image, above: City of Falls Church, Virginia
[Patch.com]
Image, below: Main Street Mural Art,
Dubuque, Iowa.
[www.otheplaceswego.com/amazing-public-
art-in-dubuque-iowa]
Developers cannot afford to provide the amenities desired by
prospective tenants without having significant dwelling unit
density to defray the costs.
The most sought-after amenities (community kitchens, pools, dog
parks, television entertainment spaces, sports courts, accessible
rooftops, and lounge rooms) all represent significant investments
by a developer and future property manager. These costs, which
require ongoing maintenance to be successful, are only financially
feasible if a rental property has enough tenants paying rent to
support them.
In addition, the most successful mixed-use projects locate near
convenient transportation and viable businesses. Ideal locations
for mixed-use in this regard are often infill or redevelopment sites,
resulting in higher land acquisition costs when compared to
greenfield development. To provide the type of high -amenity
housing sought by many, the development should contain a mix
of uses (both commercial and residential) and be dense enough to
be financially viable.
Page 19
Common Area Space at Hancock Square,
Arlington Heights
[www.ha ncocksqua rearl ington.com]
While dense, mixed-use development benefits downtown activity,
researchers at Virginia Tech University have concluded that over
the long run, well-placed market -rate apartments with attractive
design and landscaping also increase the overall value of detached
houses nearby. viii Per the report, three possible reasons include:
1. The apartments themselves indicate an area's economic
vibrancy and growth;
2. Multi -family housing increases the pool of potential
future homebuyers, creating more possible buyers for
existing owners when they decide to sell their homes; and
3. New multi -family housing, particularly as part of mixed-
use development, makes an area more attractive than
nearby communities that have fewer housing and retail
choices.
Another possible factor would be the redevelopment former
vacant or industrial land located in or near a municipality's
downtown. Removing vacant or derelict property from a
municipality's downtown and turning it into a high-quality
development is very likely to increase surrounding property
values. Most people are surprised to learn that dense
redevelopment could improve housing values, as opposed to harm
them. The general public most often cite the negative externalities
associated with dense development, such as traffic, for why
property values are likely to decrease.
Page 110
Image, top: Founder's Row, Emerson Street,
Mount Prospect
Image, bottom: Rowhomes at 105 E.
Prospect Avenue, Mount Prospect
Many transit -oriented development (TOD) proposals are abruptly
halted or redesigned at lower densities due to fears that dense
development will flood surrounding streets with automobile
traffic. This was largely due to inaccurate trip generation
estimates, which overstated the traffic -inducing impacts of TOD.
Until very recently, there were no widely accepted trip generation
numbers for transit -oriented development in suburban
communities.
In its latest traffic modeling update, the Institute of
Transportation Engineers (ITE) determined that mid- rise
residential development located in a TOD setting only generates
3.44 vehicle trips per dwelling unit. The ITE has determined that
detached single-family residences generate an average of 10
vehicle trips per unit, almost three times as many on a per unit
basis.i- When carefully planned, TOD proposals have a
significantly smaller impact on surrounding roadways than
initially believed. There are many contributing factors to support
this vehicle trip reduction: TOD sites are near transit, allowing
commuting or visiting to be done by train or bus, they are built in
areas that are walkable or bikeable, and apartments or
condominiums included in TOD projects can have smaller
household sizes than found in traditional single-family
neighborhoods, due to the unit type (studio apartments versus a
four-bedroom home).
Mount Prospect has several developments which would be
considered TOD: The existing Lofts and Shops building, Emerson,
Village Centre, Clocktower, and Founders Row are examples.
Future projects include 20 West, Central and Main [10 N. Main],
and Maple Street Lofts would also qualify as transit -oriented
development due to their close proximity to the Union Pacific
Northwest (UP -NW) Metra line.
Page 111
Image, top: Mount Prospect PACE stop,
downtown
Image, bottom: Mount Prospect Metra Station
Several surrounding communities are experiencing significant
downtown revitalization through an increase in density. Des
Plaines is either building or planning to build 325 dwelling units
on 3.23 acres in its downtown, a proposed density of 1oo.6
dwelling units per acre. The proposed Arlington 425
redevelopment in downtown Arlington Heights has a density of
111.5 dwelling units per acre (358 dwelling units on 3.21 acres).
The planned 483 dwelling units in Mount Prospect have a density
of only 55.5 dwelling units per acre (8.7 acres planned).
For Mount Prospect, the current density of existing or approved
projects is as follows:
Project
# of Units
Acres
Units/Acre
20 West
73
o.62
118
Emerson
54
0.75
72
Residences at Village Centre
205
3.30
62
Maple Street Lofts
313
6.5
48
Clocktower
139
2.95
47
Lofts and Shops
34
1.17
29
As noted in the chart above, 20 West development was
approved in 2018 and has a density of 118 dwelling units per
acre (73 dwelling units on o.62 acres). For proposed projects,
Maple Street Lofts has a density of 48 dwelling units per acre
(313 dwelling units on 6.5 acres). The 10 N. Main Street
proposal has a density of 62 dwelling units per acre (97 dwelling
units on 1.57 acres). Only the 20 West development has a
density which rivals the planned mid and high-rise
developments in surrounding communities.
Dense mid and high-rise development is experiencing a
renaissance in the northwestern suburbs of Chicago. With very
little rental product built over the ten years post the 20o8
recession, the market supply is only now catching up with the
demand for rental units. The Village of Mount Prospect must be
keenly aware of this opportunity and would be wise to capitalize
on it.
Page 112
Image, top: Bayview/Compasspoint
Development at Ellinwood and Graceland,
Des Plaines [Daily Herald]
Image, bottom: Opus Development at 1555
Ellinwood Ave, Des Plaines [Daily Herald]
Mount Prospect is not immune to the demographic shift that is
occurring across the country and within the region. Taking into
account available capacity, Mount Prospect can accommodate just
33% of the projected housing units that could be desired by future
residents by 2040. The remaining 67%, or nearly 6,000 people,
represent unmet demand — people who want to live in Mount
Prospect, but cannot find available units."
The Homes for a Changing Region Report states:
"Many of these people would be looking for small -
lot single-family homes, townhomes, and multi-
family units. The Village's current codes
likely would not be able to accommodate
this future demand without changes."
[Emphasis added]°
The report continues to show and estimated increase in demand
for units by type, indicating a shortage of over Boo "small lot
single family", 350 townhomes, and 1,300 multi -family units.
This high demand for housing in Mount Prospect also includes
rental units, particularly for those earning less than $35,000 or
more than $5o,000 annually. Future rental housing demand for
the next 30 years will be driven specifically by those age 25 to 44,
particularly for both lower and upper income rental housing. To
address this anticipated shortage, it is important for the Village to
create rental housing stock that targets that specific age group —
the Millennials. Due to the community preferences of this age
group (noted previously), the most suitable location within the
Village to generate rental housing stock is downtown.
The Village of Mount Prospect has not added rental dwelling units
to its downtown in more than 30 years. Adding more than 48o
dwelling units (of which 427 are planned as rental) within
downtown through the use of greater density will make living in
the Village a possibility for a sector of the population that has had
to look elsewhere for housing.
With residential density comes supports for the local business
economy. Considering the current state of Mount Prospect's
downtown lacks the luxury rental dweller (which tends to have
disposable income), many businesses in the downtown lament low
patronage. The more than 48o planned downtown dwelling units
would go a long way toward achieving the aforementioned
symbiotic relationship and creating a centripetal force for the
downtown.
Page 113
Image, top: 20 West Development
Rendering, Mount Prospect
Image, bottom: Park Terrace Rowhomes
under construction, Mount Prospect, 2019
The changing opinion of what constitutes desirable housing and
community - thanks to shifting demographics - combined with the
future housing demand projections, point to necessary density.
This idea is further supported by sheer geographical location;
Mount Prospect's train line, easy access to Chicago and the lack of
open "greenspace" for new development also support density
through redevelopment. Smart, sustainable, and thoughtful use of
density will help address a true housing need, support viable
business, protect and improve property values, and create a
stronger sense of place.
Moving forward, staff and elected officials should continue to
monitor Village demographics and housing stock. Modifications
to the Village's zoning code should be completed where applicable.
It is recommended that staff and elected officials carefully
evaluate mixed-use development projects on a basis of what is best
for the community moving forward, understanding generational
demand, future population projections, and differentiating
between development impacts with or without basis.
Image, top: 10 N. Main Rendering
Image, middle: Maple Street Lofts
Rendering, Buildings D and A
Image, bottom: Maple Street Lofts
Rowhomes
Page 114
A shift in population demographics brought about by the
millennial generation, now with an average age of 29, is having a
significant impact on both the housing market and community
development patterns. The sheer demand created by those that
need housing combined with the desire to live in a community
which provides convenience and housing choice are factors that
should be addressed when planning for future development. The
Chicago area is taking future housing planning seriously — the
Homes for a Changing Region Report contains useful data on
future housing needs for the suburban Chicago region and
specifically, Mount Prospect. This 2013 report's future projections
are starting to become evident, as surrounding communities
respond with dense developments within their own downtown or
key location areas (such as near highway access or major retail).
It is important for Mount Prospect to understand future housing
demand, assess the availability of the existing real estate and
housing market, and consider the social and economic benefits of
density. By not building any rental units in the Village for more
than 30 years, Mount Prospect is missing out on a significant
population that could support the existing commercial and office
community, particularly downtown. The desirability of Mount
Prospect (location, access to transit, and great amenities)
continues to fuel demand for housing, specifically for the
millennial age group and those making greater than $50,000
annually. This, coupled with the lack of units built in the region
over the last ten years as a result of 2oo8's Great Recession, has
significantly increased the demand for new multi -family rental
product in the northwestern suburbs and Mount Prospect
specifically.
With more than 48o dwelling units planned in the downtown, of
which 427 are market -rate rentals, the Village has an opportunity
like never before to create a significant rental population in its
downtown. Successful, well-planned housing density strengthens
existing relationships between the business, office, and residential
communities. It creates a unique sense of place of which residents
throughout the Village would benefit. A rising tide lifts all boats;
increased density and downtown rental units are a potential rising
tide that the Village of Mount Prospect would be wise to capture.
Page 115
U.S. Census Bureau. (2019, January 17). Profile of General
Demographic Characteristics: 2000. Retrieved from American
Fact Finder:
https://factfinder.census.goy/faces/tableservices/jsf/ ap ges/
prod uctview.xhtml?src=bkmk
il U.S. Census Bureau. (2019, January 17). Selected Social
Characteristics in the United States 2013-2017 American
Community Survey 5 -Year Estimates. Retrieved from American
Fact Finder:
https://f actfinder.census.gov/faces/tableservices/isf/pages/prod
uctview.xhtml?pid=ACS 17 5YR DP02&src=pt
"' Davis, Alice and LeBlanc, Wesley. (2019, February 5)
Preferences of Millennials: Implications for Chicago's Suburbs.
Webinar.
'" Richard M. Haughey, (2005). Higher -Density Development: Myth
and Fact. Washington, D.C.: ULI-the Urban Land Institute.
"CMAP, Metropolitan Mayors Caucus (MMC), Metropolitan
Planning Council (MPC). (2013, January) Homes for a Changing
Region Phase 3: Implementing Balanced Housing Plans at the
Local Level. Year Six: Arlington Heights, Buffalo Grove, Mount
Prospect, Palatine, and Rolling Meadows.
"' Michael A. Burayidi, (2018). PAS Report 590: Downtown
Revitalization in Small and Midsized Cities. Chicago: American
Planning Association.
"" Center for Neighborhood Technology's Housing and
Transportation (H+TO) Affordability Index, (2019, February 27).
Retrieved from https://htaindex.cnt.or2/total-driving-costs/.
"' Arthur C. Nelson and Mitch Moody, (2003). Price Effects of
Apartments on Nearby Single -Family Detached Residential Homes.
Blacksburg, Virginia: Virginia Tech University.
ix Kelly Conolly, (2019, January 17). Institute of Transportation
Engineers (ITE) Average Daily Trip Multipliers. (M. Lawrie,
Interviewer)
Page 116
Mable Street Lofts PUD Zoning Map Amendment
1. Compatibility with existing uses in the general area of the Subject Property.
The proposed amendment is compatible with existing uses in the general area of the Subject
Property. The proposed plan is more dense on the north portion of the property (which is
bordered by commercial use to the west, Metra tracks to the north, industrial use to the east)
transitioning to a less dense use on the south portion of the property (which is bordered by
residential use to the west, park district use to the south and office use to the east).
2. Compatibility with the zoning classification of properties within the general area of the
Subject Property
The proposed amendment is compatible with the zoning classification of properties in the
general area of the Subject Property.
3. The suitability of the Subject Property with regards to the uses permitted under the property's
existing zoning classification.
The permitted uses under the existing zoning classification do not provide for the proposed
development's uses.
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.
The proposed amendment is consistent with the Village's efforts to redevelop the downtown.
5. The compatibility of the surrounding property with the permitted uses listed in the proposed
zoning classification.
The surrounding property is compatible with the permitted uses listed in the proposed zoning
classification.
6. The objectives of the current Comprehensive Plan for the Village and the impact of the
proposed amendment on the said objectives.
The proposed amendment fulfills a longstanding objective of the Village to bring vibrant
redevelopment to these parcels.
7. The suitability of the property in question for permitted uses listed in the proposed zoning
classification.
The property is uniquely suited to the uses in the zoning classification and in the development
proposal. The Subject Property is in the downtown directly across the street from the Metra
platform. The size of the property allows for a development of appropriate scale to improve
foot traffic for downtown businesses and offer a lifestyle community unavailable in Mount
Prospect today.
LEGAL DESCRIPTION
LOT 'A" IN CORPORATE SUBDIVISION NO. 10-A, BEING A RESUBDIVISION OF
BOTH LOT 'A"IN BOESCHE'S RESUBDIVISION AND LOT 'A"IN CORPORATE
SUBDIVISION NO. 10, BEING IN THE EAST HALF OF THE NORTHWEST
QUARTER OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF SAID CORPORATE
SUBDIVISION NO. 10-A RECORDED JANUARY 21, 1981 AS DOCUMENT
NUMBER 25755385, IN COOK COUNTY, ILLINOIS.
STORM STRUCTURE
CLOSED
RIM=669.13
IE=658.41(W—SE)24"
IE=663.58(SE—NE)1 D"
VALVE VAULT
CLOSED
RIM=669.43
TP=663.38(E— W—S)6"DI P
STORM STRUCTURE
OPEN GRATE
RIM=668.66
IE=663.81(SE)10"RCP
I E=663.21(N W)10"
v 10
0 ;a
0 E
c
3
m
N �
CO
v
co
C4
(T
v
STORM STRUCTURE
OPEN GRATE
RIM=669.39
STORM STRUCTURE
CLOSED
RIM=670.90
IE=657.80(N—S)24"
I E=666.7O(N W)10"RCP
(IMIA10)
Axl 1 C11 S A Cl V GN O R
Sam Schwartz Consulting, L.L.C.yva
223 W Jackson Blvd, Suite iioiChicago, IL IL 60606 �
phone: (773) 305-0800"
samschwartz.com
1.I'lIIO svcr11'd?IIiclilPll
To: Sean Dorsey, Director of Public Works
Kelly Conolly, P.E.
From: peter Wojtkiewicz, P.E., PTOE
Date: October 15, 2018
Re: Mount Prospect Downtown Transportation Study
ADDENDUM #1
Sam Schwartz Consulting (Sam Schwartz) was retained by the Village of Mount Prospect to
update its Downtown Transportation Study (March 2018) to reflect the proposed residential
development, Maple Street Lofts, to be located along Maple Street between Prospect Avenue
and Lincoln Street. The following memorandum serves as an addendum to the March report,
documenting new data collection and Sam Schwartz's methodology for traffic demand forecasting
and analyses for this study. Recommended improvements are documented to improve the
functionality of the existing local transportation system and mitigate anticipated traffic -related
impacts resulting from the proposed development.
Study Area
The study area for the original transportation study generally included the downtown Mount
Prospect intersections on either side of the railroad tracks from IL 83 to School Street, both
signalized and unsignalized locations, as well as at Mount Prospect Road. To evaluate the
proposed development, the study area was expanded for this addendum to include the following
additional intersections:
1. Maple Street with Lincoln Street
2. Maple Street with the commuter parking lot driveway
3. Lincoln Street with the commuter parking lot driveway
4. Prospect Avenue with (future) Elm Street
5. Lincoln Street with (future) Elm Street
Existing Traffic Volumes
Sam Schwartz conducted field visits to collect relevant information pertaining to the site, the
surrounding street network, traffic volumes, traffic controls, lane geometry, and infrastructure at
the study intersections. The Village of Mount Prospect collected new morning (7:00 to 9:00 AM)
and evening (4:00 to 6:00 PM) peak period traffic counts in September 2018 to supplement
previous counts collected in May 2017.
The Existing Traffic volume diagrams for the weekday AM and PM peak hours are shown in
Figure 1. Counts indicate the peak hour of traffic occurs 7:15 to 8:15 AM and 5:00 to 6:00 PM. It
should be noted that northbound Maple Street was closed just north of Lincoln Street for
Mount Prospect Downtown Transportation Study - ADDENDUM 2
October 15, 2018
construction from 7:30 to 9:00 AM during the morning counts so that all vehicles intending to enter
the commuter parking lot from the west/south entered using the Lincoln Street driveway rather
than the Maple Street driveway. Review of the existing peak hour traffic volumes indicates the
following:
• Traffic on Prospect Avenue has decreased approximately 5 to 7 percent in the morning
and evening peak hours, respectively, since the previous counts were collected in 2017.
This may be in part attributable to the closure of the mill shop, Parenti & Raffaelli, Ltd., on
Prospect Avenue and its relocation outside of downtown. Thus, traffic generated by
Parenti & Raffaelli was generally eliminated from the study area.
• The existing 280 -space commuter surface parking lot generate 185 trips (mostly inbound)
during the morning peak hour and 130 peak hour trips (all outbound) during the evening
peak hour.
Additionally, the Appendix includes the Average Daily Traffic (ADT) map available from the Illinois
Department of Transportation (IDOT). Daily traffic flow on the street network through and
surrounding downtown indicates the primary traffic pattern avoids Northwest Highway through
downtown, choosing to use Central Road and Mount Prospect Road to bypass the downtown
area, and presumably, the delays experienced crossing IL 83/railroad tracks. This is indicated by
the much lower traffic volumes on the segment of Northwest Highway between Central Road and
Mount Prospect Road when compared to north of Central Road and south of Mount Prospect
Road.
Signal and Railroad Crossing Characteristics
Peak period traffic congestion through the downtown area is caused by large traffic volumes
crossing the Union Pacific (UP) railroad tracks at -grade, interrupted by a high number of
commuter trains during the same peak period times, as well as emergency vehicles. The only two
railroad crossings in the downtown area are IL 83 and Emerson Street. The traffic delays are
compounded by the condition that the IL 83 and Emerson Street railroad gates remain down while
Metra passengers board and alight the train, increasing the time traffic is stopped and significantly
decreasing the efficiency of the three interconnected traffic signals along IL 83 and at Emerson
Street and Northwest Highway.
Data pulled from the IL 83 with Northwest Highway and Prospect Avenue signal controller shows
that the crossing gates are down 32 to 34 of the peak 90 -minute traffic periods. This signal and
railroad crossing information is summarized in Table 1.
Table 1: Mount Prospect Railroad Crossing Summary
Location
Average Daily
Traffic
# of
Signal
Phases
Cycle Length
No. of Train
Interruptions
Min Gate
Down
N/S
E/W
AM
PM
AM
PM
AM
PM
Route
Route
Peak
Peak
Peak
Peak
Peak
Peak
IL 83 @
Northwest Hwy
13,900
10,900
10
160
170
17
14
34
32
& Prospect Ave
Mount Prospect Downtown Transportation Study - ADDENDUM 3
October 15, 2018
Maple Street Lofts Development Plan
A residential development is proposed on Maple Street between Prospect Avenue and Lincoln
Street. The site is currently occupied by a 280 -space commuter parking lot. The adjacent site was
formerly home to Parenti & Raffaelli, Ltd. Mill shop, which currently sits vacant on the site. The
proposed site consists of the following:
• 257 residential units in two apartment buildings with a total of 306 residential parking
spaces
• 10,000 square feet of ground -floor retail
• 66 townhomes with two parking spaces per unit
• 250 public parking spaces in a three-story parking structure
• On -street parking along Prospect Avenue, (future) Elm Street, and other internal streets
Elm Street will be a new public street extending through the site from Prospect Avenue to Lincoln
Street. A new street will also extend east from Maple Street. Access to the uses on the site will
be provided via these new streets and a series of driveways on Lincoln Street that directly serve
the rear -loaded townhomes.
As part of the development plan, the Village is planning to relocate 100 commuter parking permits
from the Maple Street facility to the Village Hall parking garage in an effort to balance the
additional traffic generated by the residential units. Commuters residing north of the tracks will be
directed to the Village Hall parking garage to reduce traffic across the tracks during peak periods.
This initiative will also remove trips coming to and leaving from the Maple Street Lofts site during
peak hours. The remaining approximately 180 commuter parking spaces will be reserved in the
new public parking garage on the site. The other parking spaces will be available to the public,
including customers of the retail component of the site, as well as other existing businesses and
events.
Trip Generation
The estimate of traffic to be generated in the future condition is based upon proposed land use
type and size. The Institute of Transportation Engineer's (ITE) Trip Generation, 101h Edition was
used to identify traffic generated by the Maple Street Lofts development concept. Table 2
summarizes the peak hour trip generation estimates, as well as the applicable Land Use Code
reference.
The data for the residential units, the apartments in particular, indicate they will be transit -oriented
dwellings with a lower vehicular traffic demand than traditional suburban units. Many of the trips
expected to be generated by the site in the morning and evening peaks will be person -trips oriented
to and from the Metra station.
The table also summarizes the commuter parking trips that are currently entering and exiting the
surface lot on the site and the portion that will no longer be using the Maple Street facility as they
are relocated to the Village Hall parking garage. Note that the total trips never equal the number of
parking spaces because the table shows the peak one-hour period and the trips are disbursed
across a two to three-hour window, not all arriving or departing in the same hour.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 2: Vehicular Trip Generation
M
New Trip Assignment
The directional distribution of site -generated traffic is a function of several variables, including
existing travel patterns, characteristics of the area street network, and characteristics of the
surrounding neighborhoods. The resulting percentages are a best estimate using engineering
judgment, familiarity with the area, and logical travel paths to likely origins and destinations for
site users. The new residential/retail trips were assigned to the street network according to the
directional distribution and are shown in Figure 2.
The existing commuter trips captured in the traffic counts were assumed to remain on the street
network to present a conservative worst-case scenario. However, 40 to 45 trips during the peak
hour will actually be reassigned to the Village Hall parking garage and no longer enter or exit the
site. The development -generated traffic was added to the existing traffic volumes to develop near-
term future traffic conditions. The resulting Future Traffic volumes are shown in Figure 3.
Capacity Analysis
The operational effectiveness of transportation facilities is measured in terms of Level of Service
(LOS). LOS ranges from LOS A to LOS F, with LOS A being the best level of operation for an
intersection and LOS F being the worst. LOS A represents free-flow conditions where motorists
experience a high level of comfort and convenience. LOS E represents saturated or at -capacity
conditions, and LOS F represents oversaturated conditions.
LOS at a signalized intersection is defined in terms of average control delay (measured in seconds
per vehicle), which is the portion of total delay experience by a motorist that is attributable to the
traffic signal. LOS A describes operations with minimal delays (up to 10 seconds per vehicle),
while LOS F describes operations with delays in excess of 80 seconds per vehicle. At
intersections with long cycle lengths, the quantity of red time that is allocated to an approach or
movement may near or exceed that 80 -second threshold, increasing the likelihood of poor LOS.
The LOS criteria for signalized intersections, as defined in the Highway Capacity Manual, Sixth
Edition (HCM), are provided in Table 3.
Weekday AM
Weekday PM
Land Use/ Size
Peak Hour
Peak Hour
In
Out
Total
In
Out
Total
Maple Street Lofts
Mid -Rise Residential with Ground -floor
Retail — 257 units + 10,000 SF
20
55
75
65
30
95
Low -Rise Multifamily Housing
5
25
30
25
15
40
(Townhouse) — 66 DU (LUC 221)
New Residential/Retail Trips
25
80
105
90
45
135
Commuter Parking
Existing 280 spaces
170
15
185
0
130
130
Relocation of 100 permits
-40
0
-40
0
-45
-45
Commuter Parking Trips
130
15
145
0
85
85
New Trip Assignment
The directional distribution of site -generated traffic is a function of several variables, including
existing travel patterns, characteristics of the area street network, and characteristics of the
surrounding neighborhoods. The resulting percentages are a best estimate using engineering
judgment, familiarity with the area, and logical travel paths to likely origins and destinations for
site users. The new residential/retail trips were assigned to the street network according to the
directional distribution and are shown in Figure 2.
The existing commuter trips captured in the traffic counts were assumed to remain on the street
network to present a conservative worst-case scenario. However, 40 to 45 trips during the peak
hour will actually be reassigned to the Village Hall parking garage and no longer enter or exit the
site. The development -generated traffic was added to the existing traffic volumes to develop near-
term future traffic conditions. The resulting Future Traffic volumes are shown in Figure 3.
Capacity Analysis
The operational effectiveness of transportation facilities is measured in terms of Level of Service
(LOS). LOS ranges from LOS A to LOS F, with LOS A being the best level of operation for an
intersection and LOS F being the worst. LOS A represents free-flow conditions where motorists
experience a high level of comfort and convenience. LOS E represents saturated or at -capacity
conditions, and LOS F represents oversaturated conditions.
LOS at a signalized intersection is defined in terms of average control delay (measured in seconds
per vehicle), which is the portion of total delay experience by a motorist that is attributable to the
traffic signal. LOS A describes operations with minimal delays (up to 10 seconds per vehicle),
while LOS F describes operations with delays in excess of 80 seconds per vehicle. At
intersections with long cycle lengths, the quantity of red time that is allocated to an approach or
movement may near or exceed that 80 -second threshold, increasing the likelihood of poor LOS.
The LOS criteria for signalized intersections, as defined in the Highway Capacity Manual, Sixth
Edition (HCM), are provided in Table 3.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 3: LOS Criteria for Signalized Intersections
Level of Service (LOS)
Average Delay
A
<_ 10.0 seconds
B
> 10.0 and <_ 20.0 seconds
C
> 20.0 and <_ 35.0 seconds
D
> 35.0 and <_ 55.0 seconds
E
> 55.0 and <_ 80.0 seconds
F
> 80.0 seconds
Transportation Research Board. Highway Capacity Manual, 2010.
t✓
For unsignalized intersections, total delay is defined as the total elapsed time from the moment a
vehicle stops at the back of the queue until the vehicle departs from the stop bar on the stop -sign
controlled approach. This includes the time required for the vehicle to travel from the last -in -queue
to the first -in -queue position. The LOS thresholds for unsignalized intersections, which differ from
those for signalized intersections, are summarized in Table 4.
Table 4: LOS Criteria for Unsignalized Intersections
Level of Service (LOS) I Average Delay
A
<_ 10.0 seconds
B
> 10.0 and <_ 15.0 seconds
C
> 15.0 and <_ 25.0 seconds
D
> 25.0 and <_ 35.0 seconds
E
> 35.0 and <_ 50.0 seconds
F
> 50.0 seconds
Transportation Research Board. Highway Capacity Manual, 2010
Synchro 9 traffic analysis software was used to analyze the study intersections for the weekday
peak hours under both existing traffic conditions and projected future traffic conditions with the
addition of site -generated traffic. The capacity analysis results from Synchro provide average
vehicle delays and LOS for each study intersection. SimTraffic, the traffic simulation module of
the Synchro software package, was also used to develop traffic simulations for the existing and
future scenarios to further inform traffic operations and to assist in determining the effectiveness
of the existing roadway system. Traffic signal timings for the signalized intersections were
obtained from IDOT's system and verified in the field. Summaries of the capacity analysis results
under existing and future projected conditions are presented in Table 5.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 5: Intersection Level of Service Comparison
Existing
Future
AM Peak PM Peak
AM Peak PM Peak
Intersection/Lane
Notes
Hour Hour
Hour Hour
IL 83 at Northwest Hwy (s)
Eastbound L
B B
B B
Eastbound TR
C C
C C
Westbound L
C D
D D
Westbound TR
D D
D D
Northbound L
A A
A A
Northbound TR
A A
A A
Southbound L
F E
F E
Southbound TR
D D
D D
Overall Intersection
C C
C C
IL 83 at Prospect Ave (s)
Eastbound L
F F
F F
Eastbound TR
D D
D D
Westbound L
E E
E E
Westbound T
E E
E E
Westbound R
E E
E E
Northbound L
E E
E E
Northbound TR
E E
E E
Southbound L
C C
C C
Southbound TR
A A
A A
Overall Intersection
D D
D D
Emerson St at Northwest Hwy (s)
Eastbound L
A A
A A
Eastbound TR
A A
A A
Westbound L
A A
A A
Westbound T/R
A A
A A
Northbound L
C C
C C
Northbound TR
C C
C C
Southbound L
C C
C C
Southbound TR
C C
C C
Overall Intersection
B B
B B
Emerson St at Prospect Avenue
Eastbound UT
C C
C C
Eastbound R
C C
C C
Westbound LT
B B
B C
Westbound R
B B
B C
Northbound
A A
A A
Southbound
A A
A A
Minor Approach
C C
C C
Maple St at Northwest Hwy
Eastbound
A A
A A
Westbound
A A
A A
Northbound LTR
B C
C C
Southbound LTR
C C
C C
Southbound Approach/Overall
C C
C C
Maple St at Prospect Ave
Westbound
A A
A A
Northbound Approach
B B
B B
Maple Street at Lincoln Street
Maintain AWSC
Eastbound
A A
A A
Westbound
A A
A A
Northbound
A A
A A
Southbound
A A
A A
Overall Intersection
A A
A A
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
Table 5: Intersection Level of Service Comparison (Con't.)
7
(s) Signalized intersection.
(AWSC) All -way Stop Control intersection.
(TWSC) Two-way Stop Control intersection.
Existing Traffic Operations
All unsignalized intersections operate at LOS C or better. There are several movements and lane
groups under traffic signal control that currently operate below LOS D during the peak hours.
Signalized traffic movements or lane groups that currently operate at LOS E or LOS F include the
following:
IL 83 and Northwest Highway
• The southbound left -turn movement operates at LOS F during the AM peak hour and LOS
E during the PM peak hour as it is under protected -only phasing.
IL 83 and Prospect Avenue
• The eastbound left -turn movement operates at LOS F during the AM and PM peak hour.
• All westbound movements operate at LOS E during the AM and PM peak hour.
• All northbound movements operate at LOS E during the AM and PM peak hour.
Mount Prospect Road and Northwest Highway
0 The eastbound through movements operates at LOS F during the AM and PM peak hour.
Existing
Future
Intersection/Lane
AM Peak
PM Peak
AM Peak
PM Peak
Notes
Hour
Hour
Hour
Hour
Elm Street at Prospect Ave
• TWSC
Westbound L
n/a
n/a
A
A
Northbound Approach
A
A
Elm Street at Lincoln Ave
• TWSC
Eastbound L
n/a
n/a
A
A
Southbound Approach
A
A
School St at Northwest Hwy
Eastbound L
A
A
A
A
Southbound Approach
B
C
B
C
School St at Prospect Ave
Westbound L
A
A
A
A
Northbound Approach
A
A
A
A
Mount Prospect Rd at Northwest Hwy (s)
Future condition
Eastbound L
D
D
D
D
shown with
Eastbound TR
F
F
F
F
improvements
Westbound L
E
F
E
F
planned by IDOT
Westbound TR
E
E
E
E
Northbound L
A
B
A
A
Northbound TR
A
A
A
A
Southbound L
E
E
E
E
Southbound TR
E
E
E
E
Overall Intersection
D
D
D
D
Mount Prospect Rd at Prospect Ave (s)
Future condition
Eastbound L
F
F
F
F
shown with
Eastbound R
C
C
C
C
improvements
Northbound T
D
D
D
D
planned by IDOT
Northbound L
E
E
E
E
Village should
Southbound TR
A
A
A
A
study eastbound
Overall Intersection
D
D
D
D
dual left -turn lanes
(s) Signalized intersection.
(AWSC) All -way Stop Control intersection.
(TWSC) Two-way Stop Control intersection.
Existing Traffic Operations
All unsignalized intersections operate at LOS C or better. There are several movements and lane
groups under traffic signal control that currently operate below LOS D during the peak hours.
Signalized traffic movements or lane groups that currently operate at LOS E or LOS F include the
following:
IL 83 and Northwest Highway
• The southbound left -turn movement operates at LOS F during the AM peak hour and LOS
E during the PM peak hour as it is under protected -only phasing.
IL 83 and Prospect Avenue
• The eastbound left -turn movement operates at LOS F during the AM and PM peak hour.
• All westbound movements operate at LOS E during the AM and PM peak hour.
• All northbound movements operate at LOS E during the AM and PM peak hour.
Mount Prospect Road and Northwest Highway
0 The eastbound through movements operates at LOS F during the AM and PM peak hour.
Mount Prospect Downtown Transportation Study - ADDENDUM 8
October 15, 2018
• The westbound left -turn movements operate at LOS E during the AM peak hour and LOS
F during the PM peak hour.
• The westbound through movements operate at LOS E during the AM and PM peak hours.
• All southbound movements operate at LOS E during the AM and PM peak hour.
Mount Prospect Road and Prospect Avenue
• The eastbound left -turn movement operates at LOS F during the AM and PM peak hour.
• The northbound left -turn movements operate at LOS E during the AM and PM peak hours.
• Long queues were noted on eastbound Prospect Avenue at Mount Prospect Road.
Synchro analysis shows the 95th percentile for the eastbound left queue to be
approximately 275 feet during the AM Peak which is longer than the 150 feet of storage
currently provided.
Projected Future Traffic Operations
The capacity analysis results show that almost all approaches and lane groups would operate at
the same LOS as existing conditions and none would change beyond LOS D that are not already
under LOS D, showing the increase in traffic is limited in its impact to LOS street operations.
Alternatives Evaluation
The overall purpose of the Downtown Transportation Study is to improve transportation conditions
in the downtown. Through an alternatives evaluation, numerous improvement scenarios have
been evaluated in the last several years. As detailed in the March report, however, traffic
operations and the railroad signal system in the downtown area are complicated and highly
interconnected, making a silver bullet solution difficult. Instead, the evaluation indicates several
incremental improvements will overall result in marked operational improvements. Below is a brief
summary of the alternatives studied and the outcome of those evaluations:
Feasibility of At -Grade Crossing
All railroads, including the Union Pacific Railroad (UPRR), are generally opposed to any new at -
grade crossings due to safety and maintenance issues. In the case of Mount Prospect, the UPRR
has stated that for a new at -grade crossing, they would like to see three existing crossings closed.
The Illinois Commerce Commission (ICC) is the final authority for the authorization of any at -
grade crossing in the state, and the UPRR will have significant input with the ICC for a crossing
on their line. The ICC also would prefer to close crossings rather than open new crossings and
even has a Crossing Closure Incentive Program to provide incentives for communities to close
at -grade crossings. Considering these policies and that the crossing would require approval or
permitting from ICC, UPRR, IDOT, and Metra, permitting a new at -grade crossing would need
significant political support to be approved by those agencies. Physically, the analysis of a third
at -grade crossing at Maple Street shows it is feasible with right-of-way acquisition, roadway and
sidewalk realignment, and modifications (loss of parking) to the existing Metra parking lot. It also
improves traffic operations and delay for through and turning movements at the IL 83 signalized
intersections. The cost analysis projected a cost of approximately $5 million.
Feasibility of Underpass
The Downtown Transportation Study evaluated an underpass at School Street but determined
substantial impact to resident and business access along Northwest Highway, Prospect Avenue,
Mount Prospect Downtown Transportation Study - ADDENDUM 9
October 15, 2018
and School Street due to clearance needed under the tracks and maximum allowed slopes. In
addition, a grade -separated crossing also requires approval from ICC, UPRR, and IDOT and
UPRR policy for adding a grade -separated crossing is to attempt to eliminate one at -grade
crossing. A detailed cost analysis has not been completed for this alternative but would be
expected at $20 million or more.
Closure of Prospect Avenue
Long traffic signal cycle lengths at two of three signalized intersections along Northwest Highway
and IL 83 are required because the current signal sequences require safety clear -out phases.
Those long cycles cause all movements to experience lengthier delays than if the cycle length
were shorter. In 2016, Sam Schwartz studied the elimination of several signalized phases at IL
83 and Prospect Avenue which would significantly improve the downtown traffic signal system
but would require that Prospect Avenue be closed with cul-de-sacs at its current intersection with
IL 83. The shorter cycle lengths would improve LOS at the IL 83/Northwest Highway intersection,
as well as other intersections on the closed loop system. However, this alternative was not
received well by key stakeholders and the public.
Traffic Management Center
Sam Schwartz previously looked at cost estimates for the Village to construct a Traffic
Management Center (TMC), similar to Lake County's PASSAGE system, that would provide
advanced real-time management of signalized intersections on certain systems in the Village. Our
basic analysis in 2016 estimated a cost for a TMC that could easily exceed $1.5 million to convert
several closed systems and cost approximately $150,000 annually in staffing and maintenance.
Move Train Station/Platforms
The Metra station in Downtown Mount Prospect is a key component in attracting residents and
businesses to the area. However, the current location of the station and loading platform parallel
to Northwest Highway between IL 83 and Maple Street causes traffic operational problems. The
Downtown Transportation Study evaluated relocation options that would allow trains to be parked
in the station and a clear zone set between the front of the engine and the IL 83 and/or Emerson
crossings, potentially allowing the gates to reopen while the train is loading. Platform relocation
either eastward or westward would require moving the train station depot to a point near the center
of the relocated platform. To provide the same width between the railroad tracks and Northwest
Highway that exists at the current depot location, significant land acquisition and the realignment
of Northwest Highway would be required. Sam Schwartz estimates that either an eastbound or
westward relocation would require a minimum land acquisition of 1.0 acre and a cost of $12-14
million. It would also move the Metra station from the heart of downtown.
Move Inbound Trains
In discussions between the Village, UPRR, and Metra, Metra is open to instructing eastbound
train engineers to hit a certain pre -determined mark with the last engine to maintain the required
clear zone that allows the railroad gates at the IL 83 crossing to return to the upright position once
the train passes through the IL 83 crossing. This operational change may decrease the time gates
are closed up to 11 minutes during the peak 90 -minute morning rush period and 4 minutes during
the peak 90 -minute evening rush. Moving the inbound trains may require that the south platform
Mount Prospect Downtown Transportation Study - ADDENDUM 10
October 15, 2018
be extended eastward approximately 250 feet. The cost analysis projected a cost of
approximately $900,000.
Relocation of Fire Station out of Downtown
The Village is currently in the process of relocating its Police and Fire Department from its
downtown Station 13 location on Northwest Highway. According to the department's information,
there are approximately 4,500 emergency responses per year out of that station. Considering that
two units typically respond to each call, there are at least 2,000 traffic interruptions per year
caused by the pre-emptions. Observations and signal controller information indicate there is, on
average, one call during both the morning and evening peak hours, which impacts traffic for
approximately two minutes on each occurrence and is typically compounding or lengthening an
already occurring traffic interruption. Relocation of the station so that emergency vehicles may
avoid IL 83/Northwest Highway congestion would allow normal coordination plans to run for
approximately 10 more minutes at programmed offsets by eliminating the transition period.
The following Table 6 was compiled to illustrate the estimated incremental improvements that
both moving inbound trains and relocating the fire station will have on the peak 90 -minute periods
of traffic.
Table 6: IL 83/Emerson Railroad Crossing Summary
Morning (7:00-8:30)
Evening (4:30-6:00)
Train EmergencyI Train Emergency
Vehicle Vehicle
cn
cn
C:
O
U)
U)
C:
c
c
c
0
0
0
:-
CL
2
3 c3
CL
Ca
CL
c
iz
I-
i
O '
i
C
CC:
C
O
C
CC:
C
O
N=
O
E O
CZ 70
O
O
O
(n N
O
O
O
� '-
Z
C7 d
Z
W d
Z
U' d
Z
(n 0
Existing Condition 17 34 1 10 14 32 1 10
Improvements
Relocation of Fire Station -1 -10 -1 -10
Move inbound trains -11 -4
Total (Projected Condition) 17 23 0 1 0 1 14 26 0 0
Pedestrian Push -Button Signals
The current traffic signals at IL 83/Northwest Highway/Prospect Avenue and Emerson
Street/Northwest Highway have one pedestrian push button on each corner. When pressed, the
button calls for both crossings from the corner to be activated. This causes a false call in the
unused direction which can create unnecessary green time for minor approaches and
corresponding delays for major approaches. Morning pedestrian calls account for 22 seconds of
delay per signal cycle (160 seconds total) and afternoon calls account for 16 seconds of delay
Mount Prospect Downtown Transportation Study - ADDENDUM 11
October 15, 2018
per cycle (170 seconds total). By adding several push buttons and posts to these signalized
intersections, pedestrians will be able to choose the crosswalk they intend to use, reducing the
false calls and giving back green time to the highest traffic demand. The required process would
be to submit plans and specifications to IDOT permits for approval and meetings with IDOT have
indicated they are supportive of the improvement. IDOT Traffic Operations Department would
handle coordination with ICC before IDOT ultimately issues the permit for construction. This is
seen as a low-cost (approximately $65,000) improvement that would benefit traffic operations
during 25 to 30 percent of the peak hour (five to six cycle lengths).
Mount Prospect Road and Prospect Avenue
This intersection is slated to be improved by IDOT and the signal timing may be adjusted by IDOT
or one of their timing consultants after construction in the next five years. No street
widening/capacity improvements are planned at this time. Field observations noted long queues
eastbound on Prospect Avenue at Mount Prospect Road. The traffic volume distribution estimates
approximately 10-20 vehicles will be added to the eastbound movements in the peak hours at
that intersection under future conditions. Synchro analysis estimates this could lengthen the
queue approximately 20-35 feet or one to two vehicles during the peaks.
To accommodate the queues, Sam Schwartz evaluated the operational improvements of adding
dual eastbound left -turn lanes on Prospect Avenue at the signal and the analysis shows the
capacity improvement would reduce average delay by approximately 20 seconds and reduce
eastbound queues by approximately 100 feet. The addition of dual lefts would require that Mount
Prospect Road be widened (to approximately 35 feet) across the railroad tracks to accept the
turning vehicles. Widening across the tracks is an expensive improvement considering a
proposed crossing improvement would need to proceed through an ICC and IDOT approval
process and involve train signal pre-emption equipment coordination. However, in the past, both
IDOT and ICC have authorized geometric capacity improvements for existing railroad crossings.
Signalization at Prospect Avenue/Emerson Street
As part of the analysis, Sam Schwartz modeled the intersection of Emerson Street and Prospect
Avenue under traffic signal control to test the operations compared to three-way stop sign control.
The advantage of signalization is that the track clearance phasing will guarantee passage for both
northbound traffic crossing the tracks through Northwest Highway and southbound traffic crossing
the tracks through Prospect Avenue. The disadvantage, however, is that signalization will not
significantly improve intersection LOS operations and it will degrade LOS at the Emerson Street
and Northwest Highway intersection as more time will be required to be dedicated to clearance
track phases, thus increasing the cycle lengths, for example from 85 seconds to 170 seconds in
the PM period to match IL 83. The Emerson/Northwest Highway cycle length currently runs at half
the length of the IL 83 signal cycles which has significantly reduced delays and queuing at the
intersection.
Move Permit Parking
As part of the development plan, the Village is planning to relocate 100 commuter parking permits
from the Maple Street facility to the Village Hall parking garage in an effort to reduce traffic
demand in the immediate site area and balance the additional traffic generated by the residential
units. The Village will target permit holders that live north of Northwest Highway to relocate to the
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
12
Village Hall parking garage where there is excess capacity and no need to cross the UP railroad
tracks. This will reduce traffic crossing the tracks by 40 to 45 vehicles during the peak hour which
will result in lower delays and shorter queues, particularly on IL 83 and Emerson Street. It also
has the potential to offset over 30 percent of the traffic generated by the development, as
summarized in Table 7.
Table 7: Net New Trips to/from Site
Land Use/ Size
Weekday AM
Peak Hour
Weekday PM
Peak Hour
In
Out
Total
In
Out
Total
New Residential/Retail Trips
25
80
105
90
45
135
Relocation of 100 permits
-40
0
-40
0
-45
-45
Net Vehicular Trips
-15
80
95
90
0
90
Recommendations
The evaluation indicates several incremental improvements will overall result in marked
operational improvements. Sam Schwartz offers the following recommendations as incremental,
near-term projects to improve traffic operations in the downtown area that have a high cost -benefit
ratio (or are already planned).
• The Village should continue to work with Metra to instruct engineers on eastbound
(inbound) trains to hit a certain pre -determined mark with the last engine to maintain a
clear zone that would allow the railroad gates at the IL 83 crossing to return to the upright
position while the train is loading in the station but has passed through the IL 83 crossing.
This operational change will reduce the duration gates are in the down position by 11
minutes in the peak morning period and 4 minutes in the peak evening period. Metra may
require that the south platform be ultimately extended approximately 250 feet east.
• Pedestrian posts and pushbuttons should be installed at the intersections of IL 83 with
Northwest Highway and Prospect Avenue and the intersection of Northwest Highway with
Emerson Street to improve the operational efficiency by eliminating unused green time
caused by false pedestrian calls. This would benefit traffic operations during 25 to 30
percent of the peak hour (5-6 cycle lengths), and could reduce delay caused by unused
vehicle green time up to 22 seconds per cycle length.
• Relocation of the police and fire station will minimize pre-emption calls through the critical
cluster of signalized intersections, particularly during the peak 90 -minute morning and
evening rush periods, reducing signal offset transitions by approximately 10 minutes.
• Neighborhood traffic control surrounding the Maple Street Lofts site should be provided
as follows:
o The intersection of Maple Street with Lincoln Street should remain under all -way
stop sign control.
Mount Prospect Downtown Transportation Study - ADDENDUM
October 15, 2018
13
o The Elm Street (future) approaches at both Prospect Avenue and Lincoln Street
should be under stop sign control, with Prospect Avenue and Lincoln Street
remaining free flow (two-way stop controlled).
o The new east -west street that will intersect Maple Street should also be under stop
sign control with Maple Street remaining free flow.
• As part of the development plan, the Village should relocate 100 permit parkers from the
Maple Street facility to the Village Hall parking lot. In order for this to benefit traffic
operations and eliminate trips crossing the railroad tracks, the relocated parkers will need
to reside north of the railroad tracks. This relocation can offset over 30 percent of the peak
hour development -generated traffic to and from the site.
• As more pedestrian activity will occur at the intersection of Prospect Avenue and Maple
Street with the development of the site, staff should evaluate pedestrian crossing
placement and signage at the intersection in coordination with site plan development.
• Staff should continue to monitor traffic volumes and speeds on surrounding neighborhood
streets in the future and consider traffic calming measures as warranted as part of the
Village's traffic calming program.
Additionally, the following longer-term alternatives have merit and should continue to be evaluated
by the Village:
• In the long-term, the Village should pursue discussions with legislative representatives,
the UPRR, and the Illinois Commerce Commission to determine if there is flexibility in the
UPRR policy that requires three existing at -grade crossings be eliminated for one new at -
grade crossing to be considered.
• The Village should further study the intersection of Prospect Avenue with Mount Prospect
Road to determine the costs and implications of widening Mount Prospect Road over the
railroad tracks to accept dual eastbound left -turn lanes from Prospect Avenue.
Figures
Figure 1: Existing Traffic
Figure 2: New Site -Generated Traffic
Figure 3: Future Traffic
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1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -20-18 Hearing Date: March 14, 2019
PROPERTY ADDRESS: 301 S. Maple Street, 215 E. Prospect Avenue,
225-235 E. Prospect Avenue, and
232-240 E. Lincoln Street
PETITIONER: Nicholas and Associates
PUBLICATION DATE: February 27, 2019
REQUEST: 1) A plat of subdivision titled "Final Plat of Planned Unit Development
Maple Street Lofts"
2) Zoning map amendment to B -5C Central Commercial Core for Lots 1
and 2 of the Final Plat of Planned Unit Development Maple Street Lofts
3) Zoning map amendment to B-5 Central Commercial for Lot 3 of the
Final Plat of Planned Unit Development Maple Street Lofts
4) Conditional use for a final planned unit development with ground
floor dwelling units
MEMBERS PRESENT:
MEMBERS ABSENT:
Sharon Otteman
William Beattie
Agostino Filippone
Walter Szymczak
Thomas Fitzgerald
Norbert Mizwicki
Joseph Donnelly
Lisa Griffin
STAFF MEMBERS PRESENT Consuelo Arguilles - Deputy Director
Bill Cooney - Director of Community Development
Connor Harmon - Development Planner
Jason Shallcross — Development Review Planner
INTERESTED PARTIES: Nicholas and Associates
Chairman Donnelly called the meeting to order at 7:03 pm. Commissioner Beattie made a motion
seconded by Commissioner Fitzgerald to approve the minutes from the Planning and Zoning Commission
meeting on February 28 2019. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ -
20 -18 as Maple Street Lofts. This case is Village Board Final.
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
Mr. Cooney gave a brief history of the Subject Property and explained that the Village 2013 Downtown
Plan called out the Subject Property as a key redevelopment site.
Mr. Cooney further summarized the key differences between the original proposal with the revised
proposal stating that Building A's height was reduced from eight stories to six, the number of rowhomes
was reduced from 66 units to 56, and an interior court complete with open space was provided. The
rowhome portion of the project was redesigned to provide street frontages on Maple Street, Lincoln
Street, Elm Street, and Dawson Drive.
Mr. Cooney gave a detailed summary of the traffic concerns brought forth by residents at the two public
open houses that took place. He stated that capacity exists in the road network, and that the
development will have a low impact on the existing traffic operations. He further stated that the Village
in the process of addressing identified non -vehicle causes and additional improvements could be
possible with TIF funds generated by the proposal.
Mr. Cooney discussed the density of the development and compared it to other developments in the
Downtown; stating the proposed development is most similar to the Clocktower development.
Mr. Cooney gave a detailed explanation about the existing commuter parking and showed a chart
explaining the commuter parking spots availability throughout the phases of the project. He stated that
after construction the overall commuter parking inventory would be increased to 668 parking stalls, with
335 reserved for residents.
Mr. Cooney stated the impact to schools would be minimal and addressed the impact on school districts
57 and 214. He stated that approximately 9 additional students would be generated by Maple Street
Lofts Apartments and approximately 15 additional students would be generated by the Maple Street
Lofts Rowhomes.
He further explained that the Village is required to reimburse school districts an annual payment for any
students generated by housing developments located in the TIF district.
Mr. Cooney addressed stormwater management. He stated the existing conditions of the Subject
Property is almost 100% impervious and drains into a combined sewer system. The proposed
stormwater management will increase the greenspace and will have a proper stormwater system in
place with multiple chambers.
Mr. Cooney went over the potential fiscal impact of the project. He stated that overall, the Village is very
supportive of the project.
Mr. Cooney stated that staff finds that all standards have been met and recommends approval of the plat,
zoning map amendment, and conditional use requests, subject to the conditions listed in the staff report.
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 appEoval, of the following motions:
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
"To approve:
1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts";
2. A zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the Final Plat of
Planned Unit Development Maple Street Lofts;
3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit
Development Maple Street Lofts; and
4. A conditional use for a final planned unit development (PUD) consisting of a six (6) story, one
hundred ninety-two (192) unit apartment building with two hundred forty-five (245) garage
stalls ["Building A"], a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65)
garage stalls ["Building D"], a commuter parking deck containing two hundred sixty-eight (268)
garage stalls ["Maple Street Parking Deck"], nine (9) principal structures containing fifty-six (56)
rowhomes, and a private road network consisting of Elm Street, Dawson Drive, Elm Court, and
twenty-one (21) on -street, on-site parking stalls, subject the following conditions of approval:
a. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes
and regulations;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
c. Development of the site in general conformance with the site plan prepared by The Lakota
Group dated March 15Y, 2019;
d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10'x 12')
may be constructed on each of the proposed thirteen (13) front -load rowhome units;
e. An eight -foot (8') privacy fence made of trex material set back a minimum of ten feet (10')
from Prospect Avenue and Lincoln Street shall run the length of the eastern property line;
f. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot
(6') tall privacy fence section that is consistent with the fencing along the eastern property
line between each unit;
g. Development of Building A in general conformance with the elevation and floor plans
prepared by 222 Architects dated February 22"d, 2019; except that the plans shall be
modified by the Petitioner so that the proposed horizontal fiber cement material be made
out of metal;
h. Development of Building D in general conformance with the elevation and floor plans
prepared by 222 Architects dated February 22"d, 2019, except that the plans shall be
modified by the Petitioner so that the proposed vertical fiber cement material be made of
metal;
i. Development of the rowhomes in general conformance with the elevations prepared by
Lessard Design dated March 5, 2019, and floor plans prepared by Lessard Design dated
January 16th, 2019;
j. Development of the Maple Street Parking Deck in general conformance with the
elevations prepared by 222 Architects dated January 22nd, 2019; and
k. Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall
submit owner's association documents for staff review and approval. The document must
address long-term site maintenance, including snow removal and paving."
Chairman Donnelly swore in Nick Papanicholas Jr. 300 N. Oak and Chris Coleman, Wingspan 1000
Feehanville Drive.
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
Mr. Papanicholas gave a brief introduction about the project thanking the board and sharing his
excitement for the proposal.
Mr. Coleman reiterated positive development excerpts from the 2013 Downtown Implementation Plan
regarding the Subject Property.
He gave detailed a summary of the site and its unique characteristics, he stated that the proposed
development is designed to be sensitive to the surrounding neighbors with the higher density apartment
buildings placed closer to the railroad tracks and the development less dense as you get further into the
site closer to other established residents.
Mr. Coleman briefly discussed the key concerns from the community engagement. He also discussed the
responses to the concerns stating that the resident parking had been increased, they reduced crossings
and congestion, school impact reduced, and traffic impact.
Mr. Coleman explained in detail the plans of each of the buildings and the rowhomes and showed the
amenities proposed on the site.
Commissioner Filippone asked for some clarification regarding Metra and how the Village plans to
mitigate some of the traffic issues surrounding the train tracks.
Mr. Dorsey, Director of Public Works, stated that the Village has had conversations with Metra and the
Union Pacific Northwest Line regarding short term and long term solutions to help alleviate some of the
traffic issues at the 83 intersection.
Commissioner Beattie asked for clarification regarding the Village's traffic study.
Chairman Donnelly swore in Peter Wykavitch, 223 W. Jackson Chicago, Illinois.
Mr. Wykavitch stated they analyzed the amount of trips during the a.m. and p.m. peak hours. He gave
some brief descriptions as to what the traffic study encompassed and stated the Petitioner's traffic
study included the neighborhood streets.
Chairman Donnelly opened the hearing to the public.
Citizens to be heard:
Crystal Artaggog1344145S. Ma le Street: Concerned about the parking in the area, and feels that it is not
feasible to have 1.2 spot parking ratio for the new development. Asked questions regarding guest
parking, amenities effect on local bars and restaurants.
Steve Skobel 513 S. Owen Street: Concerned about the traffic in the neighborhood side streets.
Ste hanie Kenny 405 S. Main Street: Concerned about the Planning and Zoning process, density, student
impact, TIF impact, parking lots, transportation oriented developments.
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
eor e Clouves 604 S. Elm Street & Stan Kinneki 603 S. Ma le Street: Represented a group called the
Citizens from Reasonable Growth in Mount Prospect. Gave a detailed presentation regarding concerns
on traffic, school impact, curb cuts, TIF restraints, excessive height of the proposed building, commuter
parking, and the density of the project.
Joe O'Hara 18 S. I -Oka Avenue: Concerned about the traffic, railroad crossings.
Dan Konieczka 622 S. Edward Street: Concerned about the storm water retention, traffic at Mount
Prospect Road and Prospect, non-resident commuter parking,
Charmaine Gri o 403 S. Main Street: Concerned about the height of the building.
Am Gonzalez 706 S. Louis Street: Concerned about the quality of life of the residents around the
development. The non-traditional work schedules. The ability to rent the apartments for Air B&B.
Gladvs Coslin 513 S. Lincoln Street: Concerned about traffic.
Paul Grupo 403 S. Main Street: Police and fire adequately equipped to take on the additional residents.
Dawn Fletcher Collins 515 N, Prospect Manor: Supported the project.
Jim Fra n 16 S. Emerson Street: Supported the project.
Chairman Donnelly addressed the questions and concerns raised by the public to be answered by staff
and the Petitioner.
Mr. Cooney explained the difference between a preliminary and final PUD, and explained how the
Petitioner and Staff got to this point. He addressed the lack in demand for more commuter parking and
that if it increased in the future the Village will address that demand appropriately.
Mr. Coleman addressed some of the concerns regarding visitor and commuter parking stating that
visitors can use 56 surface spots that are not designated for commuters.
Chairman Donnelly swore in William Woodward from KOLA, the traffic engineer for the Petitioner.
Mr. Woodward gave a detailed explanation of the traffic study and stated the analysis was focused on
the Maple Lincoln intersection.
Mr. Coleman stated that the leases for the apartments would prohibit Airbnb and VRBO. He also stated
that the sidewalk from Prospect Avenue to Dawson Drive along Maple is 7 feet wide.
Mr. Dorsey addressed the comments regarding moving the train station. He stated that is a larger
project that would need significant research but and is not a short term solution. He did say having a
train platform stop further east would open the intersections up and help alleviate some congestion.
Mr. Cooney stated that Police and Fire departments have reviewed the plans and didn't have comments
or concerns, he further stated that the relocation of the Fire Department will help better service the
Planning and Zoning Commission Meeting- March 14, 2014 PZ -20-18
Joseph Donnelly, Chair
overall community. He also addressed that the Village will maintain the current parking agreement with
the existing townhomes on Maple Street and apply it to the parking deck.
There was general discussion between the Commissioners and Staff regarding the impact on the school
district. Mr. Cooney stated both school districts were contacted and notified of the potential increase in
students; and neither were opposed.
Mr. Woodward addressed the comments regarding the traffic study stating the four highest peak times
were studied and based off IDOT and the Village regulations.
Mr. Coleman addressed the remainder of the questions regarding the height of the building and the
differences between townhomes and rowhomes.
Chairman Donnelly closed the hearing. Commissioner Filippone made the motion seconded by
Commissioner Mizwicki to approve the following motion:
"To approve:
1. A plat of subdivision titled "Final Plat of Planned Unit Development Maple Street Lofts";
2. A zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of the Final Plat of
Planned Unit Development Maple Street Lofts;
3. A zoning map amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit
Development Maple Street Lofts; and
4. A conditional use for a final planned unit development (PUD) consisting of a six (6) story, one
hundred ninety-two (192) unit apartment building with two hundred forty-five (245) garage
stalls ["Building A"], a seven (7) story, sixty-five (65) unit apartment building with sixty-five (65)
garage stalls ["Building D"], a commuter parking deck containing two hundred sixty-eight (268)
garage stalls ["Maple Street Parking Deck"], nine (9) principal structures containing fifty-six (56)
rowhomes, and a private road network consisting of Elm Street, Dawson Drive, Elm Court, and
twenty-one (21) on -street, on-site parking stalls, subject the following conditions of approval:
a. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes
and regulations;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
c. Development of the site in general conformance with the site plan prepared by The Lakota
Group dated March 1St, 2019;
d. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10' x 12')
may be constructed on each of the proposed thirteen (13) front -load rowhome units;
e. An eight -foot (8') privacy fence made of trex material set back a minimum of ten feet (10')
from Prospect Avenue and Lincoln Street shall run the length of the eastern property line;
f. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long, six-foot
(6') tall privacy fence section that is consistent with the fencing along the eastern property
line between each unit;
g. Development of Building A in general conformance with the elevation and floor plans
prepared by 222 Architects dated February 22"d, 2019; except that the plans shall be
modified by the Petitioner so that the proposed horizontal fiber cement material be made
out of metal;
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
7
h. Development of Building D in general conformance with the elevation and floor plans
prepared by 222 Architects dated February 22nd, 2019, except that the plans shall be
modified by the Petitioner so that the proposed vertical fiber cement material be made of
metal;
i. Development of the rowhomes in general conformance with the elevations prepared by
Lessard Design dated March 5, 2019, and floor plans prepared by Lessard Design dated
January 16th, 2019;
j. Development of the Maple Street Parking Deck in general conformance with the
elevations prepared by 222 Architects dated January 22"d, 2019; and
k. Prior to obtaining the first Certificate of Occupancy for the rowhomes, the Petitioner shall
submit owner's association documents for staff review and approval. The document must
address long-term site maintenance, including snow removal and paving."
Commissioner Filippone gave a statement of support of the development and why he believes it is in the
Village's best interest to approve the motion.
Commissioner Beattie explained his concerns for the development and why he believes the concerns of
the residents have not been addressed.
There was general discussion between the commissioners regarding several of opinions and the
consensus that the Subject Property needed to be developed to some degree.
UPON ROLL CALL AYES: Filippone, Szymczak, Fitzgerald, Mizwicki, Donnelly
NAYS: Otteman, Beattie
The vote was approved 5-2 with a positive recommendation to Village Board.
Commissioner Beattie made a motion seconded by Commissioner Otteman and the meeting was
adjourned at 11:30 pm.
Jena Moder, Community Development
Planning and Zoning Commission Meeting- March 14, 2019 PZ -20-18
Joseph Donnelly, Chair
ORDINANCE NO.
AN ORDINANCE GRANTING A PLAT OF SUBDIVISION, ZONING MAP
AMENDMENTS AND CONDITIONAL USE FOR PROPERTY LOCATED AT 301S.
MAPLE STREET, 215 E. PROSPECT AVENUE, 225-235 E. PROSPECT AVENUE,
AND 232-240 E. LINCOLN STREET, MOUNT PROSPECT, ILLINOIS
WHEREAS, Nicholas & Associates ("Petitioner'), is seeking approval of a plat of
subdivision, two (2) zoning map amendments, and a conditional use for a final planned
unit development for property located at 301 S. Maple Street, 215 E. Prospect Avenue,
225-235 E. Prospect Avenue, and 232-240 E. Lincoln Street and legally described as:
PARCEL 1:
LOTS 10 AND 17 IN J.A. WEBERS ADDITION TO MT. PROSPECT, A SUBDIVISION
OF THE EAST'/2 OF THE NORTHWEST'/4 OF SECTION 12, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS.
PARCEL 2:
LOTS 16 AND 11 IN J.A. WEBERS ADDITION TO MT. PROSPECT, A SUBDIVISION
OF THE EAST'/2 OF THE NORTHWEST'/4 OF SECTION 12, TOWNSHIP 41 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS.
PARCEL 3 (METRA LOT):
LOT "A" IN CORPORATE SUBDIVISION NO. 10-A, BEING A RESUBDIVISION OF
BOTH LOT "A' IN BOESCHE'S RESUBDIVISION AND LOT "A" IN CORPORATE
SUBDIVISION NO. 10, BEING IN THE EAST HALF OF THE NORTHWEST QUARTER
OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF SAID CORPORATE
SUBDIVSION NO. 10-A RECORDED JANUARY 21, 1981 AS DOCUMENT NUMBER
25755385, IN COOK COUNTY, ILLINOIS.
PINS: 08-12-122-034-0000,
08-12-122-015-0000,
08-12-122-019-0000,
08-12-122-016-0000,
08-12-122-036-1007,
08-12-122-036-1008,
08-12-122-036-1009; and
WHEREAS, the "Petitioner" seeks 1) Plat of Subdivision titled "Final Plat of Planned
Unit Development Maple Street Lofts" 2) zoning map amendment to B -5C Central
Commercial Core for Lots 1 and 2 of the Final Plat of Planned Unit Development Maple
Street Lofts 3) zoning map amendment to B-5 Central Commercial for Lot 3 of the Final
Plat of Planned Unit Development Maple Street Lofts and 4) Conditional Use for a final
planned unit development (PUD) consisting of a 6 story, 192 unit apartment building
with 245 garage stalls and 14,000 square feet of retail space (Building "A") , a 7 -story,
65 -unit apartment building with 65 garage stalls ("Building D"), a commuter parking deck
containing 268 garage stalls ("Maple Street Parking Deck"), 9 principal structures
containing 56 rowhomes, and a private road network consisting of Elm Street, Dawson
Drive, Elm Court, and (21) on -street, on-site parking stalls as shown on the site plan
attached as exhibit "A"; and
WHEREAS, a Public Hearing was held on the request for a Conditional Use being the
subject of PZ -20-18 before the Planning and Zoning Commission of the Village of Mount
Prospect on the 14th day of March 2019, pursuant to proper legal notice having been
published in the Daily Herald Newspaper on the 27th day of February 2019; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have
given consideration to the request herein and have determined that the request meets
the standards of the Village and that the granting of a Plat of Subdivision, zoning map
amendments, and Conditional Use to allow a final Planned Unit Development would be
in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS
ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS:
SECTION ONE: That the recitals set forth hereinabove are incorporated herein as
findings of fact by the President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect
grant 1) a plat of subdivision titled "Final Plat of Planned Unit Development Maple Street
Lofts," 2) zoning map amendment to B -5C Central Commercial Core for Lots 1 and 2 of
the Final Plat of Planned Unit Development Maple Street Lofts, 3) zoning map
amendment to B-5 Central Commercial for Lot 3 of the Final Plat of Planned Unit
Development Maple Street Lofts, and 4) A conditional use for a final planned unit
development (PUD) consisting of a six (6) story, one hundred ninety-two (192) unit
apartment building with two hundred forty-five (245) garage stalls ["Building A"], a seven
(7) story, sixty-five (65) unit apartment building with sixty-five (65) garage stalls
["Building D"], a commuter parking deck containing two hundred sixty-eight (268) garage
stalls ["Maple Street Parking Deck"], nine (9) principal structures containing fifty-six (56)
rowhomes, and a private road network consisting of Elm Street, Dawson Drive, Elm
Court, and twenty-one (21) on -street, on-site parking stalls, subject the following
conditions of approval:
1. Submittal of a landscape, irrigation, and photometric plan that comply with Village
codes and regulations;
2. Compliance with all applicable development, fire, building, and other Village
Codes and regulations;
3. Development of the site in general conformance with the site plan prepared by
The Lakota Group dated March 1st, 2019;
4. One wood deck or patio with a maximum dimension of ten feet by twelve feet (10'
x 12') may be constructed on each of the proposed thirteen (13) front -load
rowhome units;
5. An eight -foot (8') privacy fence made of trex material set back a minimum of ten
feet (10') from Prospect Avenue and Lincoln Street shall run the length of the
eastern property line;
6. Owners of the proposed front -load rowhomes may construct a ten -foot (10') long,
six-foot (6') tall privacy fence section that is consistent with the fencing along the
eastern property line between each unit;
7. Development of Building A in general conformance with the elevation and floor
plans prepared by 222 Architects dated February 22nd, 2019; except that the
plans shall be modified by the Petitioner so that the proposed horizontal fiber
cement material be made out of metal;
8. Development of Building D in general conformance with the elevation and floor
plans prepared by 222 Architects dated February 22nd, 2019, except that the
plans shall be modified by the Petitioner so that the proposed vertical fiber
cement material be made of metal;
9. Development of the rowhomes in general conformance with the elevations
prepared by Lessard Design dated March 5, 2019, and floor plans prepared by
Lessard Design dated January 16th, 2019;
10. Development of the Maple Street Parking Deck in general conformance with the
elevations prepared by 222 Architects dated January 22nd, 2019; and
11. Prior to obtaining the first Certificate of Occupancy for the rowhomes, the
Petitioner shall submit owner's association documents for staff review and
approval. The document must address long-term site maintenance, including
snow removal and paving.
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 April 2019.
Arlene A. Juracek
Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
February 4, 2019
Arlene Juracek, Mayor
Mike Cassady, Village Manager
Nellie Beckner, Assistant Village Manager
Bill Cooney, Director of Community Development
Sean Dorsey, Director of Public Works
ALL:
William Grassi, Trustee
Eleni Hatzis, Trustee
Paul Hoefert, Trustee
Colleen Saccotelli, Trustee
Richard Rogers, Trustee
Michael Zadel, Trustee
On behalf of the Mount Prospect Downtown Merchants Association and the Mount Prospect Chamber
of Commerce, we fully support all aspects of the plans for the proposed Maple Street Lofts project.
We have attended many months of VBM and COW meetings, Open Houses and have had discussions
with residents and business owners.
Please read and accept the statements below as our responses to the concerns raised:
Traffic —The "Traffic" argument is exaggerated. The population of Mount Prospect has tripled
since 1960. Traffic in the city of Chicago at rush hour is traffic; what we have in our village are
minutes of delay when hundreds of commuters are traveling to and from work during very
specific times of day. This is anticipated and expected in every community.
Out of Character —"Character" according to whom? The current character or "feel and
appearance" of that block of the neighborhood is that of a factory. Density and RESIDENTS are
necessary to support existing businesses and the kind of businesses younger residents expect in
their downtown. Mount Prospect needs to meet the needs of its residents and that includes the
younger demographic. The younger population who will occupy the majority of these units will
utilize the train and frequent the businesses. This describes a healthy and growing community.
This is part of long term goal planning and something which has been discussed at length for
over a decade with many residents and business owners during that time period.
Zoning/units per acre — As of the cost of land and new construction rises, projects going "up"
makes these developments possible. The downtown business community can only be as robust
as the number of residents who live IN the downtown area. Downtown Merchants Association
members have repeatedly expressed that critical mass is vital to business survival.
We greatly appreciate the experience and expertise from the participating engineers and project
managers at Sam Schwartz and KLOA. Their detailed and thorough presentations in November were
excellent, along with details and responses from Chris Coleman of Wingspan Development. All concerns
and questions were handled thoroughly and professionally. Additionally, and equally important of
course is the time, research, knowledge, talent, and review/recommendations provided by our Public
Works and Community Development Departments.
We are excited and proud of this and all proposed residential development projects.
We strongly encourage the Board to move forward with Maple Street Loft project. Thank you.
Respectfully subbiitte.d,
Chriozonelos President D wn Fletcher Collins Executive Director
Mount Prospect Downtown Merchants Association Mount Prospect Chamber of Commerce
TO: Planning and Zoning Commission Members
Chairman Joseph Donnelly
FROM: Prospect Avenue Business Owners and Managers
DATE: March 14, 2019
RE: MAPLE STREET LOFTS PROPOSAL
Dear Members of the Mount Prospect Planning and Zoning Commission:
As business owners along Prospect Avenue, we write to you in support of the Maple Street Lofts
development proposed at the corner of Maple Street and Prospect Avenue in downtown Mount
Prospect.
We support this project as it relates to the long-term economic development goals of the
downtown Mount Prospect corridor. A greater number of residents in our downtown region
means a growing customer base for our existing businesses, a critical component to ensuring our
success and, frankly, our survival. More residents into the area will spur future commercial
development and invigorate our downtown. Not only will our downtown residents benefit from
this growth, but we will draw surrounding residents into the area to frequent our shops, services,
and restaurants.
Following public input, the developer, Nicholas and Associates, has presented revised plans that
effectively address the concerns raised by residents who live in the immediate area. The
proposed development will be a welcome change on what was once an industrial woodworking
site. Furthermore, an apartment development serves as an improvement to the previous use of
this site and will complement already existing residential neighborhoods in the area.
We support the Maple Street Lofts development project and respectfully request you approve the
proposal at the March 14" Planning and Zoning meeting.
Thank you for your time.
Sincerely,
Kaitlin Skye Collins, owner
the collective.
Mae Wilton, owner
Parents Time Out Events
Dimitri Lykouretzos, manager
Honey Biscuit
Mark Wilton, owner
Parents Time Out Events
Michael McDermott, owner
Canta Napoli
Chris Bozonelos, manager
Mrs. P & Me
George Tselos, owner
Emerson's Ale House
Honey Biscuit
Chad Busse
Resident
Tom Nelson
Byte Me Web Hosting & Design
Tammi Anderson, owner
Anderson Tax & Accounting
Katie Dolan Dix, owner
Capannari Ice Cream
Karen Enzenbacher, owner
Amethyst Skye Salon
Roberta Hamann
Byte Me Web Hosting & Design
Richard Sassan, CPA
B & E Accounting & Tax CPA P.C.
U4 U4 no r WIII
Wingspan Development Group
�R e c li IIp li e ii i L: Bill Cooney
ett&: Greetings,
We support Maple Street Lofts and believe it will be a great asset for our
community.
Signatures
Name
Location
Date
Andrew Psenka
us
2019-02-07
Maitali Patel
Schaumburg, IL
2019-02-14
Keith Lampi
Mount Prospect, IL
2019-02-21
Melissa Arias
Mount Prospect, IL
2019-02-21
Stephanie Lampi
Mt. Prospect, IL
2019-02-21
Gabe Arias
Mount Prospect, IL
2019-02-21
Kim Bondora
Mount Prospect, IL
2019-02-21
Dustin Sandoval
Mount Prospect, IL
2019-02-21
Emily Zanotti Skyles
Mount Prospect, IL
2019-02-21
Nick Bertolini
Mount Prospect, IL
2019-02-22
Mark Spinazze
Mount Prospect, IL
2019-02-22
Jeffrey Bondora
Mount Prospect, IL
2019-02-22
Jack Brogan
Mount Prospect, IL
2019-02-23
Jon Geier
Prospect Heights, IL
2019-02-23
Vince Haufle
Mount Prospect, IL
2019-02-23
Feank Battaglia
Mount Prospect, IL
2019-02-23
Joe Moran
Mount prospect, IL
2019-02-23
Dawn Fletcher Collins
Mount Prospect, IL
2019-02-23
Erin Moran
Mount Prospect, IL
2019-02-23
Chad Busse
Mount Prospect, IL
2019-02-23
Name
Location
Date
Gerry Fallon
Mount Prospect, IL
2019-02-23
Michael McGarry
Arlington Heights, IL
2019-02-23
Nick Papanicholas
Mount Prospect, IL
2019-02-23
Joseph Bonomo
Mount Prospect, IL
2019-02-23
Lawrence Dolan
Mt. Prospect, IL
2019-02-23
Colin Van Hauter
Mount Prospect, IL
2019-02-23
Gina Bertolini
Mt. Prospect, IL
2019-02-23
Cassy Scott
Mount Prospect, IL
2019-02-23
Debbie (Desi) Perna
Mount Prospect, IL
2019-02-23
John Sclafini
Hoffman Estates, IL
2019-02-23
rosie lalonde
Winnetka, IL
2019-02-23
Kaitlin Collins
Mount Prospect, IL
2019-02-23
Tony Papanicholas
Van Dyne, WI
2019-02-23
Kate Gilhooly
Mount Prospect, IL
2019-02-23
Mark Schmidt
Morton Grove, IL
2019-02-23
Katherine Geier
Mount Prospect, IL
2019-02-23
Jan Ramion
Prospect Heights, IL
2019-02-23
Nancy Papanicholas
Prospect Heights, IL
2019-02-23
Louis Sbarboro
Prospect Heights, IL
2019-02-23
Justyna Rombalski-Rosmis
Chicago, IL
2019-02-23
Kate Somen
Algonquin, IL
2019-02-23
Lisa Perez
Mount Prospect, IL
2019-02-23
Name
Location
Date
Tamara Brey
Arlington Heights, IL
2019-02-23
Nicole Liszka
Mount Prospect, IL
2019-02-23
Jeff Liszka
Mount Prospect, IL
2019-02-23
Fred Braun
Mount Prospect, IL
2019-02-23
Lakira Morris
Clemmons, US
2019-02-23
Jessica Heraty
Mount Prospect, IL
2019-02-23
Patrick Urell
Chicago, IL
2019-02-23
Kara Macak
Mount prospect, IL
2019-02-23
Elizabeth Schmitz
Arlington Heights, IL
2019-02-23
Carol Linke
Indio, CA
2019-02-23
Steven Klopack
Mount Prospect, IL
2019-02-23
Laura Oster
Belleville, US
2019-02-23
Taylor Provost
Mount Prospect, IL
2019-02-23
Carrie Provost
Mount Prospect, IL
2019-02-23
Gavin Green
Indianapolis, US
2019-02-23
Kenneth Coen
Mount Prospect, IL
2019-02-23
Felix Saji
Prospect Heights, IL
2019-02-23
Roberta Hamann
Mount Prospect, IL
2019-02-23
celine hughes
arlington heights, IL
2019-02-23
Christopher Strahammer
Mount Prospect, IL
2019-02-23
Noah Liszka
Mount Prospect, IL
2019-02-23
Tom Nelson
Mount Prospect, IL
2019-02-23
Name
Location
Date
Kathleen T Dix
Mount Prospect, IL
2019-02-23
Ruby Fox
Seattle, US
2019-02-23
Dodd Vernon
Mt. Prospect, IL
2019-02-23
Joan OBrien
Mount prospect, IL
2019-02-23
Mark Wilton
Mount Prospect, IL
2019-02-23
Michelle Schlichting
Kingsbury, TX
2019-02-23
Cassandra Caringella
Indianapolis, IN
2019-02-23
Chris Favia
Mount Prospect, IL
2019-02-23
Joseph Padovano
Massapequa Park, US
2019-02-23
charlene Geerling
Mt Prospect, IL
2019-02-23
Shannon Phillips
Mount Prospect, IL
2019-02-23
Ewa Weir
Mount Prospect, IL
2019-02-23
Garrett Horkan
Downers Grove, IL
2019-02-23
Migs Martinez
Elgin, IL
2019-02-23
Craig Schwartz
Palatine, IL
2019-02-23
Mary Sbarboro
Mount Prospect, IL
2019-02-23
Agnes Stefanek
Mount Prospect, IL
2019-02-23
Nick Cascells
Mount Prospect, IL
2019-02-23
Jessica Medinah
Mount Prospect, IL
2019-02-23
Robert Yturria
Dublin, US
2019-02-23
Heather McKenna
Mt. Prospect, IL
2019-02-23
Matthew Gawronski
Crystal Lake, IL
2019-02-23
Name
Location
Date
Eric Banks
Olathe, US
2019-02-24
Joey Salazar
Oklahoma City, US
2019-02-24
Diane Fakhoury
Mount Prospect, IL
2019-02-24
Matthew Rodriguez
Nanticoke, US
2019-02-24
Sinan Khamo
Mount Prospect, IL
2019-02-24
Katherine Miller
Mt prospect, IL
2019-02-24
Simon Parniak
Mount Prospect, IL
2019-02-24
Steven Polit
Mount Prospect, IL
2019-02-24
Brittany Dochstader
EI Paso, US
2019-02-24
Mavreen Dunlavy
Mount Prospect, IL
2019-02-24
Kristen Almerigi
Punta Gorda, FL
2019-02-24
Andrew Stillman
Kansas City, US
2019-02-24
Scott fabsits
Chicago, IL
2019-02-24
William Zanon
Niles, IL
2019-02-24
Alex Lazarz
My Prospect, IL
2019-02-24
Seth Schultz
Deerfield, IL
2019-02-24
Markie Green
Richmond, US
2019-02-24
Tony Ruffolo
Mount Prospect, IL
2019-02-24
cheryl rizzo
Bluffton, US
2019-02-24
Gina Ruffolo
Mount Prospect, IL
2019-02-24
Trisha Chokshi
Mount Prospect, IL
2019-02-24
Sally Khamo
Lake Villa, IL
2019-02-24
Name
Location
Date
Mike Junius
Mount Prospect, IL
2019-02-24
Robert Parenti
Hinsdale, IL
2019-02-24
Matt Schafer
Bartlett, IL
2019-02-24
Chris Bozonelos
Mt prospect, IL
2019-02-24
Tom Gorges
Morton Grove, IL
2019-02-24
Rose Bozonelos
Mt prospect, IL
2019-02-24
Dan Frystak
Mount Prospect, IL
2019-02-24
Julie Vukovic
Chicago, IL
2019-02-24
Andrey Tirel
Chicago, IL
2019-02-24
Alice Frystak
Mount prospect, IL
2019-02-24
Vadivu Balasubramaniam
US
2019-02-24
Margaret Denten
Elk Grove Village, IL
2019-02-24
Angel Goldsby
US
2019-02-24
Urszula Farry
Arlington Heights, IL
2019-02-24
Jessica Mercado
Des Plaines, IL
2019-02-24
VICKY BIKOMA
MOUNT PROSPECT, IL
2019-02-24
Harry Johnson
Baltimore, US
2019-02-24
Victoria Rendon
Mount prospect, IL
2019-02-24
Olimpia Medynska
Chicago, IL
2019-02-24
peter jody
Ontario, US
2019-02-24
Dan Khemphavanh
Madison, US
2019-02-24
Lindsey Limbers
Mt Prospect, IL
2019-02-24
Name
Location
Date
ANDREAANDERSON
AURORA, US
2019-02-24
Kelly Barbel
Mount Prospect, IL
2019-02-24
Michael Murtagh
Mount Prospect, IL
2019-02-24
Kourtney Arreguin
Mount Prospect, IL
2019-02-24
Ami Schwartz
Palatine, IL
2019-02-24
Rio Dwyer
Columbia, US
2019-02-24
Colleen Arquette
Mount Prospect, IL
2019-02-24
Dan Glovier
Mount Prospect, IL
2019-02-24
Helen Evans
Riverdale, US
2019-02-24
Tom Degan
Mount Prospect, IL
2019-02-24
Dan Contreras
Palatine, US
2019-02-24
Josh Mertes
Mount Prospect, IL
2019-02-24
Victor Choa
Jericho, US
2019-02-24
Wayne Blatt
Mount Prospect, IL
2019-02-24
Jose Fernandez
Normana, US
2019-02-24
Charles Oppedal
Spencer, IA
2019-02-24
Lone Wanderer
Megaton, US
2019-02-24
Donna Font
Glassboro, NJ
2019-02-24
Heather Rogers
Cedar Bluff, US
2019-02-24
Jill Collins
Arlington Heights, IL
2019-02-24
Rosmeri Lopez
Hollywood, US
2019-02-24
Marini Salamo
Miami, US
2019-02-24
Name
Location
Date
Dale Winkelmann
Chicago, IL
2019-02-24
Dylan Souza
New Bedford, US
2019-02-24
zack cooksey
Oklahoma City, US
2019-02-24
Chsrles Ctawford
Myrtle Beach, US
2019-02-24
Robert Smith
US
2019-02-24
Manuela Aguilar
McAllen, US
2019-02-24
Brody Laubmeier
Los Angeles, US
2019-02-24
Michael Weeks
Tampa, FL
2019-02-24
Josh Rhodes
Birmingham, US
2019-02-24
Claire Rose
Mount Prospect, IL
2019-02-24
Susie Ratzki
Mount Prospect, IL
2019-02-24
Lincoln David
Des Plaines, IL
2019-02-24
Martin Malham
Glenview, IL
2019-02-24
Alex Harris
Northport, US
2019-02-24
Jacob Jernigan
Murrells Inlet, US
2019-02-24
Save Thenation
US
2019-02-24
Cathy Goodman
Dubuque, IA
2019-02-24
Terran Khamo
Mount Prospect, IL
2019-02-24
Shane Norris
Greenville, US
2019-02-24
Ramon Odisho
Arlington Heights, IL
2019-02-24
Tammy Diluia
Arlington Heights, IL
2019-02-24
Alexis Minor
Wheaton, US
2019-02-24
Name
Location
Date
Brent Busse
Mount Prospect, IL
2019-02-24
Ken Mulholland
Hanover, US
2019-02-24
Brenton Bellomy
Birmingham, AL
2019-02-24
Jordan Black
Beaverton, US
2019-02-24
Jeff Paul
Doylestown, US
2019-02-24
Sara Turner
Linwood, US
2019-02-24
Stan Melchert
Geneseo, IL
2019-02-24
Ama Gonsalves
US
2019-02-24
Jonathan Mack
Wall Lake, US
2019-02-24
Lori DeBaillie
Geneseo, IL
2019-02-25
Makenzie Tomczak
Arlington, VA
2019-02-25
farrin candido
Chicago, US
2019-02-25
Dustin Gunter
Luther, US
2019-02-25
Marjie Schoolfield
Stillman Valley, IL
2019-02-25
Ashley Powell
Birmingham, US
2019-02-25
Derek Sullivan
New Cumberland, US
2019-02-25
Rebecca Steil -Lambert
West Boylston, US
2019-02-25
Agnes Stankiewicz
Chicago, IL
2019-02-25
Alicia Carlile
Mount Prospect, IL
2019-02-25
Cathy Anagnos
Mount Prospect, IL
2019-02-25
Harry Bozonelos
Mt prospect, IL
2019-02-25
Ben Tregoning
Niles, IL
2019-02-25
Name
Location
Date
Bob Kurgan
Delavan, WI
2019-02-25
Steve Reynolds
Mount Prospect, IL
2019-02-25
Michael Aldworth
Mount Prospect, IL
2019-02-25
Becky Zajac
Lake Forest, IL
2019-02-25
Leyton Mueller
Oak Brook, US
2019-02-25
Brad Clarkson
Chicago, IL
2019-02-25
Bryce Trillo
Cedar Rapids, US
2019-02-25
Bob E
Adelanto, CA
2019-02-25
John Siwy
Mount Prospect, IL
2019-02-25
Clint Battersby
Chicago, IL
2019-02-25
Layda Lara
Weston, US
2019-02-25
Taelyn Austin
US
2019-02-25
May O. Naise
Dallas, US
2019-02-25
James Peake
Dayton, US
2019-02-25
DARNELL MARTIN
Laveen, US
2019-02-25
Marcia Zuicarelli
Mount Prospect, IL
2019-02-25
Don Wilson
Mt. Prospect, IL
2019-02-25
Kelly Noble
Elk Grove, US
2019-02-25
Fred Kapel
Mount Prospect, IL
2019-02-25
D Rae Neilson
Southfield, US
2019-02-25
Tony Papanicholas
Mount prospect, US
2019-02-25
Brandon Harwell
Mount Prospect, IL
2019-02-25
Name
Location
Date
Cassandra Caringella
Indianapolis, IN
2019-02-25
Frank Asplund
Mount Prospect, IL
2019-02-25
Vasillios Papatheofanis
Mount prospect, IL
2019-02-25
Chris Michelotti
Mount Prospect, IL
2019-02-25
Gabriella Brown
Chicago, IL
2019-02-25
Jason Ganek
Mount Prospect, IL
2019-02-25
Ross McCormick
Mt Prospect, IL
2019-02-25
Josh Flickinger
Mount prospect, IL
2019-02-25
Kevin O'Donnell
Mount Prospect, IL
2019-02-25
Pamela Asplund
Mount Prospect, IL
2019-02-25
Rebecca McCormick
Mount Prospect, IL
2019-02-25
Joe Huber
Mount Prospect, IL
2019-02-25
Joey Campos
Mount Prospect, IL
2019-02-25
Morgan Douglas
New Lenox, IL
2019-02-25
Jake Wohlbrandt
Mt. Prospect, IL
2019-02-25
Michael McDermott
Mount prospect, IL
2019-02-25
Tamika Samuels
Birmingham, US
2019-02-25
Joan Lazarz
Milwaukee, WI
2019-02-25
Cheyenne Foster
Rolling Meadows, IL
2019-02-25
Maddie Lazarz
Arlington Heights, IL
2019-02-25
Loukas Jonson
Chicago, IL
2019-02-25
Maureen O'Keefe
Mount Prospect, IL
2019-02-25
Name
Location
Date
Kyle Kapka
Chicago, IL
2019-02-25
Trisha Hutchins
Chicago, IL
2019-02-25
John Provost
Johnson Creek, WI
2019-02-25
Nick Carlson
Arlington heights, IL
2019-02-25
Brooke Walsh
Arlington Heights, IL
2019-02-25
taso bozonelos
1010 Ash Dr Mount Prospect, IL 60556,
2019-02-25
IL
Kevin Kapka
Mount Prospect, IL
2019-02-25
Toula Bozonelos
Mt prospect, IL
2019-02-25
Nick Kochanski
Mount Prospect, IL
2019-02-25
Virgil Bonifazi
Mount Prospect, IL
2019-02-25
Stanton Kapka
Elk Grove Village, IL
2019-02-25
Nick Solano
Elgin, IL
2019-02-25
Quowanda Ford Brown
Fort Lauderdale, FL
2019-02-25
Adam Fernandez
New York, NY
2019-02-25
Mike Morency
Chicago, IL
2019-02-25
Brittney Lazarz
Mount Prospect, IL
2019-02-25
Nick Lazarz
Nashotah, WI
2019-02-25
Protect the Right of those
Frankfort, US
2019-02-25
with Epilepsy AutismTBI
Dementia.Mental Illness Jones
Chris Allan
Chicago, IL
2019-02-25
Tyler Rossdeutcher
Chicago, IL
2019-02-25
Name
Location
Date
Lisa Scanlan
Arlington Heights, IL
2019-02-25
Kelly Koukal
Arlington Heights, IL
2019-02-25
Deanne Butindaro
Mount Prospect, IL
2019-02-25
Melissa Atkins
Mount Olive, AL
2019-02-25
Ryan McMillin
Columbia, SC
2019-02-25
Michael Wilson
Phoenix, US
2019-02-25
Walter Mangual
Philadelphia, US
2019-02-25
Natalie Auguste
Tam, US
2019-02-25
Anne Martinelli
Roselle, IL
2019-02-25
Katie Farella
Chicago, IL
2019-02-25
Katherine Bertolini
Arlington Heights, IL
2019-02-25
Bruce Callahan
Tujunga, US
2019-02-25
Fran Cantal
Arlington heights, IL
2019-02-25
Joe Forde
Chicago, IL
2019-02-25
Charles Madden
Chicago, IL
2019-02-25
Michelle Stubbs
coshocton, US
2019-02-25
Carter Hayden
Atkins, US
2019-02-25
William Winkler
Arlington Heights, IL
2019-02-25
Joe Laney
Mount Prospect, IL
2019-02-25
Jeanine Andriano
Arlington Heights, IL
2019-02-25
Erin berwick
Arlington Heights, IL
2019-02-25
Tricia Miller
Arlington Heights, IL
2019-02-25
Name
Location
Date
Cara Mueller
Chicago, IL
2019-02-25
vita Massarelli
Arlington hts, IL
2019-02-25
marianne corcoran
Arlington Heights, IL
2019-02-25
Mary Schneider
Arlington Heights, IL
2019-02-25
Betsy Khamdiev
Mount Prospect, IL
2019-02-25
Jamie Riley
Arlington Heights, IL
2019-02-25
Julie Doyle
Elk Grove Village, IL
2019-02-25
Tracey Dolsen
Arlington Heights, IL
2019-02-25
Heather Jackman
Chicago, IL
2019-02-25
Taylor Carter
US
2019-02-25
Julie Carlucci
Arlington Heights, IL
2019-02-25
Yvonne Wozniczka
Mount Prospect, IL
2019-02-25
Rory Collins
Mount Prospect, IL
2019-02-25
Jacki Kochanski
Mount prospect, IL
2019-02-25
Emily Salzman
Mount Prospect, IL
2019-02-25
Jeremy Francois
Davenport, US
2019-02-25
Dawn Kapka
Mount Prospect, IL
2019-02-25
Tony Baratti
Barrington, IL
2019-02-25
Austin Owen
Friendswood, US
2019-02-25
Christy Watychowicz
Mount Prospect, IL
2019-02-25
Alyssa Figaro
Mount prospect, IL
2019-02-25
Kristen Howell
Mt prospect, IL
2019-02-25
Name
Location
Date
Lorna Zamora
Cainta, Rizal, US
2019-02-25
Raamze not telling you
Seattle, US
2019-02-25
Ted Lingle
Manhattan, IL
2019-02-25
Melvin Poindexter
Jacksonville, US
2019-02-25
Ryan Zanon
Des Plaines, IL
2019-02-25
Thomas Gerhardt
Midlothian, IL
2019-02-25
Motoaki Kashino
Tsu, Japan
2019-02-25
Mark Zehelein
Chicago, IL
2019-02-25
Mike Cantal
Arlington Heights, IL
2019-02-25
Melissa Cantal
Arlington Heights, IL
2019-02-25
Sara Ougnou
Chantilly, US
2019-02-25
Colin Roberts
Fleming Island, US
2019-02-25
Lauren Rossi
Chicago, IL
2019-02-25
Doug Zelenko
Hartland, WI
2019-02-25
Bismark Quashie
Bronx, US
2019-02-26
Sandra Klauck
Geneva, US
2019-02-26
p x
Phoenix, US
2019-02-26
Virgil Bonifazi
Mount Prospect, IL
2019-02-26
Peppi LaboyJr.
Mount Prospect, IL
2019-02-26
Joe Papanicholas
Delavan, WI
2019-02-26
jeffrey Kontz
Jersey Shore, US
2019-02-26
Annette White
Chicago, IL
2019-02-26
Name
Location
Date
Lisa Michna
Chicago, IL
2019-02-26
Lindsey Farella
Arlington Heights, IL
2019-02-26
Nick Farella
Prospect Heights, IL
2019-02-26
Cameron Currier
Durham, US
2019-02-26
Christina Perez
New York, US
2019-02-26
Ashley McNulty
Owings Mills, US
2019-02-26
austin ward
lebanon, OR
2019-02-26
Seth Lopez
Visalia, US
2019-02-26
Frank Stafford
Candler, US
2019-02-26
linda zalewski
Mount Prospect, IL
2019-02-26
Isiah Hadley
Methuen, US
2019-02-26
Dennis Nix
Bellport, US
2019-02-26
Michael Trueblood
Phoenix, US
2019-02-26
Barbara Farella
Elk Grove Village, IL
2019-02-26
Juliana Walter
Mount Prospect, IL
2019-02-26
Jim Tamkin
Mount Prospect, IL
2019-02-26
Jack Finnegan
deerfield, US
2019-02-26
Peggy Graf
Mount Prospect, IL
2019-02-26
Christy Lima
Milwaukee, IL
2019-02-26
Marci Lehnert
Mount Prospect, IL
2019-02-26
Jennifer Flechsig
Phoenix, US
2019-02-26
Kelly Janowiak
Mount Prospect, IL
2019-02-26
Name
Location
Date
Kristen Wenzel
Mount Prospect, IL
2019-02-26
Jan Ramion
My Prospect, IL
2019-02-26
Rialynn Slaughter
Wake Forest, US
2019-02-26
Jeffrey Zurlinden
Spring Grove, IL
2019-02-26
Eileen Boudart
Mount Prospect, IL
2019-02-26
Tracy Teal
Philadelphia, US
2019-02-26
Tiyana Freeman IV
Roslindale, US
2019-02-26
David Ryan
Mount Prospect, IL
2019-02-26
Mike Hottinger
MT PROSPECT, IL
2019-02-26
Jeff Borg
Mount Prospect, IL
2019-02-26
Alan Van Wetering
Mt Prosect, IL
2019-02-26
Steven East
SCHAUMBURG, IL
2019-02-26
Theo Selvaggio
Mount Prospect, IL
2019-02-26
Frank Fernandez
Mount Prospect, US
2019-02-26
Kevin Conlin
Mount Prospect, IL
2019-02-26
Susan Jennings
Otley, IA
2019-02-26
Luz Gonzalez
Palatine, IL
2019-02-26
Dipak R Patel
San Francisco, CA
2019-02-26
Dionisia Moissis
Cleveland, US
2019-02-26
Cindy Rogers
Mount Prospect, IL
2019-02-26
Rachael Hacker
Punta Gorda, US
2019-02-26
Tricia Parenti
Mount Prospect, IL
2019-02-26
Name
Location
Date
Sean Hendrix
Pawleys Island, US
2019-02-26
Steven Green
Wilmington, US
2019-02-26
Paul Lemocks
Pawleys Island, US
2019-02-26
lynleigh bromley
Leesburg, US
2019-02-26
John Roeseler
Chicago, IL
2019-02-26
Juan Cris6stomo G6mez
Madrid, US
2019-02-26
Mataran
L R
Portland, US
2019-02-26
Amber LeMay
Foster, US
2019-02-26
billy bobo
Chandler, US
2019-02-26
Brian Gipson
Chicago, IL
2019-02-26
Marion Smith
Bronx, US
2019-02-26
Shane Forrest
Lehi, US
2019-02-26
Brittney Lazarz
Barrington, IL
2019-02-26
emma music
San Luis Obispo, US
2019-02-26
Robert RUTT
Port Monmouth, US
2019-02-26
Renae Robert's
Fayetteville, US
2019-02-26
Gabriel Diarra
Tulsa, US
2019-02-26
Jeannie Fostsr
Phoenix, US
2019-02-26
Thomas Allocco
Bronx, US
2019-02-26
Trish Pepich
Mount Prospect, IL
2019-02-26
Alex Zarate
Lexington, US
2019-02-26
Name
Location
Date
Connor Mackenzie
Plymouth, US
2019-02-26
Carly Cummings
Arlington Heights, US
2019-02-26
Lauren O'Brien V
Boston, US
2019-02-26
Eileen O'Keefe
Mount Prospect, IL
2019-02-27
Christopher Galorneau
Sanford, US
2019-02-27
Susan Zurlinden
Spring Grove, IL
2019-02-27
Cheryl Hicks
Arlington Heights, IL
2019-02-27
Isabela Turner
Orlando, US
2019-02-27
sonya steiner
Secaucus, US
2019-02-27
jessika Saenz
Chicago, US
2019-02-27
Christy Porter
Elk Grove Village, IL
2019-02-27
Daniel Cheek
Hazel Green, US
2019-02-27
Scott Lauffer
Binghamton, NY
2019-02-27
Tera Walter
New Braunfels, TX
2019-02-27
Brianna G
Austin, US
2019-02-27
Krysta Crawford
Montague, US
2019-02-27
Toni Cravenho
Raynham, US
2019-02-27
Sean Nguyen
Las Vegas, US
2019-02-27
jsjshshsh Ysus
Louisville, US
2019-02-27
NelliRose Farella
Schaumburg, IL
2019-02-27
Audrey Tomlin
Fayetteville, US
2019-02-27
Alex Braddock
Middleboro, US
2019-02-27
Name
Location
Date
Cynthia Cadena
Fort Worth, US
2019-02-27
Carole Gasbarra
Endicott, US
2019-02-27
Alicia Carey
New Iberia, LA
2019-02-27
Jason Janowiak
Mount Prospect, IL
2019-02-27
Nicole Mullins
New caney, US
2019-02-27
Eric Engineer
US
2019-02-27
Lily Harward
Salisbury, US
2019-02-27
Logan Gilge
Coeur D Alene, US
2019-02-27
Edward Cain
San Antonio, US
2019-02-27
Robert Avino
Mount Prospect, IL
2019-02-27
Griffin Berry
Secaucus, US
2019-02-27
Nicolas Cohen
Pennsylvania, US
2019-02-27
Nathalie Beringer
Roswell, US
2019-02-27
Josh Gaudreau
Jamestown, US
2019-02-27
Jeanette Rosemont
Kokomo, US
2019-02-27
Olivier Kercy
Farmingdale, US
2019-02-27
Joyce Grill
Worcester, US
2019-02-27
Chris Viscio
Boston, US
2019-02-27
GEORGE HELM
Las Vegas, US
2019-02-27
Joe Joeson
US
2019-02-27
God Father
Kihei, US
2019-02-27
Molly Wintermute
Mt Prospect, IL
2019-02-27
Name
Location
Date
Shannon Nelsen
Dallas, US
2019-02-27
your mom smiyth
Fremont, US
2019-02-27
Nicholette Miranda
Queens, US
2019-02-27
Tyra Jambois
Oak Forest, IL
2019-02-27
Colin Ray
Elizabethton, US
2019-02-27
its Great To Be A Salmon
Madison, US
2019-02-27
Cardinals its
Kym Gebbels
Skillman, US
2019-02-27
Daniel Rodriguez
US
2019-02-27
Adam Kaluba
Cincinnati, US
2019-02-27
Steve Kurka
Chicago, IL
2019-02-27
Jessie Achage
Wichita Falls, US
2019-02-27
Samuel Alvarez -Galan
Palmdale, US
2019-02-27
nick foles
Mount Laurel, US
2019-02-27
Edgar Duarte
Irving, US
2019-02-27
Lizbeth Trejo
Rogers, US
2019-02-27
Mark Wisbrock
Wood Dale, IL
2019-02-27
Alan Haines
Columbus, US
2019-02-27
Pam Travis
Hendersonville, US
2019-02-27
Omar Abaas
Aurora, US
2019-02-27
Aa'Ron John
South bend, US
2019-02-27
Kelly Malouf
Mount Prospect, IL
2019-02-27
Name
Location
Date
Justin Muhlbauer
Newtown, US
2019-02-27
Gary Malouf
Chicago, IL
2019-02-27
Kim Suhanek
Arlington Heights, IL
2019-02-27
Ana Sosa
Van Nuys, US
2019-02-28
Rene Mendoza
Newark, US
2019-02-28
leah laut
Lansdowne, US
2019-02-28
Giselle Amador Amador
Orland, US
2019-02-28
Barbara Favia
Mount Prospect, IL
2019-02-28
Tamara Leon
Niles, IL
2019-02-28
Lili Lohkamp
New Egypt, US
2019-02-28
Carter Smith
Bremen, US
2019-02-28
Cathy Baron
Arlington Heights, IL
2019-02-28
Lily Cameron
Dallas, US
2019-02-28
Josh Johnson
Silver Spring, US
2019-02-28
Ola Jones
Green Valley, US
2019-02-28
Ben Blumenthal
Philadelphia, US
2019-02-28
Paul Shea
Plymouth, US
2019-02-28
Blanca Campos
Van Nuys, US
2019-02-28
Susan Riley Kavolius
Jacksonville, US
2019-02-28
V p
Phoenix, US
2019-02-28
Paul Motter
US
2019-02-28
Gita Barry
San Ramon, CA
2019-02-28
Name
Location
Date
Zach Manos
Candler, US
2019-02-28
LPS Kawaii Kupcakes
Bellevue, US
2019-02-28
Dalton Strait
Davenport, US
2019-02-28
Kimberly Parker -Burns
Glenwood, US
2019-02-28
Nolan Cuellar
Whitmore Lake, US
2019-02-28
Debbie Kelly
Grayslake, IL
2019-02-28
Matt Keating
Omaha, US
2019-02-28
Lauren Toner
Buffalo, US
2019-02-28
Amanda Langer
Bridgewater, US
2019-02-28
Brian Ramos
Providence, US
2019-02-28
Gangadhar Mundluru
Richmond, US
2019-02-28
MIke M.
New York, US
2019-02-28
Lucas Skowyra
Orland Park, US
2019-02-28
Erin LeCroy
Waxhaw, US
2019-02-28
crystal cruickshank
hudson, US
2019-02-28
CANDIS ROSS
COLONIAL BEACH, US
2019-02-28
Christine Berns
New York, US
2019-02-28
MC Laine
Pittsburgh, US
2019-02-28
Jason Burgos
Bronx, US
2019-02-28
Kainui Penaloza
Kailua Kona, US
2019-02-28
Victoria Busse
Mount Prospect, IL
2019-02-28
Bob Bert
Clinton, US
2019-02-28
Name
Location
Date
Pikake kolii
Waianae, US
2019-02-28
Larry Kowalczyk
Mount Prospect, IL
2019-02-28
Rose Brock
Mount Prospect, IL
2019-02-28
Lorretta Martinez
San Jose, US
2019-02-28
Omar Valdez
Denver, US
2019-02-28
Bill Starr
Mt. Prospect, IL
2019-02-28
Emma Gilhooly
Kenosha, WI
2019-03-01
Ms. Carla Compton,
Placerville, US
2019-03-01
Activist/Advocate/Humanist
Bo Graham
Prospect Heights, IL
2019-03-01
Saba Dawood
Chino, US
2019-03-01
Dina Teller
Tallulah, US
2019-03-01
Sally face Is my life because i
Eugene, US
2019-03-01
dont have one
Yettside Bermudez
Orlando, US
2019-03-01
atif Bangash
Houston, US
2019-03-01
Blake Boyer
Gr, US
2019-03-01
Casandra Duncan
US
2019-03-01
Rebecca Wilder
Flanagan, US
2019-03-01
Angelina Shera
Oak Park, US
2019-03-01
Joyetta Downey
Waikoloa, US
2019-03-01
Elaine Partlow
Hilo, US
2019-03-01
Kayla Olson
Douglas, US
2019-03-01
Name
Location
Date
Sexvai Ng
Miramar, US
2019-03-01
Karena Martin
brandon, US
2019-03-01
jaylen irons
Topeka, US
2019-03-01
Jayme Revenson
New York, US
2019-03-01
Tyler White
Angier, US
2019-03-01
Shantia Love
Newark, US
2019-03-01
Kevin Cox
Phoenix, US
2019-03-01
Thomas Zander
Mount Prospect, IL
2019-03-01
William Gonzalez
Mount Prospect, IL
2019-03-01
Matt Yates
Mount Prospect, IL
2019-03-01
Sean Wheeler
Mount Prospect, IL
2019-03-01
Becky Schuyler
Park Ridge, IL
2019-03-01
Abdul Khan
Jersey city, US
2019-03-01
Arthur Vanders
Mount prospect, IL
2019-03-01
James Godsey
Joliet, US
2019-03-01
Felix Arnold
San Diego, US
2019-03-01
ELIJAH KLIGER
Howell, US
2019-03-01
Lonzie Murphy
Kenansville, US
2019-03-01
ayeveyjones
Houston, US
2019-03-01
CEcil Collera
Miami, US
2019-03-01
Jeff Mcclung
Sutherlin, OR
2019-03-01
Steven shi
Flushing, US
2019-03-01
Name
Location
Date
Rahat Naz
Bronx, US
2019-03-01
Quinn Crossman
Fremont, US
2019-03-02
Konstantina Tsahalis
Astoria, US
2019-03-02
Gene Faucella
Englishtown, US
2019-03-02
Christina Hanson
Kingsford, US
2019-03-02
Barbara Santangelo
Lakeland, FL
2019-03-02
Lauren Cox
Hamilton, US
2019-03-02
Wa Luigi
Corpus Christi, US
2019-03-02
Katie Arney
Atlanta, GA
2019-03-02
Nicholas S
US
2019-03-02
James Perine
Racine, US
2019-03-02
Clinton Cartwright
Red Bluff, US
2019-03-02
Allegra Wong
Las Vegas, US
2019-03-02
Brent Darnell
Calhoun, US
2019-03-02
Amna Malik
Bronx, US
2019-03-02
Joy Green
Jonesborough, US
2019-03-02
Andy Lai
EI Monte, CA
2019-03-02
mike TARASIEVICH
Mount Prospect, IL
2019-03-02
Amiruddin Nuruddin
Dublin, US
2019-03-02
Damien Steele
Roseville, US
2019-03-02
Philip Padovano
Massapequa Park, US
2019-03-02
Gabriella Ibanez
Bellwood, US
2019-03-02
Name
Location
Date
Isabella Arnold
Port Huron, US
2019-03-02
Lucas Streich
Arlington Heights, IL
2019-03-02
Corey Van houten
Green Bay, US
2019-03-03
Sheila Athay
Richfield, US
2019-03-03
Susan Streich
Arlington Heights, IL
2019-03-03
Parker Robinson
Pawleys Island, US
2019-03-03
Nagihan Gen4
West New York, US
2019-03-03
Diego Ceja
Indio, US
2019-03-03
Kalena Gaspar
Fallbrook, US
2019-03-03
Kevin Cook
Zeeland, US
2019-03-03
Catherine Barlick
Miami, US
2019-03-03
Yachira Sanchez
Deland, US
2019-03-03
Autumn Wood
Terre haute, US
2019-03-03
Claudia Carroll
Pawleys Island, US
2019-03-03
David Cuellar
Leavenworth, US
2019-03-03
Ash linton
Sioux Falls, US
2019-03-04
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Maple Street Loft Plans Too Dense for Neighborhood
Signatures
Name
Location
Date
John Klimick
Mount Prospect, IL
2018-10-10
Stephanie kenny
Mount Prospect, IL
2018-10-11
Lawrence Kenny
Mount Prospect, IL
2018-10-13
Steve Przyborski
Arlington Heights, IL
2018-10-14
Luke Atwood
Mt. Prospect, IL
2018-10-15
Sonia Rohowsky
MT. PROSPECT, IL
2018-10-15
Stefania Ardelean
Mount Prospect, IL
2018-10-15
Diane Nicolau
Mt prospect, IL
2018-10-15
Renata Starobova
Mount Prospect, IL
2018-10-15
Mary Carrico
Mount Prospect, IL
2018-10-15
Carl Arriaza
Prospect Hts, IL
2018-10-15
Mike Cuddy
Mount Prospect, IL
2018-10-15
Eva Casazza
Burbank, CA
2018-10-15
Lisa Hatzopoulos
Mount Prospect, IL
2018-10-15
Olga Soreanu
Chicago, IL
2018-10-15
Christine Maurer
Mount Prospect, IL
2018-10-15
Stacey Ankony
Mount Prospect, IL
2018-10-15
Encarni Schwartz
Mount prospect, IL
2018-10-15
Laurie Campbell
Mount Prospect, IL
2018-10-15
Laura Gastel
Mount Prospect, IL
2018-10-15
Name
Location
Date
Alice Kenny
Champaign, IL
2018-10-15
Almas Baigabylov
Mount Prospect, IL
2018-10-15
Lauren O'Neil
Mount Prospect, IL
2018-10-15
Grace Serafin
Chicago, IL
2018-10-15
David Bottari
Mt Prospect, IL
2018-10-16
Mary Floyd
My Prospect, IL
2018-10-16
Debbie Fujara
Mount Prospect, IL
2018-10-16
Chris Halvorsen
Mount Prospect, IL
2018-10-16
Sabina Gaciu
Mount Prospect, IL
2018-10-16
Karen Brask
Chicago, IL
2018-10-16
Ioana Rarau
Mount Prospect, IL
2018-10-16
Robert Taylor
Mount Prospect, IL
2018-10-16
Paul Grippo
Elmwood Park, IL
2018-10-16
Emme Guest
Mount Prospect, IL
2018-10-16
Deanna Aliosius
Belvidere, IL
2018-10-16
Yaro Rohowsky
Mount Prospect, IL
2018-10-16
Sue Syslo
Mount Prospect, IL
2018-10-16
Karen Weis
Mount Prospect, IL
2018-10-16
Elizabeth Nowac
Mount Prospect, IL
2018-10-16
Karen Miller
Schaumburg, IL
2018-10-16
Robert Cimarusti
Mount Prospect, IL
2018-10-16
Eric Young
Mt. Prospect, IL
2018-10-16
Name
Location
Date
Jim Wille
New York, NY
2018-10-16
Adrian Mocan
Mount Prospect, IL
2018-10-16
Michael Heinze
Mount Prospect, IL
2018-10-16
David Wasowicz
Chicago, IL
2018-10-16
Amy Cimarusti
Mt. Prospect, IL
2018-10-16
Chris Worden
Arlington Heights, IL
2018-10-16
Marina Cimarusti
Eugene, OR
2018-10-16
Diana Taylor
Arlington Heights, IL
2018-10-16
Peter Konar
Mount Prospect, IL
2018-10-16
Joanna Halvorsen
Mount Prospect, IL
2018-10-16
Tim Laesch
Mount Prospect, IL
2018-10-16
Tracy Laesch
Milwaukee, WI
2018-10-16
Anna Roller
Mount Prospect, IL
2018-10-16
Richard Fuller
Arlington Heights, IL
2018-10-16
Kristopher Whitby
Palatine, IL
2018-10-16
Chris Merkle
Mount Prospect, IL
2018-10-16
Andrea Skobel
Mount Prospect, IL
2018-10-17
Diane Turner
Mt. Prospect, IL
2018-10-17
Paresh Thakkar
Mount Prospect, IL
2018-10-17
Sagar Thakkar
Mt prospect, IL
2018-10-17
Amy Lies
Mount Prospect, IL
2018-10-17
Jennifer Folan
Chicago, IL
2018-10-17
Name
Location
Date
Kristi Demstrom
Mount Prospect, IL
2018-10-17
Christina Mareskes
Chicago, IL
2018-10-17
alyce anderson
mount prospect, IL
2018-10-17
Susan Wilkin
Mount Prospect, IL
2018-10-17
Elizabeth Wilkin
Elkhorn, WI
2018-10-17
Lorene Caravello
Mount Prospect, IL
2018-10-17
Eric Caravello
Mount Prospect, IL
2018-10-17
Dan Shanahan
Mount Prospect, IL
2018-10-17
Shelley Kolasa
Prospect Heights, IL
2018-10-17
kendra sears
us
2018-10-18
Linda Phillips
Mount Prospect, IL
2018-10-18
Erica Gordon
Mount Prospect, IL
2018-10-18
Peggy Tsevis
Denver, IL
2018-10-18
Pam Fehling
Mount Prospect, IL
2018-10-18
Paula Zoern-Logs
Mount Prospect, IL
2018-10-18
Kathleen Konopasek
Mount Prospect, IL
2018-10-18
Patricia Haban
Mount Prospect, IL
2018-10-19
Margaret Hiselman
Mount Prospect, IL
2018-10-19
Michael Kristofka
Buffalo Grove, IL
2018-10-19
Lori Kristofka
Mount Prospect, IL
2018-10-19
Mary Vreuls
Mount Prospect, IL
2018-10-19
Fred Konopasek
Mount Prospect, IL
2018-10-19
Name
Location
Date
Carmen Teodora
Mount Prospect, IL
2018-10-20
Gladys Kozlin
Mount Prospect, IL
2018-10-20
Graham Schwartz
Mount Prospect, IL
2018-10-21
Daniel Nowak
Mount Prospect, IL
2018-10-21
Dessislava Guigova
Mount Prospect, IL
2018-10-21
John Wilder
Mount Prospect, IL
2018-10-21
Mary Jo Thelander
Mount Prospect, US
2018-10-21
Bruce Kutnick
Arlington Heights, IL
2018-10-21
Job Ganschinietz
US
2018-10-21
Christine Chengary
Westerville, OH
2018-10-21
Kate Demeas
Mount Prospect, IL
2018-10-21
Lee Brosnan
Mount Prospect, IL
2018-10-21
Lana May
Mt. Prospect, IL
2018-10-21
Diane Gray
Mount Prospect, IL
2018-10-21
Judy Harju
Mount Prospect, IL
2018-10-21
Chris Manna
Mount Prospect, IL
2018-10-21
Robin Moran
Arlington Heights, IL
2018-10-21
SIMON POLITZER
Mount Prospect, IL
2018-10-22
Jill Schiltz
Mt Prospect, IL
2018-10-22
Terri Gens
Mount Prospect, IL
2018-10-22
ronak Simon
Mount Prospect, IL
2018-10-22
Katya Mischenko
Mt. Prospect, IL
2018-10-22
Name
Location
Date
Charles Schreck
Mount Prospect, IL
2018-10-22
Janine Durbin
Arlington Heights, IL
2018-10-22
Lisa Bons
Mount Prospect, IL
2018-10-22
Katie Kenny
Urbana, IL
2018-10-22
Nancy Blonn
Mount Prospect, IL
2018-10-22
Elizabeth Fischer
Mt. Prospect, IL
2018-10-22
Debra Arment
Mount Prospect, IL
2018-10-22
Joe Carbone
Arlington Heights, IL
2018-10-22
Ann McAllister
Des Plaines, IL
2018-10-22
Angela Nicolosi
Mount Prospect, IL
2018-10-22
Martin OGrady
Mount Prospect, IL
2018-10-22
Dermot Edgecombe
Mount Prospect, IL
2018-10-22
Caasie Wagner
Mount Prospect, IL
2018-10-22
MARIA ROMERO
Mount Prospect, IL
2018-10-22
Donna Culhane
Arlington Heights, IL
2018-10-22
Monica Brouilette
Arlington Heights, IL
2018-10-22
Noreen McAndrew
Mt. Prospect, IL
2018-10-22
Keri Graham
Mt Prospect, IL
2018-10-22
Joyce Lee
Mount Prospect, IL
2018-10-22
Jordan Smith
US
2018-10-22
Maureen Markase
Delavan, WI
2018-10-22
Thomas Dymek
Chicago, IL
2018-10-22
Name
Location
Date
Mary Gipson
Des Plaines, IL
2018-10-22
Kim Rivera
Mount Prospect, IL
2018-10-22
Delma Haro-Moreno
Mount Prospect, IL
2018-10-22
Christina Intounas
Mount Prospect, IL
2018-10-22
Mary Draffkorn
Mt. Prospect, IL
2018-10-22
Carrie Tomky
Mount Prospect, IL
2018-10-22
Iwona Wodzynski
Des Plaines, IL
2018-10-22
verenise nieto
US
2018-10-22
Elias Sanchez
US
2018-10-22
stan lesniak
Prospect Heights, IL
2018-10-23
Chase Holtz
US
2018-10-23
Taylor Bennett
Urbana, IL
2018-10-23
Saulo Torres
US
2018-10-23
Frank Neri
US
2018-10-23
Trevor Hammonds
US
2018-10-23
Paula La Gioia
Mount Prospect, IL
2018-10-23
Zoey Botviink
US
2018-10-23
Karina Baxter
US
2018-10-23
Samantha Funovits
Mount Prospect, IL
2018-10-23
Debbie Evers
Mount Prospect, IL
2018-10-23
Polly Gillogly
Mount Prospect, IL
2018-10-24
Brad Tomky
Chicago, IL
2018-10-24
Name
Location
Date
Dan Marcum
US
2018-10-24
Cherise Dwyer
US
2018-10-24
Beth Martinsen
Mount Prospect, IL
2018-10-25
Stephen Skobel
Mount Prospect, IL
2018-10-26
veronica Debella
US
2018-10-26
Angela Baker
Mount Prospect, IL
2018-10-27
Anthony Reische
Mount Prospect, IL
2018-10-28
Janice Dubinski
Des Plaines, IL
2018-10-28
Madalina Matei
Mt prospect, IL
2018-10-28
Mike Konopka
Mount Prospect, IL
2018-10-28
Lawrence Voss
Arlington Heights, IL
2018-10-29
Oscar Gonzalez
Milwaukee, WI
2018-10-30
hehe hehe
Los Angeles, US
2018-10-30
Elizabeth Gaudet
Lynbrook, US
2018-10-30
Angela Young
Chicago, IL
2018-10-30
Christian Melendez
EI Paso, US
2018-10-30
sunil vij
Anaheim, US
2018-10-30
Carole Hagen
Hillsboro, US
2018-10-30
Stephanie Fernandez
Lynbrook, US
2018-10-30
Lorna Zamora
Cainta, Rizal, US
2018-10-31
Angie Sartori
Mount Prospect, IL
2018-10-31
Jack Metcalf
Mount Prospect, IL
2018-10-31
Name
Location
Date
Brian Schilling
Mt. Prospect, IL
2018-10-31
harold hamre
Bloomfield, IA
2018-10-31
terri pigford
Dayton, US
2018-11-01
Elizabeth Galliano
Mount Prospect, IL
2018-11-02
Sherrill Lojewski
Mount Prospect, IL
2018-11-02
Dianne Garces
Mount Prospect, IL
2018-11-02
Terry Koziol
Arlington Heights, IL
2018-11-02
Tim Gosch
Mount Prospect, IL
2018-11-02
Dolores Stewart
Massapequa Park, US
2018-11-02
Laurie Dinse
Mount Prospect, IL
2018-11-03
Donna St Denis
Mount Prospect, IL
2018-11-03
Jerome Thomas
Mount Prospect, IL
2018-11-03
Victor Velazquez
Lynbrook, US
2018-11-03
Marilyn Garces
Mount Prospect, IL
2018-11-04
Alice Wunderlich
Mount Prospect, IL
2018-11-04
Ana Acevedo
Lynbrook, US
2018-11-04
John Heil
Mount Prospect, IL
2018-11-05
Jonathan Boyne
Honolulu, US
2018-11-05
Rollin Persson
Mount Prospect, IL
2018-11-06
nick mavradas
mount prospect, IL
2018-11-06
Gary Grzelak
Mount Prospect, IL
2018-11-06
Jeff Genualdi
Mount Prospect, IL
2018-11-07
Name
Location
Date
Gerald Adams
Mount Prospect, IL
2018-11-07
Melissa Rodriguez
Philadelphia, US
2018-11-07
Donna Tyrrell
Howell, US
2018-11-07
Kelp Meep
Lawrenceville, US
2018-11-07
Monique Pinto
Chicago, US
2018-11-07
Meep Meepson
Redwood City, US
2018-11-07
Gregory Correia
Oswego, IL
2018-11-07
Laura Egger
Mount Prospect, IL
2018-11-07
Marion Marsh
Elm Grove, US
2018-11-07
David Grandt
Mount Prospect, IL
2018-11-07
Dave Surico
Mt. Prospect, IL
2018-11-07
Emma L. Kalny
Other, US
2018-11-08
awe zuckerburn
US
2018-11-08
Josh Resnick
Seaford, US
2018-11-08
E E
Charleston, US
2018-11-08
George Olson
Chicago, IL
2018-11-08
Tanaiya Gillenwater
Chicago, US
2018-11-08
Jessica Rodriguez
Mario, IN
2018-11-08
Laura Champlain
Lynbrook, US
2018-11-08
Sandra Matthews
Mundelein, US
2018-11-08
Leilani Phillips
San Mateo, US
2018-11-09
Karen Pershing
Granger, IN
2018-11-09
Name
Location
Date
Michael Demstrom
Mount Prospect, IL
2018-11-09
Robin Rowe
Bradenton, FL
2018-11-09
Stephen Campbell
Wilmington, US
2018-11-09
Ralph Puralewski
Mount Prospect, IL
2018-11-09
Amy Romanelli
Arlington Heights, IL
2018-11-09
Elijah Boyd
Paramount, US
2018-11-10
AmirJulius
Loma Linda, US
2018-11-10
Brian Bilello
Lynbrook, US
2018-11-10
Adam Hernandez
Lynbrook, US
2018-11-10
James Wilson
Mount Prospect, IL
2018-11-10
Latoshia Jacobs
Chicago, IL
2018-11-10
Dorothy Kozakowski
Mount Prospect, IL
2018-11-11
Linda Waycie
Mt. Prospect, IL
2018-11-12
Mike Campos
Mount Prospect, IL
2018-11-13
Kirk Benson
Mount Prospect, IL
2018-11-13
Mark Kasper
Mount Prospect, IL
2018-11-13
Jeff Geldmyer
MOUNT PROSPECT, IL
2018-11-13
Christine Shim -ping
Mount prospect, IL
2018-11-13
Natalie Albrecht
Mount Prospect, IL
2018-11-13
Nick Shim -Ping
Mount Prospect, WI
2018-11-13
Lisa Montiel-Meyer
Crest Hill, IL
2018-11-13
Michael Buttliere
Mount Prospect, IL
2018-11-13
Name
Location
Date
Beth Meyer
Mount Prospect, IL
2018-11-13
Susan Meyer
Mount Prospect, IL
2018-11-13
James Graham
Joliet, IL
2018-11-13
Loreen Stone
Schaumburg, IL
2018-11-13
Cheryl Bootz
Mount Prospect, IL
2018-11-13
Mary Veit
Mount Prospect, IL
2018-11-13
AJ P
Mount Prospect, IL
2018-11-13
Jeff Yedinak
Mount Prospect, IL
2018-11-14
Lindsey Yedinak
Mount Prospect, IL
2018-11-14
Chris Donna
Chicago, IL
2018-11-14
Jubilian Jesu
Schaumburg, IL
2018-11-14
Kimberly Kaniecki
Mount Prospect, IL
2018-11-14
Sharon Malen
Mount Prospect, IL
2018-11-14
Jeremy Pfile
Mount Prospect, IL
2018-11-14
Leah Pfile
Mount Prospect, IL
2018-11-14
Kiril Minev
mount prospect, IL
2018-11-14
Raymond Klimara
Mount Prospect, IL
2018-11-14
Carole Martz
Mount Prospect, IL
2018-11-14
Kathleen Arof
Mount Prospect, IL
2018-11-14
Katherine Burton
Mount Prospect, IL
2018-11-14
GeraldineJozwik
Des Plaines, IL
2018-11-15
Ruth Kranik
Mount Prospect, IL
2018-11-15
Name
Location
Date
AndrewJozwik
Des Plaines, IL
2018-11-15
Alex Malko
Mount Prospect, IL
2018-11-15
Richard L Kniaz Sr
Des Plaines, IL
2018-11-16
Marilyn Emigh
Mt Prospect, IL
2018-11-16
David Lau
Mount Prospect, IL
2018-11-17
Monika Witek
Mount Prospect, IL
2018-11-17
Ben Dojutrek
Mount Prospect, IL
2018-11-17
Karen Ackermann
Mount Prospect, IL
2018-11-18
Darlene Mack
Mount Prospect, IL
2018-11-19
Bharath Adaveni
Chicago, IL
2018-11-19
Daamodar N
Chicago, IL
2018-11-19
Laura Carioti
Mount Prospect, IL
2018-11-20
Conor McAuliffe
Milton, US
2018-11-20
Sandra Moyer
Urbana, US
2018-11-20
Francis Carioti
Mount Prospect, IL
2018-11-20
Kimberly Wade
Malverne, US
2018-11-21
Vivian Eyzaguirre
Chicago, IL
2018-11-22
Jay Brockway
Mount Prospect, IL
2018-11-23
Michael Baushke
Middleburg, US
2018-11-23
Syed Sherazi
South Richmond Hill, US
2018-11-23
Jehan Haddad
South Holland, US
2018-11-23
Liz La Plante
Mount Prospect, IL
2018-11-25
Name
Location
Date
Nancy Feys
Mount Prospect, IL
2018-11-25
Joshua Welsh
Oxford, US
2018-11-25
jash ginyee
US
2018-11-25
Marie Voss
Arlington Heights, IL
2018-11-25
owen payne
Tucson, US
2018-11-25
Jonah Ochoa
Portland, US
2018-11-26
Andrew Pakhnyuk
Chicago, US
2018-11-26
michael villanova
Schenectady, US
2018-11-26
Angelo Battung
Skokie, US
2018-11-26
alysa Sachdeva
Buffalo Grove, US
2018-11-26
Kashifa Khatoon
Chicago, US
2018-11-26
Efniel Lira
Oak Lawn, US
2018-11-26
Sehal Siddiqui
Skokie, US
2018-11-26
Jessica White
US
2018-11-26
Charity dillon
Jamestown, US
2018-11-26
Michael Friedmann
Bronx, US
2018-11-26
Arlene Zuckerman
Jamaica, US
2018-11-26
Joan M6ra Bartres
Beaverton, US
2018-11-26
Devin Lee
Crystal Lake, US
2018-11-26
Consuelo Botti
Chicago, IL
2018-11-26
Michael Hedrich
Mount Prospect, IL
2018-11-26
Tony Congine
Mckinney, TX
2018-11-26
Name
Location
Date
Jaime Rego
Fall River, US
2018-11-26
Delaney Garner
Fort Wayne, US
2018-11-26
Michele Mottlowitz
Buffalo Grove, US
2018-11-26
IONA OSMENT
Irvine, US
2018-11-26
Lida Miller
Mount Prospect, IL
2018-11-26
Kristipher Webster
Kingman, IN
2018-11-27
Annamarie Cannata
Mount Prospect, IL
2018-11-27
James Hiser
Alexandria, IN
2018-11-27
Patrick Blum
Mount Prospect, IL
2018-11-27
MARKIAN PAWLUK
Chicago, IL
2018-11-27
Bob Roller
Wheeling, IL
2018-11-27
Cierra Powell
Chicago, IL
2018-11-27
Lynn O'Donnell
Lombard, US
2018-11-27
Frano Kraljevic
Skokie, US
2018-11-27
Adam Nguyen
Burke, US
2018-11-28
Kevin Corona
New Lenox, US
2018-11-28
Phillip Ferdon
Callahan, US
2018-11-28
Chris Johnson
Knoxville, US
2018-11-28
Larry Baron
Mount Prospect, IL
2018-11-28
Kamal Gulati
Chicago, US
2018-11-28
anon anon
US
2018-11-29
Jesse Merriam
Baltimore, US
2018-11-29
Name
Location
Date
Presley Thompson
Ozark, US
2018-11-29
Julie Dore
Marysville, MI
2018-11-29
Nina Krause
Germantown, TN
2018-11-29
Josette Szalko
Woodridge, IL
2018-11-29
Victoria Baron
Mount Prospect, IL
2018-11-30
Ellen Loeb
Mount Prospect, IL
2018-11-30
Magdalena Suszko
Mount Prospect, IL
2018-11-30
Michael Petrenko
Mount Prospect, IL
2018-12-01
Rebecca Frank
Mount prospect, IL
2018-12-01
Mark Frank
Mount Prospect, IL
2018-12-01
Dennis Voss
Arlington Heights, IL
2018-12-01
Jen Houchins
Mount Prospect, IL
2018-12-02
Lindsay Seymour
Mt Prospect, IL
2018-12-02
Beth Seaman
Mount Prospect, IL
2018-12-03
Thomas Neitzke
Mount Prospect, IL
2018-12-03
Judy Collin -Hajduk
Arlington Heights, IL
2018-12-03
Lynda Dannhauer
Mount Prospect, IL
2018-12-03
Patricia Tokimoto
Mount Prospect, IL
2018-12-03
Sandra Kowalski
Mount Prospect, IL
2018-12-03
Kyle Payne
Mount Prospect, IL
2018-12-03
David Wagner
Mount Prospect, IL
2018-12-03
Ryan Velky
Mt. Prospect, IL
2018-12-03
Name
Location
Date
Jan Meyer
Mount Prospect, IL
2018-12-03
Frankie Loverde
Hebron, IL
2018-12-03
Sonya Hill
Mount Prospect, IL
2018-12-03
Victoria Mesa
Mount Prospect, IL
2018-12-04
Christina Diaz
Mount Prospect, IL
2018-12-04
Karin Buntic
Mount Prospect, IL
2018-12-04
Keith Baumann
Mt Prospect, IL
2018-12-04
Stefania Adeleant
Mount Prospect, IL
2018-12-04
Danuta Bicz
Mount Prospect, IL
2018-12-05
Rita Lee
Mt Prospect, IL
2018-12-06
Joseph Billetdeaux
Arlington Heights, IL
2018-12-06
Sara Breeden
Mount Prospect, IL
2018-12-06
Brianna Morgan
Elk Grove Village, IL
2018-12-10
Maureen Kendziera
Prospect Heights, IL
2018-12-11
Margaret Puszka
Mt. Prospect, IL
2018-12-11
Janet Adams
Mount Prospect, IL
2018-12-12
Carla Zielke
Arlington Heights, IL
2018-12-12
Sonal Patel
Mount Prospect, IL
2018-12-13
Mary Henning
Mount prospect, IL
2018-12-13
Chris Jannusch
Mount Prospect, IL
2018-12-13
Karen Cook
Mt Prospect, IL
2018-12-14
AudreyJans
Mount Prospect, IL
2018-12-14
Name
Location
Date
Margaret Scholl
MOUNT PROSPECT, IL
2018-12-14
Rick Kesler
Mount Prospect, IL
2018-12-14
Peter Austin
Mount prospect, IL
2018-12-15
Katherine Neumann
Mount Prospect, IL
2018-12-15
Elizabeth jannusch
Mount Prospect, IL
2018-12-15
Patti O'Shea
Arlington Heights, IL
2018-12-16
Ashlyn Meyer
Walton, US
2018-12-17
Robert Black
Mount Prospect, IL
2018-12-19
Miryana Schubert
Mount Prospect, IL
2018-12-20
Rhonda Bradley
Crossville, TN
2018-12-20
Santiago Barajas
Oxnard, US
2018-12-21
Erik Mortensen
Walnut, US
2018-12-21
Terence Palmer
Langston, US
2018-12-21
Bryan Crow
Anaheim, US
2018-12-21
Andrea Griffin
Bartelso, IL
2018-12-22
Angel Espada
Brooklyn, US
2018-12-22
Hassan Elawad
Charlotte, US
2018-12-22
Ali Kamal
New York, US
2018-12-22
Bj Chamberlain
Arlington Heights, IL
2018-12-22
Lori Marques
Dwight, IL
2018-12-22
Robert Turner
Highland Park, IL
2018-12-22
Water Melon
Granite City, IL
2018-12-22
Name
Location
Date
Jasmyne Reynolds
Holyoke, US
2018-12-22
Mohammed Salim
San Francisco, US
2018-12-22
Pushpendra Kabdaula
Naperville, IL
2018-12-22
Mehad Yousif
New York, US
2018-12-22
Mohamed Elsafi
Oak Lawn, IL
2018-12-22
Alberta Jones
Chicago, IL
2018-12-22
Trey Henderson
US
2018-12-22
Maxlex Verrr
Peoria, US
2018-12-22
Stefanie Lorenz
Mount Prospect, IL
2018-12-22
Elijah Fatheree
Varna, IL
2018-12-22
Donna Trapp
South Wilmington, US
2018-12-22
Erin Kruger
Odell, IL
2018-12-22
Tarik Abdalla
Chicago, IL
2018-12-22
Miranda Wendt
Chicago, IL
2018-12-22
Laura Behrends
Glendale Heights, IL
2018-12-23
Cathy Burke
Dwight, IL
2018-12-23
Colin Pham
Canton, US
2018-12-23
Addison Reese
Shepherdstown, US
2018-12-23
Tracy Anderson
Dwight, IL
2018-12-23
beau newman
Charlotte, US
2018-12-23
Utkarsh Nath
Fremont, US
2018-12-23
Carole Shields
Morris, IL
2018-12-23
Name
Location
Date
cathy rupp
Pittsburgh, US
2018-12-23
Mayra Rangel
Las Vegas, US
2018-12-25
Eugene Wells
Cleveland, US
2018-12-25
Emma Mertens
Columbia, US
2018-12-25
Justun Dorgan
North bend, US
2018-12-25
Neil Jessee
Lockport, US
2018-12-26
Adonis Aybar
Boston, US
2018-12-26
Lori Bryant
Pendleton, US
2018-12-26
crystal jones Joyner
Wayne, US
2018-12-26
Deshaun Edmundson
Wilson, US
2018-12-26
Cris Sayago
Beaverton, US
2018-12-26
Aziza Rockingham
Kingston, US
2018-12-26
Cameron Dall
Mount Prospect, IL
2019-01-06
Sam Rannochio
Mount Prospect, IL
2019-01-06
Yulia Bjekic
Mount Prospect, IL
2019-01-06
Robin Soletzky
Phoenix, US
2019-01-08
Paresh Thakkar
Mount Prospect, IL
2019-01-13
Amit Shah
Mount Prospect, IL
2019-01-14
Riya Shah
Mount Prospect, IL
2019-01-14
Seema Shah
Mount Prospect, IL
2019-01-15
Annie Barber Ricks
Reno, US
2019-01-16
Keegan McCray
Denver, US
2019-01-16
Name
Location
Date
Val Kulak
Mount Prospect, IL
2019-01-18
Barbara Neitzke
Mount Prospect, IL
2019-01-19
Anna Nikolopoulos
Arlington Heights, IL
2019-01-19
Mary Jo Gamber
Mount Prospect, IL
2019-01-19
mark gamber
Mount Prospect, IL
2019-01-19
Kasia McGrew
Mount Prospect, IL
2019-01-20
Joann Petrancosta
Mount Prospect, IL
2019-01-20
Melinda Chappell
Byron, US
2019-01-20
Amy Chipules
Mount Prospect, IL
2019-01-20
phil maher
Mount Prospect, IL
2019-01-20
judith schliessmann
Arlington Heights, IL
2019-01-20
William Klippert
Arlington Heights, IL
2019-01-20
Lonnie Falls
418 S Maple St Mount Prospect, IL
2019-01-22
Lorianne Mcguire
Mount Prospect, IL
2019-01-22
David Mueller
Mount Prospect, IL
2019-01-22
Swift None
Glenview, IL
2019-01-22
Brenda Bersovine
Villa rica, US
2019-01-22
Donna Buti
Mount Prospect, IL
2019-01-23
Raja Grandhi
Morrisvile, US
2019-01-23
Maddie Radtke
Cascade, US
2019-01-23
Chad Schweitzer
Milwaukee, US
2019-01-23
Fidel Juarez
Illinois, US
2019-01-23
Name
Location
Date
Leland Elm
Milwaukee, US
2019-01-23
Mattie Barkan
Valley Stream, US
2019-01-23
Tammy Weber
Hammond, US
2019-01-23
David Copp
Chisholm, US
2019-01-23
Ryan Roach
Dana Point, US
2019-01-23
Johanna Revelez
Tacoma, WA
2019-01-23
Virginia Haase
Mount Prospect, IL
2019-01-23
Thomas Szyska
Mount Prospect, IL
2019-01-26
Bette Gilbertson
Mount Prospect, IL
2019-01-28
Leen Alabed
Irvine, US
2019-01-28
Ibrahim Maras
Garden Grove, US
2019-01-29
Kathleen Beck
Mount Prospect, IL
2019-01-29
Mary DeNotto
Mount Prospect, IL
2019-01-30
Gerry DeNotto
Mount Prospect, IL
2019-01-30
Ruth Hauswirth
Mount Prospect, IL
2019-01-30
Nelson Ojeda
Miami, US
2019-01-30
Martha Garza
Whiting, US
2019-01-30
Will Boerema
Stroudsburg, US
2019-01-31
Anthony Chiodi
Bronx, US
2019-01-31
Duston Patrick
Great Neck, US
2019-01-31
gavin gadberry
US
2019-01-31
Yu Cao
La Jolla, US
2019-01-31
Name
Location
Date
Sonia Tolentino
Mount Prospect, IL
2019-01-31
Robin Frmn
Columbia, US
2019-02-01
Cody Stine
Canton, US
2019-02-01
Michael Narut
Jacksonville, US
2019-02-01
Bridget Handley
Park Ridge, US
2019-02-01
grace harvey
lebanon, US
2019-02-02
Robert Mason
US
2019-02-02
Darcy Lindelli
US
2019-02-02
Edwardo Ramirez
Ocean view, US
2019-02-02
John Nappie
Jasper, US
2019-02-02
Linda Numani
Mount Prospect, IL
2019-02-03
Crista Altergott
Mount Prospect, IL
2019-02-05
Deborah Billings
Mount Prospect, IL
2019-02-05
Arthur Hantel
MT. PROSPECT, IL
2019-02-05
Luke Jonson
Mount Prospect, IL
2019-02-05
Joy Medrano
Mount Prospect, IL
2019-02-06
Frank Styzek
Chicago, IL
2019-02-06
Angela Hughes
Edenton, US
2019-02-06
Evie Pairitz
Mount Prospect, IL
2019-02-06
Sally Cohon
Mount Prospect, IL
2019-02-06
Jim Albovias
Mount Prospect, IL
2019-02-06
John Vogelsberg
Mt Prospect, IL
2019-02-06
Name
Location
Date
Lisa Miller
Mount Prospect, IL
2019-02-06
John Miller
Mount Prospect, IL
2019-02-06
Roberta Mitchell
Chicago, IL
2019-02-07
Mark Dietz
Mount Prospect, IL
2019-02-07
Mary Campbell
Mount Prospect, IL
2019-02-07
Mary McMahon
Mount Prospect, IL
2019-02-07
Charles E. Stevens
Mount Prospect, IL
2019-02-07
W. Michael Mundt
Mount Prospect, IL
2019-02-07
Carole Delahunty
Mount Prospect, IL
2019-02-07
John Pawlowski
MOUNT PROSPECT, IL
2019-02-07
Patricia Perry
Mount Prospect, IL
2019-02-07
Jessica Montana
Wheaton, IL
2019-02-07
Sandy Fox
Ashburn, VA
2019-02-07
Lisa Honcharuk
Rolling Meadows, IL
2019-02-07
Brett Pasternak
Mount Prospect, IL
2019-02-07
Julia McDonnell
Mount prospect, IL
2019-02-07
Bridgette McGehee
Mount Prospect, IL
2019-02-07
Bridget Fleagle
Mount Prospect, IL
2019-02-08
Denise Spedale
Mount Prospect, IL
2019-02-08
alicia rohrlack
mt prospect, IL
2019-02-08
Shawn Campbell
Palatine, IL
2019-02-08
Derek Fleagle
MOUNT PROSPECT, IL
2019-02-08
Name
Location
Date
Imre Soos
Mount Prospect, IL
2019-02-08
Deborah Matthiesen
Sausalito, CA
2019-02-09
James Blue
Mount Prospect, IL
2019-02-09
Kristin Mount
Chicago, IL
2019-02-09
Svetla Gregory
Mount Prospect, IL
2019-02-09
Linda Bruno
mount prospect, IL
2019-02-09
Gina Faso
Mount Prospect, IL
2019-02-09
Marlena stavropoulos
Mount Prospect, IL
2019-02-09
Maria Michalakos
Chicago, IL
2019-02-09
Kerrie Pasternak
Arlington Heights, IL
2019-02-09
emely Biel
mount prospect, IL
2019-02-10
shawna steiner
oak lawn, il, IL
2019-02-10
Pam Dammen
San Jose, CA
2019-02-10
Don Dammen
San Jose, CA
2019-02-10
Alice Stauder
Mount Prospect, IL
2019-02-10
Eileen Henquinet
Mount Prospect, IL
2019-02-10
Gail Liberty
Mt prospect, IL
2019-02-10
Iry Flangel
Buffalo Grove, IL
2019-02-10
Emilie Kalghatgi
Chicago, IL
2019-02-10
Jodi Peck
Mount Prospect, IL
2019-02-10
William Hassig
Mount Prospect, IL
2019-02-10
Megan Bergman
Lake in the Hills, IL
2019-02-11
Name
Location
Date
Rebecca Clesen
Arlington Heights, IL
2019-02-11
Cathy Moser
Arlington Heights, IL
2019-02-11
Mary Ann Ruskuls
Mount Prospect, IL
2019-02-11
Susan Rothstein
Mount Prospect, IL
2019-02-11
Thomas Massey
Mount Prospect, IL
2019-02-11
Adam Ruskuls
Oswego, IL
2019-02-11
Joe OHare
Mount Prospect, IL
2019-02-12
Jeff Anderson
Mount Prospect, IL
2019-02-12
Suzanne Stuebe
Arlington Heights, IL
2019-02-12
Angel Rivera
Mount Prospect, IL
2019-02-12
Amanda Bastable
Mount Prospect, IL
2019-02-12
Linda Williams
Montgomery, AL
2019-02-12
Ke'on Smith
Knoxville, US
2019-02-12
Theresa Wisniewski
Mount Prospect, IL
2019-02-12
Dale Wilson
Mount Prospect, IL
2019-02-13
Sharon Jusick
Arlington Heights, IL
2019-02-13
Shawn Mowery
Muefreesboro, US
2019-02-13
Luis Morris
Seattle, US
2019-02-13
Myah Merino
Federal Way, WA
2019-02-13
Shamari Bundy
Mission Hills, US
2019-02-13
Mary Osvath
Mount Prospect, IL
2019-02-13
Marilyn Woodruff
Mount Prospect, IL
2019-02-13
Name
Location
Date
Andrew McDonough
Waukesha, US
2019-02-13
Mason Bagusky
Kingston, US
2019-02-13
James Legge
Omaha, US
2019-02-13
Dawn Heath
Slidell, US
2019-02-13
Bonnie Falcone
Mount Prospect, IL
2019-02-14
Joel Oliver
Garden City, US
2019-02-14
Nemat Mohamed
Katy, US
2019-02-14
Mike Silver
Hicksville, US
2019-02-14
Janet Peterson
Troy, US
2019-02-14
John Pierce
Mount Prospect, IL
2019-02-14
Sydney Crook
Seabrook, US
2019-02-14
Hassan majeed
Memphis, US
2019-02-14
Paul Gajda
Mount Prospect, IL
2019-02-15
Linda Sheridan
Arlington Heights, IL
2019-02-15
Gabriela Villanueva
Denver, US
2019-02-15
jorge reyes
Villa Park, US
2019-02-15
Sophia Capili
Toms River, US
2019-02-15
Paula Flowers
Mt. Prospect, IL
2019-02-15
clare toffenetti
mt prospect, IL
2019-02-15
John Deer
Fresno, US
2019-02-15
Deanne Butindaro
Mount Prospect, IL
2019-02-15
Vicki Mills
Murray, KY
2019-02-15
Name
Location
Date
Eugene Dubinski
Oak Park, IL
2019-02-15
Joseph & Norma Piper
Mount Prospect, IL
2019-02-15
Zoltan Bodnar
Chicago, IL
2019-02-16
Giovanni Geraci
Mount Prospect, IL
2019-02-16
Sylvester Malinowski
Mount Prospect, IL
2019-02-16
Patrick Murphy
Mount Prospect, IL
2019-02-16
Peggy Hayes
Chicago, IL
2019-02-16
Ruth House
Evansville, IN
2019-02-17
Mary Stone
Olathe, KS
2019-02-17
John Sandquist
Mount Prospect, IL
2019-02-17
Ann Barnes
Mount Prospect, IL
2019-02-17
Sandra Gallup
Mount Prospect, IL
2019-02-18
Lauren Oggiono
Upton, US
2019-02-18
Mary McCarthy
Ninety Six, US
2019-02-18
Rajendra Shah
Colonia, US
2019-02-19
Ming Chiu Cheung
Great Neck, US
2019-02-19
Chris Ke
Great Neck, US
2019-02-19
Lee Okamoto
Chicago, IL
2019-02-19
Kimberly Anderson
Mount Prospect, IL
2019-02-19
Mavronicles
david fonseca
Greenwood, US
2019-02-19
J. K.
Mt Prospect, IL
2019-02-19
Name
Location
Date
Kelly SIMON
Mount Prospect, IL
2019-02-19
Amy Shin
Mount Prospect, IL
2019-02-19
Wayne Tubbs
Centerville, US
2019-02-19
Vanessa Taylor
Greenwood, US
2019-02-19
Lisa Szyska
Mount Prospect, IL
2019-02-19
Tim D'Anza
Mount Prospect, IL
2019-02-19
John Anderson
Mt Prospect, IL
2019-02-20
Wei hsieh
New York, US
2019-02-20
Matt Galloucis
Arlington Heights, IL
2019-02-20
Tammi Cameron
Ninety Six, US
2019-02-20
Joanne Benton
Mount Prospect, IL
2019-02-20
Luria Callaham
US
2019-02-20
Dori Goldman
Chicago, US
2019-02-20
Joy Toler
Greenwood, US
2019-02-20
Lizzy Liu
Mount Prospect, IL
2019-02-20
Linda Wantuch
Arlington Heights, IL
2019-02-21
David Stanton
Mount Prospect, IL
2019-02-21
Shannon Savage
Greenwood, US
2019-02-21
Geoffrey Rosean
Mount Prosect, IL
2019-02-21
Peg O'Hare
Mount Prospect, IL
2019-02-21
Sierra Ainsworth
Hampstead, US
2019-02-21
Kathryn Kucera
Mount Prospect, IL
2019-02-21
Name
Location
Date
Aihua Sun
Mount Prospect, IL
2019-02-22
Diane Cummings
Mount Prospect, IL
2019-02-22
Kathy Kurzawa
Mount Prospect, IL
2019-02-22
Mary Kay Stallone
Des Plaines, IL
2019-02-22
Patrick Stallone
Chicago, IL
2019-02-22
Eve Smith
Mount Prospect, IL
2019-02-22
N Morrison
Palatine, IL
2019-02-22
Tyler Olen
US
2019-02-22
John Volple
Niles, IL
2019-02-22
Bruce Shaffer
Mount Prospect, IL
2019-02-22
Tony Waski
Mount Prospect, IL
2019-02-22
Jay Li
Jericho, US
2019-02-22
Kristin Dubowski
Mount Prospect, IL
2019-02-22
Mary Jo Keeley
Mount Prospect, IL
2019-02-22
Renee Vogt -Norton
Mount Prospect, IL
2019-02-22
Stan Hillstrom
Mount Prospect, IL
2019-02-22
Jori Hillstrom
Mount Prospect, IL
2019-02-22
Bob Ksiazek
Mount Prospect, IL
2019-02-23
Linda Pizzato
Mount Prospect, IL
2019-02-23
David Pizzato
Mount Prospect, IL
2019-02-23
Anna SZYNALIK
Mount Prospect, IL
2019-02-23
Peter Szynalik
Mt Prospect, IL
2019-02-23
Name
Location
Date
Malgorzata Plewa
Mount Prospect, IL
2019-02-23
Lisa Feingold
Des Plaines, IL
2019-02-23
Julie Voigt
Mount Prospect, IL
2019-02-23
Collin Voigt
Mount Prospect, IL
2019-02-23
Aaron Engel
Grayslake, US
2019-02-23
Brent Gillen
Massapequa, US
2019-02-23
Luis Avalos
Garden Grove, US
2019-02-23
Samantha McCarson
Bellmore, US
2019-02-23
DANIEL Motykie
Mount Prospect, IL
2019-02-23
Bigtommym Maloney
Massapequa Park, US
2019-02-23
D. Desantis
Mount Prospect, IL
2019-02-23
Joseph Padovano
Massapequa Park, US
2019-02-23
Eileen Sanaghan
Mount Prospect, IL
2019-02-23
Zbigniew Golonka
Mount Prospect, IL
2019-02-24
Michelle Jersey
Mount Prospect, IL
2019-02-24
Mark Thorne
Mount Prospect, IL
2019-02-24
Mary Wells
Pompano Beach, IL
2019-02-24
Ed Dubowski
Mount Prospect, IL
2019-02-24
Cristian Borsa
Mount Prospect, IL
2019-02-24
Tom Katsaros
Mount Prospect, IL
2019-02-24
Steve Katsaros
Mount Prospect, IL
2019-02-24
Jeffrey Huber
Mount Prospect, IL
2019-02-25
Name
Location
Date
Passorn Jamkajornkiat
Mount Prospect, IL
2019-02-25
Cristina Borsa
Mount Prospect, IL
2019-02-25
Monique Bergeron
Chicago, IL
2019-02-25
Kamil Seremak
Mt Prospect, IL
2019-02-25
Craig Wolfe
Prospect Heights, IL
2019-02-25
Lynn Morris
Mtg Prospecy, IL
2019-02-25
Michelle Bergeron
Milwaukee, WI
2019-02-25
Marilyn Fernandez
Mount Prospect, IL
2019-02-25
Steven Tworek
Wauwatosa, WI
2019-02-25
John Husmann
Arlington Heights, IL
2019-02-26
Teneshia Vaughn
Chicago, IL
2019-02-26
Martin & Martha Lindeman
Mount Prospect, IL
2019-02-26
KURT MCDONNELL
Mount Prospect, IL
2019-02-26
Jessica Schwake
Mount Prospect, IL
2019-02-26
Carly Cummings
Arlington Heights, IL
2019-02-26
Fayyaz Ahmed
Mount Prospect, IL
2019-02-27
George Contoravdis
Mount Prospect, IL
2019-02-27
Carl Finkbiner
Mount Prospect, IL
2019-02-27
Kevin Unger
Mount Prospect, IL
2019-02-28
Yogi Patel
Mount Prospect, IL
2019-02-28
Stanislava Novakov
Mount Prospect, IL
2019-02-28
Marta Drozd
Mt. Prospect, IL
2019-02-28
Name
Location
Date
Violeta Contoravdis
Mount Prospect, IL
2019-02-28
Beata Liszka
Palos Hills, IL
2019-02-28
Karen Janke
Mount Prospect, IL
2019-02-28
Sandi Pepich
Mt Prospect, IL
2019-02-28
frank fulton
Arlington Heights, IL
2019-02-28
Antonina Borowski
Dallas, TX
2019-02-28
Janice Stone
Mount Prospect, IL
2019-02-28
Marek Bak
Mount Prospect, IL
2019-02-28
Ruby Larson
Tacoma, US
2019-02-28
Pinal Patel
Mount Prospect, IL
2019-02-28
pat padera
Mount Prospect, IL
2019-02-28
Sereno Bondioli
Mount Prospect, IL
2019-02-28
Mike O'Hart
Mount Prospect, IL
2019-03-01
Rpbert Spedale
Mount Prospect, IL
2019-03-01
D. Jill Nelson
Elk Grove Village, IL
2019-03-01
joe done
gloucester, US
2019-03-01
Danielle Mitchell
Edinboro, US
2019-03-01
Kelly Janowiak
Mount Prospect, IL
2019-03-01
Charlene Hernandez
Richmond, US
2019-03-01
Angelina Shera
Oak Park, US
2019-03-01
Brenda Paladino
Mount Prospect, IL
2019-03-01
James Shafi
Aurora, US
2019-03-01
Name
Location
Date
Izzam Siddiqui
Bolingbrook, US
2019-03-01
Arsalan Najeeb
Flower Mound, US
2019-03-01
Isabel Amezcua
Barrington, US
2019-03-01
sunny li
Fremont, US
2019-03-01
Kristen Kazuk
Mount Prospect, IL
2019-03-01
Kendall Gillies
Chicago, IL
2019-03-01
john kazuk
Mount Prospect, IL
2019-03-01
Zayn Khan
Chicago, US
2019-03-01
Matthew Rendino
Mount Prospect, IL
2019-03-02
Eddie Stopka
Deer Park, US
2019-03-02
Cory Reiser
Mt Prospect, IL
2019-03-02
Meghan Bowman
Mount Prospect, IL
2019-03-02
Andrzej Zurniewicz
Mount Prospect, IL
2019-03-02
Susan Opitz
Mount Prospect, IL
2019-03-02
theresa Felde
Arlington Heights, IL
2019-03-02
Sharon Panos
Mount Prospect, IL
2019-03-03
Bonnie Barczak
Mt. Prospect, IL
2019-03-03
Alicia Gonzalez
Carpentersville, IL
2019-03-03
Shaula Adalia
Mount Prospect, IL
2019-03-03
Linda Gajda
Arlington Heights, IL
2019-03-03
Laura Luteri
Mount Prospect, IL
2019-03-03
Joseph Lakner Sr.
Mount Prospect, IL
2019-03-03
Name
Location
Date
Narcis Motorga
Mount Prospect, IL
2019-03-03
Harold Hasselman
Arlington Heights, IL
2019-03-03
georgene McShane
Prospect Heights, IL
2019-03-03
Suzanne Scott
Darien, IL
2019-03-04
cynthia riesing
Mount Prospect, IL
2019-03-04
John Mosman
Mount Prospect, IL
2019-03-04
Lee Habich
Mount Prospect, IL
2019-03-05
Mark Ciske
Mount Prospect, IL
2019-03-05
Zina Bhaia
Mount prospect, IL
2019-03-05
Rosemsry Amadeo Amadeo
Boston, US
2019-03-05
Jackie LeFevre
MOUNT PROSPECT, IL
2019-03-05
Michael Ferdinand
Mount Prospect, IL
2019-03-06
JOHN MARKAY
MT, IL
2019-03-06
Charles Shea
Westbury, US
2019-03-06
Kenneth Adams
HICKSVILLE, US
2019-03-06
William Bennettson
Hicksville, US
2019-03-06
John Scott
Chicago, US
2019-03-06
Dorota Kula
Park Ridge, IL
2019-03-07
Bart Chlopek
Mount Prospect, IL
2019-03-07
Ronald Jurkowski
Mount Prospect, IL
2019-03-07
Carlos LunaVictoria
Upper Darby, US
2019-03-07
Marlene Peterson
Wheaton, IL
2019-03-08
Name
Location
Date
Patricia Wajda
Mount Prospect, IL
2019-03-08
Leo Wajda
Mount Prospect, IL
2019-03-08
Sharon Ferdinand
Mount Prospect, IL
2019-03-08
Tracy Rossa
Cincinnati, US
2019-03-08
Gabrielle Johnson
Mount Prospect, IL
2019-03-08
Rosemary Morrissey
Mount Prospect, IL
2019-03-08
John Gajda
Arlington Heights, IL
2019-03-09
Therese HARMON
MOUNT PROSPECT, IL
2019-03-09
Tina Willman-Hammar
Mount Prospect, US
2019-03-10
Kostadin Novakov
Wheaton, IL
2019-03-10
Todor Dinev
Wheaton, IL
2019-03-10
Steed Youkhana
Mount prospect, IL
2019-03-10
Peter Olesen
Mount Prospect, IL
2019-03-11
Erik Wannebo
Mt Prospect, IL
2019-03-11
bill klippert
225 s emerson st mt prospect, IL
2019-03-11
Andrew Goodrich
Mount Prospect, IL
2019-03-11
Marcin Lekan
Mount Prospect, IL
2019-03-11
brenda Smith
Mount Prospect, IL
2019-03-11
Daniel Monreal
Mount Prospect, IL
2019-03-12
Diane Lembesis
Mt Prospect, IL
2019-03-12
Jan Riccetti
Huntley, IL
2019-03-12
Angie Martinez
Mt Prospect, IL
2019-03-13
Name
Location
Date
Arun Basil
Mount Prospect, IL
2019-03-13
Joe De Luca
Prospect Heights, IL
2019-03-13
Booty Eater
Chicago Heights, US
2019-03-13
Al Zyller
Hauppauge, US
2019-03-13
Jayden Wibstad
Littleton, US
2019-03-13
Roy Rendino
Arlington Heights, IL
2019-03-13
Elena Kovalevich
Chicago, IL
2019-03-13
Victor Kovalevich
Palatine, IL
2019-03-13
Kirsten Welter
Mount Prospect, IL
2019-03-13
Susan DeMay
Arlington Heights, IL
2019-03-13
Jamie Zambuto
Chicago, IL
2019-03-13
Tim Liberty
Mount Prospect, US
2019-03-13
I Rapala
Mount Prospect, IL
2019-03-13
Andrew Mazur
Mount Prospect, IL
2019-03-13
Mike Krumtinger
Mount Prospect, US
2019-03-14
Amy Gonzalez
Mount Prospect, IL
2019-03-14
William Sutyak
Canonsburg, US
2019-03-14
Isauro Rivera
Mt. Prospect, IL
2019-03-14
Elvira Mallares
Hoffman Estates, IL
2019-03-14
Joanna Mazur
Mount Prospect, IL
2019-03-14
Samantha Fries-Romack
Bloomingyon, US
2019-03-14
Nenita Cuartelon
Grand Prairie, TX
2019-03-14
Name
Location
Date
Jacqueline Alcantar
Mount Prospect, IL
2019-03-14
Masashi Nishikata
Mt. Prospect, IL
2019-03-14
Cecilio Gacad
Bensenville, IL
2019-03-14
Janice Catania
Mount Prospect, IL
2019-03-14
lilly dutton
Monticello, US
2019-03-14
Denise Wasilewski
Mount Prospect, IL
2019-03-14
Kiesha theobald
Mount Prospect, IL
2019-03-15
Colt Hagler
Carson City, US
2019-03-15
Kiana Castile
Los Angeles, US
2019-03-15
Peter Leoschke
Oakland, CA
2019-03-16
Linda Mosca
Mount Prospect, IL
2019-03-16
Kay reuther
San Tan Valley, US
2019-03-16
rachel salas
Austin, US
2019-03-16
Paola Ortiz
Clermont, US
2019-03-16
Dejan Depalov
Mount Prospect, IL
2019-03-16
Simonida Grubjesic
Mount Prospect, IL
2019-03-16
Mark Ziberna
Mount Prospect, IL
2019-03-16
Maureen Smith
Mount Prospect, IL
2019-03-16
Rebecca Wagner
Mount Prospect, IL
2019-03-17
Elizabeth Bracamontes
Glen Ellyn, US
2019-03-17
Renee Witt
Mount Prospect, IL
2019-03-17
Sylvia Jonigkeit
Mount Prospect, IL
2019-03-18
Name
Location
Date
John Ruskuls
Mount Prospect, IL
2019-03-18
Curt Thompson
Mount Prospect, IL
2019-03-19
William Molinelli
Mount Prospect, IL
2019-03-19
Kaylan Norman
Lawrenceville, US
2019-03-20
Muchael Almisry
Mt Prospect, IL
2019-03-20
Melody Fullard
Jacksonville, US
2019-03-20
Halina Lach
Huntley, IL
2019-03-20
Stephen Mitchell
Mount Prospect, IL
2019-03-23
Richard Murawski
Arlington Heights, IL
2019-03-23
Kathy Peterson
Mount Prospect, IL
2019-03-24
Mia Gordon
Tucson, US
2019-03-24
Michael Franchina
Mount Prospect, US
2019-03-24
Chris Scholl
Neptune, NJ
2019-03-24
Jody Maddock
Shirley, US
2019-03-24
Bette Gilbertson
Mount Prospect, IL
2019-03-24
Michael Knorek
Mt Prospect, IL
2019-03-24
Monica Oblinger
Mount Prospect, US
2019-03-24
Tracy Nagel
Lyndhurst, US
2019-03-25
Joaquin Robledo
Cranston, US
2019-03-25
Pamela Bergosh
Lahaina, HI
2019-03-25
Joseph Stalin
US
2019-03-25
Ralph Denesburr
Niles, US
2019-03-25
Name
Location
Date
Ayatullahi Yammamman
Mountain View, US
2019-03-25
Lindsey Lipford
US
2019-03-25
Linda Fack
Mt. Prospect, IL
2019-03-25
Hannah Horwitz
Mount Prospect, IL
2019-03-25
Maushmi Shah
Carol Stream, US
2019-03-26
Holger Fack
MT.PROSPECT, IL
2019-03-26
Joan Fack
Mount Prospect, US
2019-03-26
Leticia Ii-kahahane
Lahaina, US
2019-03-26
Marjorie Robertson
Appleton, US
2019-03-26
Sreedhar Vaka
Schaumburg, US
2019-03-26
Marina Dlacic
Mount Prospect, US
2019-03-26
Donna Hoffman
Wheaton, IL
2019-03-26
Nancy Warner
Mt. Prospect, IL
2019-03-26
Elena Richardson
Apex, US
2019-03-26
Madison Wittenborn
Summit Argo, US
2019-03-26
Victoria Dimanno
Allentown, US
2019-03-26
Terry Stonelake
Amarillo, US
2019-03-26
rxvertx Fyg
Paterson, US
2019-03-26
Luke Moretti
Mount Prospect, IL
2019-03-26
Eileen Kane
Mount Prospect, IL
2019-03-26
Kevin Warner
Houston, TX
2019-03-26
ARTHUR HARTING
MOUNT PROSPECT, IL
2019-03-26
Name
Location
Date
Scott Yoder
Mount Prospect, US
2019-03-26
Caroline Aldworth
Mount Prospect, US
2019-03-26
Reynaldo Barretto
Temecula, US
2019-03-26
Mary 011erer
Mt. Prospect, IL
2019-03-26
Sarah Gia
Chicago, IL
2019-03-27
Brad Schroeder
Mt prospect, IL
2019-03-27
Sergio Gutierrez
Boston, US
2019-03-27
Tamara Horn
Mount Prospect, IL
2019-03-27
Sophia Mao
Chino Hills, US
2019-03-27
Marcy Henry
Aurora, US
2019-03-27
Kristin Neve
Stone Mountain, GA
2019-03-27
Jonathan Lusk
Des Plaines, IL
2019-03-28
Evan Brown
Tipp City, US
2019-03-28
Toni Ivanov
Mount Prospect, IL
2019-03-28
Art Harris
Bluefield, US
2019-03-28
Steve Roe
Mount Prospect, IL
2019-03-28
Ihor Andrushko
Chicago, US
2019-03-28
raymond f clow III
Chicago Heights, US
2019-03-28
Amy Rendino
Mount Prospect, US
2019-03-29
Sarah Roe
Mount Prospect, US
2019-03-29
Tom Mosholder
US
2019-03-29
Chris Kowalewski
Charlotte, US
2019-03-29
Name
Location
Date
Matt Kowalewski
Charlotte, US
2019-03-29
Joanna Kowalewski
Charlotte, US
2019-03-29
Katie Kapcheck
Chicago, IL
2019-03-29
Elaine Hudson
Arlington Heights, US
2019-03-29
Melissa Garofalo
Mount Prospect, IL
2019-03-29
Daniel Bennett
Mount Prospect, IL
2019-03-29
Mary Jo Garofalo
Mount Prospect, IL
2019-03-29
Michael Garofalo
Mount Prospect, US
2019-03-29
Deborah Rzeszutko
Mount Prospect, IL
2019-03-30
Long Dick43
Anderson, US
2019-03-30
James Thompson
Mount Prospect, US
2019-03-30
Leo B.
Chicago, US
2019-03-30
Larry Tomko
Mount Prospect, US
2019-03-30
Zenaida Torres
Chicago, US
2019-03-30
Lloyd Unger
Mount Prospect, IL
2019-03-31
Rawah Ahmed
Khartoum, US
2019-03-31
Linda Boyko
Mount Prospect, US
2019-03-31
Hazel Huesca
St. Charles, US
2019-03-31
Paula Winkler
Mount Prospect, US
2019-03-31
Rose Jubera
Chicago, US
2019-03-31
Tamara Brey
Mount Prospect, US
2019-03-31
Gina Dahlgren
Bartlett, US
2019-03-31
Name
Location
Date
Chifeng Hsiao
Mount Prospect, IL
2019-03-31
Arpine Babayan
US
2019-03-31
Maureen Majerus
Mount Prospect, US
2019-03-31
Thomas Jones
Portland, US
2019-04-01
Forest Cardwell Cardwell
Greeley, CO
2019-04-01
Biran Patel
Mount prospect, IL
2019-04-01
Tony Strittmatter
San Francisco, US
2019-04-01
Heather Conley
Bellefontaine, US
2019-04-01
Marie Fuller
Mount Prospect, IL
2019-04-01
Lexiy Crowder
Springfield, US
2019-04-01
Janne Matter
Barrington, US
2019-04-01
Cynthia Nowak
Illinois
2019-04-01
John Wester
Knoxville, US
2019-04-01
Catherine Matula
Mt Prospect, US
2019-04-01
Susan Bender
Mt. Prospect, IL
2019-04-01
Gary thompson
Lebanon, US
2019-04-01
R Kent Kirkwood
Mount Prospect, US
2019-04-01
micah mccormick
Rockwall, US
2019-04-01
Paul Bender
Mount Prospect, IL. 60056, US
2019-04-01
Lynn Berry
Mount prospect, IL
2019-04-01
alex quezada
Carmel Valley, US
2019-04-01
Elizabeth Tucker
Mount Prospect, US
2019-04-01
Name
Location
Date
Carl Ekberg
Mount Prospect, IL
2019-04-01
Paul Westfallen
Mount Prospect, US
2019-04-01
Robert Skowronski
Arlington Heights, US
2019-04-01
Nancy D'Andrea
Mount Prospect, US
2019-04-01
Elaine Plummer
Barrington, IL
2019-04-01
Roger Streetz
Mt Prospect, US
2019-04-01
Eugene O'Sullivan
Mt Prospect, US
2019-04-01
Catherine Anast
Mount Prospect, IL
2019-04-02
James Anast
Mount Prospect, IL
2019-04-02
Nikunj Kshatriya
Mount Prospect, US
2019-04-02
George Clowes
Mount Prospect, US
2019-04-02
Catherine Elias
Mt. Prospect, US
2019-04-02
Matthew Farias
Mount Prospect, US
2019-04-02
Andrea Lynn Prentice
US
2019-04-02
Allison O'Hart
mount prospect, US
2019-04-02
Claudia Dickinson
Chicago, US
2019-04-02
Thomas Sessa
Chicago Heights, US
2019-04-02
Evan Wong
Honolulu, US
2019-04-02
Joe Cragun
Indianapolis, US
2019-04-02
Bonny Scott
Mt Prospect, US
2019-04-02
Kristin Mckenzie
Zachary, LA
2019-04-02
Timothy McMahon
Mount Prospect, IL
2019-04-02
Name
Location
Date
frank knechtges
hanover park, IL
2019-04-02
Julie Johnson
Mount Prospect, US
2019-04-02
Mary Jo Polark
Mount Prospect, IL
2019-04-02
Mary Kay McMahon
Mt. Prospect, IL
2019-04-02
Mary Larson
Arlington Heights, IL
2019-04-02
Jessica Evans
Nottingham, US
2019-04-02
Christian Dadia
Whittier, US
2019-04-02
Larissa Valdez
Houston, US
2019-04-02
Rachel Luvn Mines
US
2019-04-02
Heather Harrison
Polk City, US
2019-04-02
Corrie Ruiz
Eagle Lake, US
2019-04-02
Brian Obi
Chicago, US
2019-04-02
Debbie LeComte
Mt. Prospect, IL
2019-04-03
Aggy Batalia
Mount Prospect, IL
2019-04-03
Carol Blake
Wheaton, US
2019-04-03
Alexander Grzyb
Wheaton, US
2019-04-03
Natalie Danaher
Mount Prospect, IL
2019-04-03
Jaime Naco
La Habra, US
2019-04-03
TO: Planning and Zoning Commission Members
Chairman Joseph Donnelly
FROM: Katie Dolan Dix, Capannari Ice Cream
DATE: March 14, 2019
RE: MAPLE STREET LOFTS PROPOSAL
Dear Members of the Mount Prospect Planning and Zoning Commission:
I would like to voice my opinion on the Maple Street Loft project. It is imperative to the growth
and vibrancy of Mount Prospect that this project happen.
Capannari Ice Cream will be celebrating its 19t11 season this year. We are blessed to have
survived so many years. We have worked hard on our business but more importantly, we have
worked hard on building a community.
We understand the importance of collective thinking, agreed vision and overarching goals. Our
survival depends on our fellow merchant's survival. We all play a role in driving the vision of
Mount Prospect forward.
The Maple Street Lofts bring the most important link to our chain. The project will bring density
and create a tipping point of residents. That tipping point will drive retailers here and support
those that are already established. Mount Prospect needs more residents to support the shops,
restaurants and services in the downtown area.
The Maple Street Loft proposal should be approved for the continued growth and positive
direction Mount Prospect is headed.
We have so much to be proud of in Mount Prospect, let's keep the momentum going for the
future of our great town.
Thank you for your consideration.
Respectfully,
Katie Dolan Dix
Capannari Ice Cream
Ar A
WINGSPAN
DEVELOPMENT GROUP
J: 1H H�
P ',"R"-' I "I
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
® 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a merchant operating in Downtown Mount Prospect, ask that the Village of Mount
Prospect support this project.
Signature:
Print Name: %~4'I A 5 21 0 C/ "WV c2 �,
Business Name: s,
Address: -2 GV -e S 7- /-'0 r 5 7-
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Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a merchant operating in Downtown Mount Prospect, ask that the Village of Mount
Prospect support this project.
Signature:
Print Name`j ,.Sro& (/-06�-106
Business Name: 1,-e Z, � S
Address:
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Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a merchant operating in Downtown Mount Prospect, ask that the Village of Mount
Prospect support this project.
Signature:
Print Name:
Business Name: A L/
Address:
Date: 1.3
March 14th, 2019
Dear Planning & Zoning Committee,
We're writing today to encourage you to vote YES to the Maple Street Development.
We have lived here now for 31 years. We're very excited for all the new developments
and the giant leaps in progress that Mount Prospect is making.
We have gone to the Open Houses and viewed what the plans for this development are.
We don't have a problem with the original plans at 8 stories high, but we understand
that some people do. We feel strongly that the developer has made many efforts to
listen to the concerns of the residents and made adjustments.
We have heard many of the complaints and we feel like there is a lot of misinformation
out there causing these complaints.
We like the new parking plans having the north side commuters parking in the Village
garage which alleviates pressure at the main intersections downtown.
I'm sure you've heard it more than once and from more than one source about the need
for a grocery store. I agree, but I also know that we aren't going to get one if we don't
have the density to support it. Unfortunately, many think we should have the stores
come in first and then build around it, but no business is going to come here and lay out
a lot of money to build out a business and then sit and wait for the town to come.
We are also small business owners here for 25 years and know for all of the small
businesses to survive we need more people and yes, more traffic.
We think this is a well laid out, thought out plan and I hope you will vote YES to let this
project move on to the next step.
Thank you,
Roberta Hamann
Patrick Hamann
Tom Nelson
WINGSPAN
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a merchant operating in Downtown Mount Prospect, ask that the Village of Mount
Prospect support this project. 4 . .1111
Signature:
Print Nam(
Business Name:
Address:
,7,/Date:
Maple Street 1.,,ofts %Mll:
Create more custorners -For
Downtown's many restaurants,
retailers, and shops
Revitalize a now vacant industrial site
in -the heart of Downtowri
Generate more than $20 million �n
additional tax revenue
YES, I support Maple Street Lofts. This project will be a great asset for our community.
Name�, X
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Signature
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PLAN HIGHLIGHTS
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P E PARKING DECK
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TOTAL AREA =6.51AC
NEREENT[AL = 536 AD
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Mr. Ma. �11111
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PLAN HIGHLIGHTS
6 STORY APARTMENT
If, 111,
P E PARKING DECK
........ ..
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111/d
TOTAL AREA =6.51AC
NEREENT[AL = 536 AD
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14o1j"i PRc.1111 U."ITI" N"'T" I � I I GROUP.
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WINGSPAN
DEVELOPMENT GROUP
J)R"'
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
a 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a merchant operating in Downtown Mount Prospect, ask that the Village of Mount
Prospect support this project.
Signature:
Print Name: kvrqo,jr
Business Name: �p044 (K �CJOWI,6",_
Address:
Date::
Shallcross, Jason
From: Cooney, Bill
Sent: Thursday, March 28, 2019 11:07 AM
To: Shallcross, Jason
Subject:
FW: Maple Street Project
Follow Up Flag:
Follow up
Flag Status:
Flagged
From: jimtamkin@yahoo.com <jimtaml<in@yahoo.com>
Sent: Wednesday, March 27, 2019 10:54 PM
To: Cooney, Bill <BCooney@mountprospect.org>
Subject: Maple Street Project
Hi Bill,
Jim from the Mount Prospect Jimmy Johns here. Hope all is well! Just wanted to send you a quick email letting
you know as a business owner in the community, I support the development on Maple street.
Regards,
Jim Tamkin
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From: Elaine Hudson <,gramrock(a,sbcglobal.net>
Date: April 1, 2019 at 3:31:43 PM CDT
To: "aiuracekgraountprospect.org" <aiuracek(a.- mountprospect.org>
Subject: Maple Street Lofts
Reply-To: Elaine Hudson <gramrock(c�r�sbcglobal.net>
We continue to be very troubled about the fact that the village is seriously considering
the high density construction of the Maple Street Lofts. We always held you as Mayor
along with the trustees with respect. Respect that you would do what it right not only
for Mount Prospect, but for the residents and the neighborhoods. I notice that most
trustees don't live in the Lions Park area, so they probably don't care. You have heard
it all ... and it is all true. Congestion on Prospect and very likely the side
streets. Schools.... don't tell me it won't affect schools.... that you honestly can't say that
it won't. Common sense says otherwise. Over load on sewers, etc. Then in the last
issue of Mount Prospect news ... there is the issue of flooding. What a careless and
insensitive comment that if you have a back up issue, just go and get a stand
pipe. Shame on you.
I know people who wanted to add on to their homes, but the Village would not let them
because it would lessen the vard space. Now you are making your own rules and
changing the zoning so more building can fit in a smaller area. There is hardly any
green space allowed for this project.
We are not against moving forward, but this is not moving forward. Cut the height of the
building to 5 stories... apartments 4 stories.... maybe 25 - 30 row homes. Speaking of
row homes, are they going to be the ugly ones this builder has built in Des Plaines with
all the steps in front? Can't he come up with something attractive and appealing? The
size of this will look so ugly and out of place .... it will ruin our whole downtown
area. Retail .... it will have to be something really special to draw customers.
It sure seems that there is money under the table here. The village manager came from
Palatine after being fired there. According to friends in Palatine, they tell us to be
careful of him. This really makes me nervous. This of course is hear say, but it does
make a person wonder.
NO NO NO...........................do not pass what it being presented. It is NOT in the best
interest of Mount Prospect.
The fire chief even said that their equipment will not reach all the way to the top of the
condo building in case of an emergency.
As stated..."WE WANT NEW DEVELOPMENT IN THE VILLAGE THAT CONFORMS
TO EXISTING ZONING CODES" Outsiders (Builders) are not welcome who will not
build according to our zoning codes.
Elaine and Rock Hudson
Shallcross, Jason
From: Gerald Adams <japipelineplumbing@gmail.com>
Sent: Friday, March 29, 2019 10:55 AM
To: Juracek, Arlene; Shallcross, Jason
Subject: maple street lofts
Follow Up Flag: Follow up
Flag Status: Flagged
Ms Juracek,
I am against the proposed development at Maple Street here in Mount Prospect.
I don't believe the school numbers that have been reported are in any way accurate .
That small area should not be over taxed with that many apartments and duplexes.
It does not conform with the surrounding neighborhood.
Thank you,
Gerald & Janet Adams
502 S Owen St
Mount Prospect
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Cindy Bork
6 W. Lonnquist Blvd.
Mount Prospect, IL 60056
April 3, 2019
I sav YES to Maole Street Lofts!
Mayor Juracek and Board of Trustees
Village of Mount Prospect
Village Hall
50 S. Emerson Street
Mount Prospect, IL 60056
Dear Mayor Juracek and Board of Trustees:
I am a 30+ year Mount Prospect resident and live 2- blocks west of Emerson Street on Lonnquist
Boulevard. I am in favor of the Maple Street Lofts.
DO NOT believe the quality of life and character of Mount Prospect will be negatively impacted by this
development. On the contrary, I believe this would be a good development for Mount Prospect.
The traffic that is experienced today is from commuters who do not live near the train. They are the
ones that cause congestion during rush hour. It would not be by those who conveniently live near the
train and can walk to "catch one."
Parking shouldn't be an issue since there will be a new parking garage on site, in addition to the one we
already have downtown.
Please vote YES to the Maple Street Loft development.
David Bottari
504 s Emerson
Mt Prospect IL 60056
847 691 5241
3/27/2019
Mount Prospect Village Board of Trustees
Village Hall
50 S. Emerson St.
Mount Prospect, IL 60056
Dear Mount Prospect Village Board of Trustees,
I am a resident of Mount Prospect and I am writing to express my concerns about the proposed
Maple Street Lofts project composed of: 2 apartment buildings with a total of 257 apartments, 56
single-family rowhomes, a 14,000 sq. ft. commercial space and a Village -owned parking garage
with 268 spaces.
I do not support this project because as proposed it will:
• increase density in a residential neighborhood located east of the core central business
district of the Village;
• increase traffic of all forms—pedestrian, vehicular and bicycle in the Lions Park
Neighborhood and the surrounding area;
• increase the commute times for Mount Prospect residents by building a parking garage to
replace the Maple Street commuter parking lot; and
• increase enrollment at already crowded District 57 schools specifically: Westbrook
School for Young Learners, Lions Park Elementary School and Lincoln Middle School.
The proposed project is moving ahead on the "fast-track" with the Village, which is not allowing
Mount Prospect residents a fair opportunity to provide public comment and input on the
development of this parcel. Furthermore, additional studies are needed to assess the overall
impact a project of this size will have on the traffic in the neighborhood where the development
will be located and the impact additional students will have on the already over -crowded schools,
particularly Westbrook School for Young Learners and Lions Park Elementary.
The Maple Street Lofts as proposed is too MUCH, too FAST! Therefore, I respectfully request
the Village Board to vote "No" on Maple Street Lofts.
Sincerely,
David Bottari
From: Jurarek. Arlene
To: C-u-ic r, Michael;,. h Ilu -5 s n
Subject: Fwd: Lofts
Date: Thursday, March 28, 2019 12:24:11 PM
Sent from my iPad
Begin forwarded message:
From: Mildred Cady <:�:r .c.a.d;y�}aIcgllobal.�tiet>
Date: March 28, 2019 at 12:05:25 PM CDT
To: WuiaL!2Ik.a)motant:ru ros ect.org
Subject: Lofts
I am definitely IN FAVOR of the lofts. Our downtown is dead in the evening. It
can support only a very few restaurants which of course bring in tax money. The
status quo means stagnation. We are so far behind!
Last Saturday night we went to the Metropolis Theater in Arlington Heights.
Every restaurant in the area was full and people were walking all around. It's a
fun place to be. The theater was also full. I assume that all brings in tax money
to the village. Even Des Plaines' downtown has more activity than Mount
Prospect's. I do think the parking situation can be resolved without shelving the
whole project.
Please consider that many residents would like a more vibrant and welcoming
downtown. Too often the vocal minority wins.
Thank you for considering my input.
Milli Cady
915 S Elm St
Sent from my iPad
Sent from my iPad
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Mayor Juracek and Board of Trustees
Village of Mount Prospect
Village Hall
50 S. Emerson Street
Mount Prospect, IL 60056
Dear Mayor Juracek and Board of Trustees:
I am a 50 year Mount Prospect resident and oppose the Maple Street Lofts
complex as proposed. I think the quality of life and character of Mount Prospect
will be negatively impacted by this development and will further stress our
existing infrastructure.
I am not opposed to development, but believe any development in the area
needs to conform to current zoning standards, including limiting building
height to 80 feet or less and density not exceeding 16 to 30 housing units per
acre. Moreover, the impact on traffic and commuter parking needs are of great
concern.
It is also shocking to me that the traffic study that was done, did NOT
extend east to the other end of the block at School Street, bordering Lion's
Park. This is especially alarming since it was brought up at the meeting
that this ENTIRE block is up for redevelopment, from Maple Street to
School Street. It's better to address our traffic and density concerns NOW
vs. AFTER the development is said and done.
Please LISTEN to the neighbors and do not allow the Maple Street Lofts project
to move forward as proposed.
Thank you,
Signature:
�4. cak�e°
Print Name: Mary Campbell
Address: 521 E. Lincoln Street, Mount Prospect, IL
Dated this 2nd of April, 2019
50 years ago my parents packed up the station wagon and moved our family of 5, to sleepy little
Mayberry. They chose Mt. Prospect (specifically the Lion's Park area) for the good schools and close
proximity to the train.
Living across from Lion's Park, we see an influx of residents (cars and foot traffic) on the surrounding
streets for 7-8 months of the year. People flock to the Veteran's Memorial bandshell for concerts and
veteran's ceremonies. They come to the park for football, baseball and soccer games and to join with
our village emergency services to celebrate the National Night Out. They bring their kids to the
playground, tennis courts and Big Surf Wave pool, as well as attend classes and meetings at Lions Park
Rec Center.
On an average day, parking on Lincoln street is relatively easy, but quickly EXCEEDS parking capacity and
overflows on to William Street to the east and Maple Street to the west on days with almost any kind of
park event. Then it's usually parking on BOTH sides of the streets to accommodate the additional
vehicles. I can only imagine the impending gridlock, and safety worries with the addition of the Maple
Street Lofts.
A couple years ago a village employee suggested I apply for a position with the village. As a long time
proud resident on Mt. Prospect, I jumped at the chance... but was soon told (off the record) that the
village would rather hire a shiny new 20 something with no relevant experience, than a 50 something
with the experience they were looking for. With no ties to Mt. Prospect, she left the job within 2 years.
What's my point you ask? For some reason, the village is eagerly courting shiny new potential RENTERS,
while dismissing the voices of 777 current residents (at last count, who signed the petition) who are
passionate about their neighborhood and have valid concerns about the potential new development.
Historically, renters don't have the same investment in their home/neighborhood/town, that
homeowners do, and yet our concerns are being MINIMIZED. We've heard that bringing these new
residents will bring businesses to our town. But then I ask, what have we done to encourage long time
businesses (like Keefers for example) to stay? Mt. Prospect could and SHOULD be a destination town.
We should be courting new unique businesses, making it a place people come to for a great restaurant
or unique shop, not a place where people rent, and hop the train for their favorite sushi place. The
Farmer's Market and Friday Concerts on the Green are great examples of how current residents from all
over town, (not just those in close proximity to the center of town), participate in village events.
I would hate to think we've hired village officials, who've forgotten who they're working for. A very
large number of residents are voicing their concerns about the density of this development, the height
of the buildings and the overall impact on their neighborhood. We're not suggesting the development
be scrapped, just that the development strictly adhere to existing density requirements for the area,
while lowering the height of the buildings out of respect for the existing neighbors and topography of
the surrounding neighborhood.
Sincerely,
Mary and Laurie Campbell
521 E. Lincoln Street
Mt. Prospect, IL 60056
Mayor Juracek and Board of Trustees
Village of Mount Prospect
Village Hall
50 S. Emerson Street
Mount Prospect, IL 60056
Dear Mayor Juracek and Board of Trustees:
I am a Mount Prospect resident and oppose the Maple Street Lofts complex as
proposed. I think the quality of life and character of Mount Prospect will be
negatively impacted by this development and will further stress our existing
infrastructure.
I am not opposed to development, but believe any development in the area
needs to conform to current zoning standards, including limiting building
height to 80 feet or less and density not exceeding 16 to 30 housing units per
acre. Moreover, the impact on traffic and commuter parking needs are of great
concern.
It is also shocking to me that the traffic study that was done, did NOT
extend east to the other end of the block at School Street, bordering Lion's
Park. This is especially alarming since it was brought up at the meeting
that this ENTIRE block is up for redevelopment, from Maple Street to
School Street. It's better to address our traffic and density concerns NOW
vs. AFTER the development is said and done.
Please do not allow the Maple Street Lofts project to move forward as proposed.
Thank you,
Signature:
Lite- L. Camp be -GG
Print Name: Laurie Campbell
Address: 521 E. Lincoln Street
Dated this 2nd of April, 2019
Shallcross, Jason
From: Sally Cohon <sallycohon@yahoo.com>
Sent: Tuesday, April 02, 2019 2:51 PM
To: Juracek, Arlene; Hoefert, Paul; Grossi, William; Hatzis, Eleni; Zadel, Michael; Rogers,
Richard; Saccotelli, Colleen
Cc: Shallcross, Jason
Subject: Maple Street Lofts
Follow Up Flag: Follow up
Flag Status: Flagged
Dear Mayor Juracek and Board of Trustees:
I am a Mount Prospect resident and oppose the Maple Street Lofts complex as proposed. I think the
quality of life and character of Mount Prospect will be negatively impacted by this development and
will further stress our existing infrastructure.
It seems that development in the area needs to conform to current zoning standards, including
limiting building height to 80 feet or less and density not exceeding 16 to 30 housing units per
acre. Additionally, the impact on traffic and commuter parking needs are of great concern.
Please do not allow the Maple Street Lofts project to move forward as proposed.
Thank you,
Sally Cohon
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Shallcross, Jason
From: Cooney, Bill
Sent: Monday, March 25, 2019 1:35 PM
To: Shallcross, Jason
Subject: FW: Maple Street Lofts
Follow Up Flag: Follow up
Flag Status: Flagged
From: Kevin Conlin <kconlin@jmselectric.com>
Sent: Monday, March 25, 2019 11:30 AM
To: Juracek, Arlene <AJuracek@mountprospect.org>; Hoefert, Paul <PHoefert@mountprospect.org>; Grossi, William
<WGrossi@mountprospect.org>; Zadel, Michael <MZadel@mountprospect.org>; Hatzis, Eleni
<EHatzis@mountprospect.org>; Rogers, Richard <RRogers@mountprospect.org>; Saccotelli, Colleen
<CSaccotelli@mountprospect.org>; Cassady, Michael <MCassady@mountprospect.org>; Beckner, Nellie
<NBeckner@mountprospect.org>; Cooney, Bill <BCooney@mountprospect.org>; Arguilles, Consuelo
<carguilles@mountprospect.org>; Shallcross, Jason <JShallcross@mountprospect.org>
Subject: Maple Street Lofts
Ladies and Gentlemen,
My name is Kevin Conlin and I am a lifelong resident of Mount Prospect. My parents moved to the village in
1967 and still reside in the same house that I and my 5 siblings were raised in. Through the years we have lived our lives
in this wonderful community enjoying all the great events from farmer's market, 4th of July celebrations, Irish fest and so
many more. This is why I am reaching out today to emphasize the importance of continuing growth in our village and
the need for additional businesses such as restaurants, retail and grocery stores. But in order to attract these revenue
creating business our village needs to offer them customers..... we need advancement in growth with our residents. The
Maple Street Lofts project is a community friendly development with attractive features and offers the opportunity of
business and residence to come together. The number of people I have talked to who favor this project far outweighs
the people who oppose. It is a chance for our community to grow and to continue for the next generation to come.
Thank you for your time today and for a great community I call home.
Sincerely,
Kevin Conlin
. .
ELECTRIC
State 11::�airlkway
Schauirnburg, 11160173
070 Phone
847-352-3495 Fax
kconlin(ci)imselectric.com Email
CONFIDENTIALITY NOTE:
This e-mail message is for the sole use of the intended recipient(s) and may contain confidential and privileged
information. Any unauthorized review, use, disclosure or distribution of any kind is strictly prohibited. If you are not the
intended recipient, contact the sender via reply e-mail and destroy all copies of the original message.
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IAT I N G S PA N
DEVELOPMENT GPOUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of -
a 257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature: . aa -//,
Print 'Mame: Lt t.2.
Address: J --it � Koi, AV
� nec-
A;
Date: "5 7 19
INGSI IN
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, EL, consisting of:
0 257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature'
1 19
Print Naive: , J �// i 1-n f tJ
Address: / "? 0 6 /?,/ � �r11' t i I
-IL12 leu t�
Date: ;- � w 1
Shallcross, Jason
From: Brenda Desmore <bdesmore@comcast.net>
Sent: Friday, March 08, 2019 12:46 PM
To: Shallcross, Jason
Subject: Planning & Zoning Public Hearing on March 14, 2019
We thank you for the opportunity to provide comments and concerns relative to CASE NO. PZ -20-18.
My sister and I live at 346 S. Maple Street. We understand the need for growth and development, but feel that the plan
as proposed is too ambitious for the space that is available. We understand the original proposal called for (1) 9 Story
Apartment Building that has been reduced to an 8 Story Apartment Building. We feel further reduction is necessary.
We have reviewed the Traffic Study and related articles on how traffic could be controlled, but none of the information
provided thus far actually explains how this would not have an adversed affect on our streets. The train tracks,
residential homes and of course, Lions Park, prohibit widening the streets to allow for the increased population.
In closing, we are not opposed to new development. The size of this project, in our opinion, is too massive for the area
allocated.
Thank you,
Brenda & Gail Desmore
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1AI I N G S I N
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
a 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
zX
Signature: I
Print Name C
k3,
Address:
AT. -F,
V
Date:
From: Michael Duebner <michael�a�,ics911.com>
Date: April 1, 2019 at 10:17:04 PM CDT
To: "aiuracek(c�mountprospect.org"<aiuracek(cr�,mountprospect.org>
Subject: Maple Street Development
Honorable Mayor Juracek and Village Board
I have been following the comments and sometimes wild misinformation that is making the
rounds on various social media outlets regarding the proposed Maple Street Lofts development
and wanted to share my thoughts on the project.
The project is an opportunity to enhance the residential density of the downtown area to better
support existing and attract new business. Aside from Busse Automotive and the small business
next door the area is transitioning from commercial spaces to residential. The proposed MSL
development is a fitting addition to the area.
While I hear the concerns that nearby residents have regarding increased traffic, their fears are
not supported by traffic studies of similar developments in other communities. The notion that
all apartment and townhome residents are going to leave at once in the morning and return at
night is simply not factual.
Development is a give and take between the Village and the developer keeping the needs of the
community in the forefront, not just for today and tomorrow, but for the next 20 years.
Thank you in advance or considering this new opportunity carefully and keeping ALL the
residents of Mount Prospect in mind, not just those that are more vocal, throughout your
deliberations and final vote.
Sincerely,
Michael Duebner
847-878-7937
Shallcross, Jason
From: Laura Egger <Imegger65@gmail.com>
Sent: Tuesday, March 12, 2019 12:39 PM
To: Shallcross, Jason
Subject: Maple Street Lofts
Follow Up Flag: Follow up
Flag Status: Completed
I support redevelopment of available property within downtown Mt. Prospect as long as it reasonable and fits within the
character of the surrounding neighborhood. I do not believe Maple Street Lofts does as it is currently proposed.
This development will be the third "luxury" apartment development in downtown Mt. Prospect with one being built
now and another at or near Village approval. I fear a glut of luxury apartments if Maple Street Lofts is allowed to add an
additional 2S0+ luxury rental units to the mix. I agree that apartments are needed to attract and keep younger adults in
Mt. Prospect. I disagree on the number of "luxury" units needed.
I am very concerned about the height of the proposed apartment buildings. These buildings are twice the height of other
buildings in the area which are one, two, or three story buildings. The proposed six and seven story apartment buildings
do not fit with the character of the neighborhood and will stick out due to the height of the buildings.
I know that traffic studies have shown no negative affect on the area as a result of the density of the proposed project.
However, these traffic studies have been performed now before the other two luxury apartment developments have
been completed. The Village has expressed a concern already with traffic tie ups due to train traffic. Moving the train
station further east appears to be the only solution, but this comes with a large financial cost (building a new station,
adding platform length, track re -alignment to make room for extended center platform).
Part of Mt. Prospect's charm is the homey, small town feeling amid the suburban sprawl. I believe Maple Street Lofts as
currently proposed does not fit in with that image.
As currently proposed, Maple Street Lofts is not reasonable, doesn't fit within the character of the surrounding
neighborhood, and does not fit with Mt. Prospect's image as a homey, small town.
Laura Egger
113 S. Elmhurst Ave.
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,lix" I N" G, S F11A. N
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of.
0 257 Luxury Apartments
® 56 Single -Family Attached Rowhonies
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
Print Name: re `� - r -N
Address: � i �, S, L A V) C (-) g-7
Date:
Mary Floyd
504 s Emerson st
Mt Prospect IL 60056
847 508 6578 mary.floyd@aol.com
3/27/19
Mount Prospect Village Board of Trustees
Village Hall
50 S. Emerson St.
Mount Prospect, IL 60056
Dear Mount Prospect Village Board of Trustees,
I am a resident of Mount Prospect and I am writing to express my concerns about the proposed
Maple Street Lofts project composed of: 2 apartment buildings with a total of 257 apartments, 56
single-family rowhomes, a 14,000 sq. ft. commercial space and a Village -owned parking garage
with 268 spaces.
I do not support this project because as proposed it will:
• increase density in a residential neighborhood located east of the core central business
district of the Village;
• increase traffic of all formspedestrian, vehicular and bicycle in the Lions Park
Neighborhood and the surrounding area;
• increase the commute times for Mount Prospect residents by building a parking garage to
replace the Maple Street commuter parking lot; and
• increase enrollment at already crowded District 57 schools specifically: Westbrook
School for Young Learners, Lions Park Elementary School and Lincoln Middle School.
The proposed project is moving ahead on the "fast-track" with the Village, which is not allowing
Mount Prospect residents a fair opportunity to provide public comment and input on the
development of this parcel. Furthermore, additional studies are needed to assess the overall
impact a project of this size will have on the traffic in the neighborhood where the development
will be located and the impact additional students will have on the already over -crowded schools,
particularly Westbrook School for Young Learners and Lions Park Elementary.
The Maple Street Lofts as proposed is too MUCH, too FAST! Therefore, I respectfully request
the Village Board to vote "No" on Maple Street Lofts.
Sincerely,
Mary Floyd
I am Sharmi Gandhi, and have been resident of Mt. Prospect since 1972. Mt.
Prospect has grown from the population of 28,000 people to more than 56,000
people. During this time, Mt. Prospect has undergone demographic change, but
the quality of life has changed for the better. I would like this to happen in the
times to come. Unfortunately, quality of life will go downward as the proposed
building moves upward.
make this representation to oppose it through my voice, as I am not financially
coequal to the promoters of the proposed buildings, who lacks stake in living a
quality life in my neighborhood. In other words, the deficiencies in my finances
are made up by the strong opposition expressed through the spoken words. I
expect that my words will be given deference by the decision makers at a higher
level than those who seek to have their ways through money power.
Tangible benefit from living in my home is the quality of life. Sun rises in the
morning, I saw it when we moved into our home, and I continue to see it.
Sunshine brings smile. This is a necessity to fight secondary diseases. Schools
have improved from being average to offering rigorous education. Parental
involvement, students' effort along with teachers' dedication made Prospect High
School students to become high achievers. Over time some neighborhood
schools may have been emptied due to shortages of students. This has resulted
from people like my self are not moving out of their home to be taken over by
parents having school aged children.
Central question that has to be addressed is will the construction of a multi -story
building result in an improvement or worsen the quality life? The follow-up
questions to ask are whose life will improve, and whose life will worsen?
The promoter of the construction of the building will improve their life due to the
money to be made, The life of the current residents will worsen. There will be
less sunshine on sunny days. The tall buildings will block the sunlight. With the
increase in the residential occupancy, there will be an increase in congestion and
traffic. The impact will be experienced by lack of availability of parking space
when my children, friends and other relatives visit me. Traffic will worsen, which
means that it will be complicated to drive in the neighborhood when going for
grocery shopping. One of the reasons to move to Mt. Prospect was to have less
congestion. It Is one of many concerns. I don't want this congestion to be brought
to the local area.
One question that arise is that why make representation at my age? After I am
gone, this home will be occupied by any of my grandchildren. I have to ensure
that they will have access to quality life that our family has experienced.
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From: Steve Goodman <stevegoodmanl8(cr =ail.com>
Date: March 26, 2019 at 11:38:03 AM CDT
To: ajuracek(a mountprospect.org, phoefert(a mougtprospect.org, w rg ossi(a mountprospect.org,
ehatzis ckmountprospect.org, mzadelkinountprospect.org,
rrogerskmountprospect.org, csaccotellikmountprospect.org
Subject: Maple Street Lofts - I say YES
Dear Mayor and Board of Trustees,
I know you're getting some vocal opposition to the project. I don't see what all the fuss is
about. I live right near Lions Park and the project and think it's a great idea. Please don't let a
few of the vocal minority stop the project.
Thank you,
Steve Goodman
516 S Owen ST
March 25, 2019
Mount Prospect Village Board of Trustees
Village Hall
50 S. Emerson St.
Mount Prospect, IL 60056
Dear Mount Prospect Village Board of Trustees,
I have been a resident of Mount Prospect for nearly 17 years, and I am writing to express my
concerns about the proposed Maple Street Lofts project composed of: 2 apartment buildings with a
total of 257 apartments, 56 single-family rowhomes, a 14,000 sq. ft. commercial space and a
Village -owned parking garage with 268 spaces.
I do not support this project because as proposed, it certainly will increase:
• density in a residential neighborhood located southeast of the Village's central core business district;
• all forms of traffic—vehicular, pedestrian and bicycle in the Lions Park Neighborhood and the
surrounding area;
• commute times for Mount Prospect residents by building a multi-level parking structure at the
current Maple Street commuter lot with more space one block north of the train station; and
• enrollment at already crowded District 57 schools specifically: Westbrook School, Lions Park
Elementary School and Lincoln Middle School, which the Village will fund with our tax dollars.
I am even more convinced of these and other issues after having heard of these plans from both
the Village and Builder at a recent Planning and Development meeting. I believe that this project
will detract from Mount Prospect being a great place to live and raise families while expanding
existing vacancies in buildings throughout the downtown.
The proposed project is moving ahead on the "fast-track" with the Village, which is not allowing
Mount Prospect residents a fair opportunity to provide public comment and input on the
development of this parcel. Indeed, additional studies are needed to assess the overall impact a
project of this magnitude will have on first responders and other infrastructure services, traffic
throughout neighborhoods adjacent to this property, and the impact of additional students and the
necessary support of Village funds.
The Maple Street Lofts project as proposed is too MUCH, too FAST! Therefore, I respectfully
request the Village Board to vote "No" on Maple Street Lofts.
Sincerely,
Paul Grippo
403 S. Main St.
Mount Prospect, IL 60056
847-899-1627
Shallcross, Jason
From: Patricia Haban <trishhaban@yahoo.com>
Sent: Sunday, March 10, 2019 6:37 PM
To: Shallcross, Jason
Subject: Maple Street Lofts
Hi,
I was just talking with other Mount Prospect residents. They were feeling that the people against the Maple Street Lofts
were coming across somewhat negatively. They suggested coming up with a list of 10 things that needed to happen for
this group to support the development. I guess bringing forth valuable suggestions which would allow the group to
support some development. For example, if the city did an independent traffic study and shared the results with the
community might be one suggestion. Another might be an independent study on which demographic might move in
(families with kids, etc.) Anyway, the idea is to create constructive discourse instead of just saying no. I'm not certain if
this has already been done; however, I think that it is a great idea.
Sincerely,
Trish Haban
Sent from my iPhone
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April 3rd, 2019
Dear Mayor and Trustees,
We're writing today to encourage you to vote YES to the Maple Street Development.
We have lived here now for 31 years. We're very excited for all the new developments
and the giant leaps in progress that Mount Prospect is making.
We have gone to the Open Houses and viewed what the plans for this development are.
We don't have a problem with the original plans at 8 stories high, but we understand
that some people do. We feel strongly that the developer has made many efforts to
listen to the concerns of the residents and made adjustments.
We have heard many of the complaints and we feel like there is a lot of misinformation
out there causing these complaints.
We like the new parking plans having the north side commuters parking in the Village
garage which alleviates pressure at the main intersections downtown.
I'm sure you've heard it more than once and from more than one source about the need
for a grocery store. I agree, but I also know that we aren't going to get one if we don't
have the density to support it. Unfortunately, many think we should have the stores
come in first and then build around it, but no business is going to come here and lay out
a lot of money to build out a business and then sit and wait for the town to come.
We are also small business owners here for 25 years and know for all of the small
businesses to survive we need more people and yes, more traffic.
We think this is a well laid out, thought out plan and I hope you will vote YES to let this
project move on to the next step.
Thank you,
Roberta Hamann
Patrick Hamann
Tom Nelson
Shallcross, Jason
From:
Christina Intounas <christinaintounas@gmail.com>
Sent:
Tuesday, March 12, 2019 10:57 AM
To:
Shallcross, Jason
Subject:
Maple Street Lofts
Follow Up Flag:
Follow up
Flag Status:
Flagged
Good morning,
I will not be able to attend the Village meeting this Thursday but wanted my voice to be included in the Maple Street
Loft (MSL) planned development.
I completely oppose the Maple Street Lofts.
I live a few houses away from Lions Park and have 3 kids in District 57 schools. I also own a local long time business. I
include this information to show that I have a interest both as a resident and a business. As you know Mount Prospect
residents were recently faced with the D57 referendum. One of the driving concerns was over crowding of our schools,
with mobile classrooms having to be installed at Westbrook. We are one of the few school districts that do not offer and
cannot offer full time kindergarten because space does not allow it. It was always a running comment by kindergarten
families that we felt it was an extension of preschool rather than kindergarten. With the referendum passing I now have
to pay over $1,400 per year. That is not the issue. The issue is now I will have to worry about over crowding in our
schools because of the MSL in my backyard. Not only is overcrowding in our schools a concern but also the traffic, both
foot and automotive. I understand that MP is trying to move forward but this is not the proper way. I keep hearing
trustees comparing MP to Arlington Heights. AH has new schools that don't need new funds from the community to
enlarge and rebuild or maintain. They had a plan that include all entities of the village and made a decision that was best
for the current residents both financially and local offerings. I lived in AH for 25 years. Gowing through the school district
and as an working adult.
MP recently passed video gaming that I followed very closely. The businesses that lobbied for video gaming gave reasons
to compete with neighboring businesses. With one of the louder voices having sold their business after fighting for video
gaming. They fought for video gaming in my town then got up and left. We now have video gaming at some of the
establishments that we USED to frequent. I will not bring my family to these establishments. I believe a food
establishment should make money from food. If they can't, they have a poor business model. It seems that MP is leaning
on the interest of businesses and not the residents. We as a community need more transparency from our village before
plans are created. We feel that we are constantly battling the village, school district and park district. All of which do not
work together for the better of the community. MSL is not the answer to Mount Prospect's concerns.
- Christina
Scanned by the Symantec Email Security.cloud service.
Al -IN A,
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of -
a 257 Luxury Apartments
0 56 Single -Family Attached Rowhonies
® 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature.
Print Name: . Air ,,4,-_
Address:
Date:
From: Kelly Janowiak<kellylanowiak@atproperties.com>
Sent: Wednesday, March 20, 2019 10:42 PM
To: Juracek, Arlene <AJuracek@mountprospect.org>; Hoefert, Paul <PHoefert@mountprospect.org>;
Grossi, William <WGrossi@mountprospect.org>; Zadel, Michael <MZadel@mountprospect.org>; Hatzis,
Eleni <EHatzis@mountprospect.ore>; Rogers, Richard <RRoeers@mountprospect.org>; Saccotelli,
Colleen<CSaccotelli@mountprospect.org>; Cassady, Michael <MCassadv@mountprospect.org>;
Beckner, Nellie <NBeckner@mountprospect.or >; Cooney, Bill <BCooney@mountprospect.org>;
Arguilles, Consuelo <carguilles@mountprospect.org>; Shallcross, Jason
<JShallcross@mountprospect.org>
Subject: Maple Street Lofts
Good evening all,
I am a resident of Mount Prospect and have lived here just about my whole life. I myself
went to Lions Park and currently have two kids there. I am also a local realtor and
believe the Maple Street Lofts will be a great addition for our downtown area. Not only
do I think the aesthetics of the building will be a great look, it will bring in new residents
for our local businesses. I also look at the possibility of these renters becoming future
home buyers once they see all that Mount Prospect has to offer. These units offer all
the amenities that the millennials are looking for these days.
Based on these reasons, I am in favor of the Maple Street Lofts.
Sincerely,
Kelly Janowiak I Broker
properties
21 S Evergreen, Suite 240
Arlington Heights, IL 60005
847-373-2996
kel IyjanowiakCa)atproperties.com
WINGSPAN
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
® 257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
® 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature: :w ;,,/
Print Name: I'J/� } / 4z)
Address: 7 S /1,/ Si`
Date: 211;7- 4Z
DEVELOPMENT CROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of -
a 257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
1-1-
aA,
Signature:_ I�J ,
t----77p�
PrintName:—
Address: J
6 0 6
Date: 2`7
"VIINGSPAW
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of.
® 257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
Print Nain e:XIe'2
Address:
Date:
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
0 257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature: !)C.,.,It, L J2 -c'e
Print Name: ) )i`T- I E L E
Address: ILJDC) (�J, (/_JI
PIT.
Date: ,-3---7-)
-Id,tA//
til
IN C'r S PA N
DEVELOPMENT CROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of -
a 257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
® 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional prograrns in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:.
Print Name:
Address:
Date:
Shallcross, Jason
From:
Stephanie Kenny <slakenny@yahoo.com>
Sent:
Sunday, March 10, 2019 3:20 PM
To:
Juracek, Arlene; Hoefert, Paul; Grossi, William; Hatzis, Eleni; Zadel, Michael; Cooney, Bill;
Shallcross, Jason; Cooney, Bill
Cc:
Steve Zalusky; Caroline Freer
Subject:
concerns to share with the Planning and Zoning Commission regarding Maple Street
Lofts
Attachments: msl SCHOOL ENROLLMENT.docx; MSL References.docx
Dear Mayor Juracek, Village Trustees and Planning and Zoning commisioners,
I am concerned about the scope of the Maple Street Lofts development being proposed by Nicholas and
Associates. How does this particular development fit with your vision for Mount Prospect? This development is
out of character with the entire streetscape of Prospect Ave from Central Road to Mount Prospect Road.
Nothing on Prospect Ave, including the new row home developments at Edward and Elmhurst, exceeds 3
stories in height. Nicholas is proposing to build 2 multiple story buildings (exceeding our 80 feet zoning
restrictions for multifamily residences, such as have currently been limited to the triangle area), into a part of
town which is several stop signs/lights away from any major arterial street. And once you break the height
barrier for this development, what's next up and down Prospect Ave and Northwest Highway? How do you
envision our village? We seem to be veering from the most current comprehensive strategic plan dated 2013 to
no plan at all and just settling and being grateful for whatever developers offer us.
I would be delighted to learn that something in the order of what is being built on Elmhurst Ave behind the post
office is being proposed. Why can't we consider something of this scope for the property under consideration?
The current proposal is much too dense for the neighborhood and infrastructure. Please give some consideration
to the impact such density will have on those of us living anywhere near Prospect Ave, as well as the impact on
the traffic that daily backs up on 83 and Emerson from the tracks to Lincoln. Please consider the already
crowded class rooms at Westgate, Lions Park, Lincoln and Prospect, as well as the impact on the MP
commuters who park daily in the Maple St lot, etc.
There are many details about this project that raise concerns starting with the transfer of 2.2 acres of public
lands to a developer without a request for proposal from other developers, much less community input from the
residents who use this land on a daily basis. I am referring to the Maple Street Metra surface parking lot. The
inclusion of this property in the Maple Street Lofts proposal has been obscured on numerous occasions. I have
documents on file demonstrating these omissions. Surface parking lots may not be good for the EAV but they
are preferred buy commuters for their safety and ease of use. In the 2013 plan we were going to increase
commuter parking at this site by 150 spaces - this plan reduces it by 100.
Concerns about traffic are being dismissed by a flawed traffic study. See video from Village Board Meeting on
Nov 212018 where flaws in the traffic study are discussed at length by concerned and informed citizens. No
other PUD in the village has been proposed in an area without direct access to major arterial streets. The project
is out of place.
School enrollment estimates proposed by the developer are a full 200% below current enrollments from nearby
2 and 3 bedroom townhomes.
Green space is minimal; sustainabilility of design elements is not even considered.
Can you please slow down and give this major of a move in city planning more time to study the impact more
fully? Where is the needs assessment? Where is the environmental impact study? Has a stress test for adverse
economic conditions be studied? etc. You are currently handling so many proposals - 20 West, the police and
fire stations, 17-19 N Elmhurst, the "pocket park", Central/Main property, the list goes on. And there are a lot of
unhappy Mount Prospect residents feeling unheard about those projects. Contentious village board meetings
are becoming the norm. If that doesn't make you want to pause and consider, I don't know what will. Why not
wait and see how the current Nicholas project pans out in terms of impact on our schools, traffic, etc. and
delivery on promised EAVs before we jump into yet another deal with them that is 4 times the scope and in a
groundbreaking area of town. Let's give this some time for public discussion. What's the rush?
See attachments for additional information.
Your neighbor,
Stephanie Kenny
405 S Main St
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MSL References
TOD 205 — Families and Transit -Oriented Development: Creating Complete Communities for All" , The
Center for Transit -Oriented Development. This booklet offers a guide on how to create complete
communities that support families and high-quality education based on a series of reports published by
the Center for Cities & Schools at the University of California, Berkeley.
Recent TOD projects have often catered more to young professionals, empty nesters or other
households without children, as these have been seen as the strongest market segments for transit -
oriented housing. However, building TOD that better accommodates the needs and preferences of
families with children is an increasing concern for communities around the country. This growing field is
based on the idea that TOD focused on accommodating families can both attract new populations to live
near transit and help retain existing residents in these locations, making neighborhoods and regions
both more competitive globally and attractive locally
http://ctod.org/pdfs/tod205.pd
Crime Prevention Through Environmental Design in Parking Facilities by Mary S. Smith, US Department
of Justice, Office of Justice Programs, National Institute of Justice, Research in Brief, April 1996
Key issues: Because parking facilities comprise a large volume of space with relatively low levels of
activity, violent crime is more likely to occur in a parking facility than in other commercial facilities.
Key findings: Municipal governments can have a major influence on building design, and local officials
can play a much stronger role in fostering security planning.
lb;t:u:,P..':��.p.:� ;,.�� iris, irk;Dji,� �,�;Il;��;��, ,ir;. ira�/Oc.95/3588e001d666919cga0f55ef3650d995f.pdf
WINGSI.,kN
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of.
® 257 Luxury Apartments
® 56 Single-Fainily Attached Rowhornes
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, #§k that the Village of Mount Prospect support this project.
Signature:
Print Name:
Address:
Date:
Shallcross, Jason
From:
bksiazek2@aol.com
Sent:
Tuesday, March 12, 2019 3:05 PM
To:
Shallcross, Jason
Cc:
BKsiazek2@aol.com; kateksiazek2008@yahoo.com
Subject:
Maple Street Lofts public comment
Follow Up Flag: Follow up
Flag Status: Flagged
Hello,
Along with the Citizens for Responsible Growth in Mount Prospect, I am writing with respect to the Maple Street Lofts
project [PZ -20-18] to voice the concerns of our family about this project. Due to family commitments I am not able to
attend the meeting Thursday night. Please consider our comments.
Our concerns specific to Maple Street Lofts include
1. Scale of the buildings. Nothing in the immediate vicinity if the Maple Street Loft project is as tall as what is proposed.
It simply does not fit in with the rest of the neighborhood. The proposed structures would tower over other residences
and buildings in the surrounding area.
2. Commuter parking. The Maple Street lot is near or at -capacity. I know because I park there every weekday. Capacity
of the proposed parking deck is not sufficient for current users of the lot. The alternatives suggested by the Village for
parking north of the train station is reasonable but still does not give sufficient parking options — and still exacerbates
traffic problems around the area. What is the expected price of commuter parking in this new structure? How many
daily pay spaces vs. monthly parking passes will be allocated?
3. Impact on the schools. Our children will soon start going to Lions Park School. We are concerned about
overcrowding.
4. The proposal exceeds zoning for the area. Too many people in too small of a space.
5. Traffic in the area of Rt 83 / Northwest Highway / Emerson / Prospect Ave is already congested during the morning
and evening commutes, and busy times on weekends. Adding all these homes, apartments, etc. will only exacerbate
the problem.
6. The proposed plan has little green space. As homeowners we must maintain a ratio of green space vs. structure.
Maple Street Lofts should be held to the same standard.
7. It is understandable and responsible for Village to attract new business and residents to the community. The Maple
Street Loft project is ambitious; perhaps too much so given the other projects already in the works — the tower at Rt.
83 and Northwest Highway, the apartment block at Rt. 83 and Central recently approved (story in Daily Herald), and
the proposed work at Rt. 83 and Prospect Ave.
It is our opinion the Village would be better served by pausing the Maple Street Loft project all together and waiting to see
the results of developments already under way. If the project does proceed, it should be done on a smaller scale.
Respectfully,
Robert and Kathleen Ksiazek & family
711 S Louis Street
Mt. Prospect, IL 60056
847-577-7676
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Shallcross, Jason
From:
Sent:
To:
Cc:
Subject:
Follow Up Flag:
Flag Status:
The Ksiazek Family
711 S Louis Street
Mount Prospect, IL 60056
bksiazek2@aol.com
Saturday, March 30, 2019 7:17 AM
Juracek, Arlene; Hoefert, Paul; Grossi, William; Hatzis, Eleni; Zadel, Michael; Rogers,
Richard; Saccotelli, Colleen
Shallcross, Jason
Maple Street Lofts - against - Board Meeting Wednesday
Follow up
Completed
Mount Prospect Village Board of Trustees
Village Hall
50 S. Emerson St.
Mount Prospect, IL 60056
Dear Mayor Juracek, Trustee Hoefert, Trustee Grossi, Trustee Hatzis, Trustee Zadel, Trustee Rogers, and Trustee
Saccotell i,
My family are Mount Prospect residents and oppose the Maple Street Lofts complex as proposed.
We do not support this project because our opinion is the proposed Maple Street Lofts could:
1. Increase response time for police and fire given the projects underway to relocate the downtown police and fire
stations
2. increase traffic of all forms—pedestrian, vehicular and bicycle in the Lions Park Neighborhood and the
surrounding area, on streets and sidewalks sized for a quiet neighborhood.
3. increase the commute times for Mount Prospect residents by building a parking garage to replace the Maple
Street commuter parking lot; and
4. increase enrollment at already crowded District 57 schools specifically: Westbrook School for Young Learners,
Lions Park Elementary School and Lincoln Middle School.
I respectfully request the Village Board to vote "No" on Maple Street Lofts.
Sincerely,
The Ksiazek Family
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DEVELOPMENT GPOUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
® 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location tends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
-
Signatine:
Print Name:
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Address: 71 U
Date:
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DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signa
Print'
Addrc
Date:
March 30, 2019
Via Email Only
Mount Prospect Village Board of Trustees
Village Hall
50 S. Emerson St.
Mount Prospect, IL 60056
Dear Mount Prospect Village Board of Trustees,
We are residents of Mount Prospect of 13 years and we are writing to express our support about
the proposed Maple Street Lofts project composed of. 2 apartment buildings with a total of 257
apartments, 56 single-family rowhomes, a 14,000 sq. ft. commercial space and a Village -owned
parking garage with 268 spaces.
We support this project, among other reasons, because it will:
• increase the much needed level of diversity and culture in our residential neighborhood;
• increase the variety of businesses on the south side of the tracks;
• keep MP residents from going to Des Plaines or Arlington Heights businesses;
• generate economic growth of MP; and
• allow for more residents downtown to support existing small business and attract new
ones.
The proposed project will not affect the overcrowding issue in our schools as the majority of
renters will not have school aged children. In addition, we assume that there would be more tax
base supporting the schools.
The concern of traffic is important to us and we would like to see a specific plan developed by
the village to address this. We live on the corner of S Albert and Council Trail and it is often a
speed zone where drivers are weaving through to avoid Mount Prospect Road traffic. We do
believe that this would get worse, as would traffic on nearby side streets. If the village developed
a clear plan to address this, more citizens might support the construction.
Despite this issue, we feel that there are many more benefits to the construction and we express
our support.
Sincerely,
Phillip & Martha Nava
514 S Albert St
Mount Prospect IL 60056
phi] lip.nava@gmail.com
SPA
W11NI, N
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, H, consisting of:
257 Luxury Apartments
® 56 Single -Family Attached Rowhornes
0 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:, iguature:
Print Name: $ Jo,"Po'—
Address: :3 01 iJ 5L -L i r
Date: '? -- 2 (- ( CI
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of -
a 257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
9 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to Rind additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
Print Name:
Address:
Date:
Shallcross, Jason
From: LAUREN O'NEIL <Iauren602@comcast.net>
Sent: Tuesday, March 12, 2019 9:37 AM
To: Shallcross, Jason
Subject: Maple Street Loft Project
Follow Up Flag: Follow up
Flag Status: Flagged
Good morning Planning and Zoning Commission! My husband and I will not be able to attend this
Thursday's (3/14) meeting on the Maple Street Loft project, but as citizens of MP, we wanted to voice
our concerns for the record.
I understand that new construction and housing can draw people to our town, but I feel that this
project is just not right for the area you want to place it in. I feel that it will cause more problems in the
end, and there is no going back once it is started. We need more retail to draw people in, not more
residences.
I have read up on the proposed plans, and they are 'wrong' in so many ways...
Current commuter parking is 280 spaces in the lot you all want to build on. You say proposed parking is 180 in
the garage along with 63 street parking for residents. This is still 37 spots shy of what we currently have. I have
seen this lot at capacity during the work week, so losing 37 spots means 37 cars need to find alternative parking.
For my side of the tracks, the only real options are parking farther down Prospect Ave, or attempting to cross
the tracks to get to what I am guessing is the public lot by city hall. The other parking lots that are along side the
tracks and NW Highway also are full. I also heard rumors that the physical train station might be moved, so that
further away parking might become an even longer walk. And, in general, crossing the tracks at rush hour can
be brutal, even without the new development.
I read that there will be 313 new residences between all the buildings being constructed. This means the
possibility of 100+ children entering our school system (never mind the other residences you are putting up in
the middle of down town or the proposal over by 83 and Central). We already had to have a property tax hike to
accommodate our schools and now you want to add a bunch more kids in a short amount of time to schools that
are already stretched. We are known for our great school system, but now it is on a decline. People with kids
won't want to move here, and you might lose residents that end up trying to find something better for their kids.
I personally do not have children, but if I do in the future I know I would move if the school system is over
populated and under staffed/under funded.
I have heard that the zoning code in the area calls for a density of 30 people/acre. This proposal blows that away
at 60 people per acre. Why is this suddenly ok? Our neighborhoods can get crowded at times, but now you are
doubling the amount of people in a very small space, in an area that is crowded with traffic and pedestrians on a
normal day.
While I agree that more retail space is a good thing, I feel it is out of character for Maple Street. That area is
fading into the neighborhoods and parks, so it does not need the added traffic of retail. And, as a retailer do you
really want to be in a part of town that is hard to get to and very crowded at rush hour? Other than those living
in the project and maybe some nearby homes, who would go visit these retailers?
I also take issue with the height of the buildings. I saw the diagram comparing the work to other structures, but
most of them are in Arlington Heights. I cannot see them from our town, and our town has nothing that big...
especially in the neighborhood. The structure is also shorter than the Empire State Building, but that doesn't
mean it fits in with the neighborhood. While the renderings look nice, the height and size of the project is just
out of place for this part of MP. In the downtown area or down Northwest Highway, maybe. But not in the
neighborhoods where 99% is 1 and 2 story homes.
I realize there was a traffic study done, but I feel like even if that study thinks things will not be too bad, it will
be. Right now, if you are anywhere near Emerson/Maple and Prospect at rush hour, it is very congested. You
have cars coming in and out of the parking lots, cars trying to get across the tracks, plus hundreds of people
trying to get to and from the train. And, a lot of time at the Emerson/Prospect intersection, it backs up a lot on
both roads because only so many cars can get across the tracks to the NW Highway light, and all traffic from
these two streets has to stop when the light goes green since the people crossing the tracks from the Starbucks
side get the right of way. Add the many trains at rush hour, and you really don't get anywhere fast. The
intersection at the tracks on 83 is not much better. Now you propose the possibility of 100+ more cars and/or
pedestrians. I don't see that malting a minor change. Even if you move the station somewhere else, there still
will be traffic, and it will still be worse with the new project. People will still park in that lot, and people living
there will still drive somewhere.
Did you also take into consideration the neighborhoods? During rush hour "main" neighborhood roads like
Emerson and Council Trail see a heavy amount of cars. What's to say that the Maple Street Loft residents won't
use the neighborhoods to get around or that others, in an attempt to avoid the new horrible traffic find other
ways to cut through the neighborhoods? I have a feeling that a lot of those people won't be doing 25 MPH and
some people might not follow the rules of stop signs either (I have had a few near hits at S Wille and W
Shabonee where the Shabonee driver doesn't realize that the Wille driver has no stop).
I do not object to giving the area an update with better parking and some residences, but I do object to the
current proposal - it is too much in many different ways for our area. I would considered a large downsize to the
project, like two or three story townhomes, but not this monster of a project.
Thank you for your time.
Lauren O'Neil
Resident of S Wille St
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IV
WINGSPAN
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of.
® 257 Luxury Apartments
a 56 Single -Family Attached Rowhomes
® 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
Print Name:
Address: -'L7-,,
Date:
-----Original Message -----
From: Kathy Peterson <ksmithpeterson@gmail.com>
Sent: Saturday, March 23, 2019 8:36 PM
To: VMO <vmo@mountprospect.or>
Subject: Maple Street Project
I am writing to let you know that I oppose the construction of the Maple Street Project. I fear the
overload of students in the already crowded schools, the additional number of people walking, driving
and commuting as well as the height and density of the proposed structures.
Please say no to the Maple Street Lofts.
Sincerely,
Kathy peterson
212 S. IOka Ave
Mount Prospect
Shallcross, Jason
From:
Linda Phillips <ljp6848@hotmail.com>
Sent:
Monday, March 11, 2019 5:13 PM
To:
Shallcross, Jason
Cc:
Linda Phillips
Subject:
Maple Street Lofts
Follow Up Flag: Follow up
Flag Status: Flagged
Jason Shallcross
Planning & Zoning Commission
50 S Emerson St
Mt Prospect, IL 60056
Dear Mr. Shallcross,
I have resided in Mt Prospect for over 45 years, living on Lincoln St across from Lions Park. I chose
to live there because of Lions Park, Lions Park School and the park district facilities. This area is
surrounded by single family homes, townhouses and two 3 story apartment building. Yes, only 3
story apartment buildings, which does fit in with the character of this area I live in. I can't believe the
village is considering is erecting 6 and 7 story building 2 blocks away, which will most definitely have
a negative effect on this community and the area I live in.
I wish the village would put resident's concern before the almighty dollar. It just seems that the village
just wants to recoup get the millions they spent on acquiring and demolishing that property no matter
how it affects the residents, traffic, school overcrowding, architectural character of the area. I am not
against developing this area, but not with retail and not with hi rises. Row homes are fine (there are
row homes along Prospect Ave and they fit in just fine) and any multi level building should be kept to
what is already on the south side of the tracks, no more than 3 stories. And I am not in favor of a 4
level parking garage that provides even less parking.The density will not only cause increased traffic
at Northwest Hwy but up and down Prospect and Lincoln. Lincoln Street traffic will increase to a point
I feel that will be unsafe. This project will look like a monstrosity if it goes through. And I heard our
Fire equipment doesn't reach that high. So does the village then spend more money on new fire
equipment? It was mentioned at a meeting that the village will use surrounding suburb's equipment; I
certainly wouldn't want to be in the upper floors for an additional 10 or 15 minutes waiting for another
suburb to come to the rescue.
I have no confidence in those on the village board or who want to be on the board that are so gung ho
about this project. How about all those businesses that are vacant (Keefer's former location, another
empty spot a few doors west, and a myriad of empty businesses in and around the downtown area of
Mt Prospect? Why doesn't the village work on bringing businesses to fill those empty spaces?
I think row houses fit in with the character of this side of the tracks as does an apartment building no
higher than 3 (at the most 4) stories high. I am not even comfortable with a 4 level parking
garage. What is being proposed is just too dense and out of character for this side of the tracks.
Scaling back an 8 story building to a 7 story building is an insult. These high rises need to be scaled
back to 3 or 4 stories. So maybe it will take a little longer to get your ROI, but overall a scaled back
project will be a much more pleasant addition to the community.
The village listened to it's residents regarding the Wendy's situation as well as Chicago Executive
Airport. And many years ago I understand that the village wanted to build high rises by the water
tower; evidently village listened to it's residents and there are lovely town homes in that area. It's time
to really listen the the hundred's of residents that will be directly negatively impacted by this way over
the top project.
Thank you in advance for your consideration.
Kind Regards,
Linda Phillips
Mt Prospect, IL 60056
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Shallcross, Jason
From: Linda Phillips <Ijp6848@hotmail.com>
Sent: Wednesday, March 27, 2019 12:28 PM
To: Juracek, Arlene
Cc: Hoefert, Paul; Grossi, William; Hatzis, Eleni; Zadel, Michael; Rogers, Richard; Saccotelli,
Colleen; Shallcross, Jason
Subject: Maple Street Lofts
Attachments: MAPLE ST LOFTS Letter to Trustees March 2019.pdf
Dear Mayor Juracek and Village Trustees,
Attached is a letter reflecting my views why the Maple Street Lofts need to be scaled back and not hastily approved on
April 3rd. I don't feel that the residents' best interests are being considered. I haven't seen where a narrow, 2 lane
street (Prospect, Maple, Lincoln, William, Emerson and others) can handle the volume of people and cars that will be the
result with 6 and 7 story high rises, 56 row homes, retail, not to mention the parking lot traffic. Not only will traffic
increase over the tracks, but what about all additional traffic on Prospect, Lincoln, William, Emerson, and additional
residential streets not appropriate for that volume of traffic. That is why the buildings on Northwest Hwy, Central, Main
are more appropriate- 4 lanes of traffic versus 2, which is why I feel that the larger hi rise type buildings belong on the
north side of the tracks near the larger streets able to handle the additional traffic.
I realize that this property needs developing, however, keep it with the character of the surrounding homes and
apartments, row homes, townhouses, and 3 story apartment buildings. It really bothers me that the almighty dollar and
a developer that seems to have been involved with a majority of past, present and future development takes precedent
over the residents who will be adversely affected by those large unsightly hi rises that will stick out like a sore thumb. I
strongly doubt if a trustee or any other decision maker lived a block or two from this proposed development they would
be so gung ho for these enormous, unsightly 'out of character' buildings and the additional density and traffic it would
bring to this area.
This project still needs to be scaled down; please do not make a rush decision.
Respectfully,
Linda Phillips
Mt Prospect, IL 60056
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To Mount Prospect Village Board members,
I do not support this project because as proposed the Maple Street Lofts will:
• increase density in a residential neighborhood located east of the core central
business district of the Village:
• increase traffic of all forms—pedestrian, vehicular and bicycle in the Lions
Park Neighborhood and the surrounding area;
• increase the commute times for Mount ,Prospect residents by building a
parking garage to replace the Maple Street commuter parking lot; and
• increase enrollment at already crowded District 57 schools specifically:
Westbrook School for Young Learners, Lions Park Elementary School and
Lincoln Middle School.
The proposed project is moving ahead on the "fast-track" with the Village, which
is not allowing Mount Prospect residents a fair opportunity to provide public
comment and input on the development of this parcel. Furthermore, additional
studies are needed to assess the overall impact a project of this size will have on
the traffic in the neighborhood where the development will be located and the
impact additional students will have on the already over -crowded schools,
particularly Westbrook School for Young Learners and Lions Park Elementary.
The Maple Street Lofts as proposed is too MUCH, too FAST!
I, as a Village resident, respectfully request the Village Board to vote "No" on
Maple Street Lofts.
Signature & Date: &Vfact 3 - b ap Icl
Print Name: L X N D A P H x L. L� I P 5
Address: s Z 3 E- L i N c o c. tJ S
M -I. �- i_ L 60 0 S
ItAIINGSPAN
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
® 257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
® 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature: 1_ L
�
41,7;�
Print Name:2,1;v) i�f 0 S
Address: l �0 & /1) (f
2-
Date.
Mayor Juracek and Board of Trustees
Village of Mount Prospect
Village Hall
50 S. Emerson Street
Mount Prospect, IL 60056
Dear Mayor Juracek and Board of Trustees:
I am a Mount Prospect resident and oppose the Maple Street Lofts complex as
proposed. I think the quality of life and character of Mount Prospect will be
negatively impacted by this development and will further stress our existing
infrastructure.
I am not opposed to development, but believe any development in the area
needs to conform to current zoning standards, including limiting building height to
80 feet or less and density not exceeding 16 to 30 housing units per acre.
Moreover, the impact on traffic and commuter parking needs are of great
concern.
Please do not allow the Maple Street Lofts project to move forward as proposed.
Thank you,
Signature:
PrintName:
Address: =.WJ E Couric,-/ 77,4 Mount Prospect, IL
Dated this '25 of March. 2019
Shallcross, Jason
From:
Sent:
To:
Subject:
To whom it may concern,
Sue Rothstein <suerothstein@gmail.com>
Sunday, March 10, 2019 9:18 PM
Shallcross, Jason
Maple St. Lofts proposal
I have sent emails to the mayor and all the trustees. I am writing to you to express that I absolutely say NO to this
project. I have lived on the 700 block of William Street for 35 years and there was not much traffic on this street. Years
ago, with construction on Golf, William Street got turned into a detour and everyone found out that William cut through
to Prospect Ave. Now the traffic is terrible. During the summer it turns into a drag strip, they go right through the stop
sign on Berkshire at 2 AM and scares the hell out of you! This project is going to REALLY increase this traffic and I do
NOT want it. I use to let my kids play in front .... I will not let my grandkids play in front because of the crazy drivers down
my street. It is just NOT safe. If you lived where I do, you would not want this in front of your home.
Second ... do you have any idea how hard it is to get over the tracks during busy times with the trains? The traffic is crazy
and the corner of Emerson and Prospect is a terrible intersection. Putting up a few row houses is one thing but not the
size of this project. Not only am I concerned about safety and congestion with much increased traffic but I am also very
concerned with overcrowding in our schools. They are already at their capacities.
This is just not what I want for our community. I hope this does NOT get approved!!
Sincerely,
Sue Rothstein
711 S. William St.
Mount Prospect
Sent from my iPad
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From: "John E. Ruskuls" <mazais 11(a,hotmail.com>
Date: March 30, 2019 at 4:53:44 PM CDT
To: "ajuracekgrnountprospect.org" <ajuracekgrnountprospegL=>
Subject: Maple Street Lofts
Greetings Arlene,
I'm emailing you my voice in writing since I won't be able to attend the Board Meeting on April
3rd at 7 PM.
As a resident of Emerson St, I am not in favor of having the construction of Lofts on Maple
Street. Not only will it be an eyesore to the downtown area. But it will be a traffic catastrophe.
Since living on Emerson St since 1985, I've witnessed the build up of traffic on Emerson as cars
are backed up on 83(Elmhurst Rd). This is especially noticeable during the summer months
If a loft is wanted, then build it on the empty lot where the Doretta's Pharmarcy once
existed. There's a lot across the Fannie Mae Store that can be use for business too.
I'm all for having the Metra Station move a block east of Emerson Street so that traffic on 83
can flow quicker. But having lofts on Maple Street as I will repeat, is an eyesore.
OK, build a garage at the corner as was presented across from Busse Automotive. But keep the
land south of the garage as part of Lion's Park. Fill the land with several trees and flowers, a
playground, and have an open area where a Farmer's Market can be held. Where families can
picnic, and Food Trucks ca sell there products, and where Mount Prospect Activities can be held
without traffic closure to the downtown area. Where people can have access to parking and
walk freely in the neighborhood.
Redesign the area so that business can come, and people can use the facilities that already
exist.
The current building of a six story building on the Northwest corner of 83 and 14 is already an
eyesore. Ask yourself this, "Would you want a six story building near you if you live in a family
home?".
It seems that the current interest is in money. Money can't buy you love. Always do would
love ask and requires. In this case, it asks you to do what the citizens of Mount Prospect need
in the downtown area. Do they need more buildings or do they need a place to gather as a
family? I miss Little America Restaurant, White Hen Store, Prospect Theater, Skobe's Hot Dogs.
These are some that I miss because things change. Hopefully, some of the places I enjoy now
like Submarine Express, Le Peep's, Mrs P and Me, and Emerson Ale House don't become
obsolete because of the current proposed design of the Downtown area.
There is no guarantee that having a building with more people won't bring more cars and traffic
problems.
John E. Rusku/s
309 S Emerson St
Shallcross, Jason
From: MICHAEL SCHUMER <sueschumer@comcast.net>
Sent: Saturday, March 02, 2019 1:32 PM
To: Shallcross, Jason
Subject: Maple St. Lofts concerns for P&Z commission
Follow Up Flag: FollowUp
Flag Status: Flagged
Jason,
Hello. This is Mike and Sue Schumer responding to the Notice of Hearing letter. We live at 402 S.
Emerson St. in Mt. Prospect and have 2 concerns about the current proposal for Maple Street Lofts.
1) We are concerned that school districts 57 and 214 will be able to continue to offer high-quality
education to the students of the Village. Our sons received an excellent education here, which helped
them at the University of Illinois and in their professional careers. We hope that our local schools' fine
work will not be negatively impacted by the financial workings of the TIF district.
2) Emerson Street is plagued by heavy traffic. This also affects Prospect Avenue. It was a good first
step to open the upper levels of the Village Parking deck to commuters. What else will be done to
alleviate the current traffic congestion? We will probably see even more vehicles with the nearly 700
new residents that would populate Maple St. Lofts. What practical and achievable solutions will be
enacted?
Respectfully yours,
Mike and Sue Schumer
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vil 1111J, 1�% N
`DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
0 56 Single -Family Attached Rowhonies
® 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature.
G
Print Name: ��-=��
se-_ I
Address: 0 0 Ci
&A—
Date:
til
I N G S Rlk N'
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of -
a 257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature: IQII�I� (�t A n 0� A%,0
IZV TT
Print Name: ok,�� �Ecy_*60—
Address: A r
Date: 9
Harmon,Connor
From:
Sent:
To:
Subject:
Planning and Zoning Commission,
Thomas Snyder <thomaspsnyder@hotmail.com>
Monday, March 11, 2019 8:55 PM
Harmon, Connor
Letter in support of the Maple Street Lofts
I am writing in support of the proposed Maple Street Lofts at the proposed density. The market supports such
development. Reducing the density at a site adjacent to a Metra station would lead to more negative than positive
impacts
First, GoTo 2040 places a high priority on infill and high density development at transit nodes, and in particular, near
suburban Metra stations. If individual communities start to restrict such development, the result will be sprawl and the
additional costs, both public and private, associated with auto oriented lower density development.
Second, downtown needs more residential units to be commercially viable. The market is not there yet. Numerous
effort by both the Village and developers to increase commercial development have met with very limited success. The
solution is not subsidies but increasing income and the number of households in the downtown area.
Third and most importantly, the Maple Street Lofts at the planned densities will decrease, NOT INCREASE, downtown
traffic. If the development occurs at a lower density, it will force development out of downtown (where people can walk
to the train station) to other locations (where they will drive into downtown to take the train). Reducing the density of
the Maple Street Lofts will NOT reduce demand for housing in the area—just shift it away from the immediate proximity
to the train station. This will increase traffic at rush hour when downtown Mount Prospect suffers it congestion
problems --the short periods around train arrivals when traffic drops to LOS D and E levels.
I strongly encourage you to consider the broader consequences of not allowing high density --in the 2.0 to 2.4 FAR range-
-in the area within 500 yards of the Metra station.
Best,
Thomas Snyder
1 S Emerson St, Unit A
Mount Prospect, IL 60056
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SPA N
DEVELOPMENT GPOUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
a 257 Luxury Apartments
® 56 Single -Family Attached Rowhomes
0 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
mare customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
, , <�� " 1,
Print Name: I ",
Address:
b LAV�
"-I12
Date: � —I I I
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of.
® 257 Luxury Apartments
® 56 Single -Family Attached Rowhonies
® 14,000 Square Feet Commercial Space
0 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
Print Name:
Address: 4) t I S-C'e'l
°2�� Pcz (I/—
Date:
I
til
WINGSPAN
DEVELOPMENT GPOUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of -
a 257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
9 14,000 Square Feet Commercial Space
a 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
Print Name: '// A; 171 � S`
Address: A l'u,
A/I
Date: -3/7//2
Shallcross, Jason
From: Karen <curtkarenthompson@comcast.net>
Sent: Thursday, March 14, 2019 4:46 PM
To: Shallcross, Jason
Subject: Against Maple Street Lofts
We wanted to voice our strong opposition to the Maple Street Loft proposal. We have lived in Mount Prospect for 19
years. We, like so many of our friends and neighbors, chose Mount Prospect over Arlington Heights for the open spaces.
If you want a bunch of tall apartments and condos and traffic congestion you live in Arlington Heights. This proposed
development will cram too many people into a tiny plot of land We have zoning laws for a reason. This location is NOT
THE PLACE for this monstrosity. Right now it is impossible to cross the tracks at rush hour. We don't even want to think
about how long it will take if this development goes forward.
We are not against development in Mount Prospect. On the contrary, we would love to see more responsible
development at the Central/83 intersection, and in the DOWNTOWN area.
Please honor you commitment to this community. Don't let this fiasco be your legacy.
Thank you,
Curt & Karen Thompson
912 S. William St
Mount Prospect, IL 60056
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From: Brad Traviolia <thetraviolias@me.com>
Sent: Wednesday, March 6, 2019 4:25 PM
To: Juracek, Arlene <AJuracek@mountprospect.org>; Rogers, Richard <RRogers@mountprospect.org>; Zadel, Michael
<MZadel@mountprospect.org>; elenihatzis@sbcglobal.net; Grossi, William <WGrossi@mountprospect.org>; Hoefert,
Paul <PHoefert@mountprospect.org>; Saccotelli, Colleen <CSaccotelli@mountprospect.org>
Subject: Maple Street Lofts
Hi,
I am writing again to express my opposition to the current plan for the Maple Street Lofts. I still believe it is too
dense for the area and the changes made since it was first proposed at the Mrs. P & Me open house is still
inadequate.
I am still in favor of developing the parcel at some point but not with the proposal from Nicholas & Associates.
It is too dense, lacks proper green space, and does not have adequate parking for both residents of the planned
development as well as guests and Metra commuters.
I had attended all of the open houses back in 2013 when Lakota was gathering community input regarding our
downtown. While I understand our Village only accepted their proposal as an idea, I am surprised how much
you are willing to deviate so greatly from current zoning, other well -thought-out recommendations, and
community concerns. I have included the 2 plans that Lakota had proposed for the site in question. Both are
MUCH more desirable in density, ease of parking for residents and guests of the development as well as Metra
commuters. The amount of green space is also much more inviting than what is being proposed in the current
design from Nicholas and Associates. While I am all for developing this area and creating some more density to
help build our downtown, I am against the current plan that will be presented to Planning and Zoning next
week. I wish the village would reject this plan if Nicholas is not willing to make some serious modifications.
I understand that the Maple Street Loft plan does not go as far east as School Street but the Lakota plan does.
What are the businesses that are still located on this site just east of the Maple Street plan? What would happen
to that land if/when those businesses are relocated? More apartments??
I had hoped to include the members of the Planning and Zoning committee on this email but I cannot seem to
find their email addresses anywhere on the Village website. If you could forward to them, I would appreciate it.
I am unable to make the meeting next week since I will be out of town. This is my only way to express my
disagreement with the Maple Street Loft Plan.
Thank you.
Laura Traviolia
WING"' AN
DEVELOPMENT GROUP
Maple Street Lofts Petition
Maple Street Lofts is a proposed mixed-use development in Mount Prospect, IL, consisting of:
257 Luxury Apartments
0 56 Single -Family Attached Rowhomes
a 14,000 Square Feet Commercial Space
® 268 Space Parking Structure
I support this project because it will bring new residents to Downtown Mount Prospect, creating
more customers for Downtown's many restaurants, retailers, and shops, as well as revitalize a
now vacant site in the heart of Downtown.
The property's downtown location lends itself to a six -to -eight story building.
The development will also generate significant property tax revenue, allowing the Village of
Mount Prospect to fund additional programs in our neighborhood.
1, as a Village resident, ask that the Village of Mount Prospect support this project.
Signature:
Print Name: Y
Address: IVN7C1 -
wa&A2`�
Date: I?-- 1 - -2-1�),
To Mount Prospect Village Board members,
I do not support this project because as proposed the Maple Street Lofts will:
e increase density in a residential neighborhood located east of the core central
business district of the Village:
* increase traffic of all forms—pedestrian, vehicular and bicycle in the Lions
Park Neighborhood and the surrounding area;
• increase the commute times for Mount Prospect residents by building a
parking garage to replace the Maple Street commuter parking lot; and
• increase enrollment at already crowded District 57 schools specifically:
Westbrook School for Young Learners, Lions Park Elementary School and
Lincoln Middle School.
The proposed project is moving ahead on the "fast-track" with the Village, which
is not allowing Mount Prospect residents a fair opportunity to provide public
comment and input on the development of this parcel. Furthermore, additional
studies are needed to assess the overall impact a project of this size will have on
the traffic in the neighborhood where the development will be located and the
impact additional students will have on the already over -crowded schools,
particularly Westbrook School for Young Learners and Lions Park Elementary.
The Maple Street Lofts as proposed is too MUCH, too FAST!
1, as a Village resident, respectfully request the Village Board to vote "No" on
Maple Street Lofts.
Signature & Date.—
Print Name: Aimic,
Address: `� o _� r: - 2-1 e 4,� -r g
Shallcross, Jason
From: Linda Waycie <lwaycie@wowway.com>
Sent: Monday, March 04, 2019 1:28 PM
To: Shallcross, Jason
Subject: Maple Street Lofts comment
Hello Planning and Zoning Committee,
would like to express my opinion about the Maple St. Lofts.
1. 1 support 6 story apartment buildings. I would like to see a reduction of height of the
seven story high building to be 6 stories like the other one.
2. The townhomes across the street from the Maple St. Lofts are 2 story buildings with
grass front lawns and small patios. The Recency 2 story townhomes on Kensington have
small patios with small yards, lots of trees and buildings far enough apart so that there is
grassy areas in between townhomes. The boxwood apartments on Wheeling Road are
the same with nice size front yards, small patios opening onto a common green area.
This is the model that I would like to see followed because they fit the suburban feel
of open land around the buildings, many trees and grass yet offer townhome living.
I also appreciate the 2 story model rather than the 3 story model.
3. In summary, the townhomes are still too dense to provide a residential feel. Bringing
some density to the downtown with apartment buildings and reduced density to the
townhomes is a nice compromise.
4. 1 am assuming that the parking garage will house the cars from the apartments. If so I
would like to see the same number of parking spaces offered currently on the flat
surface parking plus apartment parking. I don't want to lose the total number of surface
parking spots. (I know that parking has opened up in the parking garage near the
library). I don't know if that has been well received or not.
Linda Waycie
603 Windsor Dr.
Mt. Prospect, IL 60056
847-577-6307
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I
Shallcross, Jason
From: Linda Waycie <lwaycie@wowway.com>
Sent: Wednesday, April 03, 2019 3:29 PM
To: Hoefert, Paul; Hatzis, Eleni; Saccotelli, Colleen; Rogers, Richard
Cc: Shallcross, Jason
Subject: Opinion on Maple St. Lofts.
Follow Up Flag: Follow up
Flag Status: Flagged
Hello Trustees Hoefert, Hatzis, Saccotelli and Rogers,
would like to express my opinion about the Maple St. Lofts.
1. 1 support 6 story apartment buildings. I would like to see a reduction of height of the
seven story high building to be 6 stories like the other one.
2. The townhomes across the street from the Maple St. Lofts are 2 story buildings with
grass front lawns and small patios. The Recency 2 story townhomes on Kensington have
small patios with small yards, lots of trees and buildings far enough apart so that there is
grassy areas in between townhomes. The boxwood apartments on Wheeling Road are
the same with nice size front yards, small patios opening onto a common green area.
This is the model that I would like to see followed because they fit the suburban feel
of open land around the buildings, many trees and grass yet offer townhome living.
I also appreciate the 2 story model rather than the 3 story model.
3. In summary, the townhomes are still too dense to provide a residential feel. Bringing
some density to the downtown with apartment buildings and reduced density to the
townhomes is a nice compromise.
4. 1 am assuming that the parking garage will house the cars from the apartments. If so I
would like to see the same number of parking spaces offered currently on the flat
surface parking plus apartment parking. I don't want to lose the total number of surface
parking spots. (I know that parking has opened up in the parking garage near the
library). I don't know if that has been well received or not.
Linda Waycie
603 Windsor Dr.
Mt. Prospect, IL 60056
847-577-6307
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I