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S-1555 - 01/08/2018 - PLANNED DEVELOPMENT - Ordinances Supporting Documents ITEM 10.A. JUPITER & FRANKLIN 1900 SPRING ROAD Condominium Development – Planned Development INDEX PAGE VILLAGE MATERIAL and UPDATES 15-15.d Staff Memorandum – Village Board Agenda – December 11, 2018 14-14.b Plan Development Commission Recommendation Letter dated December 5, 2018 13-13.b Consultant updated Assessment of KLOA Traffic Study and Other Observations dated November 28, 2018 12-12.s Plan Development Commission Meeting Minutes dated November 12, 2018 11-11.f Staff Report dated November 7, 2018 10-10.h Memorandum from Village Attorney dated October 26, 2018 re: Jupiter Proposal – Comprehensive Plan Analysis 9-9.b Village Consultant Engineer Memorandum dated September 28, 2018 re: Assessment of KLOA Traffic Study and Other Observations 8-8.a Support Letter from Oak Brook Chamber of Commerce 7-7.r Letters in Support of Project 6-6.ah Letters in Opposition of Project 5 Certificate of Publication dated October 18, 2018 4-4.e Notice of Public Hearing Mailed Certified Mail to Village and Surrounding Property by Applicant 3-3.a Board of Trustees Meeting Minutes dated July 10, 2018 2-2.b Referral Memo to Board of Trustees Village Board Agenda – July 10, 2018 1-1.c Section 13-7B-3 – Lot Area Requirements – Floor Area Ratio Section 13-7B-3.B.1.b. – Lot Area Requirements - Yards Section 13-12-3.C.– Off Street Parking – Size and Aisles Section 13-7B-2 – Special Uses ******************* PD APPLICATION and SUPPORTING DOCUMENTS – SEE TAB INDEX A. Attorney Opinion Memorandum 1. Planned Development Application (including waivers being sought – updated 10/31/2018) 2. Subject Property Verification 3. Certification of Surrounding Property Owners 4. Application Narrative, Planned Development Standards Response and Addendum Summary of Neighbor Meeting, Comments Regarding Revised Submittal Materials (pg 4) Jupiter’s Response to Objections (pg 5-8) 5. Plat of Survey 6. Topography Survey 7. Layout Plan – Current Site Comparison 8. Floor Plans (including setbacks and FAR Analysis) 9. Exterior Elevations 10. Landscape Plan and Plant Palette 11. Full Color Renderings (includes Lucien Lagrange Detailed Images) 12. Neighborhood/Oakbrook Terrace Tower Bulk and Height Comparison 13. Preliminary Development Schedule 14. Traffic Impact Study 15. Environmental Impact Analysis (see also Phase 1 Environmental Site Assessment Report on file with the Village) 16. Letter and Documentation Addressing Economic Viability, Site Control Measures and Neighbor impact 17. Fiscal and Economic Impact Study 18. Stormwater Narrative (see also Stormwater Permit Submittal on file with the Village) 19. Engineering Plans (shows bike path, fencing and guardrail coverings) 20. Roadway Profile Improvements 21. Building Code Analysis 22. Sustainability Approach 23. Neighbor Meeting Notice and Comment Compilation 24. Application Fees 4 4 1 VILLAGE OF OAK BROOK PLANNED DEVELOPMENT APPLICATION INDEX 1900 SPRING ROAD, OAK BROOK, ILLINOIS 60523 Preliminary Submittal: August 2, 2018 Final Submittal: October 31, 2018 Tab No. Document Name Author Date A Attorney Opinion Memorandum Ancel Glink 10/26/2018 1. Planned Development Application (including Waivers being sought – updated 10/31/2018) DRM 07/31/2018 2. Subject Property Verification DRM 07/31/2018 3. Names of Surrounding Property Owners AND Certification Surrounding Property Owners AND Address Labels DRM Xpress Services 07/31/2018 10/12/2018 4. Application Narrative and Planned Development Standards Response AND Addendum DRM 08/02/2018 10/31/2018 5. Plat of Survey V3 Companies 07/24/2018 6. Topography Survey V3 Companies 06/12/2018 7. Layout Plan Current Site Comparison V3 Companies Lucien Lagrange 10/30/2018 09/27/2018 8. Floor Plans (including setbacks and FAR Analysis) Lucien Lagrange 09/27/2018 10/18/2018 9. Exterior Elevations Lucien Lagrange 09/27/2018 07/20/2018 10. Landscape Plan and Plant Palette Lucien Lagrange Daniel Weinbach & Partners 09/27/2018 07/20/2018 11. Full Color Renderings (includes Lucien Lagrange Detailed Images) Lucien Lagrange 09/27/2018 12. Neighborhood/Oakbrook Terrace Tower Bulk and Height Comparisons Lucien Lagrange 09/27/2018 13. Preliminary Development Schedule Jupiter Realty Company Undated 14. Traffic Impact Study KLOA 10/31/2018 15. Environmental Impact Analysis (See also Phase I Environmental Site Assessment Report on file with Village) V3 Companies Undated 16. Letter and documentation addressing economic viability, site control measures and neighbor impact Jupiter Realty Company 08/02/2018 17. Fiscal Impact Analysis Weitzman Associates 10/29/2018 18. S Stormwater Narrative (See also Stormwater Permit Submittal on file with Village) V3 Companies Undated 2 Tab No. Document Name Author Date 19. Engineering Plans (shows bike path, fencing and guardrail coverings) V3 Companies 10/30/2018 20. Roadway Profile Improvements V3 Companies 10/30/2018 21. Building Code Analysis Lucien Lagrange 09/10/2018 22. Sustainability Approach Lucien Lagrange 09/27/2018 23. Neighbor Meeting Notice and Comment Compilation DRM 09/11/2018 09/27/2018 24. Application Fee – check on file with Village Applicant 07/27/2018 1 JUPITER REALTY COMPANY, LLC “THE BUTLER CONDOMINIUM” APPLICATION NARRATIVE AND PLANNED DEVELOPMENT STANDARDS RESPONSE ADDENDUM Preliminary Submittal: August 2, 2018 Final Submittal: October 31, 2018 I. INTRODUCTION. At the direction of Director of Community Development, Anthony M. Budzikowski, and in conformity with Section 13-15-5(B)(1)(d) of the Village zoning regulations, Jupiter Realty Company, LLC (“Jupiter”) scheduled a well-attended and very productive neighbor meeting on September 27, 2018. No less than 83 residents and stakeholders from across the community attended the meeting. We are pleased to report that 15 residents and stakeholders spoke on the proposed 22 story Lucien Lagrange Studio design. There was almost uniform concurrence that the design was stunning to look at, and very tastefully done. While the architecture of the plan was almost uniformly praised, those who spoke were nearly evenly divided between those that expressed their support that the Village Board should approve the project as presented, and those who opposed change on Lot 4. Speakers who encouraged approval of The Butler Condominium included the following: Bethany Fus, a resident from Brook Forest, stated that in her opinion the commercial area is stagnant and slow and that little to nothing has changed. She stated that Oak Brook is failing to keep pace with the life and work styles of millennials, and approval of The Butler Condominium project will infuse fresh blood into Oak Brook. Carol Remes of 17 Mockingbird Lane stated that while water conservation is important, if The Butler Condominium project is constructed the right way it would be an asset to Oak Brook. She also added that it is important for the Village of Oak Brook to “change with the times.” Lou Hall is a resident of York Woods, and works in commercial real estate for Cushman & Wakefield. He stated the proposed Butler Condominium is a game changer. He opined that Jupiter is the “best in the business” and encouraged all to have an open mind about the benefits of approving this project. Bob Nader is a resident living at 2S601 Avenue LaTour. Mr. Nader said there is a considerable amount of accumulated wealth in the Village of Oak 2 Brook, and in his opinion the 90 proposed condominium units would sell quickly. Mr. Nader stated there are a lot of supporters for condominium development and the development will add a lot to Oak Brook. If anything, the project would reduce some present problems of the Village. He stated The Butler Condominium is a wonderful project and a fantastic building. Dave Carlin is the President and CEO of the Greater Oak Brook Chamber of Commerce. He expressed the Chamber of Commerce is a strong supporter of The Butler Condominium proposal. It will help mitigate the $600,000 loss of sales tax revenue suffered by the Village as a result of the Amazon effect, and approval of The Butler Condominium will help diversify the restrictive housing options available in Oak Brook. Carl Manofsky lives at 107 Covington Court. Mr. Manofsky stated he is an industrial real estate developer/redeveloper strongly in favor of The Butler Condominium proposal. Mr. Manofsky stated Oak Brook has been stagnant for 30 years and has antiquated building codes with regard to FAR and commercial ceiling height. He opined that Oak Brook is becoming more of a retirement Village and approval of The Butler Condominium would allow current residents of the Village to downsize, while retaining their residence in the Village and getting the benefit of proximity to restaurants and retail. Kathy Manofsky is a former trustee of the Village, and the wife of Carl Manofsky. She stated that much of the development of Oak Brook has been built on modified floodplain. She stated the Village of Oak Brook needs to be pulled into the 21st century and it is time for the Village to change with the times. Speakers who opposed the current plan included the following; Jerry Wolin, a former trustee of the Village who lives in the Oak Brook Club. Mr. Wolin complimented the development, but opined it is proposed at the wrong location within Oak Brook. He opined that flooding is a problem at the Lot 4 location, that the building as proposed is too tall, and that the intersection of 16th Street and Spring Road is a traffic safety problem with a high volume of accidents and poor visibility. Rich Allison lives at 31 Robinhood Ranch. He stated he opposes the height of the project and a project like The Butler Condominium has no place anywhere in Oak Brook. He stated the Village is currently “under attack” by developers, and expressed his concern about projects that would cause flooding. He displayed a photograph of his backyard during a flood event with a canoe traversing the floodwaters. Steve Lamon lives at 3 Oak Brook Club. He stated he opposes the project because of traffic, but failed to elaborate on what his traffic concerns were. 3 Sue Kania lives at 106 Timber Trail Drive and represents the residents of Timber Trails. She opined that the building proposed is beautiful, but it belongs in the City of Chicago and condominiums like The Butler Condominium have no place in Oak Brook. Christina Winger lives at 330 Forest Trail and stated she would be located within 500 feet of The Butler Condominium. She expressed concerns with flooding and the view from her backyard would be negatively impacted if she would see a building on Lot 4. She stated she has traffic concerns and often hears crashes and sirens at the intersection of 16th Street and Spring Road. Dr. Raj Lal is a current member of the Plan Commission and the Planned Development Commission, and resides at 2809 Meyers Road. He expressed his opinion that the proposed building is beautiful, though it is not appropriate at the Lot 4 location. His concern is flooding, and post-flooding relief efforts is a human issue demanding significant resources. Elaine Zannis, address not given, is a residential real estate broker in the Oak Brook area. She complimented the design of the building and stated that a condominium like The Butler Condominium is exactly what is wanted in the Village of Oak Brook. She opposes the location of The Butler Condominium on Lot 4 because of traffic and topography. She said the view of a very tall building from the homes in Timber Trails will make the entire west side of Timber Trails difficult for current residents to sell in the future. Ann Morgan lives at the end of Mary Lane and is employed to produce speaking events for the women of Oak Brook. She asserted the Butler family members are opposed to the proposed condominium planned development, and it is dangerous for the project to be called The Butler Condominium when the entire Butler family is against the project. Patti Malone lives in Timber Trails. She said the proposed building is beautiful and she is okay with the proposed change. She said that while there are many people in favor of The Butler Condominium proposal, those favoring the project do not live in Timber Trails or the Oak Brook Club. She expressed concern over flooding and traffic safety at 16th Street and Spring Road. The entire neighbor meeting was videotaped and is available for detailed review at : https://www.youtube.com/watch?v=mgDxhlGL-tc. 4 II. ADDITIONAL AND REVISED SUBMITTAL MATERIALS. 1. Application Narrative – This Application Narrative has been revised after the neighbor meeting to address the concerns expressed by some neighbors. 2. Layout Plan and Current Site Comparison – In response to Village staff comments, V3 Companies has further detailed the bike path along Spring Road, fencing and guardrail coverings for increased pedestrian safety. Lucien Lagrange has also drafted an impervious site comparison exhibit to show the increased pervious surface with the proposed development. The increase of pervious surface will reduce stormwater runoff. 3. Floor Plans – In response to Village staff request, the loading dock has been further detailed in the Ground Floor Plan and setbacks from 16th Street and Spring Road have been added. 4. Exterior Elevations – Further detail of the loading dock has been added to the Exterior Elevations. 5. Landscape Plan – In response to Village staff request, detailed landscaping of the “channel” has been added to the Landscape Plan. 6. Bulk and Height Comparison – Lucien Lagrange has now conducted a height comparison of most buildings along 16th Street and Spring Road. 7. Traffic Impact Study – KLOA has updated its traffic report to include crash statistics at the intersection at 16th Street and Spring Road and loading dock turnaround studies. 8. Fiscal Impact Analysis – Weitzman Associates, LLC has prepared a supplemental Fiscal Impact Analysis detailing residential housing impacts to staffing of other municipalities. 9. Roadway Profile Improvements – In response to neighbors’ concerns with respect to flooding at the ingress/egress to the condominium building, V3 Companies has revised the grading of the ingress/egress area to significantly reduce the level of water in a 100-year storm event. 10. Building Code Analysis – At the request of the Village staff, Lucien Lagrange has drafted a Building Code Analysis of The Butler Condominium. 11. Sustainability Approach – At the request of the Village staff, Lucien Lagrange has drafted a Sustainability Approach of The Butler Condominium. 12. Neighbor Meeting Comments – After the required neighbor meeting, Jupiter made public a link to the meeting video, and has also submitted a list of both 5 positive comments and concerns voiced by neighbors, Oak Brook residents and others at the meeting. III. JUPITER’S RESPONSE TO OBJECTIONS. In response to the neighbor comments and staff comments from a meeting conducted at the Village of Oak Brook on September 6, 2018, Jupiter submits the following in response to the general objections that have been raised. A. Floodplain/Floodway Development Hysteria Jupiter’s proposed development of Lot 4 will not cause flooding. Period. For more than a year, Jupiter’s proposed subdivision and development of any kind on Lot 4 has confronted an ongoing campaign of false advocacy from former and current trustees who have insisted that The Butler Condominium project will cause biblical, old testament, “wrath of God” flooding that the Village Board must prevent. This campaign has been predicated upon a pernicious insistence that the 28-year-old Village comprehensive plan prohibits “urbanization of the floodway.” This is, and has always been, both a legally and factually false argument. Just recently, after multiple instances of former and current trustees asserting the existence of Village regulations that do not exist, Village President Gopal Lalmalani exercised strong leadership and directed the Village attorney to publish a legal opinion addressing the validity of the “no urbanization of the floodway” campaign. The Village attorney then published a letter of opinion dated October 26, 2018 which, with unequivocal clarity, held there is no prohibition in the Village regulations that would preclude development of Lot 4 if the administrative stormwater regulations are followed. Further, the Village attorney stated that modification of a floodway does not constitute “urbanization” of a floodway. Simply put, the advocacy submitted by both past and present trustees was exposed to be false. The fact that this false narrative has now been formally debunked now allows The Butler Condominium proposal to finally be evaluated by its compliance with the 2007 Commercial Areas Revitalization Plan (2007 CARP), and the other related standards for a B-2 zoned planned development. In short, if the floodplain and floodway on Lot 4 are modified consistent with the DuPage County Stormwater Ordinance and Village stormwater regulations, the modifications are legally permitted. Completion of these code-compliant modifications is a property right over which the Village has no constitutional authority to interfere. The Village Board does not have any legislative power to vote on, or determine if, the floodplain and floodway modifications are code-compliant because this is an administrative process vested in others. The public at large is and always has been a key player in major land use decisions within the Village. Unfortunately, those who have attended the multiple public events related to Lot 4 and The Butler Condominium have been repeatedly and loudly misled with respect to floodplain and floodway. Even a cursory review of the neighbor meeting reveals a 6 persistent and legally unjustified fear that approval of The Butler Condominium will cause flooding. It is hard to un-ring this bell when those cloaked with the assumed authority of past and current trustees have persistently and repeatedly asserted rules that do not exist. With this in mind, we ask that when the Planned Development Commission and ultimately the Village Board consider any remaining opposition to The Butler Condominium because of a fear of flooding, these expressions of fear are taken for what they clearly are: unjustified and now debunked claims that have no basis in either fact or law. The Butler Condominium will be judged administratively by trained engineers working for the Village, County, State and FEMA. If the standards are met, the project will not cause flooding. B. Traffic Multiple residents attending the neighbor meeting expressed concerns about traffic along both 16th Street and Spring Road. Traffic concerns have been at the top of the priority list for Jupiter in relation to The Butler Condominium. The traffic concerns raised by neighbors fall into three general categories: (1) the intersection is deemed to be problematic because the turn movements confront excessive delay; (2) the intersection of 16th Street at Spring Road is asserted to be unsafe because of a high occurrence of vehicular accidents; and (3) the presence of flood water during a 100-year storm event will require The Butler Condominium residents to drive through over 24 inches of water to enter or exit Lot 4. As to the first concern about intersection delay, it has been historically recognized that vehicles heading south from Spring Road confront unacceptably long wait times for turns onto 16th Street. This is due to heavy south bound traffic at peak travel times and the absence of a traffic control signal. This problem was voiced to Jupiter by Bob Kallien as early as 18 months ago, and has a history dating back as far as 1986 when the Oakbrook Terrace Tower was constructed and the Village of Oak Brook rejected the Tower developer’s proposal to reconstruct the intersection at no cost to the Village. As predicted over 30 years ago, this intersection does present an unacceptable level of service and needs to be rebuilt. Jupiter proposes to reconfigure this intersection with turn lane modifications and a traffic control signal. Jupiter will contribute its fair share of the costs based upon Village regulations. Jupiter’s plans are detailed in the KLOA report that has been submitted, and represent a clear improvement that would be a direct byproduct of approving The Butler Condominium. As to the second concern related to traffic safety, all accident reports were requested by KLOA and are detailed in their traffic report that has been submitted. Jupiter leaves to the Planned Development Commission and Village Board to determine if traffic safety concerns are borne out by the official public documented accident history. Regardless of whether the Village views this intersection as more dangerous than any other intersection in the Village, the intersection modifications proposed by Jupiter will unquestionably increase traffic safety at this intersection. Traffic safety improvements would also be a direct byproduct of approving The Butler Condominium. 7 As to the third concern dealing with water in 16th Street during a 100-year storm event, the reported 24 inches is not accurate. During 100-year storm event vehicles entering or leaving The Butler Condominium would confront approximately 18 inches of flood water if the modifications to the intersection do not alter the grades of the Village right-of-way. This is the same 18 inches of flood water that all patrons of the Village currently confront and have confronted for decades. That said, the grade of 16th Street could be raised as part of the intersection modifications. This is completely within the police power held by the Village. Compensatory flood water storage would need to be made available because in doing so, the floodplain would need to be modified. Jupiter has provided roughly 190% of compensatory flood volume storage as part of the onsite floodplain modifications currently in the permit process, despite the fact that only 150% of the flood volume fill is required. Even if the Village itself were to utilize the excess compensatory flood water storage being provided by Jupiter, the remaining flood water storage would still be approximately 186% of the fill volume and would provide much more flood water storage than is required by State or Federal regulation. Simply put, the Village has the ability to fill a portion of the 16th Street right-of-way that currently experiences 18 inches of standing water in a 100-year storm, and the compensatory flood volume storage for this fill at The Butler Condominium curb cut is available with Jupiter’s proposed grading plan. Doing so could cut the height of standing water at ingress/egress to The Butler Condominium site to between 6 inches and 9 inches, well within the engineering norm for a 100-year storm event. Improving existing standing flood water levels in 16th Street would also be a direct result of approving The Butler Condominium. Lastly, it should be noted that 90 condominium units would arguably create the lightest traffic footprint when compared to the vast majority of land uses permitted on Lot 4. Should the floodplain/floodway portion of Lot 4 be modified and The Butler Condominium rejected, the traffic footprint from a retail center, hotel, office building or other permitted B-2 district use could create a much greater traffic footprint than would 90 condominiums. Thus, the relatively light traffic footprint resulting from 90 condominium units is also a direct beneficial result of approving The Butler Condominium. B. Proposed FAR The Butler Condominium proposal would (if Lot 1 is limited to a 4,000 square foot building) establish a .99 Floor Area Ratio (FAR) for the Franklin Subdivision upon finished buildout. The current limit within the B-2 district is .5, and as such, Jupiter is asking for a waiver of the exiting B-2 district FAR. Some history is required to understand why this request is consistent with virtually all of the Village’s planning directives. First, the Village requires that planned developments be consistent with the 2007 CARP. This 11-year-old plan recommends serious reconsideration of antiquated FAR limitations, including the B-2 district FAR limitation of .5. There are multiple references in the 2007 CARP to the Village being left behind in the commercial development of the I-88 corridor by other communities that have updated their zoning to permit a far greater FAR than the 8 Village. Simply stated, the Village is losing economic development opportunities to communities with much more generous FARs, and the 2007 CARP makes this point clearly. Second, Franklin 1900 Spring Road LLC (Franklin) actually proposed a FAR text amendment last year to permit up to a 1.0 FAR, with the express goal of accommodating condominium development for Lot 4. This text amendment was first submitted to the Village Plan Commission with a full detail of the FARs of surrounding communities and multiple quotes from the 2007 CARP urging relaxation of the Village FAR limitations. On September 18, 2017, the Plan Commission voted to recommend approval of the FAR amendment to allow up to 1.0 FAR. The text amendment next went before the Zoning Board of Appeals on October 3, 2017, where the Director of Community Development advised that the proposed 1.0 FAR limitation was “reasonable” and “a good compromise” over dropping FAR altogether. The Zoning Board of Appeals unanimously recommended approval of the 1.0 FAR limitation to the Village Board. In summary, a 1.0 FAR limitation for the B-2 district has been said to be reasonable and a good compromise by the professional Village planning staff. The proposed 1.0 FAR is clearly in conformity with the recommendations of the 2007 CARP. The 1.0 FAR limitation has been recommended by the Plan Commission, and unanimously recommended by the Zoning Board of Appeals. The recommended FAR limitation was ultimately defeated at the request and objection of Trustee Tiesenga. Jupiter submits that rejection of the 1.0 FAR limitation was defeated based upon a false and misleading argument submitted by Trustee Tiesenga. (See August 2, 2018 letter from Scott Day to Village President Lalmalani). Jupiter continues to assert that allowing a complete build out of the Franklin Subdivision at an FAR of .99 is in conformity with the clear recommendations of the 2007 CARP, has been recommended by the Plan Commission for the entire B-2 district, has been recommended by the Zoning Board of Appeals for the entire B-2 district, and has been recognized by the Director of Community Development to be both reasonable and a good compromise. Traffic Impact Study Oak Brook Residential Development Oak Brook, Illinois Prepared For: October 31, 2018 Oak Brook Residential Development Oak Brook, Illinois 1 1. Introduction This report summarizes the results of a traffic study conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for a proposed residential development to be located in Oak Brook, Illinois. The site is generally located on the south side of 16th Street across from Spring Road. It is currently occupied by an overflow parking lot for the 1900 Spring Road office building (Citibank) providing approximately 140 parking spaces. As proposed, the development is to contain a condominium building with 90 units and off-street parking for approximately 225 vehicles (210 in an above ground parking garage and 15 surface spaces) for residents and visitors. Access to the parking garage and pick-up/drop-off area site will be provided via a new curb cut off 16th Street opposite the north leg of Spring Road. A second access drive at approximately the current location of the existing access drive serving the bank parking lot will also be provided off 16th Street for truck loading and to access five surface parking stalls. The purpose of this study was to examine existing traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate traffic generated by the development. The sections of this report present the following: • Existing roadway conditions • A description of the proposed development • Directional distribution of the development-generated traffic • Vehicle trip generation for the proposed development • Projected traffic conditions, including access to the development • Signal warrant analysis • Traffic analyses for the weekday morning and weekday evening peak hours • Recommendations with respect to development access and the adjacent roadway network • Assessment of the adequacy of the proposed parking supply Oak Brook Residential Development Oak Brook, Illinois 2 2. Existing Conditions Existing transportation conditions in the vicinity of the site were documented based on field visits conducted by KLOA, Inc. in order to obtain a database for projecting future conditions. The following provides a description of the geographical location of the site, ph ysical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location The proposed residential development is to be located within the overflow surface parking lot for the 1900 Spring Road (Citibank) building and is generally bounded by 16th Street to the north, vacant land to the east, the Oak Brook Shopping Center to the west, and the 1900 Spring Road main parking lot to the south. Land uses in the vicinity of the site include an office building to the northwest, the Double Tree hotel to the southeast, the Oak Brook Shopping Center to the west, and the 1900 Spring Road office building to the south. Figure 1 shows the location of the site in relation to the area roadway system and Figure 2 shows an aerial view of the site. Existing Roadway System Characteristics The characteristics of the existing roads that surround the proposed development are described below and shown in Figure 3. 16th Street is generally an east-west collector road providing two lanes in each direction separated by a landscaped median with on-street parking prohibited on both sides of the road. At its intersection with the north leg of Spring Road, the eastbound approach of 16th Street provides an exclusive left-turn lane and two through lanes. The westbound approach is the south leg of Spring Road and provides a through lane and a combined through/right -turn lane. At its unsignalized intersection with the Oak Brook Club access drive, the eastbound approach provides an exclusive left-turn lane and two through lanes. The westbound approach provides a through lane and a combined through/right-turn lane. 16th Street has a posted speed limit of 30 mph, is under the jurisdiction of the Village of Oak Brook, and has an Average Annual Daily Traffic (AADT) volume of 12,400 vehicles (Year 2016) based on data provided by the Illinois Department of Transportation (IDOT). Oak Brook Residential Development Oak Brook, Illinois 3 Site Location Figure 1 SITE Oak Brook Residential Development Oak Brook, Illinois 4 Aerial View of Site Figure 2 SITE NO TRUCKS MALL OAK BROOK SITE HOTEL TREE DOUBLE OFFICE SPRING ROAD 1900 CLUB OAK BROOK BUILDING OFFICE STREET 16TH CLUB DRIVEOAK BROOKROADSPRINGROADSPRINGExisting Roadway Characteristics Figure: 3Job No: 17-288 Kenig,Lindgren,O'Hara,Aboona,Inc. N NOT TO SCALE LEGEND P P P P P P P P P P 30 25 30 - TRAVEL LANE - STOP SIGN - NO PARKING - SPEED LIMIT P XX Oak Brook, Illinois Residential Development Proposed 5 Oak Brook Residential Development Oak Brook, Illinois 6 Spring Road is a north-south collector road that extends from the IL 38 south frontage road south to its terminus at I-88. North of 16th Street, Spring Road generally provides one lane in each direction. South of 16th Street, Spring Road provides two lanes in each direction divided by a raised median. At its unsignalized intersection with 16th Street, the north leg of Spring Road is under stop sign control and provides an exclusive left-turn lane and an exclusive right-turn lane. The south leg of Spring Road, at its intersection with 16th Street provides a through lane and a combined through/right-turn lane. At its unsignalized intersection with the 1900 Spring Road/ Double Tree Hotel access drive, Spring Road provides an exclusive left-turn lane, a through lane and a combined through/right-turn lane on the northbound and southbound approaches. Spring Road has a posted speed limit of 30 mph and an AADT volume of 10,400 vehicles (IDOT 2016) south of 16th Street. Spring Road is under the jurisdiction of the Village of Oak Brook. Oak Brook Club Drive is a private drive serving the Oak Brook Club condominium development. At its unsignalized intersection with 16th Street, Oak Brook Club Drive provides two inbound lanes and two outbound lanes striped for an exclusive left-turn lane and an exclusive right-turn lane with outbound movements under stop sign control. The 1900 Spring Road access drive is an east-west private drive that provides two inbound lane and two outbound lanes on the eastbound approach. The westbound approach is the access drive for the Double Tree Hotel and provides one inbound lane and one outbound lane. Both approaches at its intersection with Spring Road are under stop sign control. Existing Traffic Volumes In order to determine current traffic conditions on the existing roads, KLOA, Inc. conducted peak period traffic counts at the following intersections: • 16th Street with Oak Brook Club Drive • 16th Street with overflow parking lot right-in/right-out access drive • 16th Street with Spring Road • Spring Road with 1900 Spring Road/Double Tree Hotel access drive The traffic counts were conducted on Tuesday, December 5, 2017 during the weekday morning (7:00 to 9:00 A.M.) and evening (4:00 to 6:00 P.M.) peak periods. In addition, the traffic counts at the intersection of 16th Street with Spring Road also collected traffic volumes from 9:00 A.M. to 4:00 P.M. and from 6:00 to 7:00 P.M. The additional hours were collected to determine if a traffic signal at this location is warranted under existing conditions. The results of the traffic counts showed that the weekday morning peak hour of traffic occurs from 7:45 to 8:45 A.M. and the weekday evening peak hour of traffic occurs from 4:45 to 5:45 P.M. Furthermore, a review of the traffic counts indicates that the access drive t o the overflow parking lot carries very little traffic during the morning peak hour (only five inbound vehicles) and no traffic during the evening peak hour. Figure 4 illustrates the existing peak hour traffic volumes. Summaries of the traffic counts are located in the Appendix. SITE MALL OAK BROOK OFFICE SPRING ROAD 1900 HOTEL TREE DOUBLE CLUB OAK BROOK BUILDING OFFICE STREET 16TH CLUB DRIVEOAK BROOKROADSPRINGROADSPRINGFigure: 4Job No: 17-288 Existing Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. N NOT TO SCALE LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:45-5:45 PM)44 (14)10 (16) 27 (29)119 (91) 12 (21)23 (26)18 (12)11 (29)25 (19)197 (817) 0 (2) 677 (286) 690 (298) 5 (0)0 (0)1 (1)570 (206)120 (160)121 (293)8 (9)638 (343)0 (0)226 (889)29 (4)1 (1)6 (47) 0 (0) 2 (38) 210 (819)117 (650)93 (169)Oak Brook, Illinois Residential Development Proposed 7 Oak Brook Residential Development Oak Brook, Illinois 8 Crash Analysis KLOA, Inc. obtained accident data for the most recent available past five years (2011 to 2015) from the Illinois Department of Transportation (IDOT) for the intersections of 16th Street with Oak Brook Club Drive, 16th Street with Spring Road, and Spring Road with the 1900 Spring Road/Double Tree Hotel access drive. In addition, KLOA, Inc. obtained from the Village of Oak Brook Police Department accident data at the intersection of 16th Street with Spring Road for the past five years (2013 to 2017). Tables 1 through 3 summarize the accident data for the three studied intersections. A review of the accident data revealed that the severity and frequency of accidents at these intersections is very low and that there were no fatalities reported.1 However, further inspection of the accident data at the intersection of 16th Street with Spring Road indicated a significant reoccurrence of two specific types of accidents. Out of 30 accidents that occurred between 2011 and 2017, 11 (37%) turning accidents between a southbound vehicle and a northbound/westbound vehicle were recorded. (Nine (9) were from southbound vehicles turning left and the remaining two (2) from southbound vehicles turning right.) The reasons stated/given in the accident reports were mainly failure to see the incoming westbound/northbound vehicle. This type of recurring accident can be mitigated via the installation of a traffic signal. The need for such traffic signal is discussed later in the report. The second highest type of recurring accident was a turning accident involving a northbound/westbound vehicle on Spring Road making a right-turn maneuver from the inside lane and striking the vehicle on the inside lane. Out of the 30 accidents that occurred between 2011 and 2017 at the intersection of 16th Street with Spring Road, nine (30%) were this type of accident. 1 IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of the data recip ient(s). Additionally, for coding years 2015 to present, the Bureau of Data Collection uses the exact latitude/longitude supplied by the investigati ng law enforcement agency to locate crashes. Therefore, location data may vary in previous years since data prior to 2015 was physically located by bureau personnel. Oak Brook Residential Development Oak Brook, Illinois 9 Table 1 16th STREET WITH OAK BROOK CLUB DRIVE Type of Accident Frequency Year Sideswipe Turning Rear End Total 2011 0 1 0 1 2012 0 0 0 0 2013 0 0 0 0 2014 0 1 1 2 2015 1 0 0 1 Total 1 2 1 4 Average/Year <1.0 <1.0 <1.0 <1.0 Table 2 16th STREET WITH SPRING ROAD Type of Accident Frequency Year Rear End Turning Object Total 2011 1 0 0 1 2012 2 4 0 6 2013 0 5 1 6 2014 2 3 0 5 2015 1 5 0 6 2016 1 2 1 4 2017 0 2 0 2 Total 7 21 2 30 Average/Year 1.0 3.0 <1.0 4.3 Oak Brook Residential Development Oak Brook, Illinois 10 Table 3 SPRING ROAD WITH 1900 SPRING ROAD/DOUBLE TREE HOTEL ACCESS DRIVE Type of Accident Frequency Year Rear End Side Swipe Object Total 2011 0 0 0 0 2012 0 0 0 0 2013 1 0 0 1 2014 0 1 0 1 2015 0 0 0 0 Total 1 1 0 2 Average/Year <1.0 <1.0 <1.0 <1.0 Oak Brook Residential Development Oak Brook, Illinois 11 3. Traffic Characteristics of the Proposed Development In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed development, including the directional distribution and volumes of traffic that it will generate. Proposed Development Plan As proposed, the development will occupy the existing 140-space overflow parking lot currently underutilized by the 1900 Spring Road office building (Citibank). As proposed, the development will contain a condominium building with 90 units. Parking for approximately 225 spaces for residents and visitors will be provided in an above ground parking garage (210 spaces) and via surface parking spaces (15 spaces). Access to the parking garage and pick-up/drop-off area will be provided via a new curb cut off 16th Street opposite the north leg of Spring Road. A second access drive limited to right-in/right-out movements for truck loading only and to access five surface parking spaces will be provided off 16th Street at approximately the same location of the access drive serving the overflow parking lot (200 feet west of Spring Road). A copy of the preliminary site plan is included in the Appendix. Directional Distribution of Site Traffic The directions from which development-generated traffic will approach and depart the site were estimated based on the existing travel patterns, as determined from the traffic counts, as well as expected employment centers in the area. Figure 5 illustrates the estimated directional distribution for the development. SITE MALL OAK BROOK OFFICE SPRING ROAD 1900 HOTEL TREE DOUBLE 570'200'610'CLUB OAK BROOK BUILDING OFFICE STREET 16TH CLUB DRIVEOAK BROOKROADSPRINGROADSPRINGFigure: 5Job No: 17-288 Kenig,Lindgren,O'Hara,Aboona,Inc. N NOT TO SCALE LEGEND Estimated Directional Distribution 50% 60%20%10%00%- PERCENT DISTRIBUTION 30%00'- DISTANCE IN FEET Oak Brook, Illinois Residential Development Proposed 12 Oak Brook Residential Development Oak Brook, Illinois 13 Site Traffic Generation As stated previously, the development is proposed to consist of approximately 90 condominium units. The estimate of the peak hour traffic that will be generated by the proposed development was based on the trip generation rates published in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 10th Edition. Table 4 shows the estimated peak hour traffic to be generated by the development. Table 4 ESTIMATED SITE-GENERATED TRAFFIC VOLUMES Use/Size Weekday Morning Peak Hour Weekday Evening Peak Hour Weekday Daily Two-Way Trips In Out Total In Out Total In Out Total Condominium – 90 units ITE LUC 222 9 29 38 24 15 39 283 283 566 LUC = Land-Use Code Oak Brook Residential Development Oak Brook, Illinois 14 4. Projected Traffic Conditions The projected Year 2023 traffic volumes include the existing traffic volumes, increase in background traffic due to ambient growth and other planned/approved developments in the area and the traffic estimated to be generated by the proposed development. Development Traffic Assignment The peak hour traffic volumes projected to be generated by the proposed subject development (Table 1) were assigned to the area roadways based on the directional distribution established (Figure 5). Figure 6 shows the assignment of the development-generated traffic volumes. Background Traffic Conditions The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on the Chicago Metropolitan Agency for Planning (CMAP) 2040 Forecast of Population, Households and Employment, an increase of approximately 1.1 percent per year over six years was applied to the existing traffic volumes to obtain projected future traffic volumes. A copy of the CMAP traffic projections letter can be found in the Appendix. Included in the future No Build conditions is the traffic to be generated by the redevelopment of the Sears storefront to include a KidZania experimental learning center, a Lifetime Fitness center, Ballard Designs home furnishing store as well as the proposed Shake Shack restaurant at 1950 Spring Road. The future No Build traffic volumes are shown on Figure 7. Projected Traffic Volumes Projected future traffic volumes include the existing traffic volumes increased by a regional growth factor and the traffic estimated to be generated by the proposed development (Figure 6). Figure 8 shows the total projected future traffic volumes. SITE MALL OAK BROOK OFFICE SPRING ROAD 1900 HOTEL TREE DOUBLE CLUB OAK BROOK BUILDING OFFICE STREET 16TH CLUB DRIVEOAK BROOKROADSPRINGROADSPRINGFigure: 6Job No: 17-288 Kenig,Lindgren,O'Hara,Aboona,Inc. N NOT TO SCALE LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:45-5:45 PM) 5 (14)5 (14)15 (8)8 (4)3 (8)3 (8)Estimated Site-Generated Traffic Volumes 15 (8)1 (2)8 (4)Oak Brook, Illinois Residential Development Proposed 6 (3)15 SITE MALL OAK BROOK OFFICE SPRING ROAD 1900 HOTEL TREE DOUBLE CLUB OAK BROOK BUILDING OFFICE STREET 16TH CLUB DRIVEOAK BROOKROADSPRINGROADSPRINGFigure: 7Job No: 17-288 Kenig,Lindgren,O'Hara,Aboona,Inc. N NOT TO SCALE LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:45-5:45 PM)44 (14)10 (16) 27 (29) 12 (21)23 (26)18 (12)11 (29)25 (19)242 (940) 0 (2) 749 (371) 767 (383) 0 (0)0 (0)1 (1)624 (259)128 (174)129 (317)8 (9)700 (422)0 (0)266 (1008)29 (4)1 (1)6 (47) 0 (0) 2 (38) 257 (942)149 (745) Oak Brook, Illinois Residential Development Proposed 107 (197)142 (123) (No Build Condition) Background Traffic Volumes 16 SITE MALL OAK BROOK OFFICE SPRING ROAD 1900 HOTEL TREE DOUBLE CLUB OAK BROOK BUILDING OFFICE STREET 16TH CLUB DRIVEOAK BROOKROADSPRINGROADSPRINGN NOT TO SCALE Figure: 8Job No: 17-288 Kenig,Lindgren,O'Hara,Aboona,Inc. LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:45-5:45 PM)44 (14)10 (16) 27 (29) 12 (21)23 (26)18 (12)11 (29)25 (19)257 (948) 0 (2) 754 (385) 772 (397) 0 (0)0 (0)1 (1)624 (259)5 (14)15 (8)6 (3)8 (4)1 (2)128 (174)129 (317)149 (745)3 (8)8 (9)708 (426)0 (0)269 (1016)29 (4)1 (1)6 (47) 0 (0) 2 (38) Oak Brook, Illinois Residential Development Proposed 107 (197)142 (123) Total Projected Traffic Volumes 17 Oak Brook Residential Development Oak Brook, Illinois 18 5. Tr affic Evaluation The following provides an evaluation conducted for the weekday morning and evening peak hours. The analysis includes conducting capacity analyses to provide an indication of how well the roadway facilities will serve the anticipated traffic demands placed upon them assuming the projected traffic volumes. Traffic Analyses Roadway and adjacent or nearby intersection analyses were performed for the weekday morning and evening peak hours for the existing (Year 2017), Year 2023 No Build, and Year 2023 future projected traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using Synchro/SimTraffic 10 analysis software. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing and projected traffic volumes are presented in Tables 5 through 8. A discussion of the intersections follows. Summary sheets for the capacity analyses are included in the Appendix. Oak Brook Residential Development Oak Brook, Illinois 19 Table 5 CAPACITY ANALYSIS RESULTS – 16th STREET WITH OAK BROOK CLUB DRIVE (STOP SIGN CONTROL) Peak Hour Condition Operating Conditions by Approach Eastbound Westbound Northbound Southbound L T R L T R L T R L T R Weekday Morning Existing A 7.8 -- -- B 13.6 -- A 9.0 -- B – 11.0 Year 2023 No Build A 7.9 -- -- B 14.8 -- A 9.1 -- B – 11.6 Future A 8.0 -- -- C 15.1 -- A 9.2 -- B – 11.8 Weekday Evening Existing B 10.8 -- -- C 20.6 -- B 12.3 -- B – 14.9 Year 2023 No Build B 11.7 -- -- C 24.3 -- B 13.1 -- C – 16.6 Future B 11.8 -- -- C 24.5 -- B 13.2 -- C – 16.8 Delay is measured in seconds. Oak Brook Residential Development Oak Brook, Illinois 20 Table 6 CAPACITY ANALYSIS RESULTS – 16th STREET/SPRING ROAD/PROPOSED ACCESS DRIVE Peak Hour Operating Conditions by Approach Eastbound Westbound Northbound Southbound Overall L T R L T R L T R L T R Existing Conditions Morning Peak Hour A 8.0 -- -- -- -- -- C 22.3 -- A 9.4 -- -- -- -- C – 16.7 Evening Peak Hour B 11.9 -- -- -- -- F 247.5 -- C 17.1 -- -- -- -- F – 129.1 Year 2023 Conditions (No Build) Morning Peak Hour A 8.2 -- -- -- -- D 29.9 -- A 9.7 -- -- -- -- C – 20.7 Evening Peak Hour B 13.8 -- -- -- -- F 672 -- C 21.4 -- -- -- -- F – 326.5 Year 2023 Conditions1 (Total Projected) Morning Peak Hour B 13.2 B 16.9 B 11.7 B 11.6 D 36.4 C 26.9 A 5.7 B 15.9 B – 16.2 B – 11.6 D – 36.4 B – 17.2 Evening Peak Hour A 9.6 A 7.2 A 6.8 B 15.6 D 47.3 D 51.0 B 10.3 B 16.9 A – 7.9 B – 15.6 D – 47.3 C – 29.3 Delay is measured in seconds. 1 – Assumes the provision of traffic signal, a westbound exclusive left-turn lane and the restriping of the north approach to provide an exclusive left -turn lane and a shared through/right-turn lane Oak Brook Residential Development Oak Brook, Illinois 21 Table 7 CAPACITY ANALYSIS RESULTS – SPRING ROAD WITH 1900 SPRING ROAD/DOUBLE TREE HOTEL ACCESS DRIVE (STOP SIGN CONTROL) Peak Hour Condition Operating Conditions by Approach Eastbound Westbound Northbound Southbound L TR LTR L TR L TR Weekday Morning Existing C 23.6 B 10.6 C 16.8 A 9.2 -- A 7.9 -- B – 13.9 C – 16.8 -- -- Year 2023 No Build D 26.6 B 10.8 C 18.5 A 9.5 -- A 8.0 -- B – 14.8 C – 18.5 -- -- Future D 27.0 B 10.9 C 18.7 A 9.5 -- A 8.0 -- B – 14.9 C – 18.7 -- -- Weekday Evening Existing D 26.9 A 9.7 E 37.2 A 8.4 -- B 10.4 -- C – 17.4 E – 37.2 -- -- Year 2023 No Build E 36.1 B 10.1 F 55.0 A 8.8 -- B 11.1 -- C – 21.7 F – 55.0 -- -- Future E 37.0 B 10.1 F 57.0 A 8.8 -- B 11.2 -- C – 22.1 F – 57.0 -- -- Delay is measured in seconds. Oak Brook Residential Development Oak Brook, Illinois 22 Discussion and Recommendations The following summarizes how the intersections within the study area currently operate and are projected to operate assuming the total projected traffic volumes. It will also identify any improvements and/or modifications necessary to accommodate the projected traffic volumes. 16th Street with Spring Road/Proposed Access Drive The results of the capacity analyses indicate that this intersection is operating at an acceptable LOS during the morning peak hour. However, during the evening peak hour, the southbound left-turn movement operates at a LOS F with calculated delays based on the results of eth capacity analyses of approximately 250 seconds and long queues. This is due to the heavy southbound left-turn volumes and the heavy through volume along 16 th Street. It is worth noting that based on field observations conducted by KLOA, Inc. on two separate days during the evening peak hour, the average control delay experienced by the southbound left-turn volume was approximately 78 seconds with two instances in which vehicles experienced 104 and 120 seconds of delay. Furthermore, there were four instances in which the southbound left-turn lane experienced queues between six and eight vehicles. The difference between the calculated and observed delays can be attributed to the available gaps in the through traffic stream created by the downstream and upstream traffic signals along 16th Street/Spring Road which are not taken into account in the capacity analysis. While the observed delay is not as high as what was calculated by the capacity analysis, the delay experienced still falls within the LOS F designation. These delays will be exacerbated by the addition of eth fourth leg (access drive) creating additional conflicts and turning movements. Under Year 2023 No Build conditions, the intersection’s calculated delay and queues for the southbound approach will more than double. In order to accommodate future traffic volumes, a traffic signal, which is warranted based on existing conditions (see next section), should be provided. When the intersection is analyzed under traffic signal control, the overall LOS of the intersection will be B during both peak hours. Furthermore, the southbound left-turn movement will operate at a LOS D or better with a significant reduction in the delay (a reduction of approximately 200 seconds) and the queues experienced. In addition to the traffic signal, the existing raised median along the south/west leg of Spring Road should be reconstructed to provide an exclusive left-turn lane providing, based on the speed limit, 120 feet of storage and 175 feet of taper. The provision of this inbound exclusive left-turn lane on Spring Road will ensure that inbound left-turn traffic does not block through traffic on Spring Road. Based on a review of the projected traffic volumes and the warrants for exclusive right-turn lanes found in the Illinois Department of Transportation (IDOT) Bureau of Design and Environment (BDE) Manual, an exclusive right-turn lane into the site will not be warranted. Oak Brook Residential Development Oak Brook, Illinois 23 Signal Warrant Analysis The intersection of 16th Street with Spring Road and the proposed access drive was examined to determine if a traffic signal is warranted under existing conditions, Year 2023 No Build conditions and/or under future conditions. Installation of a traffic signal requires that one or more of the nine signal warrants outlined in the Manual on Uniform Traffic Control Devices (MUTCD 2009) is met. Warrant 1, Eight-Hour Vehicular Volume, Warrant 2 – Four Hour, and Warrant 3 – Peak Hour were analyzed in establishing the justification for a traffic signal. Warrant 1, Eight-Hour Vehicular Volume states that the minimum vehicular volume, Condition A, is intended for application at locations where a large volume of intersecting traffic is the principal reason to consider installing a traffic control signal. The Interruption of Continuous Traffic, Condition B, is intended for application at locations where Condition A is not satisfied and where the traffic volumes on a major street are so heavy that traffic on the minor intersecting street suffers excessive delay or conflict in entering or crossing the major street. Given that 16th Street/Spring Road provides two or more lanes, the required vehicles per hour on the major street is 600 (total of both approaches) and the required vehicles per hour on the minor street (one direction only) is 200 for Condition A. For Condition B, the required number of vehicles per hour on the major street is 900 (total of both approaches) and the required number of vehicles per hour on the minor street (one direction only) is 100. Warrant 2, Four-Hour Vehicular Volume is intended to be applied where the volume of intersecting traffic is the principal reason to consider installing a traffic control signal. The minimum volume threshold for the minor approach is 115 vehicles. Warrant 3 - Peak Hour is intended for use at a location where traffic conditions are such that for a minimum of one hour of an average day, the minor-street suffers undue delay when entering or crossing the major street. The minimum volume threshold for the minor approach is 150 vehicles. Table 11 shows the existing hourly traffic along 16th Street/Spring Road and on the southbound approach of Spring Road. The table also highlights which hours of the day satisfy the minimum volume threshold for each warrant. In summary, a traffic signal at this location is warranted and justified for the following reasons: 1. Based on the above analysis, the existing traffic volumes meet the requirements set forth in the MUTCD for Warrant 3 for two separate hours 2. A review of Warrant 1 – Condition A indicates that the existing traffic volumes warrant five of the required eight hours and an additional five hours are very close (between one and eight percent) to meeting the warrant requirements. 3. A review of Warrant 2 indicates that the existing traffic volumes warrant three of the required four hours and that an additional fourth hour (within five percent) is very close to meeting the warrant requirements Oak Brook Residential Development Oak Brook, Illinois 24 4. It is anticipated that with the projected growth in the area as estimated by CMAP coupled with the various new development that are either planned or currently under construction, those hours under Warrant 1 – Condition A and Warrant 2 that are very close to meeting the warrant requirements will do so. 5. The proposed location is adequately spaced at 0.3 and 0.21 miles from existing signals at the Oak Brook Center Mall to the west and Harger Road to the southeast. 6. A traffic signal will reduce the delay the minor street currently experiences and with adequate timing and allocation of offsets it will not have a negative impact on the progression of through traffic along 16th Street/Spring Road. 7. Providing a traffic signal at this location will not only benefit the proposed development but also the southbound movements on Spring Road and the existing unsignalized intersections to the west and the southeast by creating additional gaps in the through traffic stream. 8. Providing a traffic signal will improve the safety and efficiency of existing and future vehicular traffic by minimizing the number of turning accidents that currently occur at the intersection (approximately five per year) at this location. 9. A traffic signal at this location will increase the traffic handling capacity of the intersection especially during the evening peak hours when employees in the nearby offices leave for the day and on weekends during special events at the Drury Lane Theater (i.e. brunch, plays, etc.) that release a large number of vehicles within a short span of time. In addition and in conjunction with the proposed traffic signal and in order to mitigate the second highest type of accidents at the intersection of 16th Street with Spring Road, it is recommended that advanced guide signs are provided directing traffic traveling northbound on Spring Road that are destined to the Drury Lane/Hilton Suites and/or the Oakbrook Terrace Towers to use the outside lane. Oak Brook Residential Development Oak Brook, Illinois 25 Table 11 WARRANT VOLUME SUMMARY 16th STREET/SPRING ROAD – EXISTING TRAFFIC VOLUMES Hour 16th St/Spring Rd (Both Approaches) Spring Road (Southbound Approach) Signal Warrants Warrant 1A1 (8-Hour) Warrant 1B2 (8-Hour) Warrant 23 (4-Hour) Warrant 34 (1-Hour) 7:00 to 8:00 AM 683 152 No No No No 8:00 to 9:00 AM 873 198 No No No No 9:00 to 10:00 AM 566 233 No No No No 10:00 to 11:00 AM 428 139 No No No No 11:00 AM to Noon 612 218 Yes No No No 12:00 to 1:00 PM 824 265 Yes No Yes No 1:00 to 2:00 PM 640 183 No No No No 2:00 to 3:00 PM 628 176 No No No No 3:00 to 4:00 PM 654 254 Yes No No No 4:00 to 5:00 PM 1,043 363 Yes Yes Yes Yes 5:00 to 6:00 PM 1,179 328 Yes Yes Yes Yes 6:00 to 7:00 PM 613 188 No No No No Total Hours Met: 5 2 3 2 Warrant Satisfied: No No No Yes 1Warrant 1A; Minimum Vehicular Volume: 600 vehicles minimum on 16th Street/Spring Road; 200 vehicles minimum on Spring Road (southbound approach). 2Warrant 1B; Interruption of Continuous Traffic: 900 vehicles minimum on 16th Street/Spring Road; 100 vehicles minimum on Spring Road (southbound approach). 3Warrant 2 – Four Hour: 115 vehicles per hour applies as the lower threshold volume for a minor-street approach with two or more lanes 4Warrant 3 – Peak Hour: 150 vehicles per hour applies as the lower threshold volume for a minor -street approach with two or more lanes Oak Brook Residential Development Oak Brook, Illinois 26 16th Street with Oak Brook Club Drive The results of the capacity analyses show that all turning movements at this intersection operates at a Level of Service (LOS) C or better during each of the peak hours. Under future conditions and taking into account background growth and the traffic to be generated by the proposed development, all of the turning movements will continue operating at an acceptable LOS with increases in delays of less than two seconds. In addition, it is important to note that the provision of a traffic signal at the intersection of 16th Street with Spring Road will create additional gaps in the through traffic stream thus improving the operations of this intersection. As such, the proposed development will have a limited impact on traffic conditions at this intersection and no geometric or traffic control improvements will be necessary in conjunction with the proposed development. Spring Road with 1900 Spring Road/Double Tree Hotel Access Drive The results of the capacity analysis for this intersection show that the eastbound and westbound approaches operate at a LOS C or better during the weekday peak hours and that the northbound and southbound left-turn movements operate at a LOS A. Under future conditions all of the turning movements will continue operating at an acceptable LOS with the exception of the westbound approach which will operate at a LOS E and F during the morning and evening peak hours, respectively. However, it is important to note that this LOS designation is not uncommon and it is expected when a minor access drive intersects a major road such as Spring Road. It is also important to note that the increase delay experienced is the results of the applied growth factor and not that of the proposed development as site generated traffic at this intersection will amount to only one percent. Furthermore, a review of the traffic simulation indicates that vehicles will continue to be able to exit in a similar fashion as they do under existing conditions. As such, no additional traffic control or geometric improvements are necessary at this intersection in conjunction with the proposed development. Internal Circulation and Loading Area A review of the site plan prepared by Lucien Lagrange Studio indicates that the proposed condominium building will provide a circular drop-off/pick-up area with a garden feature in the middle. The garage access will be provided on the southwest corner of this turnaround. In order to ensure a safe traffic flow, it is recommended that the internal circulation be one-way counterclockwise. In addition, consideration should be given to providing decorative bollards along the proposed water feature. The internal circulation for the parking garage calls for nine-foot wide by 18-foot long parking spaces with 22-foot aisle widths, which is five feet less than the Village of Oak Brook requirements. Based on a review of The Dimensions of Parking (5th Edition) by the Urban Land Institute, an aisle width of 22 feet with 90-degree parking spaces as proposed will be adequate in the parking garage. This is particularly true in this case since the use will be residential and the usage turnover for the spaces will be low. The loading area, as previously indicated, will be located on the west side of the building and will be accessed via a right-in/right-out access drive on the west end of the site with outbound movements under stop sign control. The loading area will be designed to accommodate single-unit trucks with all truck maneuvers accommodated internally. Oak Brook Residential Development Oak Brook, Illinois 27 5. Parking Evaluation As previously indicated, the plans call for providing 225 spaces serving the residents and visitors of the proposed 90-unit condominium building. This parking supply translates into a ratio of 2.5 parking spaces per unit. Village of Oak Brook Parking Requirements The Village of Oak Brook Zoning Code requires two parking spaces per dwelling units plus 0.5 spaces per dwelling units for visitors. Based on this, the total number of required parking spaces per Village Code will be 225 spaces. As such, the proposed 225 parking spaces will meet the Village of Oak Brook requirements. ITE Parking Demand KLOA, Inc. also reviewed the ITE Parking Generation Manual, 4th Edition to calculate the peak parking demand for the proposed condominium development for the weekday and Saturday conditions. Based on land use code 230, the proposed development will need to provide a total of 124 spaces based on an average rate 1.38 spaces per unit and 137 spaces based on the 85th percentile rate of 1.52 spaces per unit. Given the above, the proposed development parking supply will meet the Village’s code requirements and exceed the projected peak parking demand based on ITE parking rates. Oak Brook Residential Development Oak Brook, Illinois 28 6. Conclusion Based on the preceding analyses and recommendations, the following conclusions have been determined: • The site is well located with respect to the regional and local roadway system. • Observations of existing conditions as well as the results of the capacity analyses indicate that the southbound approach of Spring Road at its intersection with 16th Street currently experiences long delays and queues. • The results of the signal warrant analyses show that under existing conditions, a traffic signal is warranted at the intersection of Spring Road with 16th Street. • The provision of a traffic signal will reduce the queues and delays the southbound approach currently experiences during the evening peak hour and will allow the intersection to operate at an acceptable level of service. • Providing a traffic signal at 16th Street and Spring Road will also create additional gaps in the through traffic stream, which will help traffic exiting at Oak Brook Club Drive and the access drive at the 1900 Spring Road office building to exit more efficiently. • In conjunction with a traffic signal, the existing raised median along the sou th/west leg of Spring Road will be reconstructed to provide an exclusive left-turn lane and the southbound approach of Spring Road will be restriped to provide an exclusive left-turn lane and a shared through/right-turn lane. • Consideration should be given to providing advanced guide signs directing traffic traveling northbound on Spring Road that are destined to the Drury Lane/Hilton Suites and/or the Oakbrook Terrace Towers to use the outside lane. • A review of the projected traffic volumes indicates that an exclusive right-turn lane into the site will not be warranted. • The capacity analyses show that all of the studied intersections will operate at acceptable levels of service under future conditions. • The access system, as proposed, will be adequate in accommodating future traffic volumes. • The proposed parking supply meets Village Code requirements and will be adequate in accommodating the anticipated peak parking demand that will be generated by the proposed development. Oak Brook Residential Development Oak Brook, Illinois Appendix Traffic Count Summary Reports Accident Data Tables Site Plan Year 2040 CMAP Letter Level of Service Criteria Capacity Analyses Reports Oak Brook Residential Development Oak Brook, Illinois Traffic Count Summary Reports Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: 16th Street with Oak Brook ClubAccessSite Code:Start Date: 12/05/2017Page No: 1Turning Movement DataStart Time16th Street16th StreetOak Brook Club AccessEastboundWestboundSouthboundU-Turn LeftThru Peds App. Total U-Turn Thru Right Peds App. Total U-Turn LeftRight Peds App. Total Int. Total7:00 AM00750750231024033061057:15 AM0212101230333036026081677:30 AM0013801381430044043071897:45 AM021670169064506902709247Hourly Total045010505116390173011190307088:00 AM05172017703950440660122338:15 AM00162016205000500570122248:30 AM0417601800442046053082348:45 AM0711101180424046019010174Hourly Total0166210637017511018601725042865*** BREAK ***----------------4:00 PM01160071119660203024062804:15 PM0356059016330166024062314:30 PM0136607921797018800100102774:45 PM037207521714017701607259Hourly Total03025402845709200734052402910475:00 PM19720820255502600280103525:15 PM19720820214502192570143155:30 PM0870078017770184045092715:45 PM075906601375014211204212Hourly Total23327303080783220805312220371150Grand Total2831649017346183062018983459001383770Approach %0.14.895.1--0.396.43.3--2.232.665.2---Total %0.12.243.7-46.00.248.51.6-50.30.11.22.4-3.7-Lights2821628-17126179561-186234389-1353709% Lights100.0 98.898.7-98.7 100.0 98.198.4-98.1 100.0 95.698.9-97.898.4Buses009-9080-8001-118% Buses0.00.00.5-0.50.00.40.0-0.40.00.01.1-0.70.5Single-Unit Trucks0111-120231-24010-137% Single-Unit Trucks0.01.20.7-0.70.01.31.6-1.30.02.20.0-0.71.0Articulated Trucks001-1040-4000-05% Articulated Trucks0.00.00.1-0.10.00.20.0-0.20.00.00.0-0.00.1Bicycles on Road000-0000-0010-11% Bicycles on Road0.00.00.0-0.00.00.00.0-0.00.02.20.0-0.70.0Pedestrians---0----0----0--% Pedestrians---------------- Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: 16th Street with Oak Brook ClubAccessSite Code:Start Date: 12/05/2017Page No: 2Turning Movement Peak Hour Data (7:45 AM)Start Time16th Street16th StreetOak Brook Club AccessEastboundWestboundSouthboundU-Turn LeftThru Peds App. Total U-Turn Thru Right Peds App. Total U-Turn LeftRight Peds App. Total Int. Total7:45 AM0216701690645069027092478:00 AM05172017703950440660122338:15 AM00162016205000500570122248:30 AM041760180044204605308234Total0116770688019712020901823041938Approach %0.01.698.4--0.094.35.7--0.043.956.1---Total %0.01.272.2-73.30.021.01.3-22.30.01.92.5-4.4-PHF0.000 0.550 0.962-0.956 0.000 0.770 0.600-0.757 0.000 0.750 0.821-0.854 0.949Lights010674-684018712-19901823-41924% Lights-90.999.6-99.4-94.9 100.0-95.2-100.0 100.0-100.0 98.5Buses002-2010-1000-03% Buses-0.00.3-0.3-0.50.0-0.5-0.00.0-0.00.3Single-Unit Trucks011-2090-9000-011% Single-Unit Trucks-9.10.1-0.3-4.60.0-4.3-0.00.0-0.01.2Articulated Trucks000-0000-0000-00% Articulated Trucks-0.00.0-0.0-0.00.0-0.0-0.00.0-0.00.0Bicycles on Road000-0000-0000-00% Bicycles on Road-0.00.0-0.0-0.00.0-0.0-0.00.0-0.00.0Pedestrians---0----0----0--% Pedestrians---------------- Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: 16th Street with Oak Brook ClubAccessSite Code:Start Date: 12/05/2017Page No: 3Turning Movement Peak Hour Data (4:45 PM)Start Time16th Street16th StreetOak Brook Club AccessEastboundWestboundSouthboundU-Turn LeftThru Peds App. Total U-Turn Thru Right Peds App. Total U-Turn LeftRight Peds App. Total Int. Total4:45 PM0372075217140177016072595:00 PM19720820255502600280103525:15 PM19720820214502192570143155:30 PM087007801777018404509271Total22928603172817210840212260401197Approach %0.69.190.2--0.297.32.5--5.030.065.0---Total %0.22.423.9-26.50.268.31.8-70.20.21.02.2-3.3-PHF0.500 0.806 0.993-0.966 0.250 0.801 0.750-0.808 0.250 0.600 0.813-0.714 0.850Lights229282-313281620-83821126-391190% Lights100.0 100.0 98.6-98.7 100.0 99.995.2-99.8 100.0 91.7 100.0-97.599.4Buses000-0000-0000-00% Buses0.00.00.0-0.00.00.00.0-0.00.00.00.0-0.00.0Single-Unit Trucks004-4011-2010-17% Single-Unit Trucks0.00.01.4-1.30.00.14.8-0.20.08.30.0-2.50.6Articulated Trucks000-0000-0000-00% Articulated Trucks0.00.00.0-0.00.00.00.0-0.00.00.00.0-0.00.0Bicycles on Road000-0000-0000-00% Bicycles on Road0.00.00.0-0.00.00.00.0-0.00.00.00.0-0.00.0Pedestrians---0----0----0--% Pedestrians---------------- Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: 16th Street with Spring RoadSite Code:Start Date: 12/05/2017Page No: 1Turning Movement DataStart Time16th StreetSpring RoadSpring RoadEastboundWestboundSouthboundU-Turn LeftThru Peds App. Total U-Turn Thru Right Peds App. Total U-Turn LeftRight Peds App. Total Int. Total7:00 AM01262074020200400960151297:15 AM022100012201924043017160331987:30 AM024109013312219042019230422177:45 AM03413301670313106202834062291Hourly Total09240404961929401870737901528358:00 AM128152018113331065030170472938:15 AM024141016502330053028230512698:30 AM033144017703029059034190532898:45 AM0179101080273806502720047220Hourly Total1102528063111131280242011979019810719:00 AM01788010502528053026210472059:15 AM0196108003033063021230441879:30 AM02253075031430740446201062559:45 AM017510680222604801719036152Hourly Total0752530328010813002380108125023379910:00 AM11340054020210410202604614110:15 AM0639045029210500141202612110:30 AM01532047029220510142103513310:45 AM222420660443007401715032172Hourly Total3561530212012294021606574013956711:00 AM01146057047250720152804317211:15 AM02044064057220790202504518811:30 AM116450620732801010234106422711:45 AM0114705807940011903234066243Hourly Total158182024102561150371090128021883012:00 PM0235507801023211340304407428612:15 PM010440541893501250283105923812:30 PM134710106053390920253205725512:45 PM03676011207053012303738075310Hourly Total11032460350131415914740120145026510891:00 PM03756093065390104027270542511:15 PM1185707604035075023220451961:30 PM0224706905837095014220362001:45 PM115340500532507801434048176Hourly Total29219402880216136035207810501838232:00 PM01542057061430104032260582192:15 PM0153414905627083012270391712:30 PM0134706027430010601923042208 2:45 PM0185106906535010001819037206Hourly Total0611741235225613503930819501768043:00 PM0154616106631097020220422003:15 PM0223806005834092017260431953:30 PM11140052082470129028280562373:45 PM02137058072330105047660113276Hourly Total169161123102781450423011214202549084:00 PM0125006201285901870577401313804:15 PM016410570124580182045410863254:30 PM118461650152640216035370723534:45 PM12157079013659019504232074348Hourly Total2671941263054024007800179184036314065:00 PM0264807401967602720485901074535:15 PM018580760173750248042430854095:30 PM026430691145830229028350633615:45 PM01446060010645015103835073284Hourly Total0841950279162027909000156172032815076:00 PM02340063072440116030330632426:15 PM01838056068380106023230462086:30 PM0133604905733090017250421816:45 PM214290450454308801522037170Hourly Total2681430213024215804000851030188801Grand Total1392728273376763157 18131497601266 143102697 11440Approach %0.324.675.0--0.163.436.4--0.046.953.1---Total %0.18.124.7-32.90.127.615.8-43.50.011.112.5-23.6-Lights138882792-369363095 1775-487601239 1380-2619 11188% Lights100.0 95.898.8-98.0 100.0 98.097.9-98.0-97.996.4-97.197.8Buses0217-280515-2001627-4391% Buses0.02.30.2-0.70.00.20.8-0.4-1.31.9-1.60.8Single-Unit Trucks01723-4005521-7601022-32148% Single-Unit Trucks0.01.80.8-1.10.01.71.2-1.5-0.81.5-1.21.3Articulated Trucks015-6022-4012-313% Articulated Trucks0.00.10.2-0.20.00.10.1-0.1-0.10.1-0.10.1Bicycles on Road000-0000-0000-00% Bicycles on Road0.00.00.0-0.00.00.00.0-0.0-0.00.0-0.00.0Pedestrians---3----1----0--% Pedestrians---100.0----100.0------- Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: 16th Street with Spring RoadSite Code:Start Date: 12/05/2017Page No: 3Turning Movement Peak Hour Data (7:45 AM)Start Time16th StreetSpring RoadSpring RoadEastboundWestboundSouthboundU-Turn LeftThru Peds App. Total U-Turn Thru Right Peds App. Total U-Turn LeftRight Peds App. Total Int. Total7:45 AM034133016703131062028340622918:00 AM128152018113331065030170472938:15 AM024141016502330053028230512698:30 AM03314401770302905903419053289Total111957006901117121023901209302131142Approach %0.117.282.6--0.449.050.6--0.056.343.7---Total %0.110.449.9-60.40.110.210.6-20.90.010.58.1-18.7-PHF0.250 0.875 0.938-0.953 0.250 0.886 0.976-0.919 0.000 0.882 0.684-0.859 0.974Lights1117570-6881109117-227012089-2091124% Lights100.0 98.3 100.0-99.7 100.0 93.296.7-95.0-100.0 95.7-98.198.4Buses010-1001-1002-24% Buses0.00.80.0-0.10.00.00.8-0.4-0.02.2-0.90.4Single-Unit Trucks010-1083-11002-214% Single-Unit Trucks0.00.80.0-0.10.06.82.5-4.6-0.02.2-0.91.2Articulated Trucks000-0000-0000-00% Articulated Trucks0.00.00.0-0.00.00.00.0-0.0-0.00.0-0.00.0Bicycles on Road000-0000-0000-00% Bicycles on Road0.00.00.0-0.00.00.00.0-0.0-0.00.0-0.00.0Pedestrians---0----0----0--% Pedestrians---------------- Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: 16th Street with Spring RoadSite Code:Start Date: 12/05/2017Page No: 4Turning Movement Peak Hour Data (4:45 PM)Start Time16th StreetSpring RoadSpring RoadEastboundWestboundSouthboundU-Turn LeftThru Peds App. Total U-Turn Thru Right Peds App. Total U-Turn LeftRight Peds App. Total Int. Total4:45 PM121570790136590195042320743485:00 PM0264807401967602720485901074535:15 PM018580760173750248042430854095:30 PM02643069114583022902835063361Total191206029816502930944016016903291571Approach %0.330.569.1--0.168.931.0--0.048.651.4---Total %0.15.813.1-19.00.141.418.7-60.10.010.210.8-20.9-PHF0.250 0.875 0.888-0.943 0.250 0.829 0.883-0.868 0.000 0.833 0.716-0.769 0.867Lights189204-2941649290-9400159168-3271561% Lights100.0 97.899.0-98.7 100.0 99.899.0-99.6-99.499.4-99.499.4Buses000-0000-0000-00% Buses0.00.00.0-0.00.00.00.0-0.0-0.00.0-0.00.0Single-Unit Trucks022-4013-4011-210% Single-Unit Trucks0.02.21.0-1.30.00.21.0-0.4-0.60.6-0.60.6Articulated Trucks000-0000-0000-00% Articulated Trucks0.00.00.0-0.00.00.00.0-0.0-0.00.0-0.00.0Bicycles on Road000-0000-0000-00% Bicycles on Road0.00.00.0-0.00.00.00.0-0.0-0.00.0-0.00.0Pedestrians---0----0----0--% Pedestrians---------------- Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: Spring Road with Citi Bank AccessDriveSite Code:Start Date: 12/05/2017Page No: 1Turning Movement DataStart TimeCiti Bank Access DriveDouble Tree AccessSpring RoadSpring RoadEastboundWestboundNorthboundSouthboundU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalInt. Total7:00 AM 0 0 0 111 0 4 0 206 0 0 37 4041 0 1 70 2073 1217:15 AM 0 1 0 001 0 4 0 105 0 3 41 3047 0 3 109 20114 1677:30 AM 0 1 0 102 0 6 0 107 0 4 44 10058 0 5 125 10131 1987:45 AM 0 1 0 001 0 7 0 3010 1 6 58 11076 0 20 139 10160 247Hourly Total 0 3 0 215 0 21 0 7028 1 13 180 280222 0 29 443 60478 7338:00 AM 0 0 0 000 0 10 0 3013 0 10 60 7077 0 16 160 00176 2668:15 AM 0 0 0 505 0 8 0 109 0 7 50 3060 0 5 155 30163 2378:30 AM 0 1 0 102 0 2 0 305 0 6 54 4064 0 3 166 40173 2448:45 AM 0 1 0 203 0 3 0 104 0 6 62 4072 0 6 103 11110 189Hourly Total 0 2 0 8010 0 23 0 8031 0 29 226 180273 0 30 584 81622 936*** BREAK *** - - - --- - - - --- - - - --- - - - --- -4:00 PM 0 4 0 10014 0 11 2 8021 0 4 178 20184 0 3 107 00110 3294:15 PM 0 4 0 6010 0 3 0 003 1 0 175 20178 0 4 82 2088 2794:30 PM 0 5 0 13018 0 2 0 8010 0 2 205 50212 0 2 83 1086 3264:45 PM 0 2 0 507 0 8 0 5013 0 2 185 40191 0 4 90 3097 308Hourly Total 0 15 0 34049 0 24 2 21047 1 8 743 130765 0 13 362 60381 12425:00 PM 0 15 0 22037 0 6 0 309 0 0 248 40252 0 4 89 3096 3945:15 PM 0 14 0 13027 0 5 0 5010 0 2 219 52226 0 2 100 10103 3665:30 PM 0 7 0 7014 0 10 0 3013 1 0 215 60222 0 4 68 2074 3235:45 PM 0 0 0 909 0 9 0 4013 0 2 146 40152 0 3 82 0085 259Hourly Total 0 36 0 51087 0 30 0 15045 1 4 828 192852 0 13 339 60358 1342Grand Total 0 56 0 951151 0 98 2 510151 3 54 1977 7822112 0 85 1728 2611839 4253Approach % 0.0 37.1 0.0 62.9-- 0.0 64.9 1.3 33.8-- 0.1 2.6 93.6 3.7-- 0.0 4.6 94.0 1.4-- -Total % 0.0 1.3 0.0 2.2-3.6 0.0 2.3 0.0 1.2-3.6 0.1 1.3 46.5 1.8-49.7 0.0 2.0 40.6 0.6-43.2 -Lights0 55 0 95-150 0 98 2 51-151 3 54 1944 78-2079 0 84 1707 25-1816 4196% Lights- 98.2 - 100.0-99.3 - 100.0 100.0 100.0-100.0 100.0 100.0 98.3 100.0-98.4 - 98.8 98.8 96.2-98.7 98.7Buses0 0 0 0-0 0 0 0 0-0 0 0 1 0-1 0 0 6 0-6 7% Buses - 0.0 - 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0 0.0 0.1 0.0-0.0 - 0.0 0.3 0.0-0.3 0.2Single-Unit Trucks 0 1 0 0-1 0 0 0 0-0 0 0 26 0-26 0 1 14 1-16 43% Single-UnitTrucks- 1.8 - 0.0-0.7 - 0.0 0.0 0.0-0.0 0.0 0.0 1.3 0.0-1.2 - 1.2 0.8 3.8-0.9 1.0Articulated Trucks 0 0 0 0-0 0 0 0 0-0 0 0 6 0-6 0 0 1 0-1 7% ArticulatedTrucks- 0.0 - 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0 0.0 0.3 0.0-0.3 - 0.0 0.1 0.0-0.1 0.2Bicycles on Road 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0% Bicycles onRoad- 0.0 - 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0 0.0 0.0 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0Pedestrians - - - -1- - - - -0- - - - -2- - - - -1- - Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: Spring Road with Citi Bank AccessDriveSite Code:Start Date: 12/05/2017Page No: 3Turning Movement Peak Hour Data (7:45 AM)Start TimeCiti Bank Access DriveDouble Tree AccessSpring RoadSpring RoadEastboundWestboundNorthboundSouthboundU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalInt. Total7:45 AM 0 1 0 001 0 7 0 3010 1 6 58 11076 0 20 139 10160 2478:00 AM 0 0 0 000 0 10 0 3013 0 10 60 7077 0 16 160 00176 2668:15 AM 0 0 0 505 0 8 0 109 0 7 50 3060 0 5 155 30163 2378:30 AM 0 1 0 102 0 2 0 305 0 6 54 4064 0 3 166 40173 244Total0 2 0 608 0 27 0 10037 1 29 222 250277 0 44 620 80672 994Approach % 0.0 25.0 0.0 75.0-- 0.0 73.0 0.0 27.0-- 0.4 10.5 80.1 9.0-- 0.0 6.5 92.3 1.2-- -Total % 0.0 0.2 0.0 0.6-0.8 0.0 2.7 0.0 1.0-3.7 0.1 2.9 22.3 2.5-27.9 0.0 4.4 62.4 0.8-67.6 -PHF 0.000 0.500 0.000 0.300-0.400 0.000 0.675 0.000 0.833-0.712 0.250 0.725 0.925 0.568-0.899 0.000 0.550 0.934 0.500-0.955 0.934Lights0 2 0 6-8 0 27 0 10-37 1 29 211 25-266 0 44 618 8-670 981% Lights- 100.0 - 100.0-100.0 - 100.0 - 100.0-100.0 100.0 100.0 95.0 100.0-96.0 - 100.0 99.7 100.0-99.7 98.7Buses0 0 0 0-0 0 0 0 0-0 0 0 1 0-1 0 0 0 0-0 1% Buses - 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 0.5 0.0-0.4 - 0.0 0.0 0.0-0.0 0.1Single-Unit Trucks 0 0 0 0-0 0 0 0 0-0 0 0 10 0-10 0 0 2 0-2 12% Single-UnitTrucks- 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 4.5 0.0-3.6 - 0.0 0.3 0.0-0.3 1.2Articulated Trucks 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0% ArticulatedTrucks- 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 0.0 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0Bicycles on Road 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0% Bicycles onRoad- 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 0.0 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0Pedestrians - - - -0- - - - -0- - - - -0- - - - -0- -% Pedestrians - - - --- - - - --- - - - --- - - - --- - Kenig Lindgren O'Hara Aboona, Inc.9575 W. Higgins Rd., Suite 400Rosemont, Illinois, United States 60018(847)518-9990Count Name: Spring Road with Citi Bank AccessDriveSite Code:Start Date: 12/05/2017Page No: 4Turning Movement Peak Hour Data (4:45 PM)Start TimeCiti Bank Access DriveDouble Tree AccessSpring RoadSpring RoadEastboundWestboundNorthboundSouthboundU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalU-Turn Left Thru Right PedsApp.TotalInt. Total4:45 PM 0 2 0 507 0 8 0 5013 0 2 185 40191 0 4 90 3097 3085:00 PM 0 15 0 22037 0 6 0 309 0 0 248 40252 0 4 89 3096 3945:15 PM 0 14 0 13027 0 5 0 5010 0 2 219 52226 0 2 100 10103 3665:30 PM 0 7 0 7014 0 10 0 3013 1 0 215 60222 0 4 68 2074 323Total0 38 0 47085 0 29 0 16045 1 4 867 192891 0 14 347 90370 1391Approach % 0.0 44.7 0.0 55.3-- 0.0 64.4 0.0 35.6-- 0.1 0.4 97.3 2.1-- 0.0 3.8 93.8 2.4-- -Total % 0.0 2.7 0.0 3.4-6.1 0.0 2.1 0.0 1.2-3.2 0.1 0.3 62.3 1.4-64.1 0.0 1.0 24.9 0.6-26.6 -PHF 0.000 0.633 0.000 0.534-0.574 0.000 0.725 0.000 0.800-0.865 0.250 0.500 0.874 0.792-0.884 0.000 0.875 0.868 0.750-0.898 0.883Lights0 38 0 47-85 0 29 0 16-45 1 4 863 19-887 0 14 342 8-364 1381% Lights- 100.0 - 100.0-100.0 - 100.0 - 100.0-100.0 100.0 100.0 99.5 100.0-99.6 - 100.0 98.6 88.9-98.4 99.3Buses0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0% Buses - 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 0.0 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0Single-Unit Trucks 0 0 0 0-0 0 0 0 0-0 0 0 4 0-4 0 0 5 1-6 10% Single-UnitTrucks- 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 0.5 0.0-0.4 - 0.0 1.4 11.1-1.6 0.7Articulated Trucks 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0% ArticulatedTrucks- 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 0.0 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0Bicycles on Road 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0 0 0 0-0 0% Bicycles onRoad- 0.0 - 0.0-0.0 - 0.0 - 0.0-0.0 0.0 0.0 0.0 0.0-0.0 - 0.0 0.0 0.0-0.0 0.0Pedestrians - - - -0- - - - -0- - - - -2- - - - -0- -% Pedestrians - - - --- - - - --- - - - -100.0- - - - --- - Oak Brook Residential Development Oak Brook, Illinois Accident Data Tables Oak Brook Residential Development Oak Brook, Illinois Table A YEAR 2011 ACCIDENT DATA Date Type of Accident Type of Injury Description of Accident Reason Stated for the Accident 10/20/11 Rear End No Injuries Westbound Direction Wet pavement Table B YEAR 2012 ACCIDENT DATA Date Type of Accident Type of Injury Description of Accident Reason Stated for the Accident 6/14/12 Turning No Injuries Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming westbound vehicle 6/22/12 Rear End No Injuries Eastbound Direction 8/3/12 Turning B Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming westbound vehicle 9/15/12 Turning No Injuries Northbound/Westbound vehicle turning right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper lane use 9/17/12 Rear End No Injuries Southbound Direction Wet pavement/following too closely 12/18/12 Turning C Southbound vehicle turning right hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming westbound vehicle Oak Brook Residential Development Oak Brook, Illinois Table C YEAR 2013 ACCIDENT DATA Date Type of Accident Type of Injury Description of Accident Reason Stated for the Accident 2/5/13 Turning No Injuries Northbound/Westbound vehicle making a right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper lane use/Improper turn 3/29/13 Turning No Injuries Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming vehicle 5/14/13 Turning No Injuries Northbound/Westbound vehicle making a right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper turning/no signal/improper lane use. 7/15/13 Turning B Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming vehicle 7/26/13 Object B Southbound vehicle not stopping and continuing south into the property Physical condition of driver (confused, incoherent and disoriented) 9/12/13 Angle No Injuries Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Did not see oncoming vehicle Oak Brook Residential Development Oak Brook, Illinois Table D YEAR 2014 ACCIDENT DATA Date Type of Accident Type of Injury Description of Accident Reason Stated for the Accident 3/12/14 Turning No Injuries Northbound/Westbound vehicle making a right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper lane use/Improper turn 4/18/14 Rear End No Injuries Southbound Direction Distraction/Following too closely 5/31/14 Sideswipe No Injuries Northbound/Westbound vehicle on the inside lane changing lane and hitting the Northbound/Westbound vehicle on the outside lane Improper turn/Failed to see incoming vehicle 6/3/14 Turning B Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming vehicle 12/8/14 Rear End No Injuries Northbound vehicle on Spring Road making a left turn into the office Failing to reduce speed/Following too closely Oak Brook Residential Development Oak Brook, Illinois Table E YEAR 2015 ACCIDENT DATA Date Type of Accident Type of Injury Description of Accident Reason Stated for the Accident 2/17/15 Rear End No Injuries Southbound Direction Failing to reduce speed/Following too closely 5/20/15 Angle No Injuries NB/WB vehicle turning right slid and hit a southbound stopped vehicle Wet pavement/Failing to reduce speed 6/18/15 Turning No Injuries Northbound/Westbound vehicle making a right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper lane use/Improper turn 6/24/15 Turning No Injuries Northbound/Westbound vehicle making a right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper lane use/Improper turn 10/13/15 Turning B Southbound vehicle turning right hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming westbound vehicle Oak Brook Residential Development Oak Brook, Illinois Table F YEAR 2016 ACCIDENT DATA Date Type of Accident Type of Injury Description of Accident Reason Stated for the Accident 5/5/16 Rear End No Injuries SB stopped vehicle backed up and hit vehicle behind it Improper backing 5/8/16 Object B Northbound/Westbound vehicle slid into pole because a vehicle traveling eastbound turned left in front of it Failing to reduce speed/Drinking 5/19/16 Turning B Northbound/Westbound vehicle making a right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper lane use/Improper turn 12/8/16 Turning No Injuries Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming vehicle Table G YEAR 2017 ACCIDENT DATA Date Type of Accident Type of Injury Description of Accident Reason Stated for the Accident 5/31/17 Turning No Injuries Southbound vehicle turning left hitting vehicle traveling Northbound/Westbound Failing to yield right-of-way/Failed to see incoming vehicle 7/21/17 Turning No Injuries Northbound/Westbound vehicle making a right from the inside lane and hitting Northbound/Westbound vehicle on the outside lane Improper lane use/Improper turn Oak Brook Residential Development Oak Brook, Illinois Type of Injury: “A” INJURY (incapacitating injury) Any injury, other than a fatal injury, which prevents the injured person from walking, driving, or normally continuing the activities he/she was capable of performing before the injury occurred. Includes severe lacerations, broken limbs, skull or chest injuries, and abdominal injuries. “B” INJURY (non-incapacitating injury) Any injury, other than a fatal or incapacitating injury, which is evident to observers at the scene of the crash. Includes lump on head, abrasions, bruises, minor lacerations. “C” INJURY (possible injury) Any injury reported or claimed which is not either an “A” or “B” injury. Includes momentary unconsciousness, claims of injuries not evident, limping, complaint of pain, nausea, hysteria. Oak Brook Residential Development Oak Brook, Illinois Site Plan 216TH STREETSPRING ROAD 16TH STREETSPRING ROAD Oak Brook ResidentialPROJ: P17012 07.20.2018Fasano DevelopmentGround Floor Plan / Site Plan0’32’16’ Oak Brook Residential Development Oak Brook, Illinois Year 2040 CMAP Letter Oak Brook Residential Development Oak Brook, Illinois Level of Service Criteria Oak Brook Residential Development Oak Brook, Illinois LEVEL OF SERVICE CRITERIA Signalized Intersections Level of Service Interpretation Average Control Delay (seconds per vehicle) A Favorable progression. Most vehicles arrive during the green indication and travel through the intersection without stopping. 10 B Good progression, with more vehicles stopping than for Level of Service A. >10 - 20 C Individual cycle failures (i.e., one or more queued vehicles are not able to depart as a result of insufficient capacity during the cycle) may begin to appear. Number of vehicles stopping is significant, although many vehicles still pass through the intersection without stopping. >20 - 35 D The volume-to-capacity ratio is high and either progression is ineffective or the cycle length is too long. Many vehicles stop and individual cycle failures are noticeable. >35 - 55 E Progression is unfavorable. The volume-to-capacity ratio is high and the cycle length is long. Individual cycle failures are frequent. >55 - 80 F The volume-to-capacity ratio is very high, progression is very poor, and the cycle length is long. Most cycles fail to clear the queue. >80.0 Unsignalized Intersections Level of Service Average Total Delay (SEC/VEH) A 0 - 10 B > 10 - 15 C > 15 - 25 D > 25 - 35 E > 35 - 50 F > 50 Source: Highway Capacity Manual, 2010. Oak Brook Residential Development Oak Brook, Illinois Capacity Analysis Reports HCM 6th TWSC 6: 16th Street & Spring Road 08/01/2018 01/03/2018 A.M. Peak Hour - Existing Traffic Synchro 10 Report Page 1 Intersection Int Delay, s/veh 4 Movement EBU EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 1 119 570 117 121 120 93 Future Vol, veh/h 1 119 570 117 121 120 93 Conflicting Peds, #/hr 0 000000 Sign Control Free Free Free Free Free Stop Stop RT Channelized - - None - None - None Storage Length - 300 - - - 160 0 Veh in Median Storage, # - - 0 0 - 0 - Grade, % - - 0 0 - 0 - Peak Hour Factor 97 97 97 97 97 97 97 Heavy Vehicles, % 0 107202 Mvmt Flow 1 123 588 121 125 124 96 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 245 246 0 - 0 726 123 Stage 1 -----184- Stage 2 -----542- Critical Hdwy 6.4 4.12 - - - 6.8 6.94 Critical Hdwy Stg 1 -----5.8- Critical Hdwy Stg 2 -----5.8- Follow-up Hdwy 2.5 2.21 - - - 3.5 3.32 Pot Cap-1 Maneuver 1013 1324 - - - 364 905 Stage 1 -----835- Stage 2 -----553- Platoon blocked, % - - - Mov Cap-1 Maneuver 1319 1319 - - - 330 905 Mov Cap-2 Maneuver -----330- Stage 1 -----757- Stage 2 -----553- Approach EB WB SB HCM Control Delay, s 1.4 0 16.7 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1319 - - - 330 905 HCM Lane V/C Ratio 0.094 - - - 0.375 0.106 HCM Control Delay (s) 8 - - - 22.3 9.4 HCM Lane LOS A - - - C A HCM 95th %tile Q(veh) 0.3 - - - 1.7 0.4 HCM 6th TWSC 7: 16th Street & Oak Brook Club Drive 08/01/2018 01/03/2018 A.M. Peak Hour - Existing Traffic Synchro 10 Report Page 2 Intersection Int Delay, s/veh 0.6 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 11 677 197 12 18 23 Future Vol, veh/h 11 677 197 12 18 23 Conflicting Peds, #/hr 0 00000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 120 - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 10 05000 Mvmt Flow 12 713 207 13 19 24 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 220 0 - 0 595 110 Stage 1 - - - - 214 - Stage 2 - - - - 381 - Critical Hdwy 4.3 - - - 6.8 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 5.8 - Follow-up Hdwy 2.3 - - - 3.5 3.3 Pot Cap-1 Maneuver 1290 - - - 440 929 Stage 1 - - - - 807 - Stage 2 - - - - 666 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1290 - - - 436 929 Mov Cap-2 Maneuver - - - - 436 - Stage 1 - - - - 800 - Stage 2 - - - - 666 - Approach EB WB SB HCM Control Delay, s 0.1 0 11 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1290 - - - 436 929 HCM Lane V/C Ratio 0.009 - - - 0.043 0.026 HCM Control Delay (s) 7.8 - - - 13.6 9 HCM Lane LOS A - - - B A HCM 95th %tile Q(veh) 0 - - - 0.1 0.1 HCM 6th TWSC 9: Spring Road & Citibank Drive/Double Tree Drive 08/01/2018 01/03/2018 A.M. Peak Hour - Existing Traffic Synchro 10 Report Page 3 Intersection Int Delay, s/veh 1.3 Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 2 0 6 27 0 10 1 29 226 25 44 638 8 Future Vol, veh/h 2 0 6 27 0 10 1 29 226 25 44 638 8 Conflicting Peds, #/hr 0 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - None Storage Length 0 ------118--120-- Veh in Median Storage, # - 0 - - 0 - - - 0 - - 0 - Grade, % - 0 - - 0 - - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 0 000000050010 Mvmt Flow 2 0 6 29 0 11 1 31 243 27 47 686 9 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 971 1119 348 758 1110 135 695 695 0 0 270 0 0 Stage 1 785 785 - 321 321 -------- Stage 2 186 334 - 437 789 -------- Critical Hdwy 7.5 6.5 6.9 7.5 6.5 6.9 6.4 4.1 - - 4.1 - - Critical Hdwy Stg 1 6.5 5.5 - 6.5 5.5 -------- Critical Hdwy Stg 2 6.5 5.5 - 6.5 5.5 -------- Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.5 2.2 - - 2.2 - - Pot Cap-1 Maneuver 210 209 654 300 211 895 528 910 - - 1305 - - Stage 1 356 407 - 671 655 -------- Stage 2 804 647 - 574 405 -------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 196 194 654 281 196 895 888 888 - - 1305 - - Mov Cap-2 Maneuver 196 194 - 281 196 -------- Stage 1 343 392 - 647 631 -------- Stage 2 766 624 - 548 390 -------- Approach EB WB NB SB HCM Control Delay, s 13.9 16.8 1 0.5 HCM LOS B C Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)888 - - 196 654 345 1305 - - HCM Lane V/C Ratio 0.036 - - 0.011 0.01 0.115 0.036 - - HCM Control Delay (s) 9.2 - - 23.6 10.6 16.8 7.9 - - HCM Lane LOS A - - C B C A - - HCM 95th %tile Q(veh) 0.1 - - 0 0 0.4 0.1 - - HCM 6th TWSC 6: 16th Street & Spring Road 08/01/2018 01/03/2018 P.M. Peak Hour - Existing Traffic Synchro 10 Report Page 1 Intersection Int Delay, s/veh 27.8 Movement EBU EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 1 91 206 650 293 160 169 Future Vol, veh/h 1 91 206 650 293 160 169 Conflicting Peds, #/hr 0 000000 Sign Control Free Free Free Free Free Stop Stop RT Channelized - - None - None - None Storage Length - 300 - - - 160 0 Veh in Median Storage, # - - 0 0 - 0 - Grade, % - - 0 0 - 0 - Peak Hour Factor 87 87 87 87 87 87 87 Heavy Vehicles, % 0 210100 Mvmt Flow 1 105 237 747 337 184 194 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 1084 1084 0 - 0 1247 542 Stage 1 -----916- Stage 2 -----331- Critical Hdwy 6.4 4.14 - - - 6.8 6.9 Critical Hdwy Stg 1 -----5.8- Critical Hdwy Stg 2 -----5.8- Follow-up Hdwy 2.5 2.22 - - - 3.5 3.3 Pot Cap-1 Maneuver 298 639 - - - ~ 168 490 Stage 1 -----355- Stage 2 -----706- Platoon blocked, % - - - Mov Cap-1 Maneuver 624 624 - - - ~ 139 490 Mov Cap-2 Maneuver -----~ 139- Stage 1 -----295- Stage 2 -----706- Approach EB WB SB HCM Control Delay, s 3.7 0 129.1 HCM LOS F Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)624 - - - 139 490 HCM Lane V/C Ratio 0.169 - - - 1.323 0.396 HCM Control Delay (s) 11.9 - - - 247.5 17.1 HCM Lane LOS B - - - F C HCM 95th %tile Q(veh) 0.6 - - - 11.6 1.9 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon HCM 6th TWSC 7: 16th Street & Oak Brook Club Drive 08/01/2018 01/03/2018 P.M. Peak Hour - Existing Traffic Synchro 10 Report Page 2 Intersection Int Delay, s/veh 0.8 Movement EBU EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 2 29 286 817 21 12 26 Future Vol, veh/h 2 29 286 817 21 12 26 Conflicting Peds, #/hr 0 000000 Sign Control Free Free Free Free Free Stop Stop RT Channelized - - None - None - None Storage Length - 120 - - - 0 0 Veh in Median Storage, # - - 0 0 - 0 - Grade, % - - 0 0 - 0 - Peak Hour Factor 85 85 85 85 85 85 85 Heavy Vehicles, % 0 010580 Mvmt Flow 2 34 336 961 25 14 31 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 986 986 0 - 0 1214 493 Stage 1 -----974- Stage 2 -----240- Critical Hdwy 6.4 4.1 - - - 6.96 6.9 Critical Hdwy Stg 1 -----5.96 - Critical Hdwy Stg 2 -----5.96 - Follow-up Hdwy 2.5 2.2 - - - 3.58 3.3 Pot Cap-1 Maneuver 345 709 - - - 166 527 Stage 1 -----313- Stage 2 -----760- Platoon blocked, % - - - Mov Cap-1 Maneuver 660 660 - - - 157 527 Mov Cap-2 Maneuver -----245- Stage 1 -----296- Stage 2 -----760- Approach EB WB SB HCM Control Delay, s 1.1 0 14.9 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)660 - - - 245 527 HCM Lane V/C Ratio 0.055 - - - 0.058 0.058 HCM Control Delay (s) 10.8 - - - 20.6 12.3 HCM Lane LOS B - - - C B HCM 95th %tile Q(veh) 0.2 - - - 0.2 0.2 HCM 6th TWSC 9: Spring Road & Citibank Drive/Double Tree Drive 08/01/2018 01/03/2018 P.M. Peak Hour - Existing Traffic Synchro 10 Report Page 3 Intersection Int Delay, s/veh 2.3 Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 38 0 47 29 0 16 1 4 889 19 14 343 9 Future Vol, veh/h 38 0 47 29 0 16 1 4 889 19 14 343 9 Conflicting Peds, #/hr 0 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - None Storage Length 0 ------118--120-- Veh in Median Storage, # - 0 - - 0 - - - 0 - - 0 - Grade, % - 0 - - 0 - - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 0 0000000000111 Mvmt Flow 43 0 53 33 0 18 1 5 1010 22 16 390 10 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 944 1471 200 1260 1465 516 400 400 0 0 1032 0 0 Stage 1 427 427 - 1033 1033 -------- Stage 2 517 1044 - 227 432 -------- Critical Hdwy 7.5 6.5 6.9 7.5 6.5 6.9 6.4 4.1 - - 4.1 - - Critical Hdwy Stg 1 6.5 5.5 - 6.5 5.5 -------- Critical Hdwy Stg 2 6.5 5.5 - 6.5 5.5 -------- Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.5 2.2 - - 2.2 - - Pot Cap-1 Maneuver 220 128 814 129 129 509 810 1170 - - 681 - - Stage 1 581 589 - 252 312 -------- Stage 2 515 309 - 761 586 -------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 207 124 814 118 125 509 1057 1057 - - 681 - - Mov Cap-2 Maneuver 207 124 - 118 125 -------- Stage 1 578 575 - 250 310 -------- Stage 2 494 307 - 694 573 -------- Approach EB WB NB SB HCM Control Delay, s 17.4 37.2 0 0.4 HCM LOS C E Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)1057 - - 207 814 162 681 - - HCM Lane V/C Ratio 0.005 - - 0.209 0.066 0.316 0.023 - - HCM Control Delay (s) 8.4 - - 26.9 9.7 37.2 10.4 - - HCM Lane LOS A - - D A E B - - HCM 95th %tile Q(veh) 0 - - 0.8 0.2 1.3 0.1 - - HCM 6th TWSC 6: 16th Street & Spring Road 08/01/2018 01/03/2018 A.M. Peak Hour - Year 2023 No Build Traffic Synchro 10 Report Page 1 Intersection Int Delay, s/veh 4.7 Movement EBU EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 1 142 624 149 129 128 107 Future Vol, veh/h 1 142 624 149 129 128 107 Conflicting Peds, #/hr 0 000000 Sign Control Free Free Free Free Free Stop Stop RT Channelized - - None - None - None Storage Length - 300 - - - 160 0 Veh in Median Storage, # - - 0 0 - 0 - Grade, % - - 0 0 - 0 - Peak Hour Factor 97 97 97 97 97 97 97 Heavy Vehicles, % 0 107202 Mvmt Flow 1 146 643 154 133 132 110 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 287 287 0 - 0 837 144 Stage 1 -----221- Stage 2 -----616- Critical Hdwy 6.4 4.12 - - - 6.8 6.94 Critical Hdwy Stg 1 -----5.8- Critical Hdwy Stg 2 -----5.8- Follow-up Hdwy 2.5 2.21 - - - 3.5 3.32 Pot Cap-1 Maneuver 954 1279 - - - 309 877 Stage 1 -----801- Stage 2 -----507- Platoon blocked, % - - - Mov Cap-1 Maneuver 1274 1274 - - - 273 877 Mov Cap-2 Maneuver -----273- Stage 1 -----709- Stage 2 -----507- Approach EB WB SB HCM Control Delay, s 1.5 0 20.7 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1274 - - - 273 877 HCM Lane V/C Ratio 0.116 - - - 0.483 0.126 HCM Control Delay (s) 8.2 - - - 29.9 9.7 HCM Lane LOS A - - - D A HCM 95th %tile Q(veh) 0.4 - - - 2.5 0.4 HCM 6th TWSC 7: 16th Street & Oak Brook Club Drive 08/01/2018 01/03/2018 A.M. Peak Hour - Year 2023 No Build Traffic Synchro 10 Report Page 2 Intersection Int Delay, s/veh 0.5 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 11 749 242 12 18 23 Future Vol, veh/h 11 749 242 12 18 23 Conflicting Peds, #/hr 0 00000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 120 - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 10 05000 Mvmt Flow 12 788 255 13 19 24 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 268 0 - 0 680 134 Stage 1 - - - - 262 - Stage 2 - - - - 418 - Critical Hdwy 4.3 - - - 6.8 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 5.8 - Follow-up Hdwy 2.3 - - - 3.5 3.3 Pot Cap-1 Maneuver 1237 - - - 389 897 Stage 1 - - - - 764 - Stage 2 - - - - 638 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1237 - - - 385 897 Mov Cap-2 Maneuver - - - - 385 - Stage 1 - - - - 756 - Stage 2 - - - - 638 - Approach EB WB SB HCM Control Delay, s 0.1 0 11.6 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1237 - - - 385 897 HCM Lane V/C Ratio 0.009 - - - 0.049 0.027 HCM Control Delay (s) 7.9 - - - 14.8 9.1 HCM Lane LOS A - - - B A HCM 95th %tile Q(veh) 0 - - - 0.2 0.1 HCM 6th TWSC 9: Spring Road & Citibank Drive/Double Tree Drive 08/01/2018 01/03/2018 A.M. Peak Hour - Year 2023 No Build Traffic Synchro 10 Report Page 3 Intersection Int Delay, s/veh 1.3 Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 2 0 6 27 0 10 1 29 266 25 44 700 8 Future Vol, veh/h 2 0 6 27 0 10 1 29 266 25 44 700 8 Conflicting Peds, #/hr 0 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - None Storage Length 0 ------118--120-- Veh in Median Storage, # - 0 - - 0 - - - 0 - - 0 - Grade, % - 0 - - 0 - - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 0 000000050010 Mvmt Flow 2 0 6 29 0 11 1 31 286 27 47 753 9 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1059 1229 381 835 1220 157 761 762 0 0 313 0 0 Stage 1 852 852 - 364 364 -------- Stage 2 207 377 - 471 856 -------- Critical Hdwy 7.5 6.5 6.9 7.5 6.5 6.9 6.4 4.1 - - 4.1 - - Critical Hdwy Stg 1 6.5 5.5 - 6.5 5.5 -------- Critical Hdwy Stg 2 6.5 5.5 - 6.5 5.5 -------- Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.5 2.2 - - 2.2 - - Pot Cap-1 Maneuver 181 179 623 264 182 867 479 859 - - 1259 - - Stage 1 325 379 - 633 627 -------- Stage 2 781 619 - 548 377 -------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 169 166 623 247 169 867 836 836 - - 1259 - - Mov Cap-2 Maneuver 169 166 - 247 169 -------- Stage 1 313 365 - 609 603 -------- Stage 2 742 595 - 522 363 -------- Approach EB WB NB SB HCM Control Delay, s 14.8 18.5 0.9 0.5 HCM LOS B C Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)836 - - 169 623 306 1259 - - HCM Lane V/C Ratio 0.039 - - 0.013 0.01 0.13 0.038 - - HCM Control Delay (s) 9.5 - - 26.6 10.8 18.5 8 - - HCM Lane LOS A - - D B C A - - HCM 95th %tile Q(veh) 0.1 - - 0 0 0.4 0.1 - - HCM 6th TWSC 6: 16th Street & Spring Road 08/01/2018 01/03/2018 P.M. Peak Hour - Year 2023 No Build Traffic Synchro 10 Report Page 1 Intersection Int Delay, s/veh 67.7 Movement EBU EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 1 123 259 745 317 174 197 Future Vol, veh/h 1 123 259 745 317 174 197 Conflicting Peds, #/hr 0 000000 Sign Control Free Free Free Free Free Stop Stop RT Channelized - - None - None - None Storage Length - 300 - - - 160 0 Veh in Median Storage, # - - 0 0 - 0 - Grade, % - - 0 0 - 0 - Peak Hour Factor 87 87 87 87 87 87 87 Heavy Vehicles, % 0 210100 Mvmt Flow 1 141 298 856 364 200 226 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 1221 1220 0 - 0 1471 610 Stage 1 -----1038 - Stage 2 -----433- Critical Hdwy 6.4 4.14 - - - 6.8 6.9 Critical Hdwy Stg 1 -----5.8- Critical Hdwy Stg 2 -----5.8- Follow-up Hdwy 2.5 2.22 - - - 3.5 3.3 Pot Cap-1 Maneuver 244 567 - - - ~ 120 442 Stage 1 -----307- Stage 2 -----627- Platoon blocked, % - - - Mov Cap-1 Maneuver 553 553 - - - ~ 89 442 Mov Cap-2 Maneuver -----~ 89- Stage 1 -----227- Stage 2 -----627- Approach EB WB SB HCM Control Delay, s 4.5 0 $ 326.5 HCM LOS F Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)553 - - - 89 442 HCM Lane V/C Ratio 0.258 - - - 2.247 0.512 HCM Control Delay (s) 13.8 - - - $ 672 21.4 HCM Lane LOS B - - - F C HCM 95th %tile Q(veh) 1 - - - 18 2.9 Notes ~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon HCM 6th TWSC 7: 16th Street & Oak Brook Club Drive 08/01/2018 01/03/2018 P.M. Peak Hour - Year 2023 No Build Traffic Synchro 10 Report Page 2 Intersection Int Delay, s/veh 0.7 Movement EBU EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 2 29 371 940 21 12 26 Future Vol, veh/h 2 29 371 940 21 12 26 Conflicting Peds, #/hr 0 000000 Sign Control Free Free Free Free Free Stop Stop RT Channelized - - None - None - None Storage Length - 120 - - - 0 0 Veh in Median Storage, # - - 0 0 - 0 - Grade, % - - 0 0 - 0 - Peak Hour Factor 85 85 85 85 85 85 85 Heavy Vehicles, % 0 010580 Mvmt Flow 2 34 436 1106 25 14 31 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 1131 1131 0 - 0 1409 566 Stage 1 -----1119 - Stage 2 -----290- Critical Hdwy 6.4 4.1 - - - 6.96 6.9 Critical Hdwy Stg 1 -----5.96 - Critical Hdwy Stg 2 -----5.96 - Follow-up Hdwy 2.5 2.2 - - - 3.58 3.3 Pot Cap-1 Maneuver 278 625 - - - 123 473 Stage 1 -----261- Stage 2 -----716- Platoon blocked, % - - - Mov Cap-1 Maneuver 574 574 - - - 115 473 Mov Cap-2 Maneuver -----201- Stage 1 -----245- Stage 2 -----716- Approach EB WB SB HCM Control Delay, s 0.9 0 16.6 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)574 - - - 201 473 HCM Lane V/C Ratio 0.064 - - - 0.07 0.065 HCM Control Delay (s) 11.7 - - - 24.3 13.1 HCM Lane LOS B - - - C B HCM 95th %tile Q(veh) 0.2 - - - 0.2 0.2 HCM 6th TWSC 9: Spring Road & Citibank Drive/Double Tree Drive 08/01/2018 01/03/2018 P.M. Peak Hour - Year 2023 No Build Traffic Synchro 10 Report Page 3 Intersection Int Delay, s/veh 2.8 Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 38 0 47 29 0 16 1 4 1008 19 14 422 9 Future Vol, veh/h 38 0 47 29 0 16 1 4 1008 19 14 422 9 Conflicting Peds, #/hr 0 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - None Storage Length 0 ------118--120-- Veh in Median Storage, # - 0 - - 0 - - - 0 - - 0 - Grade, % - 0 - - 0 - - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 0 0000000000111 Mvmt Flow 43 0 53 33 0 18 1 5 1145 22 16 480 10 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1102 1696 245 1440 1690 584 490 490 0 0 1167 0 0 Stage 1 517 517 - 1168 1168 -------- Stage 2 585 1179 - 272 522 -------- Critical Hdwy 7.5 6.5 6.9 7.5 6.5 6.9 6.4 4.1 - - 4.1 - - Critical Hdwy Stg 1 6.5 5.5 - 6.5 5.5 -------- Critical Hdwy Stg 2 6.5 5.5 - 6.5 5.5 -------- Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.5 2.2 - - 2.2 - - Pot Cap-1 Maneuver 169 94 762 95 94 460 711 1084 - - 606 - - Stage 1 515 537 - 209 270 -------- Stage 2 469 267 - 716 534 -------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 158 91 762 86 91 460 964 964 - - 606 - - Mov Cap-2 Maneuver 158 91 - 86 91 -------- Stage 1 512 523 - 208 268 -------- Stage 2 448 265 - 648 520 -------- Approach EB WB NB SB HCM Control Delay, s 21.7 55 0 0.3 HCM LOS C F Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)964 - - 158 762 121 606 - - HCM Lane V/C Ratio 0.006 - - 0.273 0.07 0.423 0.026 - - HCM Control Delay (s) 8.8 - - 36.1 10.1 55 11.1 - - HCM Lane LOS A - - E B F B - - HCM 95th %tile Q(veh) 0 - - 1.1 0.2 1.8 0.1 - - Lanes, Volumes, Timings 6: 16th Street & Spring Road 08/01/2018 01/03/2018 A.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 1 Lane Group EBU EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT Lane Configurations Traffic Volume (vph)1 142 624 5 3 149 129 15 6 8 128 1 Future Volume (vph)1 142 624 5 3 149 129 15 6 8 128 1 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft)300 0 120 0 0 0 160 Storage Lanes 1 0 1 0 0 0 1 Taper Length (ft)175 175 25 115 Lane Util. Factor 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 Frt 0.999 0.930 0.962 0.851 Flt Protected 0.950 0.950 0.976 0.950 Satd. Flow (prot)0 1787 3606 0 1770 3207 0 0 1749 0 1805 1585 Flt Permitted 0.538 0.406 0.834 0.732 Satd. Flow (perm)0 1012 3606 0 756 3207 0 0 1494 0 1391 1585 Right Turn on Red Yes Yes Yes Satd. Flow (RTOR)1 133 9 110 Link Speed (mph)30 30 30 30 Link Distance (ft)788 607 177 406 Travel Time (s)17.9 13.8 4.0 9.2 Peak Hour Factor 0.97 0.97 0.97 0.92 0.92 0.97 0.97 0.92 0.92 0.92 0.97 0.92 Heavy Vehicles (%)0% 1% 0% 2% 2% 7% 2% 2% 2% 2% 0% 2% Shared Lane Traffic (%) Lane Group Flow (vph) 0 147 648 0 3 287 0 0 32 0 132 111 Turn Type pm+pt pm+pt NA pm+pt NA Perm NA pm+pt NA Protected Phases 7 7 4 3 8 2 1 6 Permitted Phases 4 4826 Detector Phase 7 7 4 3 8 2 2 1 6 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)9.5 9.5 24.0 9.5 24.0 24.0 24.0 22.5 24.0 Total Split (s)29.0 29.0 62.0 10.0 43.0 24.0 24.0 24.0 48.0 Total Split (%)24.2% 24.2% 51.7% 8.3% 35.8% 20.0% 20.0% 20.0% 40.0% Yellow Time (s)3.5 3.5 4.0 3.5 4.0 4.0 4.0 3.5 4.0 All-Red Time (s)0.0 0.0 2.0 0.0 2.0 2.0 2.0 0.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)3.5 6.0 3.5 6.0 6.0 3.5 6.0 Lead/Lag Lead Lead Lag Lead Lag Lag Lag Lead Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max None C-Max Max Max Max Max Act Effct Green (s)68.5 64.1 60.5 52.4 18.0 44.5 42.0 Actuated g/C Ratio 0.57 0.53 0.50 0.44 0.15 0.37 0.35 v/c Ratio 0.23 0.34 0.01 0.19 0.14 0.23 0.18 Control Delay 13.0 16.9 11.7 11.6 36.4 26.9 5.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 13.0 16.9 11.7 11.6 36.4 26.9 5.7 LOS BB BB D CA Approach Delay 16.2 11.6 36.4 17.2 Approach LOS B B D B Queue Length 50th (ft)51 138 1 36 16 69 1 Queue Length 95th (ft)83 211 5 67 46 116 39 Lanes, Volumes, Timings 6: 16th Street & Spring Road 08/01/2018 01/03/2018 A.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 3 Lane Group EBU EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT Internal Link Dist (ft)708 527 97 326 Turn Bay Length (ft)300 120 160 Base Capacity (vph)742 1927 441 1474 231 586 626 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.20 0.34 0.01 0.19 0.14 0.23 0.18 Intersection Summary Area Type:Other Cycle Length: 120 Actuated Cycle Length: 120 Offset: 49 (41%), Referenced to phase 4:EBTL and 8:WBTL, Start of Green Natural Cycle: 80 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.34 Intersection Signal Delay: 15.9 Intersection LOS: B Intersection Capacity Utilization 47.1%ICU Level of Service A Analysis Period (min) 15 Splits and Phases: 6: 16th Street & Spring Road HCM 6th TWSC 7: 16th Street & Oak Brook Club Drive 08/01/2018 01/03/2018 A.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 1 Intersection Int Delay, s/veh 0.5 Movement EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 11 754 257 12 18 23 Future Vol, veh/h 11 754 257 12 18 23 Conflicting Peds, #/hr 0 00000 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length 120 - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 10 05000 Mvmt Flow 12 794 271 13 19 24 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 284 0 - 0 699 142 Stage 1 - - - - 278 - Stage 2 - - - - 421 - Critical Hdwy 4.3 - - - 6.8 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 5.8 - Follow-up Hdwy 2.3 - - - 3.5 3.3 Pot Cap-1 Maneuver 1219 - - - 378 886 Stage 1 - - - - 750 - Stage 2 - - - - 636 - Platoon blocked, % - - - Mov Cap-1 Maneuver 1219 - - - 374 886 Mov Cap-2 Maneuver - - - - 374 - Stage 1 - - - - 743 - Stage 2 - - - - 636 - Approach EB WB SB HCM Control Delay, s 0.1 0 11.8 HCM LOS B Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)1219 - - - 374 886 HCM Lane V/C Ratio 0.009 - - - 0.051 0.027 HCM Control Delay (s) 8 - - - 15.1 9.2 HCM Lane LOS A - - - C A HCM 95th %tile Q(veh) 0 - - - 0.2 0.1 HCM 6th TWSC 9: Spring Road & Citibank Drive/Double Tree Drive 08/01/2018 01/03/2018 A.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 2 Intersection Int Delay, s/veh 1.3 Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 2 0 6 27 0 10 1 29 269 25 44 708 8 Future Vol, veh/h 2 0 6 27 0 10 1 29 269 25 44 708 8 Conflicting Peds, #/hr 0 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - None Storage Length 0 ------118--120-- Veh in Median Storage, # - 0 - - 0 - - - 0 - - 0 - Grade, % - 0 - - 0 - - - 0 - - 0 - Peak Hour Factor 93 93 93 93 93 93 93 93 93 93 93 93 93 Heavy Vehicles, % 0 000000050010 Mvmt Flow 2 0 6 29 0 11 1 31 289 27 47 761 9 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1069 1240 385 842 1231 158 770 770 0 0 316 0 0 Stage 1 860 860 - 367 367 -------- Stage 2 209 380 - 475 864 -------- Critical Hdwy 7.5 6.5 6.9 7.5 6.5 6.9 6.4 4.1 - - 4.1 - - Critical Hdwy Stg 1 6.5 5.5 - 6.5 5.5 -------- Critical Hdwy Stg 2 6.5 5.5 - 6.5 5.5 -------- Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.5 2.2 - - 2.2 - - Pot Cap-1 Maneuver 178 177 619 261 179 866 473 854 - - 1256 - - Stage 1 321 376 - 630 626 -------- Stage 2 779 617 - 545 374 -------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 166 164 619 244 166 866 831 831 - - 1256 - - Mov Cap-2 Maneuver 166 164 - 244 166 -------- Stage 1 308 362 - 605 602 -------- Stage 2 740 593 - 519 360 -------- Approach EB WB NB SB HCM Control Delay, s 14.9 18.7 0.9 0.5 HCM LOS B C Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)831 - - 166 619 303 1256 - - HCM Lane V/C Ratio 0.039 - - 0.013 0.01 0.131 0.038 - - HCM Control Delay (s) 9.5 - - 27 10.9 18.7 8 - - HCM Lane LOS A - - D B C A - - HCM 95th %tile Q(veh) 0.1 - - 0 0 0.4 0.1 - - Lanes, Volumes, Timings 6: 16th Street & Spring Road 08/01/2018 01/03/2018 P.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 1 Lane Group EBU EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT Lane Configurations Traffic Volume (vph)1 123 259 14 8 745 317 8 3 4 174 2 Future Volume (vph)1 123 259 14 8 745 317 8 3 4 174 2 Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft)300 0 120 0 0 0 160 Storage Lanes 1 0 1 0 0 0 1 Taper Length (ft)175 175 25 115 Lane Util. Factor 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 Frt 0.993 0.955 0.966 0.851 Flt Protected 0.950 0.950 0.973 0.950 Satd. Flow (prot)0 1770 3548 0 1770 3437 0 0 1751 0 1805 1617 Flt Permitted 0.155 0.562 0.977 0.741 Satd. Flow (perm)0 289 3548 0 1047 3437 0 0 1758 0 1408 1617 Right Turn on Red Yes Yes Yes Satd. Flow (RTOR)6 69 4 212 Link Speed (mph)30 30 30 30 Link Distance (ft)788 623 174 406 Travel Time (s)17.9 14.2 4.0 9.2 Peak Hour Factor 0.87 0.87 0.87 0.92 0.92 0.87 0.87 0.92 0.92 0.92 0.87 0.92 Heavy Vehicles (%)0% 2% 1% 2% 2% 0% 1% 2% 2% 2% 0% 2% Shared Lane Traffic (%) Lane Group Flow (vph) 0 142 313 0 9 1220 0 0 16 0 200 228 Turn Type pm+pt pm+pt NA pm+pt NA Perm NA pm+pt NA Protected Phases 5 5 2 1 6 8 7 4 Permitted Phases 2 2684 Detector Phase 5 5 2 1 6 8 8 7 4 Switch Phase Minimum Initial (s)5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Minimum Split (s)9.5 9.5 24.0 9.0 24.0 24.0 24.0 22.5 24.0 Total Split (s)15.0 15.0 64.0 9.0 58.0 24.0 24.0 23.0 47.0 Total Split (%)12.5% 12.5% 53.3% 7.5% 48.3% 20.0% 20.0% 19.2% 39.2% Yellow Time (s)3.5 3.5 4.0 3.5 4.0 4.0 4.0 3.5 4.0 All-Red Time (s)0.0 0.0 2.0 0.0 2.0 2.0 2.0 0.0 2.0 Lost Time Adjust (s)0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s)3.5 6.0 3.5 6.0 6.0 3.5 6.0 Lead/Lag Lead Lead Lag Lead Lag Lag Lag Lead Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None C-Max None C-Max None None None None Act Effct Green (s) 90.2 85.8 83.3 75.0 6.7 22.8 20.3 Actuated g/C Ratio 0.75 0.72 0.69 0.62 0.06 0.19 0.17 v/c Ratio 0.43 0.12 0.01 0.56 0.16 0.62 0.51 Control Delay 9.6 7.2 6.8 15.6 47.3 51.0 10.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 9.6 7.2 6.8 15.6 47.3 51.0 10.3 LOS AA AB D DB Approach Delay 7.9 15.6 47.3 29.3 Approach LOS A B D C Queue Length 50th (ft)21 27 1 216 9 149 11 Queue Length 95th (ft)61 78 8 418 32 187 72 Lanes, Volumes, Timings 6: 16th Street & Spring Road 08/01/2018 01/03/2018 P.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 3 Lane Group EBU EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT Internal Link Dist (ft)708 543 94 326 Turn Bay Length (ft)300 120 160 Base Capacity (vph)366 2537 760 2174 267 359 692 Starvation Cap Reductn 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 Reduced v/c Ratio 0.39 0.12 0.01 0.56 0.06 0.56 0.33 Intersection Summary Area Type:Other Cycle Length: 120 Actuated Cycle Length: 120 Offset: 42 (35%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green Natural Cycle: 90 Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.62 Intersection Signal Delay: 16.9 Intersection LOS: B Intersection Capacity Utilization 67.0%ICU Level of Service C Analysis Period (min) 15 Splits and Phases: 6: 16th Street & Spring Road HCM 6th TWSC 7: 16th Street & Oak Brook Club Drive 08/01/2018 01/03/2018 P.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 1 Intersection Int Delay, s/veh 0.7 Movement EBU EBL EBT WBT WBR SBL SBR Lane Configurations Traffic Vol, veh/h 2 29 385 948 21 12 26 Future Vol, veh/h 2 29 385 948 21 12 26 Conflicting Peds, #/hr 0 000000 Sign Control Free Free Free Free Free Stop Stop RT Channelized - - None - None - None Storage Length - 120 - - - 0 0 Veh in Median Storage, # - - 0 0 - 0 - Grade, % - - 0 0 - 0 - Peak Hour Factor 85 85 85 85 85 85 85 Heavy Vehicles, % 0 010580 Mvmt Flow 2 34 453 1115 25 14 31 Major/Minor Major1 Major2 Minor2 Conflicting Flow All 1140 1140 0 - 0 1427 570 Stage 1 -----1128 - Stage 2 -----299- Critical Hdwy 6.4 4.1 - - - 6.96 6.9 Critical Hdwy Stg 1 -----5.96 - Critical Hdwy Stg 2 -----5.96 - Follow-up Hdwy 2.5 2.2 - - - 3.58 3.3 Pot Cap-1 Maneuver 275 620 - - - 119 470 Stage 1 -----258- Stage 2 -----709- Platoon blocked, % - - - Mov Cap-1 Maneuver 569 569 - - - 112 470 Mov Cap-2 Maneuver -----199- Stage 1 -----242- Stage 2 -----709- Approach EB WB SB HCM Control Delay, s 0.9 0 16.8 HCM LOS C Minor Lane/Major Mvmt EBL EBT WBT WBRSBLn1SBLn2 Capacity (veh/h)569 - - - 199 470 HCM Lane V/C Ratio 0.064 - - - 0.071 0.065 HCM Control Delay (s) 11.8 - - - 24.5 13.2 HCM Lane LOS B - - - C B HCM 95th %tile Q(veh) 0.2 - - - 0.2 0.2 HCM 6th TWSC 9: Spring Road & Citibank Drive/Double Tree Drive 08/01/2018 01/03/2018 P.M. Peak Hour - Year 2023 Future Traffic Synchro 10 Report Page 2 Intersection Int Delay, s/veh 2.8 Movement EBL EBT EBR WBL WBT WBR NBU NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Vol, veh/h 38 0 47 29 0 16 1 4 1016 19 14 426 9 Future Vol, veh/h 38 0 47 29 0 16 1 4 1016 19 14 426 9 Conflicting Peds, #/hr 0 000000000000 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free Free RT Channelized - - None - - None - - - None - - None Storage Length 0 ------118--120-- Veh in Median Storage, # - 0 - - 0 - - - 0 - - 0 - Grade, % - 0 - - 0 - - - 0 - - 0 - Peak Hour Factor 88 88 88 88 88 88 88 88 88 88 88 88 88 Heavy Vehicles, % 0 0000000000111 Mvmt Flow 43 0 53 33 0 18 1 5 1155 22 16 484 10 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1111 1710 247 1452 1704 589 494 494 0 0 1177 0 0 Stage 1 521 521 - 1178 1178 -------- Stage 2 590 1189 - 274 526 -------- Critical Hdwy 7.5 6.5 6.9 7.5 6.5 6.9 6.4 4.1 - - 4.1 - - Critical Hdwy Stg 1 6.5 5.5 - 6.5 5.5 -------- Critical Hdwy Stg 2 6.5 5.5 - 6.5 5.5 -------- Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.5 2.2 - - 2.2 - - Pot Cap-1 Maneuver 166 92 759 93 93 457 707 1080 - - 601 - - Stage 1 512 535 - 206 267 -------- Stage 2 466 264 - 714 532 -------- Platoon blocked, % - - - - Mov Cap-1 Maneuver 155 89 759 84 90 457 959 959 - - 601 - - Mov Cap-2 Maneuver 155 89 - 84 90 -------- Stage 1 509 521 - 205 265 -------- Stage 2 445 262 - 646 518 -------- Approach EB WB NB SB HCM Control Delay, s 22.1 57 0 0.3 HCM LOS C F Minor Lane/Major Mvmt NBL NBT NBREBLn1EBLn2WBLn1 SBL SBT SBR Capacity (veh/h)959 - - 155 759 118 601 - - HCM Lane V/C Ratio 0.006 - - 0.279 0.07 0.433 0.026 - - HCM Control Delay (s) 8.8 - - 37 10.1 57 11.2 - - HCM Lane LOS A - - E B F B - - HCM 95th %tile Q(veh) 0 - - 1.1 0.2 1.9 0.1 - - WEITZMAN ASSOCIATES Real Estate Consultants 355 Lexington Avenue • New York, New York 10017 • 212 949-4000 737 N. Michigan Avenue, Suite 2060 • Chicago, Illinois 60611 • 312 337-5785 Delivered via Email October 29, 2018 Jupiter Realty Company, LLC. c/o Scott M. Day, Esq. Day Robert & Morrison, P.C. 300 East 5th Avenue, Suite 365 Naperville, Illinois 60563 Re: Fiscal Impact Analysis for a Luxury Residential Condominium Development The Butler Oak Brook, Illinois Dear Mr. Day: Weitzman Associates (“Weitzman”) is pleased to submit our analysis of the economic and fiscal impact for a proposed for-sale residential condominium development at 16th and Spring Streets adjacent to Oak Brook Center in Oak Brook, Illinois. We have analyzed the fiscal and economic impact to the Village of Oak Brook based on the proposed development plan at the subject site. Jupiter Realty Company is planning a luxury, residential condominium development at 16th and Spring Streets in the Village of Oak Brook alongside the inner ring road of Oak Brook Center and adjacent to the Nordstrom department store. The 90-unit project will be designed by Lucien Lagrange and will be targeted toward the empty nester market within the western suburbs of Chicago. Based on this development concept, you have asked Weitzman to assist in determining the economic and fiscal impact to the Village of Oak Brook based on the proposed development. With a very good location in Oak Brook, the property offers a strong opportunity to develop a new luxury residential project on an infill site within an established and affluent residential neighborhood. The development will enjoy a high degree of visibility and will look to benefit from the strong demand within one of Chicago’s sought-after suburban residential neighborhoods. Through this analysis we have reviewed and quantified the positive fiscal contribution to the Village of Oak Brook that will result from this development. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 2 Specifically, our analysis has focused on the following objectives: A. To determine what, if any, impact the 90-unit development would have on the Village’s annual budget and personnel needs. Our primary method to measure this impact is a review of the impact that similarly sized residential buildings constructed over the past three to five years have had on other suburban villages, townships and cities. B. To determine the segments of the for-sale housing market that would be attracted to a suburban residential development of this nature; C. To provide a projection of the real estate taxes derived from this development: (1) during the construction phase; (2) during the sales and initial occupancy period; and (3) on a stabilized basis once the sell-out has been completed; and, D. To determine the likely consumer sales tax that the Village will likely capture from the residents of the development on an annual basis based on the consumer profile and spending patterns. Property Overview The subject property for this analysis is The Butler, a proposed 22-story, 90-unit residential condominium development located at 16th and Spring Streets in the Village of Oak Brook alongside the inner ring road of Oak Brook Center and adjacent to the entrance to the Nordstrom department store. The building itself is planned to include 225 parking spaces on the lobby through fourth floors, residential amenity space on the 5th floor and residential units located on the 5th through 22nd floors. The total net saleable area is currently calculated to be 199,730 square feet, which yields an average unit size of 2,219 square feet. Further, the property will be able to offer 2.5 parking spaces per unit. The projected average unit size and the parking ratio are appropriate and market-oriented for the target market which generally consists of affluent empty nester households that currently reside in the nearby affluent communities. These buyers are looking to downsize from their current single-family residences, maintain a residence in the community and benefit from the lifestyle of condominium ownership. Based on discussions with the developer, we have assumed an average sales price of $1,750,000. According to the targeted average sales price of $1,750,000, which equates to approximately $800 per square foot, we have calculated the minimum household incomes that would be required to afford an average unit, and the smallest unit in the building per the current development plans. As depicted on Table 1, the projected pricing requires an income of more than $360,000 to order for a household to reasonably afford an average unit and an income of approximately $250,000 to afford the smallest unit proposed for the property. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 3 TABLE 1 Average Unit Small Unit (1) Sq. Ft.2,212 1,315 Price per Sq. Ft.$800.00 $800.00 Average Home Price $1,769,600 $1,052,000 Mortgage Percentage (2)75.0%75.0% Mortgage Interest Rate (2)4.50%4.50% Monthly Mortgage Cost $6,700 $3,983 Average Real Estate Taxes per Month (3)$2,169 $2,169 Assumed HOA (4)$1,659 $986 Total Monthly Home Ownership Payment $10,528 $7,138 Total Annual Housing Payment $126,336 $85,661 Required Income (4)$382,836 $259,580 (1) Represents the less expensive units in order to determine the minimum threshold that can afford a unit (Unit A1 - Two Bedroom/Two Bath) (2) Assumption by Weitzman Associates given current market conditions; interest rate assumes a 30-year, fixed loan. (3) Based on the average real estate tax projection as defined in the table in Section C. (4) Assumed to be $0.75 per square foot, per month. (5) Assumes 33% of pre-tax income is devoted to housing. Source: Projections by Weitzman Associates OAK BROOK, ILLINOIS HOUSEHOLD AFFORDABILITY ANALYSIS THE BUTLER As depicted below in Section B of this analysis, there are an ample number of households that fit with the target profile of a resident at The Butler that reside in the local marketplace. A. Projected Impact on the Staffing Needs and Operations of the Village of Oak Brook. As one of the primary purposes of this study, we have surveyed similar communities in the market that have recently experienced the development of new multi-family residential in order to measure the impact on the Village, Township or City. For this analysis, we have identified the following developments nearby suburban villages exhibiting comparable municipal characteristics such as population size, density and proximity to Chicago’s urban core. as depicted in Table 2. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 4 TABLE 2 Property # of Units Village/Town/City County Year Completed 1.)The Residences of Hamilton Lakes 297 Itasca DuPage 2017 2.)Uptown LaGrange 254 La Grange Cook 2017 3.)The Residences of Wilmette 75 Wilmette Cook 2017 4.)Wheaton 121 306 Wheaton DuPage 2014 5.)Elmhurst 255 192 Elmhurst DuPage 2016 6.)The Magnuson 144 Tinley Park Cook 2017 7.)The Avant at the Arboretum 310 Lisle DuPage 2013 Source: Weitzman Associates SUMMARY OF SURVEYED MUNICIPALITIES FOR SPECIFIC MULTI-FAMILY DEVELOPMENTS SUBURBAN CHICAGO We reached out to Community Development Directors and City Planners in these villages and asked them a variation of the following questions:  Did the subject development and its addition of residential units to the village lead to any added expenses for the village?  Did this development result in a need to hire additional village staff?  Was there a need to invest in additional village assets? A summary of our findings based on phone conversations and email correspondence is summarized below In the summer of 2017, The Residences of Hamilton Lakes, a 297-unit apartment building at 1133 North Arlington Heights Road in the Village of Itasca, was completed. The Village of Itasca is situated in northern DuPage County and has a population of 9,416 per the latest Census data. In response to our aforementioned questions regarding this development, Itasca’s Community Development Director stated1: “The apartments are complete and have had occupancy for about one year. In that time, it has not lead to any additional expenses for the Village of Itasca. We have not had to hire additional staff or additional assets." In spring 2017, the redevelopment of 31 East Ogden Avenue – a site previously home to a YMCA – was completed into the 254-unit Uptown La Grange multi-family residential property. The Village of La Grange is located in western Cook County and has a population of 15,581 per the latest Census data. When asked about the project, La Grange's Community Development Director responded2: 1 Via email on October 23, 2018. 2 Via email on October 23, 2018. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 5 "There were no additional Village staff hired based on the development of Uptown La Grange apartments. To my knowledge, there have not been any recent capital purchases related to the development either." In the fall of 2017, The Residences of Wilmette at 617 Green Bay Road was completed. The mixed-use property added 75 residential units to Wilmette’s housing supply. The Village of Wilmette is located in northeastern Cook County had a population of 27,418 per the latest census data. Wilmette has 215 full time equivalent village employees as of January 1st of this year to service the needs of its residents – or roughly 1 staff member for every 126 residents. As related to the new development’s impact on the Village, Wilmette’s Community Development Director stated3: "The development of 617 Green Bay did not result in the need for any additional asset investment or the hiring of additional staff." In 2014, the 306-unit Wheaton 121 apartment building at 121 North Cross Street was completed in the City of Wheaton. The City of Wheaton, DuPage’s county seat, had a population of 53,373 per the latest census estimates. Wheaton has 296 city employees to service the needs of its residents – or roughly 1 staff member for every 180 residents. When asked about the development’s impact on the city, Wheaton’s Planning Department Director said 4: “…that Wheaton 121 added no expenses to the city and no additional city staff were hired as a result of the project.” In 2016, the 192-unit, Elmhurst 255 apartment building at 255 North Addison Avenue was completed in the City of Elmhurst. The City of Elmhurst in eastern DuPage County had a population of 46,662 as of the latest census estimates. Elmhurst’s City Planner, in response to our questions, echoed other municipalities saying 5: “…Elmhurst 255 added no expenses to the city and no additional city staff were hired as a result of the project.” Approved by the Village of Tinley Park in November 2017, the multi-family development known as The Magnuson (and previously as Residences at Brookside Glen) will add 144 residences to Tinley Park’s housing supply once complete. The active development is located southwest of the intersection of 191st Street and 80th Avenue. The Village of Tinley Park is located in southwestern Cook County and has a population of 56,668 as of the latest census estimates. Tinley Park’s Community Development Director responded to our question of whether the project will add expenses to the village by saying6: "Not beyond the typical infrastructure costs—which is minimal.” The Director did not specify whether the village will need to hire additional staff. The Avant at the Arboretum is a 310-unit multi-family residential rental property that completed construction in 2013 at 450 Warrenville Road in the Village of Lisle. Located in DuPage County, the 3 Via email on October 23, 2018. 4 Via phone on October 23, 2018. 5 Via phone on October 23, 2018. 6 Via email on October 24, 2018. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 6 Village of Lisle has a population of approximately 23,000 persons. The Development Services Director at the Village provided the following statement 7: “The opening of the Avant development did not impact Village costs in terms of hiring additional staff or equipment. This statement applies to the Development Services Department, Police Department and Public Works Department.” In every discussion that we were able to have with various municipalities, the singular development of a multi-family residential development, no matter its size, has not caused an increase in staffing. Further, as noted below in Table 3, the Village of Oak Brook has a significantly larger staff in terms of the number of residents per employee (i.e. the Village has far fewer residents per employee) when compared to nearby municipalities. While this is skewed within the Village of Oak Brook given its current day time population of private sector workers in excess of 90,000 persons, it is wildly unreasonable to assume that the subject property’s 90 residential units would lead to, or cause, an increase in Village employment. TABLE 3 Municipality Resident Population (2017 Census est.) # of Full-Time Equivelent Staff Residents per Staff Oak Brook 8,077 186 43 Itasca 9,416 75*126 La Grange 15,581 91 171 Lisle 22,912 107 215 Wilmette 27,418 214 128 Wheaton 53,373 296 180 Elmhurst 46,662 258 181 Tinley Park 56,668 310**183 *Itasca has 65 full-time and 20 part-time employees ** Tinley Park has 195 full-time and 229 part-time employees Compiled by Weitzman Associates, LLC AS OF OCTOBER 2018 RATIO OF RESIDENTS TO VILLAGE/TOWN EMPLOYEES 7 Via email on October 29, 2018. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 7 B. Demographic and Demand Overview DEMOGRAPHIC OVERVIEW The potential housing market areas for the residential units at The Butler consist of a primary market study area. We also reviewed the market demographics for the areas surrounding the site at a one- and three-mile radius. The market areas, which best define where the majority of future residents will come from, have been defined by the communities of Oak Brook, Elmhurst, Hinsdale, Westmont, Clarendon Hills and Western Springs. MAP OF A ONE AND THREE-MILE RADIUS FROM THE SITE MAP OF THE SELECTED PRIMARY MARKET AREA WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 8 We have projected that the majority of residents will be derived from those already residing in the Primary A market area. However, the property is also expected to draw residents from other suburban Chicago counties, as well as households originally from this market area, yet are currently residing in the sought after residential neighborhoods of the City of Chicago due to the lack of luxury condominium housing product in the suburbs. A review of population characteristics for the market areas shows that, as of 2018, there are approximately 117,090 residents in the Primary A market area. The population in the Primary Market Area experienced a compounded annual change of approximately 0.2% per year from 2010 to 2018. The population is predicted to grow at the same pace from 2018 to 2023 at 0.2% compounded annual growth over the period. The population within a three-mile radius of the site experienced the same compounded annual growth from 2010 to 2018 and is expected to grow at the same pace (0.2%) from 2018 to 2023. The population within a one-mile radius of the site grew at a faster pace, experiencing a compounded annual change of approximately 0.7% per year from 2010 to 2018. The population within a one-mile radius is projected to grow at a pace of 0.4% compounded annually from 2018 to 2023, from 4,662 persons to 4,749 persons over the period. The following table provides a summary of the population characteristics of the market area. TABLE 4 Proj. 2010 2018 2023 2010-2018 2018-2023 1-mile Radius 4,404 4,662 4,749 0.7% 0.4% 3-mile Radius 78,269 79,466 80,441 0.2% 0.2% Primary Market Area A 114,943 117,090 117,985 0.2% 0.2% Source: www.stdb.com; compiled by Weitzman Associates, LLC. POPULATION TRENDS THE BUTLER MARKET AREAS WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 9 The number of households in the primary market area increased from 2010 to 2018, with a reported annual compounded growth rate of 0.2%, which is in line with expectations for a mature suburban marketplace. In 2018, there were 42,784 households in the Primary Market Area A, 2,416 households within one mile of the subject site, and 30,923 households with three miles of the subject site. In step with the positive population growth in each market area, the number of households in the Primary Market Area is expected to continue growing from 2018 to 2023 at a growth rate of 0.1%. The greatest growth will be in the area within a one-mile radius of the site, increasing by 0.5% from 2,416 to 2,077 households over the five-year period. The following table summarizes past and projected growth in the number of households in each of the market areas. TABLE 5 Proj. 2010 2018 2023 2010-2018 2018-2023 1-mile Radius 2,261 2,416 2,477 0.8% 0.5% 3-mile Radius 30,453 30,923 31,380 0.2% 0.3% Primary Market Area A 42,095 42,784 43,103 0.2% 0.1% Source: www.stdb.com; compiled by Weitzman Associates, LLC. NUMBER OF HOUSEHOLDS HOUSEHOLD TRENDS THE BUTLER MARKET AREAS The number of persons per household in the market areas has remained stable, with only the household size within a one-mile radius of the subject site decreasing slightly since 2010 and expected to continue at a rate of -0.1% annually through 2023. The largest households as of 2018 are in the Primary Market Area A with 2.69 persons per households, while the smallest households are found within a one-mile radius of the subject site with 1.85 persons per household. TABLE 6 Proj. 2010 2018 2023 2010-2018 2018-2023 1-mile Radius 1.87 1.85 1.84 -0.1%-0.1% 3-mile Radius 2.52 2.52 2.52 0.0%0.0% Primary Market Area A 2.68 2.69 2.69 0.0%0.0% Source: www.stdb.com; compiled by Weitzman Associates, LLC. THE BUTLER MARKET AREAS Compounded Annual Growth Rates TRENDS IN AVERAGE HOUSEHOLD SIZE NUMBER OF PERSONS WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 10 Overall, the market areas are expected to see compounded annual growth in median household income from 2018 to 2023 ranging between 1.1% (Primary Market Area A) to 1.7% (within a one-mile radius of the site). The following table shows a summary of projected growth rates for median household income: TABLE 7 Compounded Proj.Annual Growth Rate 2018 2023 2018-2023 1-mile Radius $68,606 $74,501 1.7% 3-mile Radius $87,157 $94,247 1.6% Primary Market Area A $107,128 $112,887 1.1% Source: www.stdb.com; compiled by Weitzman Associates, LLC. TRENDS IN MEDIAN HOUSEHOLD INCOME THE BUTLER MARKET AREAS Solid, positive growth is expected in average household income across all market areas. From 2018 to 2023, annual growth of 1.6% is projected in the Primary Market Area A. The highest annual growth from 2018 to 2023 is anticipated within a one-mile radius of the site, at 2.4%, while annual growth within a three-mile radius of the site is anticipated at 1.8%. We note that the average household income within Primary Market Area A is very strong and indicative of a market that can support for-sale residential development and retail sales. TABLE 8 Compounded Proj.Annual Growth Rate 2018 2023 2018-2023 1-mile Radius $101,593 $114,590 2.4% 3-mile Radius $122,488 $133,827 1.8% Primary Market Area A $154,754 $167,618 1.6% Source: www.stdb.com; compiled by Weitzman Associates, LLC. TRENDS IN AVERAGE HOUSEHOLD INCOME THE BUTLER MARKET AREAS WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 11 In 2018, the number of households earning greater than $100,000 was 53.7% in the Primary Market Area A. Within a three-mile radius of the subject site, the percentage of households with an income exceeding $100,000 was 44.6%. Within a one-mile radius of the subject site, that percentage was 34.7%. TABLE 9 Household Income # %#%#% Less than $25,000 416 17.2% 3,891 12.6%4,781 11.2% $25,000 - $49,999 374 15.5% 4,659 15.1%5,608 13.1% $50,000 - $74,999 515 21.3% 4,876 15.8%5,091 11.9% $75,000 - $99,999 275 11.4% 3,689 11.9%4,332 10.1% $100,000 - $149,999 376 15.6% 5,977 19.3%7,866 18.4% $150,000 - $199,999 236 9.8%3,346 10.8%4,953 11.6% Greater than $200,000 224 9.3%4,484 14.5% 10,150 23.7% Total 2,416 100.0% 30,922 100.0% 42,781 100.0% Source: www.stdb.com; compiled by Weitzman Associates, LLC. DISTRIBUTION OF HOUSEHOLDS BY HOUSEHOLD INCOME NUMBER OF HOUSEHOLDS - 2018 THE BUTLER MARKET AREAS Primary A Market1-mile Radius 3-mile Radius The following table demonstrates that the income levels of households in the Primary Market Area A are expected to increase over the five years from 2018 to 2023. The strongest growth is anticipated at the highest income levels which is indicative of a mature suburban market with an established supply of luxury and upscale housing product. TABLE 10 Compounded Household Income # % # %Annual Growth Less than $25,000 4,781 11.2% 4,499 10.4% -1.2% $25,000 - $49,999 5,608 13.1% 5,313 12.3% -1.1% $50,000 - $74,999 5,091 11.9% 4,810 11.2% -1.1% $75,000 - $99,999 4,332 10.1% 4,215 9.8% -0.5% $100,000 - $149,999 7,866 18.4% 7,947 18.4% 0.2% $150,000 - $199,999 4,953 11.6% 5,244 12.2% 1.1% Greater than $200,000 10,150 23.7% 11,074 25.7% 1.8% Total 42,781 100.0% 43,102 100.0% Source: www.stdb.com; compiled by Weitzman Associates, LLC. 2018 2023 GROWTH IN DISTRIBUTION OF HOUSEHOLDS BY HOUSEHOLD INCOME NUMBER OF HOUSEHOLDS - 2018 THE BUTLER MARKET AREAS Primary Market Area A WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 12 The following tables provide greater detail into the household income trends within the Primary Market Area A broken down by age of householder. TABLE 11 Income Level <25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75+ Less than $25,000 160 380 350 415 766 943 1,769 $25,000 - $49,999 189 673 624 674 891 869 1,691 $50,000 - $74,999 131 651 597 705 883 914 1,209 $75,000 - $99,999 64 670 691 739 919 828 423 $100,000 - $149,999 59 937 1,252 1,909 1,827 1,251 630 $150,000 - $199,999 17 425 889 1,287 1,240 689 406 Greater than $200,000 38 447 1,805 3,135 2,869 1,356 501 Total 658 4,183 6,208 8,864 9,395 6,850 6,629 Income Level <25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75+ Less than $25,000 144 369 312 304 632 939 1,802 $25,000 - $49,999 166 637 545 511 730 939 1,054 $50,000 - $74,999 119 606 545 542 757 975 1,264 $75,000 - $99,999 61 671 679 608 830 888 478 $100,000 - $149,999 54 990 1,298 1,630 1,763 1,449 763 $150,000 - $199,999 16 484 985 1,148 1,262 836 511 Greater than $200,000 35 556 2,120 2,920 3,034 1,730 678 Total 595 4,313 6,484 7,663 9,008 7,756 6,550 Income Level <25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75+ Less than $25,000 -2.09% -0.59% -2.27% -6.04% -3.77% -0.08% 0.37% $25,000 - $49,999 -2.56% -1.09% -2.67% -5.39% -3.91% 1.56% -9.02% $50,000 - $74,999 -1.90% -1.42% -1.81% -5.12% -3.03% 1.30% 0.89% $75,000 - $99,999 -0.96% 0.03% -0.35% -3.83% -2.02% 1.41% 2.47% $100,000 - $149,999 -1.76% 1.11% 0.72% -3.11% -0.71% 2.98% 3.91% $150,000 - $199,999 -1.21% 2.63% 2.07% -2.26% 0.35% 3.94% 4.71% Greater than $200,000 -1.63% 4.46% 3.27% -1.41% 1.12% 4.99% 6.24% Total -1.99% 0.61% 0.87% -2.87% -0.84% 2.52% -0.24% Source: stdb.com; compiled by Weitzman Associates, LLC Annual Compound Growth from 2018 to 2023 SUMMARY OF HOUSEHOLDS BY HOUSEHOLD INCOME BY AGE OF HOUSEHOLDER THE BUTLER MARKET AREAS Number of Households by Age of Householder - 2018 Primary Market A Primary Market A Number of Households by Age of Householder - 2023 Primary Market A Just over half (50.6%) of those over 25 years of age have a Bachelor’s degree or higher within a one-mile radius of the subject site, less than in the larger Primary A market area, where 62.7% of those aged over 25 have a Bachelor’s degree or higher. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 13 TABLE 12 1-mile Radius 3-mile Radius Primary Market A Education %%% Less than 9th Grade 2.2% 2.3%1.4% 9th - 12th Grade, No diploma 3.7% 3.0%2.2% High School Graduate 19.8% 16.8%13.1% Some College, No Degree 16.2% 19.1%15.6% Associate Degree 7.5% 6.6%5.0% Bachelor's Degree 31.2% 30.3%33.5% Master's/Professional/Doctorate Degree 19.4% 21.9%29.2% Total 100.0% 100.0% 100.0% Source: www.stdb.com; compiled by Weitzman Associates, LLC. DISTRIBUTION OF POPULATION OLDER THAN 25 BY EDUCATIONAL ATTAINMENT NUMBER OF PERSONS - 2018 THE BUTLER MARKET AREAS With respect to household ownership versus renting, the majority of households in all three market areas are owner-occupied households, showing a preference for home ownership over rental housing. However, this trend has declined over the years, as the number of owner-occupied households has decreased since 2000 in all market areas. The greatest percentage of owner-occupied households as of 2018 are found within a three-mile radius of the subject site (69.6%) followed by the Primary Market Area A (69.3%). The percentage of owner-occupied households is expected to increase or stay flat in all areas by 2023. The following table summarizes household ownership as renter- or owner-occupied, or, alternatively, vacant, in the various market areas. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 14 TABLE 13 Proj. 2000 2010 2018 2023 1-mile Radius ---Owner Occupied 66.7% 64.1% 61.0% 61.6% ---Renter Occupied 21.1% 24.7% 29.9% 29.0% ---Vacant 12.2% 11.2% 9.1% 9.4% 3-mile Radius ---Owner Occupied 77.7% 72.4% 69.6% 69.6% ---Renter Occupied 18.7% 20.8% 23.7% 23.5% ---Vacant 3.6% 6.8% 6.7% 6.9% Primary Market Area A ---Owner Occupied 76.4% 72.2% 69.3% 69.9% ---Renter Occupied 20.0% 21.6% 24.4% 23.4% ---Vacant 3.7% 6.3% 6.4% 6.7% Source: www.stdb.com; compiled by Weitzman Associates, LLC. TRENDS IN HOUSEHOLD OWNERSHIP THE BUTLER MARKET AREAS PERCENTAGE OF HOUSEHOLDS The highest median and average home values are found within the Primary Market Area A, while home values are comparably less within a one- and three-mile radius of the subject site. We note that there are only 1,621 owner-occupied homes within a one-mile radius of the subject site, while there are 23,067 and 31,659 owner-occupied homes within a three-mile radius and the Primary Market Area A, respectively. The median and average home values in the Primary Market Area A are $509,843 and $652,003, respectively. The median and average home values within a one-mile radius of the subject site are less, at $348,594 and $434,716, respectively. The following table details the percentage of homes per home value in each market area. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 15 TABLE 14 1-mile Radius 3-mile Radius Housing Values %%% Less than $50,000 1.6%0.9%0.9% $50,000 - $99,999 1.7%2.7%1.0% $100,000 - $149,999 3.0%4.4%2.0% $150,000 - $199,999 10.7%9.2%4.0% $200,000 - $299,999 23.6% 25.0%13.1% $300,000 - $499,999 31.7% 31.0%28.2% $500,000 - $749,999 16.8% 12.4%21.5% $750,000 - $999,999 4.6%6.7%13.0% Greater than $1,000,000 6.3%7.7%16.3% 100.0% 100.0%100.0% # of Owner Occupied Housing Units 1,621 23,062 31,659 Median Home Value $348,594 $339,597 $509,843 Average Home Value $434,716 $461,204 $652,003 Source: www.stdb.com; compiled by Weitzman Associates, LLC. DISTRIBUTION OF OWNER-OCCUPIED HOUSING UNITS BY VALUE THE BUTLER MARKET AREAS 2018 Primary Market Area A Given the age and income characteristics of the target market of residents for The Butler, another important aspect of the demographic composition is net worth. Per ESRI, the following factors are noted on the composition of the community within the Primary Market Area A:  46.9% of the households have more than $500,000 of measured net worth.  The average net worth for these households is $1,976,393.  Within the targeted age cohorts for the residents of The Butler, the average net work of those aged 55 to 64 is $3,003,553, while the average net worth of those aged 65 to 74 is $2,385,725. Within each market area, using data obtained from ESRI, a leading provider of demographic data, we were able to obtain a summary profile of residents residing within each area based on tapestry segments. Tapestry segments classify neighborhoods based on the lifestyle choices of their residents, what they purchase, and how they spend their leisure time. Within the Primary A market area, 17.0% of households fall in the “Top Tier” tapestry segment. Nationwide, Top Tier consumers have a median household income of $173,200 per year and a median age of 47.3. Home ownership is high in this segment with 90.2% of Top Tier households being owner- occupied. Of those, the median home value is approximately $819,500. The Top Tier segment is the wealthiest of tapestry segments. Its consumers tend to be married with older children or they have no children. They travel frequently and often have second homes. Within the Primary A and B market areas, there are a total of approximately 7,300 households that are classified as “Top Tier.” WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 16 The second most prevalent tapestry segment in the primary markets is the “Pleasantville” segment. Nationwide, the Pleasantville segment has a median household income of $92,900 and a median age of 42.6. Home ownership is also high among this group with 83.1% of households being owner-occupied. Of those, the median home value is $383,400. Consumers in the segment tend to be empty nesters or have adult children still living at home. Many consumers in the group have longer work commutes and own multiple vehicles. Pleasantville consumers tend to prefer the classic and timeless rather than following trends. In the Primary Market Area A, there are approximately 7,000 households that fall into the Pleasantville segment. A summary of these two tapestry segments is presented in Exhibit A of the Addenda. C. Real Estate Tax Projection For supplemental purposes as it relates to the Fiscal and Economic Impact Analysis prepared by Strategy Planning Associates 8, we have further documented the projected real estate taxes that will derived from the development of the proposed condominiums. Table 15 depicts the projected real estate taxes that can be expected upon the full absorption of the units which is expected in calendar year 2022. TABLE 15 Total Market Sell Out (1)$159,264,000 Residential Equalized Assessed Value 33.0% Total Equalized Assessed Value $52,557,120 State Multiplier 1.000 Potential Taxable Value $52,557,120 Village Tax Rate (2)0.02280 Aligned Districts Tax Rate (2)4.43510 Total Tax Rate 4.45790 Total Potential Annual Real Estate Taxes $2,342,944 Average Annual Real Estate Taxes per Unit $26,033 (1) Estimates from Jupiter Realty, which Weitzman projects are in a range of reasonableness given market condtions. (2) Based on 2017 figures Source: Village of Oak Brook, DuPage County; Weitzman Associates OAK BROOK, ILLINOIS THE BUTLER PROJECTION OF POTENTIAL REAL ESTATE TAXES We note that the vast majority of the real estate taxes are attributed to other parties aside from the Village itself due to the tax structure of the Village of Oak Brook. However, a modest figure will be received by the Village as it relates to the York Township Road allocation. 8 Dated July 30, 2018. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 17 Currently, the property generates less than $4,000 per annum in real estate taxes based on its current taxable value of $88,201. This level of real estate taxes is expected to continue throughout the construction period with taxable values aligned with the purchase prices of the residential units beginning with initial closings projected in calendar year 2021. We note that the projected real estate taxes on a per unit basis, upon full sell-out, was utilized in our affordability analysis earlier in this report. D. Annual Retail Sales Tax upon Stabilization/Sell-Out of the Development The economic and demographic analysis results, coupled with the likely resident profiles for the development, will determine the potential total retail sales that are achievable within the Village from the residents of the subject property based on: (1) sales figures for particular store groups; (2) ranges in actual sales for particular retailers in the Oak Brook market area that fit within the selected store groups; (3) likely consumer expenditures in the primary trade area based on the likely demographic composition of the proposed development; and, (4) the resulting local retail sales taxes from the residential population of the proposed development at the current retail establishments within the Village of Oak Brook and at Oak Brook Center. Based on this analysis, and our experience with retail sales performance within defined trade areas that comprise affluent households, our projected real estate taxes to the Village of Oak Brook, solely from the potential residents of The Butler Condominium is summarized below in Table 16. We note that there is a very high probability that the ultimate sales tax revenue generated from the residents at the property will greatly exceed these estimates given the local consumer spending patterns of affluent households and the quality and quantity of retailers located within the retail centers and destinations of the Village of Oak Brook that cater to this segment of the population. WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 18 TABLE 16 Spending Potential Average Annual Consumer Estimate of % Spent Relevant Retail Category Index (3)Spending by Household Locally Apparel & Services 177 $3,854 60% Entertainment / Recreation 179 $5,772 60% Food at Home 169 $8,490 90% Food Away from Home 175 $6,140 60% Health Care 177 $10,141 40% Household Furnishings & Equipment 180 $3,758 75% Personal Care Products & Services 181 $1,495 65% Vehicle Maintenance & Repairs 173 $1,865 80% Sub-total $41,515 63.7% ---Check as a % of Average Household Income 24.8% Multiplier for the Top 10% Households by Income & Wealth that would be Residents at the Subject Property (1)3.0 x Adjusted Annual Consumer Spending per Household $124,545 ---Check as a % of Average Household Income Required at The Butler 32.5% Weighted Average Allocation of Spending to Local Muncipality (2)63.7% Total Local Consumer Spending per Household $79,318 Number of Households at The Butler 90 Total Local Consumer Spending Originted from The Butler $7,138,610 Village of Oak Brook Retail Sales Tax Rate 1.50% Total Village of Oak Brook Retail Sales Taxes Generated from Residents at The Butler $107,079 (1) Estimate by Weitzman; aligned with average income in the marketplace compared to average income needed for affordability of purchase of the proposed residential condominiums at The Butler. (2) Based on store groups and types of retailers within the Village of Oak Brook. (3) Based on the income and household characteristics of the marketplace, the Spending Potential Index measures the amount spent in the area relative to a national average of 100. Source: stdb.com; ESRI; compiled by Weitzman Associates. SUMMARY OF RETAIL SALES EXPENDITURES BY CATEGORY HOUSEHOLDS WITHIN PRIMARY MARKET AREA A WEITZMAN Real Estate Consultants Fiscal Impact of The Butler on the Village of Oak Brook October 29, 2018 Jupiter Realty Company Page 19 Conclusion Based on data and analyses referenced throughout this report, we have drawn the following conclusions as it relates to the proposed residential condominium development at the subject site: 1. The development of the subject property’s 90 residential condominium units would not cause the Village of Oak Brook to expand its staff. 2. Upon completion of the development, the property will generate significant real estate tax revenues to the various taxing jurisdictions, particularly the school districts, thereby enhancing the image of the community and the potential performance of the school district. 3. The Village of Oak Brook will directly experience an increase in retail sales tax revenues from the residents of The Butler, while also enabling an alternative housing use that will retain affluent households and their consumer spending in the market. Should you have any question or comments on our findings and conclusions, please do not hesitate to contact us. Very truly yours, Keith A. Brenan Principal and Managing Director Weitzman Associates, LLC WEITZMAN Real Estate Consultants ADDENDA WEITZMAN Real Estate Consultants EXHIBIT A OVERVIEW OF THE TOP TIER AND PLEASANTVILLE TAPESTRY SEGMENT TAPESTRYSEGMENTATION TM esri.com/tapestry Households: 2,113,000 Average Household Size: 2.84 Median Age: 47.3 Median Household Income: $173,200 LifeMode Group: Af f luent Estates Top Tier WHO ARE WE? The residents of the wealthiest Tapestry market, Top Tier, earn more than three times the US household income. They have the purchasing power to indulge any choice, but what do their hearts’ desire? Aside from the obvious expense for the upkeep of their lavish homes, consumers select upscale salons, spas, and fitness centers for their personal well-being and shop at high-end retailers for their personal effects. Whether short or long, domestic or foreign, their frequent vacations spare no expense. Residents fill their weekends and evenings with opera, classical music concerts, charity dinners, and shopping. These highly educated professionals have reached their corporate career goals. With an accumulated average net worth of over 3 million dollars and income from a strong investment portfolio, many of these older residents have moved into consulting roles or operate their own businesses. OUR NEIGHBORHOOD • Married couples without children or married couples with older children dominate this market. • Housing units are owner occupied with the highest home values—and above average use of mortgages. • Neighborhoods are older and located in the suburban periphery of the largest metropolitan areas, especially along the coasts. SOCIOECONOMIC TRAITS • Top Tier is a highly educated, successful consumer market: more than one in three residents has a postgraduate degree. • Annually, they earn more than three times the US median household income, primarily from wages and salary, but also self-employment income (Index 177) and investments (Index 251). • These are the nation’s wealthiest consumers. They hire financial advisers to manage their diverse investment portfolios but stay abreast of current financial trends and products. • Socially responsible consumers who aim for a balanced lifestyle, they are goal oriented and hardworking but make time for their kids or grandkids and maintain a close-knit group of friends. • These busy consumers seek variety in life. They take an interest in the fine arts; read to expand their knowledge; and consider the Internet, radio, and newspapers as key media sources. • They regularly cook their meals at home, attentive to good nutrition and fresh organic foods. Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 1A 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $173,200 $577,500 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $173,200 $577,500 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% 5.0% Male Age 0-4 Male Age 5-9 Male Age 10-14 Male Age 15-19 Male Age 20-24 Male Age 25-29 Male Age 30-34 Male Age 35-39 Male Age 40-44 Male Age 45-49 Male Age 50-54 Male Age 55-59 Male Age 60-64 Male Age 65-69 Male Age 70-74 Male Age 75-79 Male Age 80-84 Male Age 85+ Age by Sex -Male Series2 Series1 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% 5.0% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 TAPESTRYSEGMENTATION TM esri.com/tapestry INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. LifeMode Group: Af f luent Estates Top Tier OCCUPATION BY EARNINGS The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. AGE BY SEX (Esri data) Median Age: 47.3 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 37.9 US: 64.0 1A Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 100,000 200,000 300,000 400,000 500,000 600,00 700,000 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 0 50 100 150 200 250 300 350 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average.US Median.Median EarningsWorkers (Age 16+) Own 90.2% Rent 9.8% Population Population Growth (Annual %) Population Density (Persons per sq. mile) 500 500 500 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 6,077,200 0.7% 999 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index TAPESTRYSEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • They purchase or lease luxury cars with the latest trim, preferably imports. • They contribute to arts/cultural organizations, educational and social groups, as well as NPR and PBS. • Top Tier residents farm out their household chores—every service from property and garden maintenance and professional housekeeping to contracting for home improvement or maintenance projects. • Consumers spend money on themselves; they frequently visit day spas and salons, use dry cleaning services, and exercise at exclusive clubs. • Near or far, downtown or at the beach, they regularly visit their lavish vacation homes. • When at home, their schedules are packed with lunch dates, book club meetings, charity dinners, classical music concerts, opera shows, and visits to local art galleries. • Top Tier consumers are shoppers. They shop at high-end retailers such as Nordstrom (readily paying full price), as well as Target, Kohl’s, Macy’s, and Bed Bath & Beyond, and online at Amazon.com. • At their level of spending, it makes sense to own an airline credit card. They make several domestic and foreign trips a year for leisure and pay for every luxury along the way—a room with a view, limousines, and rental cars are part of the package. HOUSING Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets. Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. Typical Housing: Single Family Median Value: $819,500 US Median: $207,300 LifeMode Group: Af f luent Estates Top Tier1A 437 224 103 Home Ownership US Percentage: 62.7% Own 37.3% Rent High Low TAPESTRYSEGMENTATION TM esri.com/tapestry For more information 1-800-447-9778 info@esri.com esri.com LifeMode Group: Af f luent Estates Top Tier1A SEGMENT DENSITY This map illustrates the density and distribution of the Top Tier Tapestry Segment by households. Copyright © 2018 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G79488 ESRI2C1/18dl TAPESTRYSEGMENTATION TM esri.com/tapestry Households: 2,718,100 Average Household Size: 2.88 Median Age: 42.6 Median Household Income: $92,900 LifeMode Group: Up sc ale Avenues Pleasantville WHO ARE WE? Prosperous domesticity best describes the settled denizens of Pleasantville. Situated principally in older housing in suburban areas in the Northeast (especially in New York and New Jersey) and secondarily in the West (especially in California), these slightly older couples move less than any other market. Many couples have already transitioned to empty nesters; many are still home to adult children. Families own older, single-family homes and maintain their standard of living with dual incomes. These consumers have higher incomes and home values and much higher net worth (Index 364). Older homes require upkeep; home improvement and remodeling projects are a priority—preferably done by contractors. Residents spend their spare time participating in a variety of sports or watching movies. They shop online and in a variety of stores, from upscale to discount, and use the Internet largely for financial purposes. OUR NEIGHBORHOOD • Suburban periphery of large metropolitan areas, primarily in Middle Atlantic or Pacific states. • Most homes owned (and mortgaged) (Index 146). • Households composed of older married-couple families, more without children under 18, but many with children over 18 years (Index 141). • Older, single-family homes: two-thirds built before 1970, close to half from 1950 to 1969. • One of the lowest percentages of vacant housing units at 4.5% (Index 39). • Suburban households with 3 or more vehicles and a longer travel time to work (Index 132). SOCIOECONOMIC TRAITS • Education: 66% college educated, 37% with a bachelor’s degree or higher. • Low unemployment at 4.6%; higher labor force participation rate at 67% (Index 107); higher proportion of HHs with 2 or more workers (Index 118). • Many professionals in finance, information/ technology, education, or management. • Median household income denotes affluence, with income primarily from salaries, but also from investments (Index 130) or Social Security (Index 106) and retirement income (Index 122). • Not cost-conscious, these consumers willing to spend more for quality and brands they like. • Prefer fashion that is classic and timeless as opposed to trendy. • Use all types of media equally (newspapers, magazines, radio, Internet, TV). Note: The Index represents the ratio of the segment rate to the US rate multiplied by 100. Consumer preferences are estimated from data by GfK MRI. 2B TAPESTRYSEGMENTATION TM esri.com/tapestry LifeMode Group: Upsc ale Avenues Pleasantville2B 85+ 80–84 75–79 70–74 65–69 60–64 55–59 50–54 45–49 40–44 35–39 30–34 25–29 20–24 15–19 10–14 5–9 <5 8% 4% 0 4% 8% Male Female Median Household Income Median Net Worth $56,100 $93,300 $92,900 $339,300 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 $56,100 $93,300 $92,900 $339,300 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 Esri Median HH Income Esri Median Net Worth Series2 Series1 Housing Food Apparel & Services Transportation Health Care Entertainment & Recreation Education Pensions & Social Security Other 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% Male Age 0-4 Male Age 5-9 Male Age 10-14 Male Age 15-19 Male Age 20-24 Male Age 25-29 Male Age 30-34 Male Age 35-39 Male Age 40-44 Male Age 45-49 Male Age 50-54 Male Age 55-59 Male Age 60-64 Male Age 65-69 Male Age 70-74 Male Age 75-79 Male Age 80-84 Male Age 85+ Age by Sex -Male Series2 Series1 0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% Female Age 0-4 Female Age 5-9 Female Age 10-14 Female Age 15-19 Female Age 20-24 Female Age 25-29 Female Age 30-34 Female Age 35-39 Female Age 40-44 Female Age 45-49 Female Age 50-54 Female Age 55-59 Female Age 60-64 Female Age 65-69 Female Age 70-74 Female Age 75-79 Female Age 80-84 Female Age 85+ Chart Title Series2 Series1 INCOME AND NET WORTH Net worth measures total household assets (homes, vehicles, investments, etc.) less any debts, secured (e.g., mortgages) or unsecured (credit cards). Household income and net worth are estimated by Esri. OCCUPATION BY EARNINGS The five occupations with the highest number of workers in the market are displayed by median earnings. Data from the Census Bureau’s American Community Survey. AVERAGE HOUSEHOLD BUDGET INDEX The index compares the average amount spent in this market’s household budgets for housing, food, apparel, etc., to the average amount spent by all US households. An index of 100 is average. An index of 120 shows that average spending by consumers in this market is 20 percent above the national average. Consumer expenditures are estimated by Esri. AGE BY SEX (Esri data) Median Age: 42.6 US: 38.2 Indicates US RACE AND ETHNICITY (Esri data) The Diversity Index summarizes racial and ethnic diversity. The index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. The index ranges from 0 (no diversity) to 100 (complete diversity). Diversity Index: 61.0 US: 64.0 Hispanic* Multiple Other Asian and Pac. Islander American Indian Black White $140,000 $120,000 $100,000 $80,000 $60,000 $40,000 $20,000 0 100,000 20 300,000 60 500,000 0 700,000 *Hispanic Can Be of Any Race. 0 20% 40% 60% 80% 0 50 100 150 200 250 300 350 0 $100K $200K $300K $400K $500K $600K+ 0 $100K $200K $300K $400K $500K $600K+ US Average.US Median.Median EarningsWorkers (Age 16+) Own 83.1%Rent 16.9% Chart Title Own Rent Home Ownership US Percentage: 62.7% Own 37.3% Rent Population Population Growth (Annual %) Population Density (Persons per sq. mile) 350 350 350 0 0 0 900,000 -0.5% 0 11,000,000 3.0% 25,000 7,927,600 0.5% 1416 1000 Wealth Index Socioeconomic Status Index Housing Affordability Index 153 138 110 TAPESTRYSEGMENTATION TM esri.com/tapestry MARKET PROFILE (Consumer preferences are estimated from data by GfK MRI) • Prefer imported SUVs, serviced by a gas station or car dealer. • Invest in conservative securities and contribute to charities. • Work on home improvement and remodeling projects, but also hire contractors. • Have bundled services (TV/Internet/phone). • Access the Internet via fiber optics or cable modem, on a newer computer, to pay bills, make purchases, and track investments. • Subscribe to premium channels (HBO, Showtime, or Starz) and use video-on-demand to watch TV shows and movies. • Enjoy outdoor gardening, going to the beach, visiting theme parks, frequenting museums, and attending rock concerts. ESRI INDEXES Esri developed three indexes to display average household wealth, socioeconomic status, and housing affordability for the market relative to US standards. POPULATION CHARACTERISTICS Total population, average annual population change since Census 2010, and average density (population per square mile) are displayed for the market relative to the size and change among all Tapestry markets. Data estimated by Esri. LifeMode Group: Upscale Avenues Pleasantville2B HOUSING Median home value is displayed for markets that are primarily owner occupied; average rent is shown for renter-occupied markets. Tenure and home value are estimated by Esri. Housing type and average rent are from the Census Bureau’s American Community Survey. Typical Housing: Single Family Median Value: $382,000 US Median: $207,300 High Low TAPESTRYSEGMENTATION TM esri.com/tapestry SEGMENT DENSITY This map illustrates the density and distribution of the Pleasantville Tapestry Segment by households. LifeMode Group: Upscale Avenues Pleasantville2B For more information 1-800-447-9778 info@esri.com esri.com Copyright © 2018 Esri. All rights reserved. Esri, the Esri globe logo, Tapestry, @esri.com, and esri.com are trademarks, service marks, or registered marks of Esri in the United States, the European Community, or certain other jurisdictions. Other companies and products or services mentioned herein may be trademarks, service marks, or registered marks of their respective mark owners. G79488 ESRI2C1/18dl WEITZMAN Real Estate Consultants EXHIBIT B BASIC ASSUMPTIONS AND LIMITING CONDITIONS WEITZMAN Real Estate Consultants BASIC ASSUMPTIONS AND LIMITING CONDITIONS This Consulting Opinion report has been solely prepared for the client identified in the letter of transmittal and throughout the report. It is to be expressly utilized by the client for the purposes so stated, and no reliance is to be placed on this report for any other purposes. This report may not be utilized in conjunction with any securitized transaction without the express permission of Weitzman Associates, LLC. The rights to any information contained in this report, unless furnished by outside sources, are exclusively those of Weitzman Associates, LLC. This report must be read in its entirety and neither all nor portions of this report may be reproduced, published or shown to other parties without the express written authorization of Weitzman Associates, LLC. The Report has been made subject to the following assumptions and limiting conditions: The date to which the opinions expressed in this report apply is set forth in the letter of transmittal. The signatories assume no responsibility for economic or physical factors occurring at some later date, which may affect the opinions herein stated. Any aberrations and/or dramatic changes of prevailing economic conditions after the date of analysis may impact our conclusions. No opinion is intended to be expressed for legal matters or those that would require specialized investigation or knowledge beyond that ordinarily employed by the real estate profession, although such matters may be discussed in the report. The forecasts of sales prices are not predictions of the future. Rather they are the consultant’s and employees’ best opinions of current market thinking on future market pricing. The consultant and employees of Weitzman Associates, LLC. make no warranty or representation that these forecasts will materialize. It is not the consultant’s or employee’s task to predict or in any way warrant the conditions of a future real estate market. Data relative to the scope of the proposed development were taken from sources considered reliable. Maps, plats, graphics and exhibits if included herein, are for illustration purposes only, as an aid in visualizing matters discussed within the report. They should not be considered as surveys or relied upon for any other purpose. The rendering of this report does not presume the right of expert testimony or attendance in court or at any other hearing, unless financial, scheduling and other arrangements are made therefore a reasonable time in advance by mutual written agreement. All fees and costs (at the customary rates charged by Weitzman Associates, LLC for litigation and non-litigation services) for any such attendance or other participation as an expert or in court, at any hearing or in connection with any discovery related to this report or the services provided by Weitzman Associates, LLC. hereunder shall be paid by the client herein identified if and to the extent same shall not be fully paid by any other person or entity. In the event of a claim against Weitzman Associates, LLC. or their respective officers or employees or the Consultants in connection with or in any way relating to this report or this engagement, the maximum damagers recoverable shall be the amount of the monies actually collected by Weitzman Associates, LLC. for this report and under no circumstances shall any claim for consequential damagers be made. If the report is submitted to a lender or investor with the prior approval of Weitzman Associates, LLC, such party should consider this report as only one factor, together with its independent investment considerations and underwriting criteria, in its overall investment decision. Such lender or investor is WEITZMAN Real Estate Consultants specifically cautioned to understand all the Assumptions and Limiting Conditions incorporated in this report. If the report is referred to or included in any offering material or prospectus, the report shall be deemed referred to or included for informational purposes only and Weitzman Associates, LLC, its employees and the Consultant have no liability to such recipients. Weitzman Associates, LLC disclaims any and all liability to any party other than the party that retained Weitzman Associates, LLC to prepare the report. Disclosure of the contents of this market study report and/or its use is governed by the Bylaws and Regulations of the Appraisal Institute. Neither all nor any part of the contents of this report especially any conclusions, the identity of the consultants or firm with which they are connected, or any reference to the Appraisal Institute or the MAI designation shall be disseminated to the public through advertising media, public relations media, sales media, news media, or any other public means of communication without the prior written consent and approval of the consultants. As previously mentioned, this document may not be utilized for any reporting in conjunction with a securitization transaction without the express written permission of Weitzman Associates, LLC. This study has been prepared in conformity with and subject to the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. This report may not include full discussions of the data, reasoning, and analyses that were used. WEITZMAN Real Estate Consultants EXHIBIT C CERTIFICATION OF THE CONSULTANT WEITZMAN Real Estate Consultants CERTIFICATION OF CONSULTANT We certify that, to the best of our knowledge and belief: • The statements of fact contained in this report are true and correct. • The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions. • We have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved. • We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. Our fee for this report is not contingent upon the amount of the value reported or upon anything else other than the delivery of this report. • Our engagement in this assignment was not contingent upon developing or reporting predetermined results. • Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this report. • This report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the Appraisal Institute and the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation. • The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • Keith A. Brenan made a personal inspection of the property that is the subject of this report. • Keith A. Brenan and Peter Carle have not performed previous consulting services of the subject property within the three years prior to this assignment. • Peter Carle assisted in the production of this report. WEITZMAN ASSOCIATES, LLC. Keith A. Brenan Principal and Managing Director WEITZMAN Real Estate Consultants QUALIFICATIONS OF THE CONSULTANT WEITZMAN Real Estate Consultants PROFESSIONAL QUALIFICATIONS KEITH A. BRENAN EDUCATION: Cornell University 1998 School of Hotel Administration Ithaca, New York Bachelor of Science degree Concentration in Finance, Real Estate and Management Operations EMPLOYMENT: WEITZMAN ASSOCIATES, LLC (formerly known as Weitzman Associates, LLC.) Principal & Managing Director 2017 - Present WEITZMAN ASSOCIATES, LLC. Senior Vice President / Chief Operating Officer 2007-2017 Senior Vice President 2003-2007 Vice President 2002-2003 Assistant Vice President 2001-2002 Senior Associate 1999-2001 Associate 1998-1999 Real Estate specialists providing advice and counsel to those engaged in evaluating, buying, selling, leasing, financing, or developing real estate. ADJUNCT PROFESSOR: New York University - Masters Program in Real Estate 2004 - 2006 GUEST LECTURER: Cornell University Northwestern University MEMBER: Urban Land Institute (ULI) Cornell Hotel Society – Executive Board Member Cornell Real Estate Council Ambassador’s Council – First Tee of Greater Chicago