Professional Documents
Culture Documents
Submitted:
April 7, 2017
Table of Contents
1. Petition for Public Hearing with Legal Description and Proof of Ownership
I. Opening Letter
II. Petition for Public Hearing
III. Letter & Affidavit of Ownership North American Properties
IV. Copy of Title & Legal Description
V. Village of Oak Park Project Review Team PD Comments & Tab References
2. Affidavit of Notice
I. Affidavit of Notice for Adjacent Property Owners
II. Neighborhood Group Meeting Mail Notice
III. Wednesday Journal Classified Advertisement
IV. 1000 Lake Street Posted Window Sign Neighborhood Group Meeting
V. Neighborhood Group Meeting Sign-in Sheet
VI. Neighborhood Group Meeting Minutes
VII. Planned Development Application Mail Notice
VIII. Planning Commission Meeting Mail Notice
IX. 1000 Lake Street Posted Window Sign Proof Planning Commission
3. Application Fee
4. Project Summary
5. Professional Qualifications
I. About Albion Residential
II. About Hartshorne Plunkard Architecture
6. Proposed Financing
I. US Bank
II. Private Bank
7. Legal Current Year Plat of Survey
I. ALTA/NSPS Land Title Survey
II. Topographic Survey
III. Final Plat of Subdivision
IV. Subdivision Signature Pages
8. List and Map of Surrounding Property Owners
I. Adjacent Property Owners
II. Adjacent Business Owners
9. Restrictions & Covenants
10. Construction Schedule
11. Construction Traffic Schedule
12. Market Feasibility Report
I. Oak Park Market Overview
II. United States Census Bureau Quick Facts
III. CoStar Comparable Report
IV. Axiometrics CPS Report
13. Traffic Study
14. Parking Study
15. Village Services
I. Village Services Overview
II. Chief of Police
III. Fire Chief Letter
IV. Waste Management Garbage Truck Route
V. Professional Arborist Report
VI. Professional Wind Expert Report
VII. Population & Parking Matrix
16. Environmental Reports
17. Perspective Drawings
18. Photos of Surrounding Properties and Buildings
19. Location Map
20. Site Plan
21. Landscape Plan
22. Detailed Sign Elevations
23. Building Elevations
24. Floor Plans
25. Exterior Lighting Plan
I. Photometric Plan View
II. Exterior Lighting Layout
26. Shadow Study
27. Preliminary Engineering Plan
I. Domestic & Fire Protection Service Sizing
II. Preliminary Engineering Plan
28. Greater Downtown Model
29. Energy Analysis
30. Historically Significant Properties
31. LEED Requirements
I. LEED New Construction Project Scorecard
II. LEED Building Registration Confirmation
32. Recordation
Planned Development Application
1000 Lake Street Development
Oak Park, IL 60301
1. Petition for Public Hearing with Legal Description and Proof of Ownership
Craig M. Failor, Village Planner
Tammie Grossman, Director of Developer Customer Services
Village of Oak Park, Illinois
123 Madison Street
Oak Park, IL 60302
The planned development is located on the north-west corner of Lake Street and Forest
Avenue in Downtown Oak Park at 1000 Lake Street. The planned development will
consist of a mixed-use residential community that includes 265 residential units, 235
parking stalls, 2 designated Zipcar stalls, 6 motorcycle stalls, 265 bike parking stalls, and
9,500 square feet of ground floor retail space.
Included in this planned development application are the revisions to the Project Review
Teams comments with references to the respective tabs. Outstanding items from the
Restrictions & Covenants are currently being negotiated and all up-to-date
information will be made available for review prior to and during Planning
Commission.
It has been a pleasure working with you thus far and we look forward to building a high-
quality development within the Village of Oak Park.
Sincerely,
Andrew J. Yule
Albion Residential
Vice President, Development
ALTA COMMITMENT FOR TITLE INSURANCE
Commitment Number:
16025956LFE
Revision 3
CHICAGO TITLE INSURANCE COMPANY, a Nebraska corporation (Company), for a valuable consideration, commits to
issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in
Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon
payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A
and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies
committed for have been inserted in Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when
the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or
policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
This Commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory.
IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused its corporate name and seal to be
affixed by its duly authorized officers on the date shown in Schedule A.
President
Attest:
Secretary
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 1 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE A
3. The estate or interest in the land described or referred to in this Commitment is:
Fee Simple
4. Title to the estate or interest in the land is at the Effective Date vested in:
OP Partners, LLC, as to Parcel 1
and
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 2 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE A
(continued)
THAT PART OF BLOCK 1 IN AUSTIN ADDITION TO OAK PARK IN THE NORTHWEST 1/4 OF
SECTION 7, TOWNSHIP 39 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN:
COMMENCING AT THE JUNCTION OF THE NORTH LINE OF LAKE STREET WITH THE WEST LINE
OF FOREST AVENUE AND RUNNING THENCE WEST ALONG THE NORTH LINE OF LAKE STREET
140.21 FEET RECORDED (140.29 MEASURED); THENCE NORTH ON A LINE EXTENDED ALONG
THE WEST FACE OF A BRICK BUILDING 114.72 FEET RECORDED (113.63 MEASURED) ; TO A
POINT BEING THE NORTHWEST CORNER OF SAID BRICK BUILDING AND LOCATED 139.01 FEET
RECORDED (138.70 FEET MEASURED) WEST OF THE WEST LINE OF FOREST AVENUE; THENCE
EAST ALONG THE NORTH FACE OF SAID BRICK BUILDING AND THE LINE EXTENDED EAST
139.01 FEET (138.70 FEET MEASURED) TO THE WEST LINE OF FOREST AVENUE; THENCE
SOUTH ALONG THE WEST LINE OF FOREST AVENUE 114.88 FEET RECORDED (111.00 FEET
MEASURED) MORE OR LESS TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF BLOCK 1 IN AUSTIN'S ADDITION TO OAK PARK IN THE NORTHWEST 1/4 OF
SECTION 7, TOWNSHIP 39 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS:
COMMENCING AT THE JUNCTION OF THE NORTH LINE OF LAKE STREET WITH THE WEST LINE
OF FOREST AVENUE, RUNNING THENCE WEST ALONG THE NORTH LINE OF LAKE STREET TO A
POINT WHICH IS 170 FEET EAST OF THE WEST LINE OF SAID BLOCK 1 TO THE TRUE POINT OF
BEGINNING; RUNNING THENCE NORTH ALONG A LINE PARALLEL WITH AND DISTANCE 170
FEET FROM THE WEST LINE OF SAID BLOCK 1, A DISTANCE OF 200 FEET TO THE SOUTH LINE
OF A 20 FOOT ALLEY; THENCE EAST ALONG THE SOUTH LINE OF SAID ALLEY TO THE WEST
LINE OF FOREST AVENUE; THENCE SOUTH ON THE WEST LINE OF FOREST AVENUE, A
DISTANCE OF 85.16 FEET RECORDED (89.00 FEET MEASURED) TO THE POINT OF
INTERSECITON OF THE WEST LINE OF FOREST AVENUE WITH THE NORTH FACE OF A BRICK
BUILDING EXTENDED EAST; THENCE WEST ALONG THE NORTH FACE OF SAID BUILDING, A
DISTANCE OF 139.01 FEET RECORDED (138.0 FEET MEASURED) FEET TO THE NORTHWEST
CORNER OF SAID BUILDING; THENCE SOUTH ALONG THE WEST FACE OF SAID BUILDING TO
THE NORTH LINE OF LAKE STREET, A DISTANCE OF 114.72 FEET RECORDED (113.63 FEET
MEASURED); THENCE WEST ALONG THE NORTH LINE OF LAKE STREET TO THE POINT OF
BEGINNING IN COOK COUNTY, ILLINOIS.
EXCEPT THAT PART LYING WEST OF A LINE 96.44 FEET EAST OF THE INTERSECTION OF THE
NORTH RIGHT OF WAY OF LAKE STREET AND LINE 170 FEET EAST OF AND PARALLEL WITH
THE WEST LINE OF BLOCK 2 IN AUSTIN'S ADDITION TO OAK PARK AS MEASURED ALONG SID
NORTH RIGHT OF WAY LINE OF LAKE STREET AND 95.91 FEET EAST OF THE INTERSECTION OF
THE SOUTH LINE OF PUBLIC ALLEY AND LINE 170 FEET EAST OF AND PARALLEL WITH THE
WEST LINE OF BLOCK 1 IN AUSTIN'S ADDITION TO OAK PARK AS MEASURED ALONG SAID
SOUTH LINE OF PUBLIC ALLEY.
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 3 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE A
(continued)
END OF SCHEDULE A
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 4 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are
disposed of to the satisfaction of the Company:
General Exceptions
[
2. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the title
that would be disclosed by an accurate and complete land survey of the Land.
[
4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished,
imposed by law and not shown by the Public Records.
[
5. Taxes or special assessments which are not shown as existing liens by the Public Records.
[
6. We should be furnished a properly executed ALTA statement and, unless the land insured is a
condominium unit, a survey if available. Matters disclosed by the above documentation will be
shown specifically.
[
7. Note for Information: The coverage afforded by this commitment and any policy issued pursuant
hereto shall not commence prior to the date on which all charges properly billed by the company
have been fully paid.
[
A 8.
1. Taxes for the year(s) 2016
2016 taxes are not yet due or payable.
Perm tax# Pcl Year 1st Inst Stat 2nd Inst Stat
16-07-120-031-0000 1 of 2 2015 $76,248.89 Paid $37,155.66 Paid
(Affects Parcel 1)
16-07-120-030-0000 2 of 2 2015 $198,748.15 Paid $106,857.53 Paid
(Affects Parcel 2 and other property)
Perm tax# 16-07-120-031-0000 Pcl 1 of 2 Volume 141
4A Special Service area number 1, the Village of Oak Park, recorded as document
number 0736109066, ordinance number 2007-0-62.
4B Special service area number 1, the Village of Oak Park, recorded as document
number 0736109066, ordinance number 2007-0-62.
[
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 5 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
(continued)
B 9. Construction Mortgage with Absolute Assignment of Leases and Rents, Security Agreement and Fixture
Filing dated August 4, 2014 and recorded August 13, 2014 as Document No. 1422516037 made by OP
Partners, LLC and OP Office Partners, LLC to The Huntington National Bank to secure an indebtedness in
the amount of $5,970,000.00.
C 10. Security interest of The Huntington National Bank, secured party, in certain described chattels on the land,
as disclosed by financing statement naming OP Office Partners, LLC and OP Partners, LLC as debtor and
recorded August 13, 2014 as Document No. 1422516038.
Y 11. An unrecorded lease with certain terms, covenants, conditions and provisions set forth therein as
disclosed by the document entitled Subordination, Non-Disturbance and Attornment Agreement, OP
Office Partners, LLC, lessor, RGN - Oak Park I, LLC, lessee, recorded on May 20, 2015 as Document No.
1514015013, beginning (not shown) and ending (not shown).
And all rights thereunder of, and all acts done or suffered thereunder by, said Lessee or by any party
claiming by, through or under said Lessee.
[
AA a. Subordination, Non-Disturbance and Attornment Agreement made by and between The Huntington
National Bank and RGN - Oak Park I, LLC, a Delaware limited liability company, recorded May 20, 2015
as Document Number 1514015013.
[
W 12. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law
and not shown by the Public Records.
[
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 6 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
(continued)
E 13. The Company will require the following documents for review prior to the issuance of any title assurance
predicated upon a conveyance or encumbrance from the entity named below:
a) A copy of its operating agreement, if any, and any and all amendments, supplements and/or
modifications thereto, certified by the appropriate manager or member
b) If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendments
thereto with the appropriate filing stamps
c) If the Limited Liability Company is member-managed, a full and complete current list of members
certified by the appropriate manager or member
d) If the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the
Company, that it was validly formed, is in good standing and authorized to do business in the state of
origin
e) If less than all members, or managers, as appropriate, will be executing the closing documents,
furnish evidence of the authority of those signing.
The Company reserves the right to add additional items or make further requirements after review of the
requested documentation.
[
Z 14. The Company will require the following documents for review prior to the issuance of any title assurance
predicated upon a conveyance or encumbrance from the entity named below:
a) A copy of its operating agreement, if any, and any and all amendments, supplements and/or
modifications thereto, certified by the appropriate manager or member
b) If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendments
thereto with the appropriate filing stamps
c) If the Limited Liability Company is member-managed, a full and complete current list of members
certified by the appropriate manager or member
d) If the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the
Company, that it was validly formed, is in good standing and authorized to do business in the state of
origin
e) If less than all members, or managers, as appropriate, will be executing the closing documents,
furnish evidence of the authority of those signing.
The Company reserves the right to add additional items or make further requirements after review of the
requested documentation.
[
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 7 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
(continued)
F 15. The Company will require the following documents for review prior to the issuance of any title assurance
predicated upon a conveyance or encumbrance from the entity named below:
a) A copy of its operating agreement, if any, and any and all amendments, supplements and/or
modifications thereto, certified by the appropriate manager or member
b) If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendments
thereto with the appropriate filing stamps
c) If the Limited Liability Company is member-managed, a full and complete current list of members
certified by the appropriate manager or member
d) If the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the
Company, that it was validly formed, is in good standing and authorized to do business in the state of
origin
e) If less than all members, or managers, as appropriate, will be executing the closing documents,
furnish evidence of the authority of those signing.
The Company reserves the right to add additional items or make further requirements after review of the
requested documentation.
[
G 16. Existing unrecorded leases and all rights thereunder of the lessees and of any person or party claiming by,
through or under the lessees.
[
H 17. The Company should be furnished a statement that there is no property manager employed to manage
the Land, or, in the alternative, a final lien waiver from any such property manager.
[
X 18. Information should be furnished establishing whether any written agreement has been entered into by and
between any party and a broker for the purposes of buying, selling, leasing or otherwise conveying any
interest in the Land described herein. If such an agreement has been entered into, satisfactory evidence
should be furnished establishing that the compensation agreed upon in such agreement has been paid
and the brokers lien, or right to a lien, for such amount has been extinguished. In the event said evidence
is not furnished, our policy(ies), when issued, will be subject to the following exception:
Any lien, or right to a lien, imposed by law under the provisions of the Commercial Real Estate Broker Lien
Act for compensation agreed upon by a broker and the brokers client or customer under the terms of a
written agreement entered into for the purposes of buying, selling, leasing, or otherwise conveying any
interest in the Land described in Schedule A.
[
N 19. Our legal description is subject to our review of a current survey and subject to such further exceptions as
may be deemed necessary.
[
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 8 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
(continued)
O 20. The Land described in Schedule A either is unsubdivided property or constitutes part of a subdivided lot.
As a result, a Plat Act Affidavit should accompany any conveyance to be recorded. In the alternative,
compliance should be had with the provisions of the Plat Act (765 ILCS 205/1 et seq.)
[
D 21. Municipal Real Estate Transfer Tax Stamps (or proof of exemption) must accompany any conveyance and
certain other transfers or property located in Oak Park. Please contact said municipality prior to closing
for its specific requirements, which may include the payment of fees, an inspection or other approvals.
[
J 22. Lease made by LaSalle Bank NA Trustee ("Landlord") to Subway Real Estate Corp. Dated July 24, 2002,
a memorandum of which was recorded May 24, 2004 as Document No. 0414522204, demising the Land
for a term of years beginning July 24, 2002 and ending September 29, 2013, and all rights thereunder of,
and all acts done or suffered thereunder by, said lessee or by any party
claiming by, through, or under said Lessee. Said lease provides for right to renew for 1-4 years option.
[
AB 23. Hazardous Substances Certificate and Indemnity Agreement dated February 1, 2008 among Oaklake
Park Associates, L.P., an Illinois Limited partnership and North Bank recorded March 5, 2008 as
Document Number 0806533002.
AC 24. Easements, covenants and restrictions for lateral support and for maintenance of retaining wall and
ingress and egress over the Land for the benefit of premises adjoining West as reserved in the deed
recorded April 21, 1954 as Document 15886967 from Oak Park Realty and Amusement Company, a
corporation of Illinois to American National Bank and Trust Company of Chicago, a National Banking
Association, as Trustee.
[
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 9 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
(continued)
AD 25. Easements for ingress and egress and loading dock as disclosed in notice of lease dated October 29,
1965 and recorded December 2, 1965 as Document 19672400 made by Woodmen of the World Life
Insurance Society for the benefit of owners and occupants of the building located at the North West corner
of Lake Street and Forest Avenue in Oak Park, Illinois, over and upon and across the following:
Commencing at the intersection of the West Line of Forest Avenue with the North Line of Lake Street;
thence 140 feet 2 1/2 inches West along North line of Lake Street to the projection of the West Face of a
brick wall; thence 114 feet 8 5/8 inches North along the projection and West face of the brick wall to the
North West Corner of the building; Thence 4 feet 9 3/4 inches East along the North face of the brick wall
to the point of beginning; thence continuing East along said North face of the brick wall 24 feet 9 3/8
inches to a point; thence 9 feet North at right angles to said North face of the brick wall to a point; thence
20 feet 9 3/8 inches West and parallel to the North face of the brick wall to a point; thence 5 feet 4 inches
North at right angles to a point; thence 14 feet 4 inches South at right angles to the point of beginning,
also said easement to extend clear height between Elevation 52 feet 0 Inches and elevation 65 feet 9
inches according to the datum and elevations as shown on survey prepared by Edmund M. Burke and
associates, dated June 10, 1965;
also
Commencing at the intersection of the West Line of Forest Avenue with the North Line of Lake Street;
thence 140 feet 2 1/2 inches West along said North Line of Lake Street to the projection of the West Face
of a brick wall; thence 114 feet 8 5/8 inches North along the projection and face of the brick wall to the
North West Corner of the building; Thence 4 feet 9 3/4 inches East along the North face of the brick wall
to the point of beginning; thence 14 feet 4 inches North, at right angles to said North face of the brick wall,
to a point; thence 7 feet 8 inches West and parallel to said North face of the brick wall to a point; thence
32 feet North at right angles to a point; thence 10 feet 8 inches West at right angles to a point; thence 46
feet 4 inches South at right angles to a point; thence 18 feet 4 inches East to the point of beginning; and
also
A perpetual mutual easement for ingress and egress in favor of the owners and occupants of the
premises herein demised and the owners and occupants from time to time of the building located at the
North West corner of Lake Street and Forest Avenue in Oak Park, Illinois described in sub-paragraph B
hereof over, upon and across those parts or portions of the premises hereinabove described as:
Commencing at the intersection of the West Line of Forest Avenue with the North Line of Lake Street;
thence 140 feet 2 1/2 inches West along said North Line of Lake Street to the projection and West face of
the brick wall to the North West Corner of the building; Thence 4 feet 9 3/4 inches East along the North
face of the brick wall to a point; thence 14 feet 4 inches North, at right angles to said North face of the
brick wall to a point; thence 7 feet 8 inches West and parallel to said North face of the brick wall to a point;
thence 32 feet North, at right angles to a point of beginning; thence 20 feet West at right angles to a point;
thence 39 feet 0 3/4 inches North at right angles to the South Line of the 20 foot alley; thence 20 feet East
along said South Line of the alley to a point; thence 39 feet 0 3/8 inches South to the point of beginning.
[
K 26. Encroachment of the five story concrete garage located mainly on the Land onto the property East and
adjoining by approximately 0.19 of a foot, as shown on Plat of Survey Number 47136 Prepared by MM
Surveying Co., Inc., dated October 19, 1999.
[
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 10 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
(continued)
V 27. The land lies within the boundaries of a special service area as disclosed by ordinance recorded as
recording no. 0736109066, and is subject to additional taxes under the terms of said ordinance and
subsequent related ordinances.
[
L 28. Encroachment of the canopy located mainly on the Land onto the property East and adjoining by an
undisclosed amount, as shown on Plat of survey number 47136 prepared by MM Surveying Co., Inc.,
dated October 19, 1999.
M 29. Rights of the telephone company disclosed by Survey No. 47136 to maintain the phone box located
partially on the Land South and adjoining by an undisclosed amount.
AE 30. Rights of the utility companies disclosed by Survey No. 47136 to maintain the utility wires located partially
on the Land North and adjoining by an undisclosed amount.
[
P 31. The Company may pay current year Cook County taxes when furnished an original tax bill at or before the
time the Company is requested to make payments. If an original tax bill is not furnished, the Company will
pay current taxes via ach payment, which results in an additional $7 duplicate tax bill fee payable to Cook
County and collected from the taxpayer at closing.
[
Q 32. Effective June 1, 2009, pursuant to Public Act 95-988, satisfactory evidence of identification must be
presented for the notarization of any and all documents notarized by an Illinois notary public. Satisfactory
identification documents are documents that are valid at the time of the notarial act; are issued by a state
or federal government agency; bear the photographic image of the individuals face; and bear the
individuals signature.
[
R 33. Effective June 1, 2009, if any document of conveyance for Cook County Residential Real Property is to be
notarized by an Illinois notary public, Public Act 95-988 requires the completion of a Notarial Record for
each grantor whose signature is notarized. The Notarial Record will include the thumbprint or fingerprint
of the grantor. The grantor must present identification documents that are valid; are issued by a state or
federal government agency, or consulate; bear the photographic image of the individuals face; and bear
the individuals signature. The Company will charge a fee of $25.00 per Notarial Record.
[
S 34. The "Good Funds" section of the Title Insurance Act (215 ILCS 155/26) is effective January 1, 2010. This
Act places limitations upon our ability to accept certain types of deposits into escrow. Please contact your
local Chicago Title office regarding the application of this new law to your transaction.
[
T 35. Note: The land lies within a county which is subject to the Predatory Lending Database Act (765 ILCS
77/70 et seq. as amended). A Certificate of Compliance with the act or a Certificate of Exemption
therefrom must be obtained at time of closing in order for the Company to record any insured mortgage. If
the closing is not conducted by the company, a certificate of compliance or a certificate of exemption must
be attached to any mortgage to be recorded.
Note: for Kane, Will and Peoria counties, the act applies to mortgages recorded on or after July 1, 2010.
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
All other uses are prohibited. Reprinted under license from the American Land Title Association.
ALTA Commitment (06/17/2006) Printed: 12.02.16 @ 04:10 PM
Page 11 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
SCHEDULE B
(continued)
U 36. All endorsement requests should be made prior to closing to allow ample time for the company to examine
required documentation.
(This note will be waived for policy).
END OF SCHEDULE B
The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
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Page 12 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
COMMITMENT NO. 16025956LFE
CHICAGO TITLE INSURANCE COMPANY REVISION 3
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Page 13 IL-CT-FSWM-01080.225141-SPS-1-16-16025956LFE
eA
,== The Village of Oak Park
OakPark
708.383.6400
Village Hall Fax 708.383.6692
123 Madison Street village@oak-park.us
Oak Park, Illinois 60302 www.oak-park.us
February 22, 2017
RE: Albion Oak Park- NWC Lake Street and Forest Avenue
[1000 Lake Street, Oak Park, IL]
The staff Project Review Team (PRT) met on Tuesday, February 21, 2017 to discuss
your application request for a Planned Development at the above-referenced
property. All Tabs not identified below are acceptable. Our specific comments are as
follows:
If you have any questions regarding this letter please feel free to contact me at
708/358-5418 or by e-mail at cfailor@oak-park.us. At this time, the Plan
Commission public hearing process is scheduled for April pending a tentative referral
by the Village Board in March. Please contact me for more details on this process.
Respectfully,
RE: Albion Oak Park - NWC Lake Street and Forest Avenue
[1000 Lake Street, Oak Park, IL]
The staff Project Review Team (PRT) met on Tuesday, February 21, 2017 to discuss
your application request for a Planned Development at the above-referenced
property. Please see the Engineering Division's comments below. Please provide a
disposition of comments with a resubmittal.
11.Add note that the contractor shall protect existing traffic signal control cabinet.
See Tab 10-11
12. Traffic Plan: show trucks using the site to turn around to exit the site going
south on Forest and east on Lake St. See Tab 10-11
13.Identify either using Oak Park Ave to get to North Ave and/or using Lake to get
to Central Ave. See Tab 10-11
21.Add note that the Village may install wayfinding signage at locations on the
development frontage, new traffic signal equipment, and a specialty feature in
the public sidewalk near the southwest corner of the site as part of the
streetscape project. The developer shall coordinate with the Village on the
installations of these items to ensure any necessary underground conduits
and utilities needed for these items are either installed in association with the
development project or protected during the development's construction to
minimize disturbing the developments finished streetscape. See Tab 21
22. Revise site plan to match landscape plan for building setback, tree locations,
loading area layout, etc. Revisions made
36.Show individual sheets for each parking garage floor 2 through 4 and ensure
entrance ramp is considered for floor 2 layout. See Tab 24
37.Label minimum parking stall and drive aisle dimensions and ADA stalls and
hatched areas. See Tab 24
38. Provide table summarizing parking stalls with counts per floor for each type of
stall including ADA van, ADA, compact, standard, and tandem with minimum
dimensions being used and summary of total counts per floor. See Tab 24
If you have any questions regarding this letter please feel free to contact me at
708/358-5418 or by e-mail at cfailor@oak-park.us or Bill McKenna at 708/358-
5722 or by e-mail at bmckenna@oak-park.us. At this time, the Plan Commission
public hearing process is scheduled for April pending a tentative referral by the
Village Board in March. Please contact me for more details on this process.
Respectfully,
RE: Albion Oak Park - NWC Lake Street and Forest Avenue
Revised PD Application - Engineering Division Review Comments
Including Parking and Traffic Review Comments
[1000 Lake Street, Oak Park, IL]
Please see the Engineering Division's comments below related to the revised
submittal of the Plan Development Application including comments on the Parking
and Traffic section. Included with this letter are three attachments for your reference
and response including a traffic review letter from the Village's consultant WSP
Parsons Brinckerhoff, conceptual streetscape plans showing your frontage, and a
subdivision plat showing signatures which will be required. Please provide a
disposition of comments including how comments were addressed with any
resubmittals.
Harlem route 307. They run 2 buses per hour from 5am-8pm. There are
no stops on internal streets. See Tab 1
19.Provide comments and any recommended improvements to address any
concerns regarding pedestrian safety at the N-S crosswalks on Ontario at Forest
and the E-W crosswalk of Forest at the south jog of Ontario. See Tab 1
20.Development traffic generations appear to not include the 37 parking spaces
that will be leased to 1010 Lake Street. Include in traffic generation numbers
and revise study. Also increase number of apartment use trips being
generated to leave the site in am and return in pm based on this 37 leased
space requirement (i.e. I think the 40% reduction should only be applied to the
number of units minus the 37 spaces required to vacate the building each
day). See Tab 1
Tab 11: Construction Traffic Schedule
Still need to show truck routing inside of site fencing per previous comments.
See Revision in Tab 11-12
Respectfully,
RE: 1000 Lake Street Traffic and Parking Impact Study Review DRAFT COMMENTS
Mr. McKenna:
WSP Parsons Brinckerhoff (WSP PB) has completed our review of the 1000 Lake Street Plan
Development documents, specifically the Traffic and Parking Study. In reviewing the traffic
operations along Lake Street, we recognize that while most study intersections operate
generally at acceptable levels of service (LOS), there are locations that fall below the
acceptable threshold. These study intersections currently operate at or near the acceptable LOS
(LOS D) and the additional traffic generated by the 1000 Lake Street Plan does not create a
significant change to current operations based on the Synchro analysis results. See summary
table of the 1000 Lake Street Traffic Study traffic operations below:
As shown in the table above, modifications to signal timings in the study area may improve
operations at particular locations. However, as these results reflect modeled future conditions,
they may not accurately reflect actual driver behavior and associated operations. Modification
to signal timing likely will improve overall efficiency, but certain locations still may not operate
under standard acceptable conditions. An independent traffic analysis has been conducted
for the PM peak hour operations along Lake Street and is generally consistent with the findings
of this study, including modifications to signal timings to improve efficiency.
Based on our review and understanding of the study area, the recommendations for signal
timing modifications should be further evaluated to determine any additional improvements to
efficiency on Lake Street. In particular, the operations at Forest Avenue should investigate
concurrent left-turn phasing for northbound and southbound Forest Avenue onto Lake Street.
Providing additional green time to Lake Street may improve operations throughout the
corridor. Also, provide an all-pedestrian phase at both Marion Street and Forest Avenue. The
all-pedestrian phase may also allow for additional green time to be provided for Lake Street.
The all-pedestrian phase should allow for adequate crossing time for the
eastbound/westbound and northbound/southbound pedestrian movements only. No
accommodation for diagonal crossing should be provided. Eastbound/westbound pedestrian
crossing time should also be accommodated during the eastbound/westbound Lake Street
vehicular movements. Please include an updated analysis that includes the specific
recommendations above, in the next submittal.
Additional comments on the 1000 Lake Street Plan Development documents are listed below.
See revision comments to questions stated below in Tab 1.
Page 1 and Page 15: Be consistent - Cover letter for application calls out 265 residential units,
243 parking stalls, 9500 ground floor retail. Traffic study calls out 265 units, 255 parking
spaces (of which 37 will be used as flex spaces between 9 am and 5 pm for 1010 Lake Street
office building, 3250 retail, 6000 restaurant.
Pages 5-7: Please provide ADT consistently through the description of adjacent roadways.
Page 8: Under the public transportation section, the trains are called out to run on holidays, is
this true for the buses?
Page 10: The description of bicycle routes is a bit out of date. There is a current DIVVY station
on the west side of Forest adjacent to the proposed development site. Please update and
reference proposed relocation.
Page 15 and 39: Was there discussion in the Vantage Oak Park development report that
documents the public parking availability to cover the 1000 Lake Street development or that
there would be excess parking to cover the required retail demand from the 1000 Lake Street?
Please provide.
Page 15: The discussion of the lay-by lane does not discuss any time limitation (e.g., 15 minute
loading/unloading only). Is this expected to be time limited with signage or other
management techniques?
Page 16: The loading dock discussion talks about one dock on Forest and one in the alley.
The Development Application states two loading areas on Forest (pg. 35 of 395). Please
clarify.
Page 18: Please update the third sentence under the Development Traffic Generation to read,
However, the ITE trip rates are based on sites with a variety of sizes, price ranges, locations,
and ages.
Page 19: The generated traffic reported for the Retail land use code 820 is off. Please review
and update.
Page 17-26: For all exhibits showing future access to the site, please label the Access Drive on
the exhibits. Currently difficult to see in the exhibits and providing label will assist with review.
2/3
Page 28-35: Please update Synchro naming convention to match the callouts of the tables on
these pages.
Page 40: For the second bullet of auto ownership of rental units within mile of train station,
are there statistics of the number of bedrooms of those units?
Page 41: Bullet three please add language to include that there will be minimal increased in
delays from existing conditions
Page 41: Bullet four please include the length of the queue in the worst case scenario and
include along with distance to the access drive for comparison.
Appendix: The Harlem/Ontario SAT Total - signal modifications" Synchro analysis looks to be
the same as the "SAT Total" Synchro analysis. To eliminate confusion, please remove SAT
Total - signal modifications" Synchro file from the appendix.
Throughout document:
Include what the existing year and the future year are in the document. Document
currently only lists Existing and Projected conditions without a year associated.
Appendices:
Please include individual exhibits in the appendix that show the traffic volumes associated with
the additional developments in the area
Naming of Synchro files is inconsistent with the summary tables in the document making it
difficult to compare and find information. In the future, please name consistently for ease of
review.
Please order all Synchro reports in same intersection order as listed in the tables on pages 28-
35 for ease of review.
The Harlem/Ontario SAT Total - signal modifications" Synchro analysis looks to be the same
as the "SAT Total" Synchro analysis. To eliminate confusion, please remove SAT Total - signal
modifications" Synchro file from the appendix.
Sincerely,
WSP| PARSONS BRINCKERHOFF, INC.
Jessie Carroll
3/3
9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018
p: 847-518-9990 | f: 847-518-9987
Dear Andrew:
Kenig, Lindgren, OHara, Aboona, Inc. (KLOA, Inc.) has received WPS Parsons Brinckerhoff and
the Village of Oak Park comments in their letters dated March 15 and March 20, 2017,
respectively. Below are our responses to the comments.
Page 1 and Page 15: Be consistent Cover letter for application calls out 265 residential
units, 243 parking stalls, 9500 ground floor retail. Traffic study calls out 265 units, 255
parking spaces (of which 37 will be used as flex spaces between 9 am and 5 pm for 1010 Lake
Street office building, 3250 retail, 6000 restaurant.
The number of units, parking spaces and retail space have been corrected in the revised traffic
impact study.
Pages 5-7: Please provide ADT consistently through the description of adjacent roadways.
Based on IDOTs Annual Average Daily Traffic webpage, some roads do not have ADT volumes
available. However, those that had ADT volumes available have been provided on the description
of the roadways in the revised traffic impact study.
Page 8: Under the public transportation section, the trains are called out to run on holidays,
is this true for the buses?
Based on the PACE webpage, the Pace Bus Routes 309 and 313 do provide service on New Years
Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day.
Page 10: The description of bicycle routes is a bit out of date. There is a current DIVVY
station on the west side of Forest adjacent to the proposed development site. Please update
and reference proposed relocation.
Noted.
Page 15 and 39: Was there discussion in the Vantage Oak Park development report that
documents the public parking availability to cover the 1000 Lake Street development or that
there would be excess parking to cover the required retail demand from the 1000 Lake
Street? Please provide.
The development is planning to use the valet service of the Village of Oak Park for the proposed
6,250 square feet high turnover restaurant parking vehicles on either the Vantage Oak Park parking
garage or the Holly Court parking garage. For the remaining 3,250 square feet of retail, it is
anticipated that the majority of the customers will be foot traffic. However, the parking demand
is expected to be accommodated by the Vantage Oak Park parking garage and the on-street metered
parking in the vicinity of the site.
Page 15: The discussion of the lay-by lane does not discuss any time limitation (e.g., 15
minute loading/unloading only). Is this expected to be time limited with signage or other
management techniques?
The lay-by lane will be signed for drop-off and pick-up and limited to 15 minutes.
Page 16: The loading dock discussion talks about one dock on Forest and one in the alley.
The Development Application states two loading areas on Forest (pg. 35 of 395). Please
clarify.
The description and discussion of the loading docks have been corrected in the revised traffic
study.
Page 18: Please update the third sentence under the Development Traffic Generation to
read, However, the ITE trip rates are based on sites with a variety of sizes, price ranges,
locations, and ages.
Noted.
Page 19: The generated traffic reported for the Retail land use code 820 is off. Please review
and update.
This was a typo. The trip generation was based on land use code 826 and not 820.
Page 17-26: For all exhibits showing future access to the site, please label the Access Drive
on the exhibits. Currently difficult to see in the exhibits and providing label will assist with
review.
Noted.
Mr. Andrew Yule
March 27, 2017
Page 3
Page 28-35: Please update Synchro naming convention to match the callouts of the tables on
these pages.
Noted.
Page 40: For the second bullet of auto ownership of rental units within mile of train
station, are there statistics of the number of bedrooms of those units?
Page 41: Bullet three please add language to include that there will be minimal increased
in delays from existing conditions
Noted.
Page 41: Bullet four please include the length of the queue in the worst case scenario and
include along with distance to the access drive for comparison.
Noted.
Appendix: The Harlem/Ontario SAT Total signal modifications Synchro analysis looks
to be the same as the SAT Total Synchro analysis. To eliminate confusion, please remove
SAT Total signal modifications Synchro file from the appendix.
Noted.
Lastly, it was requested that the operations at Forest Avenue should investigate concurrent left-
turn phasing for northbound and southbound Forest Avenue onto Lake Street as well as providing
an all-pedestrian phase at both Marion Street and Forest Avenue. Based on discussions with
Village of Oak Park staff, the Village is currently exploring these potential alternatives
Mr. Andrew Yule
March 27, 2017
Page 4
Please note that the responses below are only to those comments that pertain to the traffic impact
study. The remaining comments in the Village of Oak Park letter will be addressed by others.
2. See attached review comments from WSP Parsons Brinckerhoff related to the
parking and traffic study. Please address these comments in addition to the
comments below. WSP PB will model KLOAs study once they address the initial
comments and revise their study.
3. Retail space square footage is inconsistent with PD application cover letter. Revise to
be consistent and update required sections.
Noted. Traffic Study has been revised to reflect the correct square footage.
4. Revised site plan does not indicate shared spaces. Ensure site plan is correct or revise
parking study to remove shared space references.
The revised site plan and the population/parking matrix show the two shared parking
spaces.
6. PD cover letter lists 265 bike parking spaces versus 250 in the parking section. Revise
to make consistent.
Noted. Traffic study has been revised to reflect 265 bike spaces.
7. ITE trip generation for high turnover restaurant (LUC 832, not 932) needs to be
updated based on 6,250 sq ft not 6.000 sq ft.
The ITE trip generation table has been corrected to reflect 6,250 square feet.
Noted. The intersection of Harlem and Lake have been included in the revised traffic
impact study.
9. Forest St & Access Drive/Parking Garage Drive Synchro reports do not include any
pedestrian or bike volumes. Need to include exist+future (Albion, other
developments, background growth) volumes.
10. Because the study states use of the Vantage parking garage for retail auto trips
additional pedestrian volumes (to & from store/garage) beyond what would be
expected if a parking space for retail was in the Albion development should be
included in the analysis.
Noted. Pedestrian movements between the Vantage Oak Park parking garage and the site
have been included in the revise traffic study.
11. Most but not all future conditions signalized intersections include increased number
of pedestrians. None of the future conditions signalized intersections include
increased number of bikes. Pedestrian and bike volumes are not included on the
unsignalized intersections reports. Cannot ascertain whether or not pedestrian and
bike volumes increase from existing to future conditions.
Pedestrian and bicycle volumes have been increased at all studied intersections. Please
note that the unsignalized capacity analyses printouts do not show pedestrians or bicycles.
However, we can provide the Village with the electronic Synchro files.
12. Tables 4 & 5 Lake/Forest Capacity Analysis analysis appears better than reality as
WB Lake in Table 4 and EB Lake in Table 5 is shown as LOS A with an average delay
less than 5.0 seconds. Can you combine the results of the two T intersections into one
offset intersection.
While we acknowledge that the calculated LOS for the through movements at this
intersection are better than what they are in the field, the intersection cannot be analyzed
as one offset intersection given the existence of internal stop bars.
13. Discussion and Recommendations (D&R) section, first paragraph capacity analyses
show that all of the intersections within study area generally operate at an acceptable
LOS during peak hours. However, based on our observations and results of traffic
simulation runs, some approaches and specific movements experience long delays and
queues that are not reflected in the capacity analyses. Confirm findings match typical
conditions.
The movements that experience long delays and queues matched typical conditions that
were observed in the field.
14. If simulation runs are more realistic than capacity analyses, why are sim runs not
used instead of capacity analyses?
The primary purpose of SimTraffic is to check and fine tune traffic signal operations and
should be used in conjunction with the results of the capacity analyses. While a simulation
run might give you in some instances a more realistic result than the capacity analyses
sometimes it does the opposite since it cannot take into account all human behavior factors.
Mr. Andrew Yule
March 27, 2017
Page 6
15. Provide more detail (including simulations) on area used by Albion and by Vantage
Development for both the loading docks and garage entrances plus the alley to ensure
any queuing on Forest does not extend into signalized intersection or Ontario
intersection.
As discussed in the traffic study, based on the results of the capacity analyses and the
simulation runs, the southbound queue on Forest Avenue at its intersection with Lake Street
will not exceed 130 feet and as such will not extend to the proposed access drive/Vantage
Oak Park/Public Garage drive.
17. Figure 3 there is no parking on the east side of Forest. Please revise.
Noted.
18. Alternative modes of transportation add that Pace currently uses northbound
Forest and westbound Ontario to manage their southbound Harlem route 307. They
run 2 buses per hour from 5am-8pm. There are no stops on internal streets.
Noted.
19. Provide comments and any recommended improvements to address any concerns
regarding pedestrian safety at the N-S crosswalks on Ontario at Forest and the E-W
crosswalk of Forest at the south jog of Ontario.
As shown on page 55 of the MUTCD, sign R1-6a State Law Stop For Pedestrians Within
Crosswalk could be placed on the existing pole within the median along the Forest/Ontario
jog. It is recommended that the background color be a fluorescent yellow-green color
instead of yellow.
Mr. Andrew Yule
March 27, 2017
Page 7
20. Development traffic generations appear not to include the 37 parking spaces that will
be leased to 1010 Lake Street. Include in traffic generation numbers and revise study.
Also increase number of apartment use trips being generated to leave the site in am
and return in pm based on this 37 leased space requirement (i.e. I think the 40%
reduction should only be applied to the number of units minus the 37 spaces required
to vacate the building each day).
The traffic that would be generated by the 37 parking spaces is already on the existing
traffic stream but as mentioned in the traffic study (page 22), the inbound and outbound
trips anticipated to be generated by the 37 parking spaces were included and added to the
turning movements at the garage access drive shown in Figure 12
Sincerely,
Javier Millan
Senior Consultant
Planned Development Application
1000 Lake Street Development
Oak Park, IL 60301
2. Affidavit of Notice
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January 30, 2017
Meeting Minutes
1
o The impact has not yet been investigated. Although, due to prior
management experience, Albion does not foresee that the planned
development will have an overbearing impact on the local schools. Albion
will be coordinating with its management company to gather information
on local comparable multifamily properties in Oak Park to see how many
families with children currently occupy units in those respective
developments.
Albion needs to do a better job of documenting and communicating through social
media what we are doing and what our plans are.
o Albion Residential will consider setting up a social media and document
sharing site so that residents can stay up to speed on the project.
A person who identified herself as a Park Board Member wanted to know what
were doing about the shadows on the park?
o Questions deferred to HPA Architecture
Why cant Albion design an 8-story building on the site which current zoning
allows?
o Albion cannot design an 8 story building that the current zoning allows
because the purchase price of the land is so significant that it affects the
economics of the project.
What is the parking ratio?
o .91:1
How many units and parking stalls?
o 265 units and 243 parking stalls
What variances are you asking for?
o Albion Residential is seeking a height variance through the filing of its
planned development application/
Can you build within the current zoning?
o Albion will not consider investment in 1000 Lake Street under current
zoning
Will there be a village meeting?
o Yes, Planning Commission once the planned development application is
submitted and reviewed.
Will there be pets allowed in the building?
o Yes, the site will be a pet friendly building. The planned development will
also include a dog run and a pet spa to limit the usage of Austin Gardens
by pets so that the park can maintain its serenity.
Will you be putting solar panels on your building?
2
o No
Is anybody here from the Park District?
o Yes, but they have not identified themselves to Albion representatives.
Will you consider putting in bird friendly windows to deter migrating birds from
flying into the building?
o Question Deferred to HPA Architecture
Has the village seen any of the project details to date?
o Yes the village is aware of the nature of the planned development
Concerns about vehicular speed traveling down Forest Avenue.
Have you considered having speed tables installed on Forest Avenue?
o No, we will coordinate with the Village and our traffic consultant to see
how this issue can be addressed.
Positive feedback regarding the loading docks on the north side of the property
boarding the alley.
Positive feedback regarding the public greenway connecting Lake Street to Austin
Gardens Park
Expressed displeasure that the meeting was an open house format.
3
Does an apartment building of this size get special tax breaks or depreciation
allowances?
o Typically yes, However Albion is not asking for any public money.
How does the construction of this building effect the Village of Oak Parks
proposed 2018 reconstruction of Lake Street.
o Albion Residential will be working closely with Village staff and architects
that represent the village to ensure that both the planned development and
the 2018 reconstruction of Lake Street incorporate similar qualities that tie
both project in together successfully.
What is the process of choosing a developer for a project? Any local people ever
considered?
How big of an effort was made to consider local architects in the design?
o Floyd Anderson, a local architect selected by the Village of Oak Park, has
been in contact with HPA Architecture and Albion Residential to offer up
suggestions in regards to the planned developments design.
How is Forest Avenue going to accommodate the traffic generated by Vantage
and your development?
o Deferred to Traffic Consultant
What are you doing to accommodate traffic along Lake Street?
o Deferred to Traffic Consultant
Traffic volumes and speed on Forest Avenue going north has been getting worse
since Vantage was built. There was an accident not too long ago along the curb
portion of Forest/Ontario in which a vehicle jumped the curb several times.
Neighbors got together and discussed several alternatives that could be
considered (i.e. speed table, arch/entryway, etc.). The arch could be low enough
that it would deter trucks from traveling from/to the north on Forest but not
preclude emergency vehicles from traveling.
4
MEMO
date 1.31.17
to Andrew Yule
Andrew,
Below is a list of questions and how we addressed them when asked. In addition we have
indicated in red, where applicable, how we can architecturally address the concerns raised
about the design.
1. Aesthetics
Q. What was the concept behind the design?
A. The design is intended to create a dynamic structure along the main retail street
in Oak Park. The offset massing and giant order of the glazing pattern serve to
disguise the bulk of the building and break down the scale in to smaller
elements compatible with the scale of the existing context.
Q. Floyd Anderson asked in his comments for the business of the building to be
reduced and to have a cleaner appearance at the base.
A. HPA & Albion plan to work with Floyd Anderson diligently.
2. Bird Strike
Q. What can be done to avoid bird strikes on the building?
A. There are several methods we are using to minimize bird strikes. From a
building viewpoint. 70% of bird strikes occur within 40 of the ground. Our
building base is predominately solid at these elevations to deter bird strikes.
Above this level, the building has a high percentage of solid wall that further
reduces bird strikes. All of the exterior lighting will be shielded to minimize
attraction to night migrating birds. Further, tenant education and use of blinds
during semi-annual migration periods will further reduce the incidence of bird
strikes.
3. Community Benefit
Q. What benefits will the community realize from this project?
A. The Villages intent with the encouraging of density in the retail corridor is to
provide housing for residents who desire to live within the village but are not yet ready
to commit to a large single family home as well as increase the tax base. Encouraging
residents to start in a community at a young age increases the likelihood that they will
stay in the community and move to larger housing options as their situation changes.
MEMO
Additionally, housing in this location takes advantage of the benefits the Village enjoys
with good public transportation and keeps people near the downtown amenities and the
smaller unit sizes encourages people to step out and enjoy the businesses and
opportunities the retail/entertainment district has to offer. Finally, Albion being a build
and hold developer, the residents can be comfortable that the building will be
maintained and that the quality level and longevity of finishes will be considered as part
of the project.
4. Demographics
Q. Who will be living in this building?
A. This building will contain the same cross section of people who currently live in
the community. The building offers options for people looking for entry level and/or
workforce housing in an area where there was previously few options.
5. Density Concerns
Q. Why are there so many units?
A. We deferred these questions to Ownership
6. Eight Story option
Q. Why are you building over the 8-story limit and can we see what shadows an 8-
story building will create?
A. We looked at the option of an 8-story super-block design and found that it
created as much shadow on the park as the current design that was modeled to
minimize its shadow on the park. Additionally, the super-block design left few
opportunities to mitigate the buildings bulk and provide the green elements that we
desired.
7. Footprint Issues
Q. Can you set the building back further off the park?
A. We used the same answer as above. We indicated that the built square footage
would remain constant to meet the financial model and that stepping it back off the
park would make it taller and cast similar shadows.
8. Garbage
Q. How will you be dealing with trash removal?
A. Trash will be held internally in a designated trash room along with recyclables.
The trash will be removed by a scavenger service who will roll the dumpsters out to the
loading dock to empty. Schedules for trash removal will be coordinated with building
management and the neighbors.
9. Green
Q. What green initiatives will be included with the building?
A. We will be attaining LEED Silver designation for the building which will
include increased energy performance, insulation, management of water flow to the
sewers (via our green roof areas), use of environmentally safe finishes and recycled
content. Additionally, through our green roofs, we are providing a significant
additional quantity of par area to a site that is currently all concrete. These vertical
parks act the same as grade parks to encourage animal life and mitigate urban heat
islands.
MEMO
10. Height
Q. Can you step the building back at the park to reduce the shadow?
A. See 7 above
11. Job Creation
Q. How many full and part time jobs will you be creating?
A. These questions were deferred to Ownership.
12. Loading
Q. How will the loading be handled? Wont they just block the curb lane?
A. As Albion actively manages their properties, deliveries will be coordinated so
that the 2 internal loading docks will be available for all deliveries.
Q. Will you be providing any improvements to the site landscaping?
A. See 9 above. Additionally, we are providing street level art installation(s) and
new plantings. We are also creating a greenway path from Lake Street to Austin
Gardens creating a landscaped connection.
13. Parking
Q. How much parking are you providing? Why is it less than required by code?
A. Studies indicate that in projects that are predominately smaller units, the
parking absorption hovers in the 35% -40% range. As this is a commuter suburb and in
light of us having larger units, we are providing a 90% parking ration. In terms of trips,
Studies done by Transportation Engineers indicate that TOD projects generate 44%
fewer daily trips when compared to similar projects not located near public
transportation. The site has a walkability score of 81 out of 100 meaning most errands
can be done on foot further reducing car trips. Additionally, we will be providing
charging stations for alternate fuel vehicles as well as ride share spaces in the garage
and 1:1 bike parking and Bike maintenance facilities.
14. Pets
Q. We have too many dogs walking off leash in the park.
A. The building has a dedicated dog play area on the roof as well as an indoor
doggy spa that will minimize the need for off-leash play outside of the building.
15. Property Values
Q. All of these units will reduce my property values.
A. The building is geared towards workforce housing. That includes young
professionals starting out after college. It will also serve empty nesters who no longer
need their large homes but desire to stay in the Village. The residents here will be no
different from the existing Village demographic and as such fears of reduced property
values due to the residents are not valid.
16. Rent / Affordability
Q. What will the rent be? Are any of these unit affordable?
A. We directed these questions to Ownership.
Q. What happens if the project fails or the developer cant finish the project?
A. We directed these questions to Ownership.
17. Shadows on the Park
Q. You are shadowing the trees and the solar panels on the visitor center.
MEMO
A. Our building was designed to minimize the shadows on the park. Our shadow
studies indicate that the new building will add approximately 60 minutes of additional
shadow to trees and study centers PV panels. This amount of time is minimal and will
not affect either structure.
18. Social Interaction
Q. Will this building be an enclave or will amenities be available to the
neighborhood?
A. We directed these questions to ownership.
19. Wind
Q. The Vantage building created a horrible wind condition and on windy days you
cant walk around the corner. Will this make it worse?
A. The Vantage building presents a large flat face to the prevailing wind. Wind
strikes the west elevation and is pushed down to the ground creating a wind tunnel
effect. The offset design of our building is specifically designed to break up these wind
flows and should ameliorate the onsite condition.
Dear Neighboring Oak Park Resident,
The Oak Park Zoning Ordinance requires that a planned development applicant shall
notify taxpayers of record and those business owners within 500 feet of the subject
property that a complete planned development application will be filed with the Village
of Oak Park. The posting of said notice shall also be affixed on the front doors and in the
lobbies of all multifamily rental buildings, not more than 30 days before filing.
The Applicant, Albion Residential, on behalf of the current owner OP Partners, LLC, is
prepared to submit a planned development application for the approval of a mixed-use
residential community located at 1000 Lake Street, Oak Park, Illinois 60301.
Sincerely,
Andrew J. Yule
Albion Residential
Vice President, Development
Dear Neighboring Property Owner:
The Oak Park Zoning Ordinance requires owners of property within 500 feet of the
subject property be notified of a public hearing for a Planned Development. The property
owner shall be notified of the nature of the proposal, and the date, time, and place of the
public hearing regarding the proposal.
A Legal Notice will appear in the weekly edition of the Oak Leaves. The hearing will take
place at 7:00 p.m. on April 6, 2017 and will be located in the Council Chambers Room 201
at Village Hall, 123 Madison Street, Oak Park, IL. The hearing is open to the public and
comments / questions from the public on the proposal are invited. Those property owners
within the 500-foot notice area and those persons with a special interest beyond that of
the general public (Interested Parties) wishing to cross-examine witnesses must
complete and file an appearance with the Village Clerk not later than 5:00 PM on the
business day preceding the public hearing. Forms are also available in the Clerks Office,
Village Hall.
The Applicant, Albion Residential located at 188 W. Randolph Street, Chicago, Illinois
60601 seeks approval of a Planned Development for a mixed-use residential community,
located at 1000 Lake Street, Oak Park, Illinois 60301.
If you have any questions or concerns regarding this proposal prior to the public hearing,
please contact, Albion Residential at (312)335-2680 or email info@albion-residential.com
or Craig Failor, Village of Oak Park Planner at (708)358-5418 or by e-mail at cfailor@oak-
park.us.
Respectfully,
Andrew J. Yule
Albion Residential
Vice President, Development
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Albion Residential is proposing a LEED Silver or Green Globe certified building named
The Albion at Oak Park located at 1000 Lake Street at the north-west corner of Lake
Street and Forest Avenue. The Albion at Oak Park will be an 18-story residential
apartment project encompassing 265 units, 235 parking spaces, 2 designated Zipcar
stalls, 6 motorcycle stalls, and 265 bike parking stalls. The building design aims to
mitigate the building height, by modulating the tower massing, creating an
arresting composition on the skyline as well as something instantly and uniquely
recognizable from the adjacent transit lines. The height and orientation of the
backwards L shape of the building allows the shadows to contort away from the
Austin Gardens Park after the high noon hour allowing minimal shadow cast to the
lower quadrant of the park at all times. The building skin is a combination of glass,
brick, stone, and metal panel with bronze accents. Luxuriously planted terraces and
balconies combine with the harder edge materials to bring a sense of warmth and
nature to the composition tying together the immediate context of vintage commercial
street and public park.
The first floor contains the interactive residential lobby which will be open to the public,
9,500 square feet of rentable commercial space designed to continue to energize Lake
Street, in addition to a loading dock with 2 bays on Forest and 1 bay in the alley,
parking ramp access, a secure bike storage room that can fit 1:1 bike parking within the
building, a pet spa, and residential storage.
The project will include a public greenway between the 1000 Lake Street Site and the
1010 Lake Street Building to the west that conforms to the Zoning Guidelines. The
greenway will give pedestrians a right of way to access Lake Street and Austin
Gardens Park. The greenway will include plush landscaping, park benches, tables,
outdoor seating for the restaurant tenant located on the southwest corner of the
planned development, several types of outdoor lighting, and a combination of public
art.
Albion Residential plans to collaborate with Visit Oak Park, local Oak Park artists,
and the Oak Park Area Arts Council to incorporate a meaningful display of art that
both captures the attention of pedestrians as well as properly represents the strong
community culture in Oak Park.
1
Albion Residential, in conjunction with its landscape architect, will collaborate with the
Village of Oak Park and its consultants to incorporate a similar palate, design, and
specifications of the proposed Lake Street streetscape program in the greenway, along
Lake Street, and along Forest Avenue. In general, the streetscape elements include
bluestone sidewalks, decorative black concrete curbs, granite curbed planters,
decorative street and pedestrian lighting, tree pits and grates, granite paver
driveway aprons, irrigation and electrical circuits, and site furnishings, which include
bike racks, garbage cans, movable planters, benches, etc.
Floors 2, 3 and 4 contain 235 parking stalls, 2 designated Zipcar stalls, and 6 motorcycle
stalls with direct access to stairwells and 3 elevators to exit into the lobby or an egress
door.
The upper floors are improved with a mix of studio, one, two, and three bedroom
apartments as well as extensive tenant amenity areas and landscaped outdoor roof
decks.
The buildings design reflects the predominate 2-4 story massing of the Lake Street
retail district at the property line with a continuous open and active retail storefront.
The tower sets back above the base to further define the retail datum. Its height
and massing responds to the Downtown Lake Street Building Height and Massing
Overlay District guidelines and is proposed at 197 feet tall.
2
Project 1000 Lake Street , Oak Park, IL
Date 03-10-2017
Overlay Districts Downtown Lake Street Building Height & Massing Overlay District (DLSOD)
The following is a list of the zoning regulation issued found in the Oak Park Zoning Ordinance. Following each Zoning Regulation is a
proposed variance in bold italics by Hartshorne Plunkard Architecture.
Zoning
Variance / Credit
Section
Proposed Variance:
0-0 setback along Forest Street
Proposed Variance:
0-0 setback at alley
Proposed Variance:
198-6 plus elevator override +/- 5-0
Zoning
Variance / Credit
Section
Retail
Ground Floor - 6,250 sf - 1 stall per 500 sf 13 stalls
Proposed Credits:
25% parking reduction Transit Accessibility and On Site Bicycle Rooms
322 x .75 = 242 Parking stalls required subsequent to reduction
Proposed Variance:
No parking variance required.
Proposed Variance:
0-0 proposed setback along Lake Street, Forest Street, and the public alley.
Zoning
Variance / Credit
Section
Proposed Variance:
0-0 proposed setback along the public alley.
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Building Communities at the Intersection of Style & Culture
Albion Residential is a real estate investment firm, operating under Village Green that is focused on the
acquisition, development, and operations of Midwestern luxury rental apartments. Albion Residential
analyzes each opportunity from a unique and practiced perspective. The companys objective does not stop
at developing or acquiring apartment buildings. Instead, Albion Residential focuses on cultivating vibrant
environments to live, work, play, entertain, and relax.
In an effort to distinguish the acquisition and development division from Village Greens Management
business, our teams executives re-branded as a newly formed company in June 2016 called Albion
Residential. Albion Residential has since brought together a group of top industry professionals from
Village Green who have diverse backgrounds in development, management, interior design, and
construction.
Albion concentrates on ground-up development sites located in dynamic urban neighborhoods with strong
employment opportunity and chic entertainment scenes. These new development projects typically require
innovative architectural and construction techniques as well as extensive re-zoning requirements achieved
through collaboration with the local neighborhood groups and municipalities.
Albion Residential also focuses on adaptive reuse projects throughout the urban core of Midwestern cities.
These long neglected projects result in ideal opportunities to restore underutilized 1900s buildings. Albion
Residential has utilized Federal Historic Tax Credits on numerous conversions and have the experience,
knowledge and relationships to maximize otherwise overlooked opportunities. Albion Residential considers
existing historic office space opportunities to convert to multifamily with a minimum requirement of
approximately 200,000 gross square feet.
Albion focuses on targeting specific on-market and off-market assets for acquisition. Typical acquisition
targets include assets in need of moderate to extensive capital expenditures, including interior unit and
common area renovations, property repositioning and improvement in management and marketing efforts.
Albion Residential typically acquires garden style, mid-rise or high-rise assets with a minimum of 150
units. Albion is constantly looking for assets in desirable urban-suburban locations with high visibility,
within proximity to public transportation, and markets with substantial barriers to entry.
Village Green is a partner company of Albion Residential focused on the management of luxury apartment
communities. Village Green is one of the nations largest third party managers of luxury apartment
communities and has set the standard for apartment living since 1919. Village Greens portfolio includes
approximately 40,000 apartments in 158 properties, of which 26 properties totaling 7,387 units are located
in greater Chicago.
Both Albion Residential and Village Green are wholly owned by Compatriot Capital. In 2006 Compatriot
Capital acquired a 50% interest in Village Green and in June 2016 Compatriot acquired the remaining
interest in the company.
Established in 2011, Compatriot Capital directs the real estate investment strategy for Sammons
Enterprises, Inc. Headquartered in Dallas, Texas, Sammons Enterprises, Inc. is one of the nations largest
privately owned companies with assets exceeding $75 Billion.
ALBION RESIDENTIAL PROJECT EXECUTIVES
Albion Residential has taken a unique approach to developing smaller, high quality, luxury units. This
strategy has allowed Albion to focus its efforts on providing interior finishes and common area amenities
that go above and beyond the residents expectations. The design and development of previous Albion
Residential projects closely resemble features seen throughout a boutique hotel rather than an apartment
building. Albions adaptive and informed approach towards apartment living inspires our team come up
with new ways to incorporate innovative technologies and interior features that will help distinguish the
Albion brand.
Morrow Park City Apartments
Morrow Park City Apartments is a 6-story wood frame ground-up development located on the corner of
Liberty Avenue and Baum Boulevard in Pittsburgh, Pennsylvania. Morrow Park City Apartments was
completed in 2016 and consists of 213 luxury apartment units and 188 parking stalls constructed on a 1.5-
acre site.
Morrow Park City Apartments is a highly amenitized building that provides its residents with best-in-class
features. The property offers numerous common area amenities including an indoor/outdoor swimming
pool and spa, fitness center, sauna, covered underground parking, grilling stations, common area lounge
space, outdoor lounge areas, and a Zen garden. Morrow Park City Apartments attained a building efficiency
certification from the National Association of Home Builders National Green Building Standard and is
highly regarded as one of the best properties in the Bloomfield/Shadyside neighborhood.
SouthSide Works City Apartments
SouthSide Works City Apartments is a 6-story wood frame ground-up development located less than 3
miles from downtown Pittsburgh, Pennsylvania. The property is well positioned within proximity to many
of Pittsburghs largest corporate headquarters. SouthSide Works City Apartments, which was completed in
2016, consists of 264 luxury apartment units and includes an adjacent 6-story 560 stall parking garage with
bike racks and was constructed in partnership with the Urban Redevelopment Authority of Pittsburgh.
SouthSide Works also includes 11,500 square feet of retail space.
SouthSide Works City Apartments is situated on the southern curve of the Monongahela River offering
residents exceptional views, an indoor/outdoor pool and spa, fitness center, a spacious courtyard, a business
center and conference room, clubroom with lounge seating, fireplace, gourmet kitchen, and gaming area.
In-unit features consist of energy efficient floor to ceiling windows, wood flooring and plush bedroom
carpet, full-sized whirlpool in-unit washer and dryers, 9 to 18 foot ceilings, and 2-story loft style apartment
units.
Soo Line City Apartments
Originally constructed in 1915 for the First National Bank of Minneapolis, Soo Line Building was
previously a historic office building spanning 19-stories. The Soo Line Building underwent a complete
renovation converting the office building into a multifamily luxury high-rise featuring 254 units and
approximately 18,000 square feet of retail and office space. The building was listed on the National Register
of Historic Places in 2008 and completed construction in 2013.
Upon the projects completion, Soo Line Building City Apartments was named the Best Large Apartment
Community by the National Apartment Association. The Building also received an efficiency certification
from the National Association of Home Builders National Green Building Standard.
Soo Line Building City Apartments offers access to the skyway connecting various downtown locations
through the buildings main atrium. The building also includes a locally acclaimed restaurant tenant and a
breathtaking rooftop skyclub. The skyclub includes first-class amenities such as an indoor/outdoor pool and
spa, lounge area, grilling stations, common area entertainment kitchen, and a spacious outdoor terrace. The
project finance team utilized federal and state historic tax credits to help increase the projects overall
economic feasibility.
Ann Arbor City Apartments
Ann Arbor City Apartments is a 9-story ground up development that was completed in 2014. Located one
mile from the University of Michigan, Ann Arbor City Apartments caters to well-educated graduate
students, working professionals, and families within the area. The property consists of 155 units and best-
in class amenities that outperform the competition in the market.
Ann Arbor City Apartments offers three distinct finish packages, large sun-lit windows, hardwood floors
throughout, gourmet kitchens with moveable granite islands, built-in wine racks, contemporary cabinetry,
36-inch soaker tub and 5-foot rain shower, Whirlpool in-unit washer and dryers, track lighting, 9-feet to
10-feet 6-inch ceilings, and custom walk-in closets. Building features consist of in-house dry cleaning, pet
sitting, home package delivery, overnight guest suites, a rooftop skyclub, and an outdoor Zen garden. Ann
Arbor City Apartments has received a building efficiency certification from The National Association of
Home Builders National Green Building Standard.
Randolph Tower City Apartments
Originally known as the Steuben Club building built in 1929, Randolph Tower is one of Chicagos historic
last gothic revival skyscrapers. Randolph Tower is recognizable for its terra-cotta clad exterior that
underwent extensive renovations in order to preserve the building and maintain its original facade. The City
of Chicago designated the structure a landmark in 2006 and in May of 2007, the building was officially
listed on the National Register of Historic Places. In 2011, Randolph Tower underwent an extensive interior
renovation and now consists of 312 luxury apartment units. The renovation was completed in 2012 and is
regarded as an iconic piece of history recognized by many who now call it home. The building also consists
of approximately 24,000 square feet of office and retail space located on the first and second floors.
Randolph Tower City Apartments mixes traditional architecture with a contemporary design in many ways
including the repurposing of a large open spaced ballroom into a skyclub lounge and fitness center.
Randolph Tower City Apartments offers residents an indoor rooftop pool, home theatre, game room,
entertainment kitchen, outdoor grilling stations, and a 24/7 concierge, as well as some of the best floor plans
and unit finishes in the market.
Mill District City Apartments
Mill District City Apartments is a 5-story, 173-unit unit ground up development that was completed in
2011. Mill District City Apartments is located in the heart of the Mill District in downtown Minneapolis on
the western bank of the Mississippi River. This luxury apartment community is recognized by its
extraordinary outdoor amenity space with a 14,000-square-foot private park on-site as well as breathtaking
views of downtown Minneapolis. Mill District City Apartments offers residents 39 unique apartment floor
plans and 3 finish packages, soaring 9 to 18 foot ceilings with Penthouse loft options, moveable granite
islands, built-in wine racks, oversized kitchen sinks featuring gooseneck faucets, custom closets, space-
saving pocket, bi-fold and barn doors, bathrooms with 36-inch soaking tub, and rain shower heads with
hand massage.
Building amenities include an indoor/outdoor pool with a double sided movie screen, social sauna, club
room with gaming area, 24/7/365 fitness center, extended-hour concierge, business center and conference
room, and an on-site restaurant featuring indoor/outdoor dining. Mill District City Apartments received a
building efficiency certificate from The National Association of Home Builders National Green Building
Standard upon completion. Some of the unique features that allowed Mill District City Apartments to
receive this prestigious certification include the energy efficient windows with a U-Value of 0.35 designed
to reduce heating and cooling bills, programmable thermostats, high efficiency water heaters that are 96%
efficient vs. the standard 80% efficient models, LED lighting, reduced flow showerheads, faucets and
toilets, and Energy Star appliances and bathroom fans.
ABOUT HPA
Using Sefaira Architecture software at the projects onset, our Parc Huron - LEED Gold
designers undertake real-time performance analysis of energy and
daylighting metrics to make cost-benefit decisions throughout the
design process.
Partner Partner
Project Role: Project Visionary Project Role: Partner in Charge - Architecture
Co-founder of HPA, Ray Hartshorne has over 25 Paul Alessandro has more than 25 years of
years of experience designing developments acorss experience in the architectural design of complex
the country. Rays expertise encompasses a range mixed-use, residential, cultural and civic projects.
of market types, from private homes to large- He most recently led the adaptive re-use of the
scale, mixed-use complexes. His portfolio of recent landmarked Chicago Athletic Association Building
projects includes Randolph Tower City Apartments, and the Chicago Motor Club Building into boutique
2116 Chestnut, and the Tower at OPOP. Ray will be hotels. For this project, Paul will serve as the Partner
responsible for concept visioning and design, and in Charge of Architecture, leading the planning and
overall client management and satisfaction. design efforts and coordinating them with the Owner
and consultants.
John Donoghue
Aracely Nevarez AIA, ASID
Associate
Partner Project Role: Project Architect (Entitlements)
Project Role: Partner in Charge - Branding
Since joining HPA in 2012, John has managed several
An HPA partner and head of the firms interior design of HPAs complex planning projects, including
team, Aracely Nevarez is skilled at using bold design Essex on the Park and the Montrose and Clarendon
to energize and revitalize projects. Her recent projects Development. A key member of HPAs Planning
include Soho House Chicago and AMLI Lofts. Aracely Group, he will serve as the project architect, taking
will serve as the Partner in Charge of Branding, and the lead during the entitlement process.
give design direction for branded architecture that
effortlessly harmonizes with the building design.
Ray Hartshorne AIA
PARTNER
She is the head of HPAs interior design studio, and Jones Chicago, Chicago, IL
works closely with clients to express and detail Interior design of branded environments for
cohesive building environments that meet their design a 25-story, LEED Gold high-rise with 188 luxury
visions. apartments with expansive community amenities
PROJECT INFORMATION
Completion: 2015
Services Provided
Feasibility Study, Programming, New Construction, Full
Architectural Design Services, Construction Administra-
tion, Interior Design, LEED Certification
PROJECT INFORMATION
Completion: 2016
Services Provided
Feasibility Study, Full Architectural Services,
Programming, Entitlement, Construction Administration,
Interior Design
PROJECT INFORMATION
Completion: 2013
Services Provided
Feasibility Study, Full Architectural Services,
Programming, Entitlement, Historic Renovation/Adaptive
Re-Use, Construction Administration, Interiors
PROJECT INFORMATION
Completion: 2014
Services Provided
Feasibility Study, Full Architectural Services,
Programming, Entitlement, Construction Administration,
Interior Design
PROJECT INFORMATION
Completion: 2010
Services Provided
Feasibility Study, Programming, Master Planning,
New Construction, Full Architectural Design Services,
Construction Administration, LEED Certification
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E F G H I J K L M N N H O P Q H J N R K J P S T U M N V H W
NOTES CONTINUATION:
VICINITY MAP The subject property at 1010 Lake Street is improved with a 7-story building
O ST
ONTARI
A.L.T.A. / N.S.P.S. LAND TITLE SURVEY with commercial space (Oak Park Visitor Center) on the ground floor and office
space above. These uses are all permitted uses in the district and are in
compliance with the Transit-Related Retail Overlay District in their current
locations.
O
ONTARI
EXISTING BOUNDARY INFORMATION & NOTES Downtown-Lake Street Building Height Massing Overlay District
N. MARION ST
And finally, the properties are located in the Downtown-Lake Street Building
ST
AVE
SCALE 1" = 20 Height and Massing Overlay District. The purpose of this Overlay District is to
PROJECT (SEE SHEET 2 FOR EXISTING TOPOGRAPHIC FEATURES) protect the unique and representative character of the existing Village
N PROPERTY DESCRIPTION:
FOREST AVE
OLLY CT LOCATION streetscape and prevent the construction of buildings which would be disruptive
N. HARLEM
H
PARCEL 1: and incompatible with the character of both the street and the Village.
0 20 40 THAT PART OF BLOCK 1 IN AUSTINS ADDITION TO OAK PARK IN THE NORTHWEST 1/4 OF
SECTION 7, TOWNSHIP 39 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, Within this District, no buildings shall exceed 80 feet in height. The subject
COMMENCING AT THE JUNCTION OF THE NORTH LINE OF LAKE STREET WITH THE WEST LINE properties were constructed prior to the effective date of this Overlay
ASSUMED BEARING SYSTEM
OF FOREST AVENUE AND RUNNING THENCE WEST ALONG THE NORTH LINE OF LAKE STREET District and thus are grandfathered.
E ST 140.21 FEET RECORDED (140.29 MEASURED); THENCE NORTH ON A LINE EXTENDED ALONG THE
LAK
WEST FACE OF A BRICK BUILDING 114.72 FEET RECORDED (113.63 MEASURED); TO A POINT PER LETTER FROM DOUGLAS KAARRE, AICP
URBAN PLANNER/HISTORIC PRESERVATION
N. MARION ST
BEING THE NORTHWEST CORNER OF SAID BRICK BUILDING AND LOCATED 139.01 FEET
FOREST AVE
RECORDED (138.70 FEET MEASURED) WEST OF THE WEST LINE OF FOREST AVENUE; THENCE VILLAGE OF OAK PARK
EAST ALONG THE NORTH FACE OF SAID BRICK BUILDING AND THE LINE EXTENDED EAST DATED DECEMBER 8, 2014
139.01 FEET (138.70 FEET MEASURED) TO THE WEST LINE OF FOREST AVENUE; THENCE
SOUTH ALONG THE WEST LINE OF FOREST AVENUE 114.88 FEET RECORDED (111.00 FEET Per your request, I am providing you with the following information regarding
FOUND CROSS
MEASURED) MORE OR LESS TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS. the historic classification of your property at 1000 Lake Street. The two-story
N 4.00S &5.52E
brick commercial building, originally Lyttons Department Store, is located on the
66
northwest corner of Lake Street and Forest Avenue, and was constructed in
ONTARO S
I TREET PARCEL 2: 1956. The property is not located within an Oak Park Historic District or
LZ
IABETH STREET) designated as an Oak Park Historic Landmark; however, the site is located within
AL
( SO KNOWN AS E THAT PART OF BLOCK 1 IN AUSTINS ADDITION TO OAK PARK IN THE NORTHWEST 1/4 OF
250 feet of a designated Historic Landmark (Nineteenth Century Club, 178 Forest
ERE TE
TOFD
ORE DE CA
DI SECTION 7, TOWNSHIP 39 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN,
H SOUTH L NE OF ONTARI
I O STREET
N.T.S. DESCRIBED AS FOLLOWS: COMMENCING AT THE JUNCTION OF THE NORTH LINE OF LAKE Avenue).
(ALSO KNOWN AS ELIZABETH STREET)
STREET WITH THE WEST LINE OF FOREST AVENUE, RUNNING THENCE WEST ALONG THE NORTH
4 5
1 1
.R)
( Section 7-9-10 of the Historic Preservation Ordinance states that for Planned
LINE OF LAKE STREET TO A POINT WHICH IS 170 FEET EAST OF THE WEST LINE OF SAID
41507
. (
M) Developments located within 250 feet of a Historic Landmark, the Oak Park
BLOCK 1 TO THE TRUE POINT OF BEGINNING; RUNNING THENCE NORTH ALONG A LINE
PARALLEL WITH AND DISTANCE 170 FEET FROM THE WEST LINE OF SAID BLOCK 1, A Historic Preservation Commission "shall evaluate the anticipated effect of the
DISTANCE OF 200 FEET TO THE SOUTH LINE OF A 20 FOOT ALLEY; THENCE EAST ALONG zoning action requested in the application on the designated historic landmark
9
1 75
.4
THE SOUTH LINE OF SAID ALLEY TO THE WEST LINE OF FOREST AVENUE; THENCE SOUTH ON and shall consider the long-term compatibility of the proposed zoning action with
R)
M)
THE WEST LINE OF FOREST AVENUE, A DISTANCE OF 85.16 FEET RECORDED (89.00 FEET the character of the affected historic resource and the effect of any
(
(
32
24
K MEASURED) TO THE POINT OF INTERSECTION OF THE WEST LINE OF FOREST AVENUE WITH proposed zoning action on the long-range preservation of this resource."The
PAR
OAK THE NORTH FACE OF A BRICK BUILDING EXTENDED EAST; THENCE WEST ALONG THE NORTH ordinance also states that the HPC "may present its evaluation or opinion on
426.
422.
TO 874 the effects of such anticipated zoning action on a historic landmark to the
FOUND CROSS 5.00N & TION ,1 FACE OF SAID BUILDING, A DISTANCE OF 139.01 FEET RECORDED (138.70 FEET MEASURED)
DDI
BER 5 FEET TO THE NORTHWEST CORNER OF SAID BUILDING; THENCE SOUTH ALONG THE WEST FACE board or commission hearing such zoning action."
ON-LINE PER MORADI S A O 00
N
TI OCT 1887 OF SAID BUILDING TO THE NORTH LINE OF LAKE STREET, A DISTANCE OF 114.72 FEET
SUBDIVISION
AUS ORDED MENT RECORDED (113.63 FEET MEASURED); THENCE WEST ALONG THE NORTH LINE OF LAKE STREET THERE ARE 37 STRIPED PARKING SPACES ON THE SURVEYED PROPERTY, 2 OF WHICH ARE
REC U
RECORDED NOVEMBER 21, 2005
DOC TO THE POINT OF BEGINNING IN COOK COUNTY, ILLINOIS. MARKED HANDICAPPED.
AS DOCUMENT 0526410099 AS (TABLE A ITEM 9)
EXCEPT THAT PART LYING WEST OF A LINE 96.44 FEET EAST OF THE INTERSECTION OF
THE NORTH RIGHT OF WAY LINE OF LAKE STREET AND LINE 170 FEET EAST OF AND THERE IS NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION OR
PARALLEL WITH THE WEST LINE OF BLOCK 1 IN AUSTINS ADDITION TO OAK PARK AS BUILDING ADDITIONS WITHIN RECENT MONTHS.
MEASURED ALONG SAID NORTH RIGHT OF WAY LINE OF LAKE STREET AND 95.91 FEET EAST (TABLE A ITEM 16)
OF THE INTERSECTION OF THE SOUTH LINE OF PUBLIC ALLEY AND LINE 170 FEET EAST OF
N875 62
1 "E
AND PARALLEL WITH THE WEST LINE OF BLOCK 1 IN AUSTINS ADDITION TO OAK PARK AS TITLE NOTES
246.04
PUBLC AL
I LEY
CATED SET CROSS MEASURED ALONG SAID SOUTH LINE OF PUBLIC ALLEY.
RETOFORE DEDI
20
HE PROPERTY SUBJECT TO:
SET CROSS 4.00E & ON-LINE
1. RIGHTS OR CLAIMS OF PARTIES IN POSSESSION NOT SHOWN BY PUBLIC RECORDS.
AT CORNER SURVEYORS LEGAL DESCRIPTION:
INE OF ALLEY
SOUTH L 1
6 2"E
5
1 1
0.3 N87
5 2. ANY ENCROACHMENT, ENCUMBRANCE, VIOLATION, VARIATION, OR ADVERSE CIRCUMSTANCE
SET CROSS THAT PART OF BLOCK 1 IN AUSTINS ADDITION TO OAK PARK IN THE NORTHWEST 1/4 OF AFFECTING THE TITLE THAT WOULD BE DISCLOSED BY AN ACCURATE AND COMPLETE LAND
AT CORNER SECTION 7, TOWNSHIP 39 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, SURVEY OF THE LAND.
DESCRIBED AS FOLLOWS:
959
.1
R)
M)
BEGINNING AT THE JUNCTION OF THE NORTH LINE OF LAKE STREET WITH THE WEST LINE OF 3. EASEMENTS, OR CLAIMS OF EASEMENTS, NOT SHOWN BY THE PUBLIC RECORDS.
EGRESS EASEMENT
(
(
FOREST AVENUE; THENCE SOUTH 87 DEGREES 56 MINUTES 12 SECONDS WEST, ALONG THE
32
24
NORTH LINE OF LAKE STREET, A DISTANCE OF 149.60 FEET, TO A POINT 96.44 FEET EAST
PER DOCUMENT
AB 23. HAZARDOUS SUBSTANCES CERTIFICATE AND INDEMNITY AGREEMENT DATED FEBRUARY
646.
642.
OF THE INTERSECTION OF THE NORTH RIGHT OF WAY LINE OF LAKE STREET AND LINE 170
INGRESS AND
1, 2008 AMONG OAKLAKE PARK ASSOCIATES, L.P., AN ILLINOIS LIMITED PARTNERSHIP AND
FEET EAST OF AND PARALLEL WITH THE WEST LINE OF BLOCK 1 IN AUSTINS ADDITION NORTH BANK RECORDED MARCH 5, 2008 AS DOCUMENT NUMBER 0806533002.
19872400
TO OAK PARK AS MEASURED ALONG SAID NORTH RIGHT OF WAY LINE OF LAKE STREET; (AFFECTS THE PREMISES IN QUESTION AND OTHER PROPERTY)
66
WALL EASEMENT
15 RETAINING
PER DOCUMENT
THENCE NORTH 02 DEGREES 00 MINUTES 30 SECONDS WEST, A DISTANCE OF 200.00 FEET, (SURVEYORS NOTE: AFFECTS PROPERTY BUT NOT A PLOTABLE ITEM)
TO A POINT ON THE SOUTH LINE OF A 20 FOOT ALLEY, SAID POINT BEING 95.91 FEET
EAST OF THE INTERSECTION OF THE SOUTH LINE OF PUBLIC ALLEY AND LINE 170 FEET AC 24. EASEMENTS, COVENANTS AND RESTRICTIONS FOR LATERAL SUPPORT AND FOR
15886967
EAST OF AND PARALLEL WITH THE WEST LINE OF BLOCK 1 IN AUSTINS ADDITION TO OAK MAINTENANCE OF RETAINING WALL AND INGRESS AND EGRESS OVER THE LAND FOR THE
PARCEL 2 PARK AS MEASURED ALONG SAID SOUTH LINE OF PUBLIC ALLEY; THENCE NORTH 87 DEGREES BENEFIT OF PREMISES ADJOINING WEST AS RESERVED IN THE DEED RECORDED APRIL 21, 1954
18"E
R2)
56 MINUTES 12 SECONDS EAST, ALONG THE SOUTH LINE OF SAID ALLEY, A DISTANCE OF
R1)
AS DOCUMENT 15886967 FROM OAK PARK REALTY AND AMUSEMENT COMPANY, A CORPORATION
M)
150.13 FEET, TO THE WEST LINE OF FOREST AVENUE; THENCE SOUTH 01 DEGREES 51 OF ILLINOIS TO AMERICAN NATIONAL BANK AND TRUST COMPANY OF CHICAGO, A NATIONAL
(
(
1.
15
51
00
16
MINUTES 18 SECONDS EAST, ALONG SAID WEST LINE OF FOREST AVENUE, A DISTANCE OF BANKING ASSOCIATION, AS TRUSTEE.
PARK
89.
200.00 FEET TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.
85.
(SURVEYORS NOTE: DOES NOT AFFECT THE SURVEYED PROPERTY. SHOWN HEREON. SEE
89.
S01
DOCUMENT FOR PARTICULARS)
874
3 33
3 NOTES:
AD 25. EASEMENTS FOR INGRESS AND EGRESS AND LOADING DOCK AS DISCLOSED IN NOTICE
1
00
S ADDITION TO OAK
THIS SURVEY REFLECTS MATTERS OF TITLE AS LISTED ON A COMMITMENT FOR TITLE OF LEASE DATED OCTOBER 29, 1965 AND RECORDED DECEMBER 2, 1965 AS DOCUMENT
R 5,
AS DOCUM ENT 1887
INSURANCE BY CHICAGO TITLE INSURANCE COMPANY ORDER NO. 16025956LFE WITH EFFECTIVE 19672400 MADE BY WOODMEN OF THE WORLD LIFE INSURANCE SOCIETY FOR THE BENEFIT OF
1
DATE OF OCTOBER 6, 2016. OWNERS AND OCCUPANTS OF THE BUILDING LOCATED AT THE NORTH WEST CORNER OF LAKE
K STREET AND FOREST AVENUE IN OAK PARK, ILLINOIS, OVER AND UPON AND ACROSS THE
C
RECORDED OCTOBE
O UNDERGROUND UTILITIES ARE SHOWN BY USING PHYSICAL EVIDENCE FOUND ON THE SURFACE FOLLOWING:
L POINT OF AND/OR FROM UTILITY COMPANY FIELD STAKES, AND/OR ENGINEERING DESIGN PLANS. COMMENCING AT THE INTERSECTION OF THE WEST LINE OF FOREST AVENUE WITH THE NORTH
M)
B
R)
INTERSECTION OF THE THEREFORE, THEIR LOCATIONS ARE APPROXIMATE AND SUSPECTED AND MAY NOT BE LINE OF LAKE STREET; THENCE 140 FEET 2 1/2 INCHES WEST ALONG NORTH LINE OF LAKE
(
(
COMPLETELY ACCURATE. FOR MORE ACCURATE LOCATION, FIELD EXCAVATE. OTHER UTILITIES
31
STREET TO THE PROJECTION OF THE WEST FACE OF A BRICK WALL; THENCE 114 FEET 8 5/8
AVENUE WITH THE NOT SHOWN MAY EXIST. NO UNDERGROUND UTILITIES WERE LOCATED. BEFORE DIGGING CALL INCHES NORTH ALONG THE PROJECTION AND WEST FACE OF THE BRICK WALL TO THE NORTH
SS,EGRESS
645.
NGRE
645.
I NORTH FACE OF A J.U.L.I.E. AT 1-800-892-0123. WEST CORNER OF THE BUILDING; THENCE 4 FEET 9 3/4 INCHES EAST ALONG THE NORTH
AND L NG
OADI
INGRESS,E GRESS BRICK BUILDING FACE OF THE BRICK WALL TO THE POINT OF BEGINNING; THENCE CONTINUING EAST ALONG
DOCK EASEMENT
AND LOADING DOCK ALL DIMENSIONS ARE IN FEET AND DECIMAL PARTS THEREOF. NO DISTANCES OR ANGLES SAID NORTH FACE OF THE BRICK WALL 24 FEET 9 3/8 INCHES TO A POINT; THENCE 9 FEET
PER DOCUMENT
MENT PE R 3
1 87
. 0R2
( ) SHOWN HEREON MAY BE ASSUMED BY SCALING.
AUSTIN
LINE 170 EAST OF AND 400 EASE NORTH AT RIGHT ANGLES TO SAID NORTH FACE OF THE BRICK WALL TO A POINT; THENCE 20
9
1 872 39.01R1
( )
NT 19872400 1
PARALLEL WITH THE DOCUME FEET 9 3/8 INCHES WEST AND PARALLEL TO THE NORTH FACE OF THE BRICK WALL TO A
N891
0 08 "E
WEST LINE OF BLOCK 1 IN SE
( E NOTE A) THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM STANDARDS FOR POINT; THENCE 5 FEET 4 INCHES NORTH AT RIGHT ANGLES TO A POINT; THENCE 14 FEET 4
138.48(M)
18"E
AUSTINS ADDITION TO A BOUNDARY SURVEY. INCHES SOUTH AT RIGHT ANGLES TO THE POINT OF BEGINNING, ALSO SAID EASEMENT TO
00
OAK PARK AS OCCUPIED EXTEND CLEAR HEIGHT BETWEEN ELEVATION 52 FEET 0 INCHES AND ELEVATION 65 FEET 9
NORTHWEST CORNER OF SPACECO, INC IS AN ILLINOIS PROFESSIONAL DESIGN FIRM REGISTERED UNDER LICENSE
STREET)
INCHES ACCORDING TO THE DATUM AND ELEVATIONS AS SHOWN ON SURVEY PREPARED BY
16"W
51
NORTH FACE OF BRICK BUILDING
00
BRICK BUILDING NUMBER 184-001157. EDMUND M. BURKE AND ASSOCIATES, DATED JUNE 10, 1965;
200.
ALSO
51
200.
TAX P.I.N. (PER TITLE COMMITMENT): COMMENCING AT THE INTERSECTION OF THE WEST LINE OF FOREST AVENUE WITH THE NORTH
S01
N01
FOREST AVENUE
LINE OF LAKE STREET;
(TABLE A ITEM 2) THENCE 140 FEET 2 1/2 INCHES WEST ALONG SAID NORTH LINE OF LAKE STREET TO THE
HERETOFORE DEDICATED
30"W
EXCEPTION TO PARCEL 2 16-07-120-031-0000 (AFFECTS PARCEL 1) PROJECTION OF THE WEST FACE OF A BRICK WALL; THENCE 114 FEET 8 5/8 INCHES NORTH
AS ELLEN
1000 LAKE STREET
00
ALONG THE PROJECTION AND FACE OF THE BRICK WALL TO THE NORTH WEST CORNER OF THE
OAK PARK, IL 60301 BUILDING; THENCE 4 FEET 9 3/4 INCHES EAST ALONG THE NORTH FACE OF THE BRICK WALL
P.I.N.:
PART OF 16-07-120-030-0000 (AFFECTS PARCEL 2)
00
TO THE POINT OF BEGINNING; THENCE 14 FEET 4 INCHES NORTH, AT RIGHT ANGLES TO SAID
200.
PART OF 16-07-120-030-0000
1010 LAKE STREET NORTH FACE OF THE BRICK WALL, TO A POINT; THENCE 7 FEET 8 INCHES WEST AND
OWNER:
OAK PARK, IL 60301 PARALLEL TO SAID NORTH FACE OF THE BRICK WALL TO A POINT; THENCE 32 FEET NORTH
OP OFFICE PARTNERS, LLC
AT RIGHT ANGLES TO A POINT; THENCE 10 FEET 8 INCHES WEST AT RIGHT ANGLES TO A
N02
BASED UPON A REVIEW OF THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) FLOOD POINT; THENCE 46 FEET 4 INCHES SOUTH AT RIGHT ANGLES TO A POINT; THENCE 18 FEET 4
WEST FACE OF BRICK BUILDING INSURANCE RATE MAP (FIRM) NUMBER 17031C0389J AN INDEX, MAP REVISED AUGUST 19, 2008, INCHES EAST TO THE POINT OF BEGINNING; AND
R2)
)
M)
18"E
R1
KNOW N
IT IS OUR CONSIDERED OPINION THAT SAID PROPERTY LIES WITHIN COMMUNITY PANEL ALSO
(
(
85
PARCEL 1
88
NUMBER *17031C0395J. SAID INDEX CONTAINS NOTATION "*PANEL NOT PRINTED - NO
00
A PERPETUAL MUTUAL EASEMENT FOR INGRESS AND EGRESS IN FAVOR OF THE OWNERS AND
STREET
51
PARCEL 2
SPECIAL FLOOD HAZARD AREAS" AS IDENTIFIED BY SAID F.I.R.M. MAP. OCCUPANTS OF THE PREMISES HEREIN DEMISED AND THE OWNERS AND OCCUPANTS FROM TIME
110.
4.
111.
(TABLE A ITEM 3) TO TIME OF THE BUILDING LOCATED AT THE NORTH WEST CORNER OF LAKE STREET AND
S01
11
RK FOREST AVENUE IN OAK PARK, ILLINOIS DESCRIBED IN SUB-PARAGRAPH B HEREOF OVER, UPON
PA PROPERTY SURVEYED CONTAINS 29,973 SQUARE FEET, OR 0.688 ACRES, MORE OR LESS. AND ACROSS THOSE PARTS OR PORTIONS OF THE PREMISES HEREINABOVE DESCRIBED AS:
K
ALSO
4 (TABLE A ITEM 4) COMMENCING AT THE INTERSECTION OF THE WEST LINE OF FOREST AVENUE WITH THE NORTH
OA 187 LINE OF LAKE STREET; THENCE 140 FEET 2 1/2 INCHES WEST ALONG SAID NORTH LINE OF
TO 5, 0
D
LAKE STREET TO THE PROJECTION AND WEST FACE OF THE BRICK WALL TO THE NORTH WEST
N ER 70
(
O PER LETTER FROM MIKE BRUCE - ZONING ADMINISTRATOR CORNER OF THE BUILDING; THENCE 4 FEET 9 3/4 INCHES EAST ALONG THE NORTH FACE OF
TI OB 1 88
27"W
R2)
ON
R1)
M)
I
D CT T
DEVELOPMENT CUSTOMER SERVICES THE BRICK WALL TO A POINT; THENCE 14 FEET 4 INCHES NORTH, AT RIGHT ANGLES TO SAID
AD O EN
(
(
(
THE VILLAGE OF OAK PARK NORTH FACE OF THE BRICK WALL TO A POINT; THENCE 7 FEET 8 INCHES WEST AND
49
72
63
NORTH M ARI
55
S D M DATED AUGUST 1, 2014 PARALLEL TO SAID NORTH FACE OF THE BRICK WALL TO A POINT; THENCE 32 FEET NORTH,
N DE CU
113.
114.
I
113.
WEST LINE OF BLOCK 1 R O AT RIGHT ANGLES TO A POINT OF BEGINNING; THENCE 20 FEET WEST AT RIGHT ANGLES TO
ST O D
N00
OF AUSTI S ADDI
N TION C Re: 1000-1010 Lake Street
AU RE AS
A POINT; THENCE 39 FEET 0 3/4 INCHES NORTH AT RIGHT ANGLES TO THE SOUTH LINE OF
TO OAK PARK AS The properties are located within the corporate boundaries of the Village of THE 20 FOOT ALLEY; THENCE 20 FEET EAST ALONG SAID SOUTH LINE OF THE ALLEY TO A
EAST LI ON
NE OF MARI
E
OCCUPI D Oak Park in a Zoning District classified as 8-4 Downtown Business District. The POINT; THENCE 39 FEET 0 3/8 INCHES SOUTH TO THE POINT OF BEGINNING.
STREET
regulations of this district are intended to identify the Oak Park Downtown (SURVEYORS NOTE: AFFECTS THE SURVEYED PROPERTY AND HAS BEEN SHOWN HEREON. SEE
Business District and to provide for the most concentrated retail, office and DOCUMENT FOR PARTICULARS)
service uses in the Village. Parking and open-space regulations for this district
recognize its unique requirements as a pedestrian-oriented shopping area and V 27. THE LAND LIES WITHIN THE BOUNDARIES OF A SPECIAL SERVICE AREA AS DISCLOSED
its location relative to public parking BY ORDINANCE RECORDED AS RECORDING NO. 0736109066, AND IS SUBJECT TO ADDITIONAL
POINT OF BEGINNING
Facilities. The subject properties were constructed prior to the adoption of TAXES UNDER THE TERMS OF SAID ORDINANCE AND SUBSEQUENT RELATED ORDINANCES.
PARCEL 2 the current B-4 Downtown Business District requirements and thus are (SURVEYORS NOTE: AFFECTS PROPERTY BUT NOT A PLOTABLE ITEM)
POINT 170 EAST OF THE TWO STORY
grandfathered.
BRICK BUILDING
WEST LINE OF BLOCK 1 2"W
(SEE SHEET 2) S87
56 1 (M) = MEASURED
OF AUSTINS ADDITION Parking (R1) = PER DOCUMENT 1006854030 AND DOCUMENT 1422516032
THREE STORY
BX TO OAK PARK 14960
. FOUND CROSS Regarding 1000 Lake Street and compliance with the Villages parking (R2) = PER DOCUMENT 1422516032
78
STONE BUILDING
#1048 5.34N & 2.19N & 4.42E requirements, Section 6.2.2 (D) of the Village of Oak Parks Zoning Ordinance
BX
10.
ON-LINE FOUND requires one parking space for every 500 square feet of floor area. The PER SURVEYORS OPINION TYPO IN PARCEL 2 LEGAL DESCRIPTION. DISTANCE ALONG NORTH
5.94N & CROSS Subject property has no on-site parking. However, Section 6.2.2 (H) reduces the FACE OF BUILDING IN PARCEL 1 LEGAL DESCRIPTION IS 138.70 AND PARCEL 2 CALLS THE
FOUND 5.68E 4.00E & number of on-site parking spaces for uses located in the 8-4 District. Section DISTANCE 138.0 WHICH APPEARS TO BE AN ERROR.
CROSS 170R)
( 9 4
6.4 FOUND CROSS
ON-LINE 6.2.2 (H) provides as follows:
0.47N & 7
1 4
0.2(M) 4.23S & 0.10W
SET CROSS In the B-4 District, floor area equal to twice the area of the lot shall be STATE OF ILLINOIS)
1.98W
AT CORNER 14 3
0.
1(M) subtracted from the floor area of a building or structure to determine the ) SS
367.69 NORTH LINE OF
FOUND CROSS S87
56 2
1 "W number of off-street parking spaces required." COUNTY OF COOK )
S87 6
5 2
1 "W LAKE STREET
0.08S & 0.87 E 24 04
6. 14 2
0. 1(
R1)
FOUND CROSS S87 6
5 12"W 4
1 2
0.9 (
R2)
This Section reduces the number of required off-street parking spaces for the TO: CHICAGO TITLE INSURANCE COMPANY
NCEMENT
2.80S & 0.01W
POINT OF COMME existing two-story building to zero (0). Therefore, parking for 1000 Lake Street AND TO: ALBION RESIDENTIAL LLC, AN ILLINOIS LIMITED LIABILITY COMPANY (PARCEL 1)
OR PARCELS 1 & 2 is in compliance with the Zoning Ordinance. AND TO: OP OFFICE PARTNERS, LLC, AN OHIO LIMITED LIABILITY COMPANY (PARCEL 1 & 2)
FOUND CROSS AT CORNER F
POINT OF BEGINNING OF
PER LAKE AND
GAL DESCRI ON
PTI Relative to 1010 Lake Street, this property consists of the land where the THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED
33
purpose of the Transit-Related Retail Overlay District is to protect existing GIVEN UNDER MY HAND AND SEAL THIS __th DAY OF DECEMBER, 2016
33
retail uses and encourage new retail development on the ground floor of IN ROSEMONT, ILLINOIS.
LAKE STREET buildings in areas adjacent to and in close proximity to mass transit stations;
HERETOFORE DEDICATED prohibit uses that are incompatible with or detract from the retail vitality of
such areas; encourage pedestrian activity; and provide retail services for
residents and users of transit.
FOREST AVENUE
The subject property at 1000 Lake Street is improved with a 2-story commercial
building containing Quick Food Mart, Downtown Oak Park Foot Clinic GABRIELA PTASINSKA, I.P.L.S. No. 035-3893
HERETOFORE DEDICATED
(grandfathered use), Hair Cutlery, Subway, two vacant spaces and Accelerated LICENSE EXPIRES: 11-30-2018
Rehabilitation Physical Therapy located above. These uses are all permitted uses gptasinska@spacecoinc.com
in the district and are in compliance with the Transit-Related Retail Overlay
District in their current locations. (VALID ONLY IF EMBOSSED SEAL AFFIXED)
FOUND
CROSS
FOUND CROSS REVISIONS: DATE: 11/29/2016
0.33S
0.76S
NOTE A: 12/07/2016
EXTEND CLEAR HEIGHT BETWEEN ELEVATION 52 FEET 0 JOB NO: 8571
(ZERO) INCHES AND ELEVATION 65 FEET 9 INCHES
PREPARED FOR:
ALBION RESIDENTIAL
FOR REVIEW ACCORDING TO THE DATUM AND ELEVATIONS AS SHOWN
ON SURVEY PREPARED BY EDMUND M. BURKE AND
ASSOCIATES, DATED JUNE 10, 1965.
FILENAME:
8571ALTA-02
9575 W. Higgins Road, Suite 700,
188 WEST RANDOLPH, SUITE 202
CHICAGO, IL 60601 PURPOSES ONLY Rosemont, Illinois 60018
Phone: (847) 696-4060 Fax: (847) 696-4065
SHEET
1 OF 2
1 WIRE
UP W/LIGHT POLE
W
GUY WIRE
UP W/3 TRANS 5 WIRES
7 WIRES 4"
RES
7 WI RES
5 WI
6"
4" W
4"
GAS MAIN
PUBLC AL
I LEY PER ATLAS
WALK 1.3S
SCALE 1" = 20
T
WALLX 0.1W
WALLX 0.9S 5
1 1
0.3 N87
5 1
6 2"E
WALK ON-LINE
0 20 40
WALLX 0.2W FNCX
W
EGRESS EASEMENT
CONC WALL W/4 0.5E
FENCE ASSUMED BEARING SYSTEM
CHAIN LINK FENCE BC-BC
POST BC 370
.
PER DOCUMENT
FENCE 16.39E
INGRESS AND
POST
19872400
WALL EASEMENT
15 RETAINING
PER DOCUMENT
LEGEND
15886967
INGRESS, EGRESS
CONC BARRIER STORM SEWER
DOCK EASEMENT
W/RAILING PARCEL 2
AND LOADING
ELEVATED BUILDING
COMBINED SEWER
(TYP)
1.
19872400
W W WATER MAIN
PARK
FENCE POST
60
G G GAS MAIN
1874
86.
STREET)
T T UNDERGROUND TELEPHONE LINE
SEVEN STORY E E UNDERGROUND ELECTRIC LINE
00
S ADDITION TO OAK
6"
AS DOCUM ENT 1887
FOREST AVENUE
OH OH OVERHEAD WIRE(S) ON UTILITY POLES
R
AS ELLEN
VALVE RAILROAD
4 CHAIN
LINK FENCE FENCE
OCT
GUARDRAIL
(GROUND LEVEL
CONC PARKING GARAGE) 3 CHAIN EDGE OF WATER
ED
ME
KNOW N
3 CHAIN EASE STORM MANHOLE
2400 FNC END
LINK FENCE DOCUME NT 1987
0.7W CATCH BASIN
E NOTE A,SH EET 1)
(SE 4
0.7 INLET
18"E
80
1
1.44 FLARED END SECTION
00
3
1 800
.
5 WOOD
24.
E ELECTRIC MANHOLE
FENCE
51
NORTH FACE OF BRICK BUILDING TELEPHONE MANHOLE
3
T
200.
PER ATLAS
3 WOOD
ALSO
3 WOOD G
3.
FENCE T TELEPHONE UPRIGHT
N
WOOD STEPS
GAS MAI
FENCE E ELECTRIC UPRIGHT
S01
C CABLE TV UPRIGHT
(
WM FIRE HYDRANT
13
ONE STORY 7
0.1
4
77
PER
72
59
.8 AUTO SPRINKLER VALVE AND VAULT
BRICK BUILDING
1.
WOOD ATLAS
#1018 W WATER VALVE
9.
8.
PLANTER G
2.73
68
W B B BOX
21
.6 FLAG
6.
STONE W
AUXILIARY VALVE
65
0. COLUMN
17
6"
PATH WELL
21
2.74
12.
G GAS VALVE
12.
HAND HOLE
C
E
CON FABRIC STREET LIGHT
5
BLOCK WEST FACE OF BRICK BUILDING OVERHANG UTILITY POLE
5.
79
0 65
0. O
21
. PATI
07
ON
TRAFFIC SIGNAL
PARCEL 1
9.
KE STATI
72
30"W
TRAFFIC SIGNAL BOX
9.
94.
21
.
78
00
SPRINKLER HEAD
BOLLARD
5.
460
.
TWO STORY
00
MAILBOX
200.
BRICK BUILDING
88
VVY BI
0.
1 83 #1000 SIGN
48.
U UNIDENTIFIED MANHOLE
4 CHAIN LINK AREA = 13,988 SQ. FT. (AT GROUND LEVEL)
N02
680 CONTOUR
DI
FENCE ENCLOSING
ACU 999.99 SPOT ELEVATION
RIGHT-OF-WAY MONUMENT
SEVEN STORY CONCRETE
DISC
82
BLOCK BUILDING
EL 2
32
#1010 372
.BC-BC IRON PIPE
50.
CUT CROSS
6"
AREA = 3,407 SQ. FT.
PARC
SOIL BORING
38
BLDG HT=93.9 SWITCH
0.
E
"OFFICE BOX
35
22.
ON CONC WALLX WALL CORNER
SPACE..."
PAD SWX SIDEWALK CORNER
16.
SIGN
S87
56 12"W
BC
FNCEND FENCE END
BLDG HT=33.0 FNCX FENCE CORNER
483
.0
0.78
1496
. 0
96
BX BUILDING CORNER
62
63
BC BACK OF CURB
7.
4
1 2
.1
1.
27
0.
1 8
1 3100
. WALK (R1) RECORD PER LEGAL
CONTROL VALVE
SIGNALG (R2) MEASURED PER LEGAL
78
STORE SIGN
8.
STORE SIGN SECOND STO C
RY BRIKOVERHANG 23
.1 POLE (M) MEASURED
10.
94
.1
13
ASPHALT
48
.5
2.
BIKE RACK
B I
"NFORMA O
TIN" CONCRETE
(TYP)
~ 0.5S
G
AUTO B B
GRAVEL
W SPRINKLER
GARBAGE BC 19.22E
GARBAGE
TREE GRATE CAN ONC PLANTER BOX
C CAN
(TYP)
PLANTER
BOX (TYP) PLANTER
PARKING
W
METER T UNDERGROUND UTILITIES ARE SHOWN BY USING PHYSICAL EVIDENCE FOUND ON THE SURFACE
T
T T AND/OR FROM UTILITY COMPANY FIELD STAKES, AND/OR ENGINEERING DESIGN PLANS.
T
BC 19.32S THEREFORE, THEIR LOCATIONS ARE APPROXIMATE AND SUSPECTED AND MAY NOT BE COMPLETELY
ACCURATE. FOR MORE ACCURATE LOCATION, FIELD EXCAVATE. OTHER UTILITIES NOT SHOWN MAY
EXIST. NO UNDERGROUND UTILITIES WERE LOCATED. BEFORE DIGGING CALL J.U.L.I.E. AT
1-800-892-0123.
BC-BC
BC-BC
1) WATER MAIN ATLAS RECEIVED FROM THE VILLAGE OF OAK PARK ON 11/05/14
47.
WM PER ATLAS
27.
2) EXISTING UTILITY LAYOUT RECEIVED FROM THE VILLAGE OF OAK PARK ON 11/07/14
12" 12" 3) SEWER ATLAS RECEIVED FROM THE VILLAGE OF OAK PARK ON 11/05/14
4) NICOR MAP UPDATED 05/28/14
GAS MAIN
5) COMED MAP PRINTED 04/02/2015
PER ATLAS
6) COMCAST MAP DATED 08/19/95 (RECEIVED ON 01/05/15)
FOREST AVENUE
7) AT&T IS CLEAR - SITE IS LOCATED MORE THAN 500FT FROM AT&T CABLE (FAX RECEIVED
ON 12/02/2016)
2"
2"
FOUR STORY
STONE BUILDING
#1001
12/07/2016
JOB NO: 8571
TC=626.96
32
62 C=
.
T =6
62 7
62 37
F 3 .
7 G
C= 2
.
7. 62
65
T
62
6"
7.
L
7
62 .
3
62
8.
4" .
96 62 W
62 15
7.
8. 627.29
7
1
3
62 8
15
62 8. 4"
2
51
3
62 8.
8. 7 627 GAS MAIN
4
87 3 62 .
9 627.74
628.13 8. 2
08 PER ATLAS 627.28 TC=627.09
3 7
R=627.98 627.46
7 3
F C= 45
2 .
R=628.47
5
62 6
6 27
T
T 7.
62 27
.
1 77
21
8 627.67
N I=623.67,6"PVC 6 . 8. .
L= 6
3
7. 7 SCALE 1" = 20
2
628.
2 9
=6
628.05 1 5 2 62 9
2
1
E I=622.87,8"PVC 9
C
8 . 6
1
7. 7
0
8.
T
2 2
57
8
6 6 TC=627.23
62
62
8.
TC=627.28 TC=627.78
62
628 .
15 6 TC=627.62
628.15 628.44 6 2
62 6
2 2 T/WALL=629.59
9
. 62 FL=627.27 TC=628.17
628.51 9 5 8
6
57
9. T/WALL=629.56 9 .5 9 FL=627.73 0 20 40
2
6 628.12 57 .5 W
8. 2 4
9
628.81 628.74 7
8 CONC WALL W/4 EP=627.79
.
62
6
6 .5 TC=627.68
64 2 FENCE
62
. 8 9
8 . CHAIN LINK FENCE FL=627.33
62 8
7 POST 628.34 628.19 628.66 EP=627.38
8
628.65
61
62
FENCE
.
R=627.44
8.
628
POST
22
DEBRIS FILLED
6
6
3 629.38
628
2
1. 629.38 R=627.63
4
9
1 2
9. 628.52
.
9 629.50
11
628.46 W I=622.23,
7 71
628.62 627.38 62 311
.1
629.02 629.60
9
8 8.
6 631.32
LEGEND
98
60 2 +/-15"RCP
62
3
8.
6 62
6
628.
628.84 631
62 626.81
6
.
6 .
34
8.
11 TC=628.66
3
. 63 3
.
29 1 1.
2
6
51
. R=627.77
8
34
62
2 FL=628.10
2
6 .
6226 7 8
6
4
9.
7. CONC BARRIER DEBRIS FILLED
5
6
62 35 628.34
4
7 W/RAILING NW I=620.87,+/-8"DIP
6
.
62 35 STORM SEWER
.
6. 9 E I=619.97,+/-15"RCP
6
67 COLUMN SUPPORTING R=629.10 T
62
4
T/WALL=628.66 (TYP) F C
DEBRIS FILLED E L =6 SANITARY SEWER
ELEVATED BUILDING N,S I=619.97,+/-18"RCP 9
7 7 P =6 2
. .4 =6 2 7
626.17 (TYP) 8 8 2 7. .
9
629.19
6
2
6
2 7 59 9 COMBINED SEWER
629.26 .
6
631.09
51
631.42 631.15 9
FENCE POST
628.
629.34 631.40 631.18 6291
.2 629.00 W W WATER MAIN
628.36 629.25 628.03
629.33 T
62 628.06
626.34 9. C
=6
G G GAS MAIN
78 629.19
627.99 628.07 629.10 2
629.59 7
6
628.57 .9 T T UNDERGROUND TELEPHONE LINE
SEVEN STORY 2
0
629.24
.
.4 0
9
CONC R=628.83 8 R=628.53
2
62
CONCRETE BLOCK BUILDING CONC 629.27 2
6
6 E E UNDERGROUND ELECTRIC LINE
DEBRIS FILLED E I=619.43, TC=629.24
8.
WALL T/WALL=629.62
(ELEVATED) STEP
6"
FL=628.65
11
(GROUND LEVEL FOR PARKING) +/-18"PVC EP=628.65 CATV UNDERGROUND CATV LINE
628
R=627.60 N,S I=617.63,
4
01
1
61 OH OH
62 9.
629 6
1 631.16 . TC=629.53 OVERHEAD WIRE(S) ON UTILITY POLES
. 631.42 +/-30"RCP
62 9.
1 WATER FILLED
7
.
36 63 8 FL=629.12
1
631.40 631.14
62
9.
62
628.16 629.34 T/WATER=627.10 629.06 FO FO FIBER OPTIC LINE
626.18 VALVE
4 CHAIN
45
RAILROAD
9.
REMARKS
62 LINK FENCE
62 629.45
62
62 9.
30 04 TC=628.14
6. 9 9. FENCE
62
69
14
R=628.95
.
631.11 628. GUARDRAIL
(GROUND LEVEL
83
73
629
626.16 7
48
05
x6 7 S,E I=622.50,10"CLAY
86
99
62
14
629.
628.
28
35
1. 629.53 TC=629.53
627.
628.
I=625.04,TRENCH DRAIN .
6 CONC PARKING GARAGE) 3 CHAIN
629.
629.
630.
3
2
9.
3
77
9
EDGE OF WATER
.
6 5
62
9.
LINK FENCE
9
5
. 5
.
62
0
2
7
6.
9 0 6
6
631.38 2 .
62
2 6
6 9.
07
631.40 6
2
9 TC=629.25 WETLAND LIMITS
631.12 2 6
631.37 627.67 628.06 6 628.93
E EP
631.12 SANITARY MANHOLE
P =
63 630.97 62 TC=628.74
=6 62
3 CHAIN
62
1 9. TC=629.24
2 9
63
.
09 16 FL=628.38 STORM MANHOLE
9 .
63
6.
LINK FENCE 2
.
EP=628.42
2 51
629.67
06
5
70
.
08
9
06
1.
9
DATE
.
.
CATCH BASIN
1
0
9 2
7 9 61 62 TC=629.54
3
2 6
63
1
.2 0
.
3
0
.9
10
. 0. 6 6
9
1 1 3 3 63 30 629.22 INLET
63
80
63 6 6
627 3
1 800
. FLARED END SECTION
62
5 WOOD
24.
FENCE 631.38 TC=629.73 E ELECTRIC MANHOLE
9
631.38 0
. 3
631.16 631 6 TC=629.21 FL=629.32
PER ATLAS
x 629.18 3 WOOD
NO.
631.36 3 G 629.27 T TELEPHONE MANHOLE
3 WOOD 0
.9
FL=629.20
FENCE 2
N
8 EP=629.16
WOOD STEPS 3
GAS MAI
FENCE 13
1. 9. T TELEPHONE UPRIGHT
0
6 4
1. 6
3 5" 62 0.03
3 3 2 63
E ELECTRIC UPRIGHT
1. 6 1.1
628 3
9 3 629.49 C CABLE TV UPRIGHT
631.35 6
WM
13
ONE STORY 7
0.1 FIRE HYDRANT
4
77
PER
72
59
.8 AUTO SPRINKLER
631
BRICK BUILDING 629.53
1.
TE
WOOD ATLAS VALVE AND VAULT
#1018
9.
8.
PLANTER G
2.73 2 WATER VALVE
68
6 1
. W
3 1 W
FOREST AVENUE SI
1. FLAG 3
3 21
.6 6 B B BOX
8
6.
6 TC=629.88
29 STONE W
65
0. COLUMN FL=629.50 AUXILIARY VALVE
17
6"
PATH 629.70 629.51
21
629.75
3
6 TC=629.92
97
3
1.
HAND HOLE
3
1. NC FL=629.79
.
3 CO 629.75
9
FABRIC
630
6 EP=629.60
OCK 629.56 TC=629.38 STREET LIGHT
41
BL
57
630 OVERHANG
79
631.11
630.
65 FL=629.01
0.
629.63 x 0.
FOREST AVENUE
21
.0 PATIO EP=629.06 UTILITY POLE
56
07
ON
63
631.16
630.
9.
KE STATI
72
6 63 TRAFFIC SIGNAL
6 3
9.
3 1.
3 0.
1. 95
2 3 3 TRAFFIC SIGNAL BOX
94.
30 21
.
78
6 6
ONS
68
631.10
68
SPRINKLER HEAD
5
630.
.
3
5.
1.
460
.
630
63
TWO STORY
3
BOLLARD
6
0.
18"
62 631.35 95
BRICK BUILDING
88
9. MAILBOX
VVY BI
7
63
S
8 0.
1 83 #1000
TI
x
NOI
x 630.12
630
0
48.
SIGN
CONDI
4 CHAIN LINK AREA = 13,988 SQ. FT. (AT GROUND LEVEL) U UNIDENTIFIED MANHOLE
FF=630.74
DI
34 FENCE ENCLOSING
96
LLI
630.32 630 680 CONTOUR
0.
ACU
999.99 SPOT ELEVATION
63
OAK PARK,I
630.35 631.17 631.07
82
28
BLOCK BUILDING DISC
32
630.
39
00 x
0.
43.
63
x 630.56 FL=630.20
.
IRON PIPE
631
EP=630.25
6"
AREA = 3,407 SQ. FT.
CUT CROSS
(AT GROUND LEVEL) 6.03 0
NG
.0 PK / MAG NAIL
0
6
3
3
6
0
RAILROAD SPIKE
.4
4
STI
630.42
22.
8 1 EP=629.96
SPACE..." ON CONC
05
EXI
9
.
PAD 12"
1
9
SIGN
.
63
630.66 x
6311
FF=631.06
.
3
630.57
6
631.05 483
.0 FF=631.04 FF=631.04 631.01
96
FL=630.56
62
63
TC=630.34 FIR TREE WITH SIZE
.
6
630.
3 FL=630.10
7.
1 2
.1
09
6 . 4
1 EP=630.22
2
1.
1.
3 HYDRANT BLDG HT=79.1 6
63
859
.
63
7 3
.
1 11
.
1
.
3 100
.
63 3
97
WALK
63
1
2 TC=630.67
1
CONTROL VALVE
.
07
631.11
01
631.03 TC=630.66
SIGNALG
3
6
6 STORE SIGN FL=630.60 BUSH
3
ERHANG
6
STORE SIGN 3
SECOND STO C
RY BRIKOV
1.
1 POLE EP=630.60
0
631 .
1
73
69
4
6
0
92 630.80
3
0.
TC=630.66
0.
0.
0
63
1.
63
4
0
.
ASPHALT
63
63
7
TC=631.19
1.
0
06
63
3
63 TC=630.49 FL=630.74
6
0.
9
84 R=630.70 3
30.
0.
FL=630.15 EP=630.74 TC=631.24
630.96 31 82 E RACK 6 630
68
631.00 6 9
.3 5 BIK
89
86 0. 630 9
. .
9
63
63 630. O
TIN" 30 S I=627.40,8"PVC 2 EP=630.19 CONCRETE
FORMA
0.
0. 630.44 631.02 B 63 I
"N 6 6308
.2 FL=630.79
46 (TYP)
0.
63
630.86 63 EP=630.79
92
72
6 87
. 0. 630.79 0. 8"
3 94 30
0. 63 AUTO 630.81 B B 10" 90 TC=631.19 GRAVEL
6 0. 63 6 G
3 39 4" 630.70 630.88
4
0 SPRINKLER FL=630.70
7
W
8
9
.
.
.3 8" 630.75 TC=630.61 EP=630.71
6
9
0
0
.
3
0
.
3
6" 630.71 630.68
6
.
6
0
630.40 12" .
69 6
(TYP) 63 63 630.68
71 63
630.70 0.
64 0.
61 BENCHMARK #1 6 .
3 0
TC=630.65 NOTE:
PLANTER 6307
.1
8
56
. FL=630.40 R=630.88
3
6 7
4 630.63 30 58 3
.
5
. 05
.1
0
5
.
6 305
.
3
0. 6 6 EP=630.40
.
TC=630.68 0 3
0
3
63
0
PARKING 3 0
3
TC=630.38
3
FL=630.29 6 .
6
6
TC=630.69 R=631.02
6
EP=630.50
T
T
T DEBRIS FILLED
C
=6
=6
T
=6
T =63
FL=630.44 T
T =63
3
TC
TC=630.24
C= 0
TC=630.54
3
0
C= 0
EP=630.44
0
TC=630.09 1
0
FL=630.19
63 .
FL=630.24
4
63
63 .
R=630.40
e 700,
.
TC=629.93
1
47
FL=630.05
4
s60018
4065
TC=630.12 EP=630.23
0. 4
0.
FL=629.88
3
R=630.39
3
30
50
EP=629.96
6
3
EP=629.91
LOCATIONS ARE APPROXIMATE AND SUSPECTED AND MAY
4060 Fax:(847)696-
630.90
R=630.61 09
t
. NOT BE COMPLETELY ACCURATE. FOR MORE ACCURATE
nsRoad, Sui
1
R=630.61 630.83 63 R=631.06
noi
630.31 630.45 S I=620.31,15"CLAY
630.14 R=629.74 N,S,W T/PIPE=625.31 DEBRIS AT INVERT,W LAKE STREET WM PER ATLAS
W I=619.26,+/-18"RCP LOCATION, FIELD EXCAVATE.
E I=618.86,18"PVC
i
E,W I=619.81,15"RCP
,Il
l
630 TC=630.11 630.66 630.78 N,S I=618.81,30"RCP BEFORE DIGGING CALL J.U.L.I.E. AT 1-800-892-0123.
WM PER ATLAS
FL=629.65 TC=630.12
Rosem ont
TC=630.18 TC=630.13
FL=629.74 EP=629.74 FL=629.63 TC=630.28
FL=629.86 TC=630.52
EP=629.87 EP=629.81 EP=629.71 FL=629.88
FL=630.04 12" 12"
EP=629.86
EP=630.09 R=629.93
29
0. LIST OF THE RECEIVED AND REVIEWED RECORDS:
63 GAS MAIN S I=627.13,8"PVC
=
TC
ggi
N I=624.63,8"PVC TC=630.72
PER ATLAS TC=630.64
FL=630.23
R=630.54 FL=630.12
EP=630.12 EP=630.22
TC=630.11 N,S,E T/PIPE=625.34
9575 W .Hi
FL=630.07 630 TC=630.44 1) WATER MAIN ATLAS RECEIVED FROM THE VILLAGE OF
FL=629.98
EP=630.07 TC=630.41
TC=630.45 EP=629.96
2"
Phone:(847)696-
FL=629.80
FL=629.91 OAK PARK ON 11/05/14
EP=629.91 EP=629.79
01/05/15)
0.
TC=630.08
NATCHES AVENUE, 35 1/2 FEET WEST OF THE NORTHEAST
TC=629.95
63
FL=629.47
FL=629.77 CORNER OF THE BUILDING, AND ABOUT 3 FEET ABOVE THE 7) AT&T IS CLEAR - SITE IS LOCATED MORE THAN 500FT
EP=629.78
EP=629.58 LEVEL OF AN ALLEY. SECTION 31, TOWNSHIP 40 NORTH, RANGE
13 EAST. FROM AT&T CABLE (FAX RECEIVED
ON 12/02/2016)
ELEVATION = 643.63 NAVD88
FILENAME:
ORIGINAL DATE OF FIELD WORK: NOVEMBER 21, 2014.
BENCHMARK #2:
8571TOPO-02
LAST DATE OF FIELD WORK: NOVEMBER 18, 2016.
RAILROAD SPIKE IN WEST SIDE OF UTILITY POLE AT THE
NORTHEAST CORNER OF THE ALLEY ON THE WEST SIDE OF
FOREST AVENUE.
DATE:
12/09/2016
ELEVATION = 628.60 NAVD88
JOB NO.
8571.02
8571
SHEET
E1
1 OF 1
62 C=
5 8 4" .
T =6
. 62
7
2 7
62 37
F 3 .
8 G
73 7
C= 2
8
627 .
.
6
7. 62
65
T
.
9
8. 2 6 7.
L
4"
8
6
62 .
6 F
3
28. 62 TE LOCA O
TI NO
2
1 MA
62 5 W APPROXI
6
C PER
7.
4" 627.29 AST CONDUT 4
I "PV
7
COMC
3
7
HE RS
15
BY OT
2
NS PROVDE
I D
3
6 PLA
THERS 27
4
62 WM PER PLANS BY O .
9 627.74
628.13 8. 2 STRIBU O
TIN
R=627.98 08 COMED PER COMED DI TC=627.09
3 7
627.46 N PLANS 627.28
7 3
O
TI
F C= 45
A
2 .
RK R=628.47 LL
5
LAGE OF OAK PA 62 NDUT I
I NSTA 6
6"
TRIC PER VL
I CO
6 27
ELEC T F OAK
T 7.
LAGE O 62 27
.
T&T DUCT PER VL
I 627.67 1 77
REEN ALL MPRO
EY I VEMENT PLANS
N I=623.67,6"PVC A 8 6 . 8. .
L= 6
S G 71
-5 3
1 7. 27 SCALE 1" = 20
2
L
ILINOI WINGS DATED 2-
RD DRA 2 9
=6
628.05 PARK RECO 1 5 2 6 9
2
1
E I=622.87,8"PVC 9
C
8 . 6
1
7. 7
0
8.
T
1
2 2
57
2
8
. 6 6 TC=627.23
62
8
62
8.
2
6 TC=627.28 TC=627.78
62
628 .
15 6 TC=627.62
628.15 628.44 6 2
62 6
2 2 T/WALL=629.59
9
. 62 FL=627.27 TC=628.17
628.51 9 5 8
6
57
9. T/WALL=629.56 9 .5 9 FL=627.73 0 20 40
2
6 628.12 57 .5 W
8. 2 4
9
628.81 628.74 7
8 CONC WALL W/4 EP=627.79
.
62
6
6 .5 TC=627.68
64 2 FENCE
62
. 8 9
8 . CHAIN LINK FENCE FL=627.33
62 8
7 POST 628.34 628.19 628.66 EP=627.38
8
628.65
61
62
FENCE
.
R=627.44
8.
628
POST
22
DEBRIS FILLED
6
6
3 629.38
628
2
1. 629.38 R=627.63
4
9
1 2
9. 628.52
.
9 629.50
11
628.46 W I=622.23,
7 71
628.62 627.38 62 311
.1
629.02 629.60
9
8 8.
6 631.32
LEGEND
98
60 2 +/-15"RCP
62
3
8.
6 62
6
628.
628.84 631
62 626.81
6
.
6 .
34
8.
11 TC=628.66
3
. 63 3
.
29 1 1.
2
6
51
. R=627.77
8
34
62
2 FL=628.10
2
6 .
6226 7 8
6
4
9.
7. CONC BARRIER DEBRIS FILLED
5
6
62 35
4
7 W/RAILING NW I=620.87,+/-8"DIP 628.34
6
.
62 35 STORM SEWER
.
6. 9 E I=619.97,+/-15"RCP
6
67 COLUMN SUPPORTING R=629.10 T
62
4
T/WALL=628.66 (TYP) F C
DEBRIS FILLED E L =6 SANITARY SEWER
ELEVATED BUILDING N,S I=619.97,+/-18"RCP 9
7 7 P =6 2
. .4 =6 2 7
626.17 (TYP) 8 8 2 7. .
9
629.19
ES PER COMMENTS
6
2
6
2 7 59 9 COMBINED SEWER
629.26 .
6
631.09
51
631.42 631.15 9
FENCE POST
628.
629.34 631.40 631.18 6291
.2 629.00 W W WATER MAIN
628.36 629.25 628.03
629.33 T
62 628.06
626.34 9. C
=6
G G GAS MAIN
78 629.19
627.99 628.07 629.10 2
629.59 7
6
628.57 .9 T T UNDERGROUND TELEPHONE LINE
SEVEN STORY 2
0
629.24
.
.4 0
9
CONC R=628.83 8 R=628.53
2
62
CONCRETE BLOCK BUILDING CONC 629.27 2
6
6 E E UNDERGROUND ELECTRIC LINE
DEBRIS FILLED E I=619.43, TC=629.24
8.
WALL T/WALL=629.62
(ELEVATED) STEP FL=628.65
11
(GROUND LEVEL FOR PARKING) +/-18"PVC EP=628.65 CATV UNDERGROUND CATV LINE
6"
628
R=627.60 N,S I=617.63,
4
01
1
61 OH OH
62 9.
629 6
1 631.16 . TC=629.53 OVERHEAD WIRE(S) ON UTILITY POLES
. 631.42 +/-27"RCP
62 9.
1 WATER FILLED
7
.
36 63 8 FL=629.12
1
631.40 631.14
62
9.
62
628.16 629.34 T/WATER=627.10 629.06 FO FO FIBER OPTIC LINE
626.18 VALVE
4 CHAIN
45
RAILROAD
9.
REMARKS
62 LINK FENCE
62 629.45
62
62 9.
30 04 TC=628.14
9 9. FENCE
TI
6.
62
69
14
R=628.95
.
631.11 628. GUARDRAIL
(GROUND LEVEL
83
73
LI
629
626.16 7
48
05
x6 7 S,E I=622.50,10"CLAY
86
99
62
14
629.
628.
28
35
1. 629.53 TC=629.53
627.
628.
I=625.04,TRENCH DRAIN .
6 CONC PARKING GARAGE) 3 CHAIN
629.
629.
630.
3
2
UTI
9.
3
77
9
EDGE OF WATER
.
6 5
62
9.
LINK FENCE
9
5
. 5
.
62
0
2
7
6.
9 0 6
6
631.38 2 .
62
2 6
6 9.
07
631.40 6
2
9 TC=629.25 WETLAND LIMITS
631.12 2 6
631.37 627.67 628.06 6 628.93
E EP
631.12 SANITARY MANHOLE
P =
63 630.97 62 TC=628.74
=6 62
3 CHAIN
62
9. TC=629.24
01/18/17
1
2 9
63
.
09 16 FL=628.38 STORM MANHOLE
9 .
63
6.
LINK FENCE 2
.
EP=628.42
2 51
629.67
06
5
70
.
08
9
06
1.
9
DATE
.
.
CATCH BASIN
1
0
9 2
7 9 61 62 TC=629.54
3
2 6
63
1
.2 0
.
3
0
.9
10
. 0. 6 6
9
1 1 3 3 63 30 629.22 INLET
63
80
63 6 6
627
N PER ATLAS
3
1 800
. FLARED END SECTION
62
5 WOOD
24.
FENCE 631.38 TC=629.73 E ELECTRIC MANHOLE
9
631.38 0
. 3
631.16 631 6 TC=629.21 FL=629.32
x 629.18 3 WOOD
NO.
631.36 3 G 629.27 T TELEPHONE MANHOLE
3 WOOD 0
.9
FL=629.20
WOOD STEPS 8 FENCE 3
2 EP=629.16
FENCE 13 9.
1
1.
T TELEPHONE UPRIGHT
0
6 4
1. 6
3 5" 62 0.03
3 3 2 63
E ELECTRIC UPRIGHT
GAS MAI
1. 6 1.1
628 3
9 3 629.49 C CABLE TV UPRIGHT
631.35 6
13
ONE STORY 7
0.1 FIRE HYDRANT
4
77
72
59
.8 AUTO SPRINKLER
631
BRICK BUILDING 629.53 WM PER
1.
TE
WOOD ATLAS VALVE AND VAULT
#1018
9.
8.
PLANTER G
2.73 2 WATER VALVE
68
6 1
. W
3 1 W
FOREST AVENUE SI
1. FLAG 3
3 21
.6 6 B B BOX
8
6.
6 TC=629.88
29 STONE W
65
0. COLUMN FL=629.50 AUXILIARY VALVE
17
6"
PATH 629.70 629.51
21
629.75
3
6 TC=629.92
97
3
1.
HAND HOLE
3
1. NC FL=629.79
.
3 CO 629.75
9
FABRIC
630
6 EP=629.60
OCK 629.56 TC=629.38 STREET LIGHT
41
BL
57
OVERHANG
FOREST AVENUE
630
79
631.11
630.
65 FL=629.01
0.
629.63 x
21
.0 0. PATIO EP=629.06 UTILITY POLE
56
07
ON
63
631.16
630.
9.
KE STATI
72
6 63 TRAFFIC SIGNAL
6 3
DIVVY bike station
9.
3 1.
3 0.
1. 95
2 3 3 TRAFFIC SIGNAL BOX
94.
30 21
.
78
6 6
ONS
68
631.10
to be relocated
68
SPRINKLER HEAD
5
630.
.
3
5.
1.
460
.
630
63
TWO STORY
3
BOLLARD
6
0.
18"
62 631.35 95
BRICK BUILDING
88
9. MAILBOX
VVY BI
7
63
S
8 0.
1 83 #1000
TI
x
NOI
x 630.12
630
0
48.
SIGN
CONDI
4 CHAIN LINK AREA = 13,988 SQ. FT. (AT GROUND LEVEL) U UNIDENTIFIED MANHOLE
FF=630.74 Existing signal box
DI
34 FENCE ENCLOSING
96
LLI
630.32 630 680 CONTOUR
0.
ACU
to be relocated 999.99 SPOT ELEVATION
63
OAK PARK,I
630.35 631.17 631.07
82
28
BLOCK BUILDING DISC
32
630.
39
00 x
0.
43.
63
x 630.56 FL=630.20
.
IRON PIPE
631
EP=630.25
6"
AREA = 3,407 SQ. FT.
CUT CROSS
(AT GROUND LEVEL) 6.03 0
Pedestrian signal to be
NG
.0 PK / MAG NAIL
0
6
3
3
6
0
RAILROAD SPIKE
combined with traffic signal
.4
4
STI
630.42
22.
8 1 EP=629.96
SPACE..." ON CONC
05
EXI
9
.
PAD 12"
1
9
SIGN
.
63
630.66 x
6311
FF=631.06
.
3
630.57
6
631.05 483
.0 FF=631.04 FF=631.04 631.01
96
FL=630.56
62
63
TC=630.34 FIR TREE WITH SIZE
.
6
630.
3 FL=630.10
7.
1 2
.1
09
6 . 4
1 EP=630.22
2
1.
1.
3 HYDRANT BLDG HT=79.1 6
63
859
.
63
7 3
.
1 11
.
1
.
3 100
.
63 3
97
1
2 TC=630.67
1
CONTROL VALVE
.
07
631.11
01
631.03 TC=630.66
SIGNALG
3
6
6 STORE SIGN FL=630.60 BUSH
3
ERHANG
6
STORE SIGN 3
SECOND STO C
RY BRIKOV
to remain?
1.
1 POLE EP=630.60
0
631 .
1
73
69
4
6
0
92 630.80
3
0.
TC=630.66
0.
0.
0
63
1.
63
4
0
.
ASPHALT
63
63
7
TC=631.19
1.
0
06
63
3
63 TC=630.49 FL=630.74
6
0.
9
84 R=630.70 3
30.
0.
FL=630.15 EP=630.74 TC=631.24
630.96 31 82 E RACK 6 630
68
631.00 6 9
.3 5 BIK
89
86 0. 630 9
. .
9
63
63 630. O
TIN" 30 S I=627.40,8"PVC 2 EP=630.19 CONCRETE
FORMA
0.
0. 630.44 631.02 B 63 I
"N 6 6308
.2 FL=630.79
46 (TYP)
0.
63
630.86 63 EP=630.79
92
72
6 87
. 0. 630.79 0. 8"
3 94 30
0. 63 AUTO 630.81 B B 10" 90 TC=631.19 GRAVEL
6 0. 63 6 G
3 39 4" 630.70 630.88
4
0 SPRINKLER FL=630.70
7
W
8
9
.
.
.3 8" 630.75 TC=630.61 EP=630.71
6
9
0
0
.
3
0
.
3
6" 630.71 630.68
6
.
6
0
630.64 X CAN
630.61 630
C PLANTER BO 3
0.
6
630.40 12"
(TYP) .
69 CON 6
63 63 630.68
71 63
630.70 0.
64 0.
61 BENCHMARK #1 6 .
3 0
TC=630.65
PLANTER 6307
.1
8
56
. FL=630.40 R=630.88
3
6 7
4 630.63 30 58 3
.
5
. 05
.1
0
5
.
6 305
.
3
0. 6 6 EP=630.40 NOTE:
.
TC=630.68 0 3
0
3
63
0
PARKING 3 0
3
TC=630.38
3
FL=630.29 6 .
6 DUT
I
6
EP=630.50
T
T
T
C
=6
=6
T
=6
T =63
FL=630.44 R=630.17 T
T =63
Existing crosswalk
TC
TC=630.24
C= 0
TC=630.54 R=630.40
3
0
C= 0
EP=630.44
0
TC=630.09 1
0
FL=630.24
4
63
63 .
e 700,
.
TC=629.93
1
47
FL=630.05
4
EP=630.21
Existing manhole EVIDENCE FOUND ON THE SURFACE AND/OR FROM UTILITY
s60018
4065
TC=630.12 EP=630.23
0. 4
to remain
0.
FL=629.88
3
R=630.39
3
30
50
EP=629.96
6
Existing signal pole
3
EP=629.91
COMPANY FIELD STAKES AND, THEREFORE, THEIR
to remain?
4060 Fax:(847)696-
630.90
R=630.61to remain?
R=630.61 09
t
. LOCATIONS ARE APPROXIMATE AND SUSPECTED AND MAY
nsRoad, Sui
1
630.83 63 R=631.06
noi
630.31 630.45 S I=620.31,15"CLAY
630.14 R=629.74 N,S,W T/PIPE=625.31 DEBRIS AT INVERT,W Existing signal poles
LAKE STREET W I=619.26,15"RCP
E I=618.86,18"PVC
NOT BE COMPLETELY ACCURATE. FOR MORE ACCURATE
i
E,W I=619.81,15"RCP
l
WM PER ATLAS
to remain?
,Il
630 TC=630.11 630.66 630.78 N,S I=618.81,27"RCP LOCATION, FIELD EXCAVATE.
WM PER ATLAS
FL=629.65 TC=630.12
Existing manholes to
Rosem ont
TC=630.18 TC=630.13
EP=629.74 FL=629.63 TC=630.28
FL=629.86 FL=629.74 TC=630.52 BEFORE DIGGING CALL J.U.L.I.E. AT 1-800-892-0123.
EP=629.87 EP=629.81 EP=629.71 FL=629.88
FL=630.04 12" 12"
EP=629.86
EP=630.09
29
0. R=629.93
remain?
F FO CABL EL
E PER FI D
=63 GAS MAIN APPRO MA
XI TE LOCATIONO
8/07 5
/1
TC S I=627.13,8"PVC K PARK ON0
ggi
L
ILAGE OF OA TC=630.72
PER ATLAS V FI
ERI CA O
TIN BY V
306
.4 FL=630.23 LIST OF THE RECEIVED AND REVIEWED RECORDS:
R=630.54 N I=624.63,8"PVC TC=6
=6301
.2 EP=630.22
TC=630.11 N,S,E T/PIPE=625.34 FL
9575 W .Hi
FL=630.07 630 TC=630.44
EP=6301
.2
FL=629.98
EP=630.07 TC=630.41
TC=630.45 EP=629.96
2"
Existing crosswalk
Phone:(847)696-
FL=629.80
FL=629.91 1) WATER MAIN ATLAS RECEIVED FROM THE VILLAGE OF
EP=629.91 EP=629.79
TC=630.08
NATCHES AVENUE, 35 1/2 FEET WEST OF THE NORTHEAST
TC=629.95
63
FL=629.47
FL=629.77 CORNER OF THE BUILDING, AND ABOUT 3 FEET ABOVE THE 01/05/15)
EP=629.78
EP=629.58 LEVEL OF AN ALLEY. SECTION 31, TOWNSHIP 40 NORTH, RANGE
13 EAST. 7) AT&T IS CLEAR - SITE IS LOCATED MORE THAN 500FT
FILENAME:
ORIGINAL DATE OF FIELD WORK: NOVEMBER 21, 2014.
BENCHMARK #2:
8571TOPO-02
LAST DATE OF FIELD WORK: NOVEMBER 18, 2016.
RAILROAD SPIKE IN WEST SIDE OF UTILITY POLE AT THE
NORTHEAST CORNER OF THE ALLEY ON THE WEST SIDE OF
FOREST AVENUE.
DATE:
12/09/2016
ELEVATION = 628.60 NAVD88
JOB NO.
8571.02
8571
SHEET
E1
1 OF 1
VICINITY MAP
ALBION AT OAK PARK
BEING A SUBDIVISION OF THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 39 NORTH, RANGE 13
O ST
ONTARI EAST OF THE THIRD PRINCIPAL MERIDIAN, COOK COUNTY, ILLINOIS
O
ONTARI
N. MARION ST
ST
NEW LOT LAYOUT
AVE
PROJECT
(SEE SHEET 2 FOR EXISTING BOUNDARY
FOREST AVE
OLLY CT LOCATION N
N. HARLEM
H
INFORMATION & ADDITIONAL CERTIFICATES)
LOT 1 LOT 2
LAKE ST
SQUARE FEET ACRES
N. MARION ST
FOREST AVE
LOT 1 19,235 0.442 OWNER'S CERTIFICATE OWNER'S CERTIFICATE
0 20 40
THIS IS TO CERTIFY THAT I, , AM THE RECORD THIS IS TO CERTIFY THAT ALBION RESIDENTIAL LLC IS THE RECORD OWNER OF THE PROPERTY
N.T.S. OWNER OF THE PROPERTY DESCRIBED IN THE SURVEYOR'S CERTIFICATE AFFIXED HERON, AND DO DESCRIBED IN THE SURVEYOR'S CERTIFICATE AFFIXED HERON, AND DOES HEREBY CONSENT TO THE
ASSUMED BEARING SYSTEM HEREBY CONSENT TO THE SUBDIVISION OF SAID PROPERTY, AND THE VARIOUS DEDICATIONS, GRANTS SUBDIVISION OF SAID PROPERTY, AND THE VARIOUS DEDICATIONS, GRANTS AND RESERVATIONS OF
AND RESERVATIONS OF EASEMENTS AND RIGHT-OF-WAY DEPICTED HEREON EASEMENTS AND RIGHT-OF-WAY DEPICTED HEREON
PUBLC AL
I LEY SIGNATURE SIGNATURE
ORE DE CATE
DI D
RETOF
20'
HE
N875 1
6'2"E
246.04' PRINTED NAME PRINTED NAME
5
1 1
0.3'
959
.1'
EGRESS EASEMENT
ATTEST
PER DOCUMENT
ATTEST
INGRESS AND
19872400
ADDRESS: ADDRESS:
66'
WALL EASEMENT
15' RETAINING
PER DOCUMENT
15886967
1.
3' 33'
3
NOTARY CERTIFICATE
NOTARY CERTIFICATE
STATE OF )
STATE OF )
PARK
) SS
) SS
COUNTY OF )
74
COUNTY OF )
18
00
S ADDITION TO OAK
GRESS
5,
INGRESS,E
AS DOCUM ENT 1887
AND LOADING DOCK CERTIFICATE IS PERSONALLY KNOW TO ME TO BE THE SAME PERSON WHOSE NAME IS SUBSCRIBED
CERTIFICATE IS PERSONALLY KNOW TO ME TO BE THE SAME PERSON WHOSE NAME IS SUBSCRIBED
R DOCUMENT
RECORDED OCTOBE
PE
EASEMENT PE R TO THE FORGOING INSTRUMENT AS A FREE AND VOLUNTARY ACT OF THE USES AND PURPOSES
9
1 872400 TO THE FORGOING INSTRUMENT AS A FREE AND VOLUNTARY ACT OF THE USES AND PURPOSES
DOCUME NT 19872400 THEREIN SET FORTH IN THE AFORESAID INSTRUMENT.
THEREIN SET FORTH IN THE AFORESAID INSTRUMENT.
SE
( E NOTE A)
GIVEN UNDER MY HAND AND NOTORIAL SEAL
GIVEN UNDER MY HAND AND NOTORIAL SEAL
16"W
18"E
00'
THIS DAY OF , 20 .
00'
STREET)
THIS DAY OF , 20 .
LOT 2
N0151'
S0151'
200.
200.
AUSTIN'
FOREST AVENUE
LOT 1
HERETOFORE DEDICATED
AS ELLEN
30"W
00'
NOTARY
NOTARY
N0200'
200.
PRINTED NAME
PRINTED NAME
KNOW N
K
C DRAINAGE CERTIFICATE
O
L
B STATE OF ILLINOIS)
) SS
MORTGAGEE'S CERTIFICATE COUNTY OF COOK )
ALSO
STATE OF ILLINOIS)
TO THE BEST OF OUR KNOWLEDGE AND BELIEF, THE DRAINAGE OF SURFACE WATERS WILL
(
) SS
COUNTY OF ) NOT BE CHANGED BY THE CONSTRUCTION OF SUCH ANNEXED PLATS OR ANY PART THEREOF;
OR THAT IF SUCH SURFACE WATER DRAINAGE WILL BE CHANGED, REASONABLE PROVISION HAS
BEEN MADE FOR COLLECTION AND DIVERSION OF SUCH SURFACE WATERS INTO PUBLIC AREAS
THE UNDERSIGNED , AS MORTGAGEE, OR DRAINS WHICH THE SUBDIVIDER HAS A RIGHT TO USE; AND THAT SUCH SURFACE WATERS
UNDER THE PROVISIONS OF CERTAIN MORTGAGE DATED AND RECORDED IN THE RECORDER'S WILL BE PLANNED FOR IN ACCORDANCE WITH GENERALLY ACCEPTED ENGINEERING PRACTICES
SO AS TO REDUCE THE LIKELIHOOD OF DAMAGE TO THE ADJOINING PROPERTY BECAUSE OF
OFFICE OF COUNTY, ILLINOIS ON DAY OF , A.D. 20 , THE CONSTRUCTION OF THE ANNEXED PLAT.
AS DOCUMENT NUMBER , HEREBY CONSENTS TO THE SUBDIVISION DATED THIS DAY OF , A.D. 20 .
STATED HEREIN.
OWNER OR ATTORNEY
BY:
4
1 960'
. OWNER OR ATTORNEY
9 4
6.4'
PRINTED NAME AND TITLE
246.04'
S8756'2
1 "W
PROFESSIONAL ENGINEER
STATE OF ) THE LOTS CONTAINED IN THIS SUBDIVISION FALL WITHIN THE BOUNDARIES
) SS OF ELEMENTARY SCHOOL DISTRICT 97 AND HIGH SCHOOL DISTRICT SD200.
COUNTY OF )
66'
PRINTED NAME
HERETOFORE DEDICATED
03/22/2017 G.P.
NOTARY PUBLIC
JOB NO: 8571
NOTE A:
FILENAME:
PREPARED FOR: EXTEND CLEAR HEIGHT BETWEEN ELEVATION 52 FEET 0 (ZERO) INCHES AND ELEVATION
ALBION RESIDENTIAL 65 FEET 9 INCHES ACCORDING TO THE DATUM AND ELEVATIONS AS SHOWN ON SURVEY 8571SUB-01
PREPARED BY EDMUND M. BURKE AND ASSOCIATES, DATED JUNE 10, 1965. 9575 W. Higgins Road, Suite 700,
188 WEST RANDOLPH, SUITE 202
Rosemont, Illinois 60018 SHEET
CHICAGO, IL 60601
Phone: (847) 696-4060 Fax: (847) 696-4065 1 OF 2
PER SURVEYOR'S OPINION TYPO IN PARCEL 2 LEGAL DESCRIPTION. DISTANCE ALONG NORTH
FACE OF BUILDING IN PARCEL 1 LEGAL DESCRIPTION IS 138.70' AND PARCEL 2 CALLS THE I, , AS CHAIRPERSON OF THE PLAN I, , AS DIRECTOR OF DEVELOPMENT CUSTOMER
DISTANCE 138.0' WHICH APPEARS TO BE AN ERROR. COMMISSION OF THE VILLAGE OF OAK PARK DO HEREBY CERTIFY THAT SAID PLAN SERVICES OF THE VILLAGE OF OAK PARK DO HEREBY APPROVE THIS DOCUMENT
COMMISSION HAD APPROVED THIS
THIS DAY OF , 20 .
DOCUMENT THIS DAY OF , 20 .
FOUND CROSS
4.00'S &5.52'E
SCALE 1" = 20'
66'
ONTARO S
I TREET
LZ
IABETH STREET)
AL
( SO KNOWN AS E DIRECTOR OF DEVELOPMENT
0 20 40 ERETOF TED
ORE DE CA
DI PLAN COMMISSION CHAIRPERSON
H SOUTH L NE OF ONTARI
I O STREET CUSTOMER SERVICES
(ALSO KNOWN AS ELIZABETH STREET)
ASSUMED BEARING SYSTEM 4 5
1 1
.'R)
(
41507
. (
'M)
9
1 75
.4' PUBLIC WORKS CERTIFICATE
R)
M)
(
(
32'
24'
K
PAR STATE OF ILLINOIS)
OAK BOARD OF TRUSTEES CERTIFICATE
426.
422.
TO 874 ) SS
FOUND CROSS 5.00'N & TION ,1
DDI
BER 5 COUNTY OF COOK )
ON-LINE PER MORADI S A O 00
N'
TI OCT 1887 STATE OF ILLINOIS)
SUBDIVISION
AUS ORDED MENT ) SS
REC U
RECORDED NOVEMBER 21, 2005
DOC COUNTY OF COOK )
AS DOCUMENT 0526410099 AS I, , AS DIRECTOR OF PUBLIC WORKS OF THE
VILLAGE OF OAK PARK, DO HEREBY APPROVE THIS DOCUMENT
I, , AS PRESIDENT OF THE
BOARD OF TRUSTEES OF THE VILLAGE OF OAK PARK, DO HEREBY APPROVE THIS DAY OF , 20 .
20'
ORE DE CATE
DI D 4.00'E & ON-LINE
HERETOF
EGRESS EASEMENT
PER DOCUMENT
INGRESS AND
COUNTY CLERK'S CERTIFICATE
19872400
66'
WALL EASEMENT
15' RETAINING
PER DOCUMENT
RK
15886967
PA
INGRESS, EGRESS
DOCK EASEMENT
K 4 VILLAGE CLERK'S CERTIFICATE
PER DOCUMENT
OA 1 87
18"E
R2)
R1)
M)
AND LOADING
TO ,
5
(
00
1.
(
(
15'
16'
S0151'
00'
ON BER 87
19872400
STATE OF ILLINOIS)
PARK
I 8
89.
T O 1
85.
) SS
DI CT T
89.
STREET
AD O EN COUNTY OF COOK )
874
3' 33'
3
S D M
N' DE CU 1
TI OR DO
1
00
S ADDITION TO OAK
S C K
AU RE AS
5,
AS DOCUM ENT 1887
B
HERETOFORE DEDICATE
OBE
PARCEL 2
ON
ON THIS DAY OF , 20 .
M)
R)
RECORDED OCT
(
(
NORTH M ARI
07'
31'
R)
M)
INGRESS,E GRESS NORTH FACE OF A BRICK BUILDING
(
(
NG DOCK
32'
OADI
24'
AND L
MENT PE R 3
1 87
. 0'R2
( )
AUSTIN'
646.
642.
PARALLEL WITH THE DOCUME NT 19872400 139.01(
'R1)
WEST LINE OF BLOCK 1 IN SE
( E NOTE A) N8901'08"E
AUSTIN'S ADDITION TO 3
1 84
. 8(
'M)
16"W
NORTHWEST CORNER OF
STREET)
BRICK BUILDING NORTH FACE OF BRICK BUILDING
18"E
SURVEYOR'S CERTIFICATE:
N0151'
00'
200.
FOREST AVENUE
S0151'
) SS
200.
HERETOFORE DEDICATED
STATE OF ILLINOIS) COUNTY OF COOK )
) SS
AS ELLEN
COUNTY OF COOK ) WE, SPACECO, INC., AN ILLINOIS PROFESSIONAL DESIGN FIRM, NUMBER 184-001157, DO HEREBY
DECLARE THAT WE HAVE SURVEYED AND SUBDIVIDED THE FOLLOWING DESCRIBED PROPERTY:
PARCEL 1:
THE VILLAGE COLLECTOR HAS VERIFIED THAT THERE ARE NO DELINQUENT OR
CURRENT UNPAID SPECIAL TAXES OR ASSESSMENTS ON THE PROPERTY SHOWN THAT PART OF BLOCK 1 IN AUSTIN'S ADDITION TO OAK PARK IN THE NORTHWEST 1/4 OF SECTION
7, TOWNSHIP 39 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, COMMENCING AT THE
WEST FACE OF BRICK BUILDING JUNCTION OF THE NORTH LINE OF LAKE STREET WITH THE WEST LINE OF FOREST AVENUE AND
KNOW N
18"E
R2)
R1)
M)
HEREON THIS DAY OF , 20 . RUNNING THENCE WEST ALONG THE NORTH LINE OF LAKE STREET 140.21 FEET RECORDED (140.29
PARCEL 1
(
MEASURED); THENCE NORTH ON A LINE EXTENDED ALONG THE WEST FACE OF A BRICK BUILDING
85'
(
88'
S0151'
00'
114.72 FEET RECORDED (113.63 MEASURED); TO A POINT BEING THE NORTHWEST CORNER OF SAID
110.
BRICK BUILDING AND LOCATED 139.01 FEET RECORDED (138.70 FEET MEASURED) WEST OF THE WEST
114.
111.
LINE OF FOREST AVENUE; THENCE EAST ALONG THE NORTH FACE OF SAID BRICK BUILDING AND
THE LINE EXTENDED EAST 139.01 FEET (138.70 FEET MEASURED) TO THE WEST LINE OF FOREST
ALSO
AVENUE; THENCE SOUTH ALONG THE WEST LINE OF FOREST AVENUE 114.88 FEET RECORDED (111.00
VILLAGE COLLECTOR FEET MEASURED) MORE OR LESS TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.
(
27"W
R2)
PARCEL 2:
R1)
M)
(
(
(
49'
72'
63'
THAT PART OF BLOCK 1 IN AUSTIN'S ADDITION TO OAK PARK IN THE NORTHWEST 1/4 OF SECTION
N0055'
114.
113.
ON-LINE FOUND
5.94'N & AND SUBDIVISION. ALL DISTANCES ARE SHOWN IN FEET AND DECIMALS THEREOF.
CROSS
FOUND FOUND CROSS I FURTHER CERTIFY THAT THE LAND IS WITHIN THE VILLAGE OF OAK PARK, WHICH HAS ADOPTED A
5.68'E 4.00'E &
CROSS 70'R)
( 0.08'S & 0.87' E 14 3
0. 1(
'M) FOUND CROSS VILLAGE COMPREHENSIVE PLAN AND MAP, AND IS EXERCISING THE SPECIAL POWERS AUTHORIZED BY
1 ON-LINE
7
1 4
0.2'(M) S8756'12"W 4.23'S & 0.10'W
0.47'N & DIVISION 12 OF ARTICLE 11 OF THE ILLINOIS MUNICIPAL CODE AS AMENDED.
140.21(
'R1)
1.98'W
4
1 2
0. 9(
'R2)
367.69' NORTH LINE OF WE FURTHER CERTIFY THAT BASED UPON A REVIEW OF THE FEDERAL EMERGENCY MANAGEMENT
S875
6'2
1 "W 2 46.04' LAKE STREET AGENCY (FEMA) FLOOD INSURANCE RATE MAP (FIRM) MAP NUMBER 17031C0389J AN INDEX, MAP
FOUND CROSS 2 "W REVISED AUGUST 19, 2008, IT IS OUR CONSIDERED OPINION THAT SAID PROPERTY LIES WITHIN
S8756'1
2.80'S & 0.01'W COMMUNITY PANEL NUMBER *17031C0395J. SAID INDEX CONTAINS NOTATION "*PANEL NOT PRINTED
- NO SPECIAL FLOOD HAZARD AREAS" AS IDENTIFIED BY SAID F.I.R.M. MAP.
FOUND CROSS AT CORNER NCEMENT
NT OF COMME
POI WE FURTHER DECLARE THAT STEEL REINFORCING RODS (UNLESS OTHERWISE NOTED) WILL BE
PER LAKE AND
PARCELS 1 & 2
33'
IN ROSEMONT, ILLINOIS.
LAKE STREET
HERETOFORE DEDICATED
FOREST AVENUE
FOUND
CROSS
FOUND CROSS REVISIONS: DATE: 02/27/2017
0.33'S
0.76'S
03/22/2017 G.P.
JOB NO: 8571
1. VILLAGE ENGINEER
State of Illinois>
SS
County of Cook>
________________________________
VILLAGE ENGINEER
State of Illinois>
SS
County of Cook>
Approved by the President and Board of Trustees of the Village of Oak Park, Illinois on
________________________________
VILLAGE CLERK
State of Illinois>
SS
County of Cook>
I certify that there are no delinquent or current unpaid special assessments on the property
shown on this Plat dated
________________________________
VILLAGE COLLECTOR
Page 1 of 4
4. VILLAGE PLANNER CERTIFICATE
State of Illinois>
SS
County of Cook>
________________________________
VILLAGE PLANNER
State of Illinois>
SS
County of Cook>
________________________________
PLAN COMMISSION CHAIRPERSON
State of Illinois>
SS
County of Cook>
_______________________________________
VILLAGE PRESIDENT
Page 2 of 4
7. PUBLIC WORKS CERTIFICATE
State of Illinois>
SS
County of Cook>
_____________________________
Director of Public Works
8. OWNERS CERTIFICATE
State of Illinois>
SS
County of Cook>
_____________________________
Signature
Attest: ____________________________________
Page 3 of 4
9. NOTARY CERTIFICATE
State of Illinois>
SS
County of Cook>
_____________________________
Notary
____________________________________
Type or Print Name
Page 4 of 4
Planned Development Application
1000 Lake Street Development
Oak Park, IL 60301
Albion Residential met with the Village of Oak Park Assessor, Ali ElSaffar, on Tuesday December
21, 2016 to collect mailing information for all property owners within a 500-foot radius of all four
corners of the planned development site. The four corners used to measure the 500-foot radius in
this activity include the sites two southern corners located on Lake Street and the sites two
northern corners of the parking lot that board the alley next to Austin Gardens Park.
Albion Residential also received mailing information for the surrounding business owners from
Loretta Daly, the Business Services Manager for the Village of Oak Park.
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Planned Development Application
1000 Lake Street Development
Oak Park, IL 60301
/ 0 0 0 1 2 3 4 5 6 7 4 4 6 8 4 9 4 : ; < = 4 > 6
? 2 3 @ 2 7 3 A B 1 C 0 D 0 /
E F G H I J K L M N O L P I J Q O R S T N U S
E E G H I J K L M N O L P I J V M W X X P O Q O R S T N U S
ALBION OAK PARK - CONSTRUCTION SCHEDULE CLARK CONSTRUCTION GROUP - CHICAGO, LLC 03-Mar-17
Activity ID Activity Name Original Start Finish Qtr 4, 2017 Qtr 1, 2018 Qtr 2, 2018 Qtr 3, 2018 Qtr 4, 2018 Qtr 1, 2019 Qtr 2, 2019 Qtr 3, 2019 Qtr 4, 2019 Qtr 1, 2020
Duration Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb
388 01-Nov-17 26-Apr-19 26-Apr-19, ALBION OAK PARK - CONSTRUCTION SCHEDULE
ALBION OAK PARK - CONSTRUCTION SCHEDULE
388 01-Nov-17 26-Apr-19 26-Apr-19, MILESTONES
MILESTONES
A1000 FULL NOTICE TO PROCEED 0 01-Nov-17 FULL NOTICE TO PROCEED
A2770 OBTAIN FOUNDATION/PODIUM PERMIT 0 01-Nov-17 OBTAIN FOUNDATION/PODIUM PERMIT
A1010 MOCKUP COMPLETE 0 20-Jun-18 MOCKUP COMPLETE
A1020 CONCRETE TOP OUT 0 10-Jul-18 CONCRETE TOP OUT
A1030 WATERTIGHT 0 21-Aug-18 WATERTIGHT
A1040 MECHANICAL ROOM STARTUP 0 02-Nov-18 MECHANICAL ROOM STARTUP
A3710 TURNOVER LEASING OFFICE - PARTIAL C of O 0 04-Dec-18 TURNOVER LEASING OFFICE - PARTIAL C of O
A3190 HARDHAT TOURS-LVL 5 LEASING MODELS 0 05-Dec-18 HARDHAT TOURS-LVL 5 LEASING MODELS
A3760 PARTIAL TURNOVER - LEVEL 5 & 6 RESIDENT MOVE-IN 0 17-Jan-19 PARTIAL TURNOVER - LEVEL 5 & 6 RESIDENT MOVE-IN
A3770 PARTIAL TURNOVER - LEVEL 7 & 8 RESIDENT MOVE-IN 0 07-Feb-19 PARTIAL TURNOVER - LEVEL 7 & 8 RESIDENT MOVE-IN
A3700 HARDHAT TOURS-LVL 18 AMENITY 0 14-Feb-19 HARDHAT TOURS-LVL 18 AMENITY
A3240 PARTIAL TURNOVER - LVL 9-12 RESIDENT MOVE-IN 0 07-Mar-19 PARTIAL TURNOVER - LVL 9-12 RESIDENT MOVE-IN
A1290 WEATHER IMPACTED DAYS 20 01-Apr-19 26-Apr-19 WEATHER IMPACTED DAYS
A1070 SUBSTANTIAL COMPLETION 0 26-Apr-19 SUBSTANTIAL COMPLETION
388 01-Nov-17 26-Apr-19 26-Apr-19, CONSTRUCTION
CONSTRUCTION
SITE PREPARATION 5 01-Nov-17 07-Nov-17 07-Nov-17, SITE PREPARATION
A1080 SITE FENCE, LAYOUT, CAISSON SURVEY 5 01-Nov-17 07-Nov-17 SITE FENCE, LAYOUT, CAISSON SURVEY
DEEP FOUNDATIONS 44 03-Nov-17 03-Jan-18 03-Jan-18, DEEP FOUNDATIONS
A1280 CAISSON MOB-IN 5 03-Nov-17 09-Nov-17 CAISSON MOB-IN
A1110 CAISSON INSTALLATION 30 10-Nov-17 26-Dec-17 CAISSON INSTALLATION
A4085 CAISSON MOB-OUT 5 27-Dec-17 03-Jan-18 CAISSON MOB-OUT
UNDERGROUND UTILITIES 20 04-Jan-18 31-Jan-18 31-Jan-18, UNDERGROUND UTILITIES
A1120 MEP UNDERGROUND 20 04-Jan-18 31-Jan-18 MEP UNDERGROUND
SHALLOW FOUNDATIONS 20 04-Jan-18 31-Jan-18 31-Jan-18, SHALLOW FOUNDATIONS
A1130 GRADE BEAMS, CAPS, FND WALLS 20 04-Jan-18 31-Jan-18 GRADE BEAMS, CAPS, FND WALLS
A4010 TOWER CRANE PAD 5 04-Jan-18 10-Jan-18 TOWER CRANE PAD
A4020 CORE FOUNDATION 10 11-Jan-18 24-Jan-18 CORE FOUNDATION
TOWER CRANE SERVICE 195 01-Nov-17 31-Jul-18 31-Jul-18, TOWER CRANE SERVICE
A2830 TEMP ELECTRICAL SERVICE - 480V 20 01-Nov-17 28-Nov-17 TEMP ELECTRICAL SERVICE - 480V
A2610 INSTALL TOWER CRANE 5 11-Jan-18 17-Jan-18 INSTALL TOWER CRANE
A2760 REMOVE TOWER CRANE 15 11-Jul-18 31-Jul-18 REMOVE TOWER CRANE
SUPERSTRUCTURE 119 25-Jan-18 10-Jul-18 10-Jul-18, SUPERSTRUCTURE
A4030 CORE POUR - 1ST LIFT 5 25-Jan-18 31-Jan-18 CORE POUR - 1ST LIFT
A4040 COLUMNS & WALLS UP TO LEVEL 2 10 01-Feb-18 14-Feb-18 COLUMNS & WALLS UP TO LEVEL 2
A4060 CORE POUR - 2ND LIFT 5 01-Feb-18 07-Feb-18 CORE POUR - 2ND LIFT
A1150 CIP CONCRETE - LEVEL 2 NORTH 5 15-Feb-18 21-Feb-18 CIP CONCRETE - LEVEL 2 NORTH
A3720 CIP CONCRETE - LEVEL 2 SOUTH 5 20-Feb-18 26-Feb-18 CIP CONCRETE - LEVEL 2 SOUTH
A1160 CIP CONCRETE - LEVEL 3 NORTH 5 27-Feb-18 05-Mar-18 CIP CONCRETE - LEVEL 3 NORTH
A3730 CIP CONCRETE - LEVEL 3 SOUTH 5 02-Mar-18 08-Mar-18 CIP CONCRETE - LEVEL 3 SOUTH
A1170 CIP CONCRETE - LEVEL 4 NORTH 5 09-Mar-18 15-Mar-18 CIP CONCRETE - LEVEL 4 NORTH
A3740 CIP CONCRETE - LEVEL 4 SOUTH 5 14-Mar-18 20-Mar-18 CIP CONCRETE - LEVEL 4 SOUTH
A1180 CIP CONCRETE - LEVEL 5 NORTH 5 21-Mar-18 27-Mar-18 CIP CONCRETE - LEVEL 5 NORTH
A3750 CIP CONCRETE - LEVEL 5 SOUTH 5 28-Mar-18 03-Apr-18 CIP CONCRETE - LEVEL 5 SOUTH
A1190 CIP CONCRETE - LEVEL 6 5 04-Apr-18 10-Apr-18 CIP CONCRETE - LEVEL 6
A1200 CIP CONCRETE - LEVEL 7 5 11-Apr-18 17-Apr-18 CIP CONCRETE - LEVEL 7
A1210 CIP CONCRETE - LEVEL 8 5 18-Apr-18 24-Apr-18 CIP CONCRETE - LEVEL 8
A1220 CIP CONCRETE - LEVEL 9 5 25-Apr-18 01-May-18 CIP CONCRETE - LEVEL 9
A1230 CIP CONCRETE - LEVEL 10 5 02-May-18 08-May-18 CIP CONCRETE - LEVEL 10
A1140 SOG CONCRETE - LEVEL 1 15 09-May-18 30-May-18 SOG CONCRETE - LEVEL 1
A1240 CIP CONCRETE - LEVEL 11 5 09-May-18 15-May-18 CIP CONCRETE - LEVEL 11
A1250 CIP CONCRETE - LEVEL 12 5 16-May-18 22-May-18 CIP CONCRETE - LEVEL 12
A1260 CIP CONCRETE - LEVEL 13 5 23-May-18 30-May-18 CIP CONCRETE - LEVEL 13
A1270 CIP CONCRETE - LEVEL 14 5 31-May-18 06-Jun-18 CIP CONCRETE - LEVEL 14
A3850 CIP CONCRETE - LEVEL 15 5 07-Jun-18 13-Jun-18 CIP CONCRETE - LEVEL 15
A4095 CIP CONCRETE - LEVEL 16 5 14-Jun-18 20-Jun-18 CIP CONCRETE - LEVEL 16
A4105 CIP CONCRETE - LEVEL 17 5 21-Jun-18 27-Jun-18 CIP CONCRETE - LEVEL 17
A4205 CIP CONCRETE - LEVEL 18 AMENITY 5 28-Jun-18 04-Jul-18 CIP CONCRETE - LEVEL 18 AMENITY
Activity ID Activity Name Original Start Finish Qtr 4, 2017 Qtr 1, 2018 Qtr 2, 2018 Qtr 3, 2018 Qtr 4, 2018 Qtr 1, 2019 Qtr 2, 2019 Qtr 3, 2019 Qtr 4, 2019 Qtr 1, 2020
Duration Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb
A4215 CIP CONCRETE - ROOF 4 05-Jul-18 10-Jul-18 CIP CONCRETE - ROOF
SITE WORK & LANDSCAPING 171 24-Aug-18 19-Apr-19 19-Apr-19, SITE WORK & LANDSCAPING
A4335 COMPLETE PUBLIC UTILITY CONNECTIONS - LAKE 20 24-Aug-18 20-Sep-18 COMPLETE PUBLIC UTILITY CONNECTIONS - LAKE
A4345 COMPLETE PUBLIC UTILITY CONNECTIONS - FOREST 20 31-Aug-18 27-Sep-18 COMPLETE PUBLIC UTILITY CONNECTIONS - FOREST
A4295 REMOVE SIDEWALKS - LAKE & LOBBY ENTRANCE 5 24-Sep-18 28-Sep-18 REMOVE SIDEWALKS - LAKE & LOBBY ENTRANCE
A4275 REPLACE CURB & GUTTER - LAKE & LOBBY ENTRANCE 10 01-Oct-18 12-Oct-18 REPLACE CURB & GUTTER - LAKE & LOBBY ENTRANCE
A4315 INSTALL CONCRETE BASE - LAKE & LOBBY ENTRANCE 10 15-Oct-18 26-Oct-18 INSTALL CONCRETE BASE - LAKE & LOBBY ENTRANCE
A4355 STONE PAVER INSTALL - LAKE & LOBBY ENTRANCE 10 29-Oct-18 09-Nov-18 STONE PAVER INSTALL - LAKE & LOBBY ENTRANCE
A4255 LANDSCAPE & SITE FURNISHINGS - LAKE & LOBBY 10 12-Nov-18 23-Nov-18 LANDSCAPE & SITE FURNISHINGS - LAKE & LOBBY
A4305 REMOVE & GRADE SIDEWALKS - FOREST 5 03-Dec-18 07-Dec-18 REMOVE & GRADE SIDEWALKS - FOREST
A4375 OPEN LEASING OFFICE/LOBBY TO PUBLIC 0 04-Dec-18 OPEN LEASING OFFICE/LOBBY TO PUBLIC
A4285 REPLACE CONCRETE CURB & GUTTER - FOREST 5 05-Dec-18 11-Dec-18 REPLACE CONCRETE CURB & GUTTER - FOREST
A4325 INSTALL CONCRETE BASE - FOREST 5 12-Dec-18 18-Dec-18 INSTALL CONCRETE BASE - FOREST
A4365 STONE PAVER INSTALL - FOREST 10 19-Dec-18 01-Jan-19 STONE PAVER INSTALL - FOREST
A4265 LANDSCAPE & SITE FURNISHINGS - FOREST AVE 10 02-Jan-19 15-Jan-19 LANDSCAPE & SITE FURNISHINGS - FOREST AVE
A4435 UTILIZE GARAGE AND DOCK FOR OCCUPIED TENANTS 0 17-Jan-19 UTILIZE GARAGE AND DOCK FOR OCCUPIED TENANTS
A4395 REMOVE EXISTING PAVING - EASEMENT PARK CORRIDOR 5 25-Feb-19 01-Mar-19 REMOVE EXISTING PAVING - EASEMENT PARK CORRIDOR
A4405 INSTALL CONCRETE BASE - EASEMENT CORRIDOR 10 04-Mar-19 15-Mar-19 INSTALL CONCRETE BASE - EASEMENT CORRIDOR
A4425 STONE PAVER INSTALL - EASEMENT CORRIDOR 5 18-Mar-19 22-Mar-19 STONE PAVER INSTALL - EASEMENT CORRIDOR
A4415 LANDSCAPE & SITE FURNISHINGS - EASEMENT CORRIDOR 5 25-Mar-19 29-Mar-19 LANDSCAPE & SITE FURNISHINGS - EASEMENT CORRIDOR
A4445 COMPLETE LANDSCAPE PLANTINGS - LAKE 5 25-Mar-19 29-Mar-19 COMPLETE LANDSCAPE PLANTINGS - LAKE
A4455 COMPLETE LANDSCAPE PLANTINGS - FOREST 5 01-Apr-19 05-Apr-19 COMPLETE LANDSCAPE PLANTINGS - FOREST
A4465 COMPLETE LANDSCAPE PLANTINGS - EASEMENT 5 08-Apr-19 12-Apr-19 COMPLETE LANDSCAPE PLANTINGS - EASEMENT
A4385 RESTORE PERMEABLE PAVER PUBLIC ALLEY - PARK 5 15-Apr-19 19-Apr-19 RESTORE PERMEABLE PAVER PUBLIC ALLEY - PARK
ENCLOSURE 153 02-May-18 30-Nov-18 30-Nov-18, ENCLOSURE
PODIUM 60 31-May-18 23-Aug-18 23-Aug-18, PODIUM
A1850 INSTALL STORERONT GLAZING - LEVEL 1 10 31-May-18 13-Jun-18 INSTALL STORERONT GLAZING - LEVEL 1
A2220 INSTALL LVL 1 SKIN 15 31-May-18 20-Jun-18 INSTALL LVL 1 SKIN
A2230 INSTALL LVL 2 SKIN 15 21-Jun-18 12-Jul-18 INSTALL LVL 2 SKIN
A2240 INSTALL LVL 3 SKIN 15 13-Jul-18 02-Aug-18 INSTALL LVL 3 SKIN
A1840 INSTALL LVL 4 SKIN 15 03-Aug-18 23-Aug-18 INSTALL LVL 4 SKIN
TOWER 153 02-May-18 30-Nov-18 30-Nov-18, TOWER
A3860 INSTALL WINDOW WALL - LEVEL 5 5 02-May-18 08-May-18 INSTALL WINDOW WALL - LEVEL 5
A3890 INSTALL COMPOSITE PANEL - LEVEL 5 10 07-May-18 18-May-18 INSTALL COMPOSITE PANEL - LEVEL 5
A1510 INSTALL WINDOW WALL - LEVEL 6 5 09-May-18 15-May-18 INSTALL WINDOW WALL - LEVEL 6
A1610 INSTALL COMPOSITE PANEL - LEVEL 6 10 14-May-18 25-May-18 INSTALL COMPOSITE PANEL - LEVEL 6
A1520 INSTALL WINDOW WALL - LEVEL 7 5 16-May-18 22-May-18 INSTALL WINDOW WALL - LEVEL 7
A1620 INSTALL COMPOSITE PANEL - LEVEL 7 10 21-May-18 01-Jun-18 INSTALL COMPOSITE PANEL - LEVEL 7
A1530 INSTALL WINDOW WALL - LEVEL 8 5 23-May-18 30-May-18 INSTALL WINDOW WALL - LEVEL 8
A1630 INSTALL COMPOSITE PANEL - LEVEL 8 10 28-May-18 08-Jun-18 INSTALL COMPOSITE PANEL - LEVEL 8
A1540 INSTALL WINDOW WALL - LEVEL 9 5 31-May-18 06-Jun-18 INSTALL WINDOW WALL - LEVEL 9
A1640 INSTALL COMPOSITE PANEL - LEVEL 9 10 05-Jun-18 18-Jun-18 INSTALL COMPOSITE PANEL - LEVEL 9
A1550 INSTALL WINDOW WALL - LEVEL 10 5 07-Jun-18 13-Jun-18 INSTALL WINDOW WALL - LEVEL 10
A1650 INSTALL COMPOSITE PANEL - LEVEL 10 10 12-Jun-18 25-Jun-18 INSTALL COMPOSITE PANEL - LEVEL 10
A1560 INSTALL WINDOW WALL - LEVEL 11 5 14-Jun-18 20-Jun-18 INSTALL WINDOW WALL - LEVEL 11
A1660 INSTALL COMPOSITE PANEL - LEVEL 11 10 19-Jun-18 02-Jul-18 INSTALL COMPOSITE PANEL - LEVEL 11
A1570 INSTALL WINDOW WALL - LEVEL 12 5 21-Jun-18 27-Jun-18 INSTALL WINDOW WALL - LEVEL 12
A1670 INSTALL COMPOSITE PANEL - LEVEL 12 10 26-Jun-18 09-Jul-18 INSTALL COMPOSITE PANEL - LEVEL 12
A1580 INSTALL WINDOW WALL - LEVEL 13 5 28-Jun-18 05-Jul-18 INSTALL WINDOW WALL - LEVEL 13
A1680 INSTALL COMPOSITE PANEL - LEVEL 13 10 03-Jul-18 16-Jul-18 INSTALL COMPOSITE PANEL - LEVEL 13
A1590 INSTALL WINDOW WALL - LEVEL 14 5 06-Jul-18 12-Jul-18 INSTALL WINDOW WALL - LEVEL 14
A1690 INSTALL COMPOSITE PANEL - LEVEL 14 10 11-Jul-18 24-Jul-18 INSTALL COMPOSITE PANEL - LEVEL 14
A1600 INSTALL WINDOW WALL - LEVEL 15 5 13-Jul-18 19-Jul-18 INSTALL WINDOW WALL - LEVEL 15
A1700 INSTALL COMPOSITE PANEL - LEVEL 15 10 18-Jul-18 31-Jul-18 INSTALL COMPOSITE PANEL - LEVEL 15
A4115 INSTALL WINDOW WALL - LEVEL 16 5 20-Jul-18 26-Jul-18 INSTALL WINDOW WALL - LEVEL 16
A1710 INSTALL COMPOSITE PANEL - LEVEL 16 10 25-Jul-18 07-Aug-18 INSTALL COMPOSITE PANEL - LEVEL 16
A4125 INSTALL WINDOW WALL - LEVEL 17 5 27-Jul-18 02-Aug-18 INSTALL WINDOW WALL - LEVEL 17
A4245 MECHANICAL PENTHOUSE ENCLOSURE 10 27-Jul-18 09-Aug-18 MECHANICAL PENTHOUSE ENCLOSURE
A1720 INSTALL COMPOSITE PANEL - LEVEL 17 10 01-Aug-18 14-Aug-18 INSTALL COMPOSITE PANEL - LEVEL 17
Activity ID Activity Name Original Start Finish Qtr 4, 2017 Qtr 1, 2018 Qtr 2, 2018 Qtr 3, 2018 Qtr 4, 2018 Qtr 1, 2019 Qtr 2, 2019 Qtr 3, 2019 Qtr 4, 2019 Qtr 1, 2020
Duration Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb
A4135 INSTALL WINDOW WALL - LEVEL 18 5 03-Aug-18 09-Aug-18 INSTALL WINDOW WALL - LEVEL 18
A1730 INSTALL COMPOSITE PANEL - LEVEL 18 10 08-Aug-18 21-Aug-18 INSTALL COMPOSITE PANEL - LEVEL 18
A3100 WINDOW WALL HOIST LEAVOUT 15 08-Nov-18 30-Nov-18 WINDOW WALL HOIST LEAVOUT
ROOFING 42 11-Jul-18 07-Sep-18 07-Sep-18, ROOFING
A2560 INSTALL ROOF SYSTEM - LEVEL 18 AMENITY 10 11-Jul-18 24-Jul-18 INSTALL ROOF SYSTEM - LEVEL 18 AMENITY
A2690 INSTALL ROOF SYSTEM - ROOF 5 25-Jul-18 31-Jul-18 INSTALL ROOF SYSTEM - ROOF
A1800 INSTALL ROOF SYSTEM - LEVEL 5 AMENITY 20 10-Aug-18 07-Sep-18 INSTALL ROOF SYSTEM - LEVEL 5 AMENITY
VERTICAL TRANSPORTATION 153 25-Apr-18 30-Nov-18 30-Nov-18, VERTICAL TRANSPORTATION
A2270 INSTALL HOIST 5 25-Apr-18 01-May-18 INSTALL HOIST
A3870 MACHINE ROOM BUILDOUT 10 01-Aug-18 14-Aug-18 MACHINE ROOM BUILDOUT
A1860 EXPEDITED SERVICE ELEVATOR 50 22-Aug-18 31-Oct-18 EXPEDITED SERVICE ELEVATOR
A1870 PASSENGER ELEVATOR BUILDOUT 70 22-Aug-18 30-Nov-18 PASSENGER ELEVATOR BUILDOUT
A2280 REMOVE HOIST 5 01-Nov-18 07-Nov-18 REMOVE HOIST
BUILDOUT 223 09-May-18 15-Mar-19 15-Mar-19, BUILDOUT
MEP 125 09-May-18 02-Nov-18 02-Nov-18, MEP
A3590 COMED/PRIMARY VAULT CONSTRUCTION 15 09-May-18 30-May-18 COMED/PRIMARY VAULT CONSTRUCTION
A3640 COMED/PRIMARY BUILDOUT 40 31-May-18 26-Jul-18 COMED/PRIMARY BUILDOUT
A3600 SWCHGR ROOM, GEN ROOM, ATS ROOM 40 31-May-18 26-Jul-18 SWCHGR ROOM, GEN ROOM, ATS ROOM
A3610 PERM POWER 0 30-Jul-18 PERM POWER
A3620 MECHANICAL ROOM BUILDOUT LVL 18 60 10-Aug-18 02-Nov-18 MECHANICAL ROOM BUILDOUT LVL 18
A3630 ROOF TOP MECHANICAL - ROOF 40 10-Aug-18 05-Oct-18 ROOF TOP MECHANICAL - ROOF
PODIUM 196 31-May-18 28-Feb-19 28-Feb-19, PODIUM
A2570 BUILDOUT - LEVEL 1 BOH 50 31-May-18 09-Aug-18 BUILDOUT - LEVEL 1 BOH
A3200 BUILDOUT - LOBBY & LEASING 80 14-Jun-18 05-Oct-18 BUILDOUT - LOBBY & LEASING
A2680 BUILDOUT - LEVEL 2 30 22-Oct-18 04-Dec-18 BUILDOUT - LEVEL 2
A2660 BUILDOUT - LEVEL 3 30 05-Dec-18 17-Jan-19 BUILDOUT - LEVEL 3
A2670 BUILDOUT - LEVEL 4 30 18-Jan-19 28-Feb-19 BUILDOUT - LEVEL 4
TOWER 223 09-May-18 15-Mar-19 15-Mar-19, TOWER
MOCK-UP 30 09-May-18 20-Jun-18 20-Jun-18, MOCK-UP
A1890 BUILDOUT MOCKUP UNIT 30 09-May-18 20-Jun-18 BUILDOUT MOCKUP UNIT
A1900 MOCK-UP APPROVAL 0 20-Jun-18 MOCK-UP APPROVAL
LEVEL 5 - AMENITY 146 21-Jun-18 10-Jan-19 10-Jan-19, LEVEL 5 - AMENITY
A3880 BUILDOUT - LEVEL 5 115 21-Jun-18 04-Dec-18 BUILDOUT - LEVEL 5
LVL5BO1020
R/I MECHANICAL 5 21-Jun-18 27-Jun-18 R/I MECHANICAL
LVL5BO1030
R/I SPRINKLER 5 21-Jun-18 27-Jun-18 R/I SPRINKLER
LVL5BO1000
FRAME WALLS/CEILINGS/BACKING 10 28-Jun-18 12-Jul-18 FRAME WALLS/CEILINGS/BACKING
LVL5BO1010
R/I PLUMBING 10 13-Jul-18 26-Jul-18 R/I PLUMBING
LVL5BO1040
R/I ELECTRICAL 10 27-Jul-18 09-Aug-18 R/I ELECTRICAL
LVL5BO1050
IN-WALL INSPECTION 0 10-Aug-18 IN-WALL INSPECTION
LVL5BO1060
R/I MEP CORRECTIONS 5 10-Aug-18 16-Aug-18 R/I MEP CORRECTIONS
LVL5BO1070
INSULATE/HANG DRYWALL 10 17-Aug-18 30-Aug-18 INSULATE/HANG DRYWALL
LVL5BO1080
FINISH DRYWALL 5 31-Aug-18 07-Sep-18 FINISH DRYWALL
LVL5BO1100
PAINT 1ST COAT 5 10-Sep-18 14-Sep-18 PAINT 1ST COAT
LVL5BO1160
INSTALL SHOWER BASE/TUB 5 10-Sep-18 14-Sep-18 INSTALL SHOWER BASE/TUB
LVL5BO1090
INSTALL INTERIOR DOORS 5 17-Sep-18 21-Sep-18 INSTALL INTERIOR DOORS
LVL5BO1110
INSTALL BATHROOM TILE 5 17-Sep-18 21-Sep-18 INSTALL BATHROOM TILE
LVL5BO1120
INSTALL KITCHEN CABINETS 5 17-Sep-18 21-Sep-18 INSTALL KITCHEN CABINETS
LVL5BO1130
INSTALL VANITY CABINETS 5 24-Sep-18 28-Sep-18 INSTALL VANITY CABINETS
LVL5BO1150
INSTALL COUNTERTOPS 5 24-Sep-18 28-Sep-18 INSTALL COUNTERTOPS
LVL5BO1180
INSTALL GLASS SHOWER DOOR 5 01-Oct-18 05-Oct-18 INSTALL GLASS SHOWER DOOR
LVL5BO1170
INSTALL KITCHEN BACKSPLASH 5 01-Oct-18 05-Oct-18 INSTALL KITCHEN BACKSPLASH
LVL5BO1140
INSTALL MEDICINE CABINET 5 08-Oct-18 12-Oct-18 INSTALL MEDICINE CABINET
LVL5BO1210
INSTALL BATHROOM ACC. 5 08-Oct-18 12-Oct-18 INSTALL BATHROOM ACC.
LVL5BO1280
INSTALL FLOORING 10 15-Oct-18 26-Oct-18 INSTALL FLOORING
LVL5BO1240
INSTALL MECHANICAL TRIM 5 29-Oct-18 02-Nov-18 INSTALL MECHANICAL TRIM
LVL5BO1250
INSTALL SPRINKLER TRIM 5 29-Oct-18 02-Nov-18 INSTALL SPRINKLER TRIM
LVL5BO1260
INSTALL ELECTRICAL TRIM 5 29-Oct-18 02-Nov-18 INSTALL ELECTRICAL TRIM
LVL5BO1320
INSTALL CLOSET SHELVING 5 29-Oct-18 02-Nov-18 INSTALL CLOSET SHELVING
LVL5BO1330
INSTALL UNIT ENTRY DOOR & HWD 5 29-Oct-18 02-Nov-18 INSTALL UNIT ENTRY DOOR & HWD
LVL5BO1220
INSTALL PUMBING FIXTURES 5 05-Nov-18 09-Nov-18 INSTALL PUMBING FIXTURES
Activity ID Activity Name Original Start Finish Qtr 4, 2017 Qtr 1, 2018 Qtr 2, 2018 Qtr 3, 2018 Qtr 4, 2018 Qtr 1, 2019 Qtr 2, 2019 Qtr 3, 2019 Qtr 4, 2019 Qtr 1, 2020
Duration Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb
LVL5BO1300
SET APPLIANCES 5 05-Nov-18 09-Nov-18 SET APPLIANCES
LVL5BO1310
MEP CONNECT APPLIANCES 5 12-Nov-18 16-Nov-18 MEP CONNECT APPLIANCES
LVL5BO1190
PAINT FINAL COAT 5 19-Nov-18 27-Nov-18 PAINT FINAL COAT
LVL5BO1340
FINAL CLEAN 5 28-Nov-18 04-Dec-18 FINAL CLEAN
LVL5BO1350
PARTIAL C of O INSPECTIONS - LVL 5 5 04-Jan-19 10-Jan-19 PARTIAL C of O INSPECTIONS - LVL 5
LEVEL 6-16 176 06-Jul-18 08-Mar-19 08-Mar-19, LEVEL 6-16
A1910 BUILDOUT - LEVEL 6 115 06-Jul-18 18-Dec-18 BUILDOUT - LEVEL 6
A1920 BUILDOUT - LEVEL 7 115 13-Jul-18 26-Dec-18 BUILDOUT - LEVEL 7
A1930 BUILDOUT - LEVEL 8 115 20-Jul-18 03-Jan-19 BUILDOUT - LEVEL 8
A1940 BUILDOUT - LEVEL 9 115 27-Jul-18 10-Jan-19 BUILDOUT - LEVEL 9
A1950 BUILDOUT - LEVEL 10 115 03-Aug-18 17-Jan-19 BUILDOUT - LEVEL 10
A1960 BUILDOUT - LEVEL 11 115 10-Aug-18 24-Jan-19 BUILDOUT - LEVEL 11
A1970 BUILDOUT - LEVEL 12 115 17-Aug-18 31-Jan-19 BUILDOUT - LEVEL 12
A1980 BUILDOUT - LEVEL 13 115 24-Aug-18 07-Feb-19 BUILDOUT - LEVEL 13
A1990 BUILDOUT - LEVEL 14 115 31-Aug-18 14-Feb-19 BUILDOUT - LEVEL 14
A4145 BUILDOUT - LEVEL 15 115 10-Sep-18 21-Feb-19 BUILDOUT - LEVEL 15
A4155 BUILDOUT - LEVEL 16 115 17-Sep-18 28-Feb-19 BUILDOUT - LEVEL 16
A4225 BUILDOUT - LEVEL 17 120 24-Sep-18 08-Mar-19 BUILDOUT - LEVEL 17
A4235 BUILDOUT - HOIST LEAVE OUT UNITS 30 28-Jan-19 08-Mar-19 BUILDOUT - HOIST LEAVE OUT UNITS
LEVEL 18 - AMENITY 100 24-Sep-18 14-Feb-19 14-Feb-19, LEVEL 18 - AMENITY
A4165 BUILDOUT - LEVEL 18 AMENITY 100 24-Sep-18 14-Feb-19 BUILDOUT - LEVEL 18 AMENITY
PUNCHLIST 111 08-Oct-18 15-Mar-19 15-Mar-19, PUNCHLIST
A3210 PUNCHLIST LVL 1 LOBBY & LEASING 5 08-Oct-18 12-Oct-18 PUNCHLIST LVL 1 LOBBY & LEASING
A3550 PUNCHLIST LVL 1-4 5 15-Oct-18 19-Oct-18 PUNCHLIST LVL 1-4
A3580 PUNCHLIST LVL 5 5 12-Dec-18 18-Dec-18 PUNCHLIST LVL 5
A3170 PUNCHLIST LVL 6 5 19-Dec-18 26-Dec-18 PUNCHLIST LVL 6
A3180 PUNCHLIST LVL 7 5 27-Dec-18 03-Jan-19 PUNCHLIST LVL 7
A3270 PUNCHLIST LVL 8 5 04-Jan-19 10-Jan-19 PUNCHLIST LVL 8
A3290 PUNCHLIST LVL 9 5 11-Jan-19 17-Jan-19 PUNCHLIST LVL 9
A3300 PUNCHLIST LVL 10 5 18-Jan-19 24-Jan-19 PUNCHLIST LVL 10
A3310 PUNCHLIST LVL 11 5 25-Jan-19 31-Jan-19 PUNCHLIST LVL 11
A3320 PUNCHLIST LVL 12 5 01-Feb-19 07-Feb-19 PUNCHLIST LVL 12
A3330 PUNCHLIST LVL 13 5 08-Feb-19 14-Feb-19 PUNCHLIST LVL 13
A3340 PUNCHLIST LVL 14 5 15-Feb-19 21-Feb-19 PUNCHLIST LVL 14
A4195 PUNCHLIST LVL 18 AMENITY 5 15-Feb-19 21-Feb-19 PUNCHLIST LVL 18 AMENITY
A4175 PUNCHLIST LVL 15 5 22-Feb-19 28-Feb-19 PUNCHLIST LVL 15
A4185 PUNCHLIST LVL 16 5 01-Mar-19 07-Mar-19 PUNCHLIST LVL 16
A3560 PUNCHLIST LVL 17 5 11-Mar-19 15-Mar-19 PUNCHLIST LVL 17
OCCUPANCY & COMMISSIONING 103 05-Dec-18 26-Apr-19 26-Apr-19, OCCUPANCY & COMMISSIONING
A3230 START-UP AND COMMISSIONING 60 05-Dec-18 26-Feb-19 START-UP AND COMMISSIONING
A3220 CITY FINAL INSPECTION 10 18-Mar-19 29-Mar-19 CITY FINAL INSPECTION
A3250 WEATHER IMPACTED DAYS 20 01-Apr-19 26-Apr-19 WEATHER IMPACTED DAYS
A3260 SUBSTANTIAL COMPLETION 0 26-Apr-19 SUBSTANTIAL COMPLETION
LOADING
2
ENTRY 150.00' P.L.
PUBLIC ALLEY 20'-0" Parking
Garage
LOADING
GAS METERS
EXISTING LOADING
GARAGE
2
RAMP UP
MECH / ELEC 16% RAMP
CAR ENTRY
WASH
BIKE PARKING
RETAIL LOADING
T TRASH LOADING
RESID. LOADING ENTRY
PET SPA
4 2
RES. STORAGE
1 5
MGMT
21-STORY BUILDING
SHOP RETAIL RETAIL
3,250 SF ENTRY
EXISTING
ADJACENT BUILDING
FOREST AVENUE
N.I.C.
EXISTING
TWO-WAY TRAFFIC
Thru Lane
7-STORY BUILDING BATH 3
ENTRY
N.I.C. MAIL /
PACKAGE
ROOM LEASING
1
200.00' P.L.
OFFICE
Covered
200.00' P.L.
Walkway ELEC
for Building
Entrance RETAIL
6,000 SF
RESIDENTIAL
Construction
RETAIL LOBBY
Close
ENTRY Traffic
Sidewalk
Divert Pedestrian
Traffic Divert Pedestrian
Traffic
LAKE STREET
TWO-WAY TRAFFIC
To Central
Avenue
EXISTING EXISTING
4-STORY BUILDING 3-STORY BUILDING
N.I.C. N.I.C.
Site
FIRSTLogistics Plan - Albion Oak Park
FLOOR PLAN LEGEND
1000 Lake Street
Notes: 1 Perimeter Fence
1) Contractor will provide pre and post-construction infiltration testing,
vacuum cleaning and aggregate replacement, and/or removing and
resetting pavers may be required to restore permeability or green alley. 2 Site Enterance
2) Loading from the alleyway is for small vehicles only, no large trucks.
Hoist
SCALE: 1"=50'-0"
N
Oak Park, IL
5) Contract will be responsible for providing hydrant access from the street
for any hydrants that will be within the fenced areas. 5 Dumpster
12-23-2016
6) Contractor will be responsible for completely removing and restoring the
conflicting pavement markings for lane shifts due to work and all temporary 6 Trailers
pavement markings.
7) Contractor will protect existing traffic signal control cabinets. Box
7
EXISTING Alternate Pedestrian
1-STORY BUILDING Access: Parking Garage Divert
N.I.C. Pedestrian
Temporary
to Lake Street
Traffic Crosswalk
AUSTIN GARDEN PARK
N.I.C.
LOADING
ENTRY 150.00' P.L.
PUBLIC ALLEY 20'-0" Parking
Garage
LOADING
GAS METERS
EXISTING LOADING
GARAGE
RAMP UP
MECH / ELEC 16% RAMP
CAR ENTRY
WASH
2
BIKE PARKING
RETAIL LOADING
T TRASH LOADING
RESID. LOADING ENTRY
PET SPA
1
RES. STORAGE Truck
MGMT Traffic
21-STORY BUILDING
SHOP RETAIL RETAIL
3,250 SF ENTRY
EXISTING
ADJACENT BUILDING
FOREST AVENUE
N.I.C.
EXISTING
TWO-WAY TRAFFIC
7-STORY BUILDING BATH
ENTRY
N.I.C. MAIL /
PACKAGE
ROOM LEASING
200.00' P.L.
OFFICE
200.00' P.L.
ELEC
2
RETAIL RESIDENTIAL
RETAIL 6,000 SF LOBBY Construction
ENTRY Traffic
Divert Pedestrian
Traffic Divert Pedestrian
Traffic
LAKE STREET
TWO-WAY TRAFFIC To Central
EXISTING EXISTING
4-STORY BUILDING 3-STORY BUILDING
N.I.C. N.I.C.
Foundation Phase Traffic Plan - Albion Oak Park
FIRST FLOOR PLAN LEGEND
1000 Lake Street
1 Perimeter Fence
Notes: Site Enterance
1) Contractor will be responsible for reimbursing village
2
! " # $
% & ' ( ) * + , - . , ) / 0 1 0 2 0 - 3 4 , 5 6 * -
Based on the supporting data attached, Albion Residential feels that the rent structure underwritten is in
line with submarket trends. Due to a significant lack of new supply throughout the suburbs, Albion
Residential is confident that the proposed unit mix will be the best fit in Oak Park. In an effort to further
satisfy market demands, Albion Residential has taken the approach to developing smaller, high-quality,
luxury units compared to other residential products in the market.
UNIT MIX
Unit Type # of Unit Rent
Units Square
Feet
Studios 75 440-550 $1,386-$1,650
Convertibles 74 625-680 $1,663-$1,816
One Bedrooms 66 745-935 $1,872-$2,525
Two Bedrooms 46 930-1,365 $2,646-$3,494
Three Bedrooms 4 1,400 $3,640-$4,000
Total/Average 265
Westward expansion stemming from West Loop driven by thriving employment, development, and
growing businesses continue to help support the vision that the 1000 Lake Street Site is an irreplaceable
transit oriented development location suitable for a mixed-use residential community. The planned
development is expected to attract three different renter demographics. The first renter consists of educated
young professionals who are well compensated in the workplace. These millennials have become
comfortable with the flexibility and lifestyle renting has to offer compared to homeownership. Millennials
also account for a large majority of the national renter pool making them a vital part of the local community.
The second renter demographic consists of small families who have chosen Oak Park for its rich culture
and strong public and private school system. Small families typically make up a significantly small portion
of the demographic mix of residents in urban and urban-suburban apartment style communities. Lastly,
baby boomers make up the final target demographic that have started to consider apartment style living.
Current trends indicate that Baby Boomers are rapidly making the decision to trade in the responsibilities
tied to homeownership in exchange for a maintenance free urban-suburban lifestyle.
Macroeconomic Outlook
The United States economy is expected to add over 2 million new hires and an additional 371,000 units
during 2017 supporting rental household formation and demand. As a tighter labor market drives up wages,
GDP growth has been forecasted in the 2.5% range based on strong consumer spending combined with the
possible implementation of fiscal policies. National apartment vacancy is expected to end the year at 4.0%
as rapidly increasing household formation generates robust net absorption. In addition, the average effective
rent is expected to climb 4.5% building on the rent growth increases that were registered during 2016.
Lastly, the rise in sales prices during 2016 compressed the average cap rate to the low 5% range. Rising
property valuations across the nation have prompted investors to search for higher yields in urban suburban,
secondary, and tertiary markets. Supporting sale comparables throughout downtown Chicago and
neighboring top-tier suburbs continue to set record pricing for assets that are of similar quality and nature
to the planned development.
Homeownership rates have continued to National Homeownership Rate and Renter Occupied
Households
steadily decline towards historical lows
indicating that more Americans are becoming
renters than ever before. The renting
population in suburban Chicago has grown
23% due to a steep decline in Chicago
homeownership. As of Q4 2016, the Chicago
MSA registered a 64.5% homeownership rate
furthering the stance that the apartment
industry will remain strong in the near term.
Local Employment
Following a solid year in 2016, Chicago is expected to create 70,000 jobs during 2017 increasing payrolls
by 1.5%. Chicago suburbs are expected to perform particularly well in areas where employment
opportunities, large regional malls, and easy expressway access bolster underlying renter demand.
Oak Parks employment base is led by healthcare, social assistance, educational services, and
accommodation and food services. Several of the largest employers in Oak Park consist of West Suburban
Hospital, Rush Oak Park Hospital, Oak Park & River Forest High School District, and the Village of Oak
Park.
Several new developments within Oak Park have sparked growth and resurgence within the village gaining
the interest of large corporations and small businesses such as Target Corporation, Coopers Hawk,
Elmhurst Memorial Health, and many other service-based retailers and small-businesses.
Local Apartment Outlook
Apartment developers will deliver 8,400 units during
2017 marking the greatest level of multifamily
completions since 2000. The effective rent in
Chicago will climb 4.5% during 2017 building on the
5.4% increase that was registered in 2016.
Suburban absorption rates are projected to remain
near record levels for the next several years in
anticipation of new product in the market and
employment growth. While there has been a
significant number of deliveries throughout suburban
Chicago between 2001 to 2003, a moderate pace of
development has taken effect over the past decade. A
strong push by local developers and institutional
investors has brought about several new projects in
various stages of development. Development
projects appear to be heavily dispersed throughout
the suburbs causing new suburban product to have
less of an oversupply impact in their respective
submarkets. In total, 22,301 units through 2Q 2016
have been brought to the market since 1996 resulting
in an average of 1,062 suburban units completed per
year.
With a population of approximately 52,000 individuals and approximately 2.39 people per household it is
estimated that there are 8,900 households that rent throughout Oak Park. Highlighted by tight vacancy,
modest development activity, and feasible rental expenditures, Oak Park presents an excellent opportunity
for renters looking for a vibrant live, work, play atmosphere in an urban suburban environment.
Approximately 63% of Oak Park residents have received a college degree or higher suggesting that local
residents are highly educated and well compensated in the workplace. Despite solid income demographics,
the average monthly homeownership expenditure in Oak Park is approximately $2,517 putting
homeownership out of reach for many residents who earn less than the median household income. The gap
between homeownership expenditures and income suggests that renting in Oak Park is an economically
viable housing option for individuals that are priced out of homeownership but still want the convenience
of living in downtown Oak Park.
Oak Park posted modest rent growth during 2016 pushing average effective rents to $1,320 per month,
which remains below the Chicago average. The villages rental housing supply has been in high demand
due to the lack of modern multifamily product in the market. Oak Park maintains an occupancy rate 94.54%,
which is expected to remain unchanged over the next several years as lease up concessions and staggered
new development absorption periods counterbalance occupancy.
Oak Park village, Illinois Page 1 of 3
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QuickFacts
Oak Park village, Illinois
QuickFacts provides statistics for all states and counties, and for cities and towns with a population of 5,000 or more.
Population
Population estimates, July 1, 2016,
NA NA 12,801,539 323,127,513
(V2016)
Population estimates, July 1, 2015,
52,287 2,720,546 12,859,995 321,418,820
(V2015)
Population estimates base, April 1, 2010,
NA NA 12,831,574 308,758,105
(V2016)
Population estimates base, April 1, 2010,
51,878 2,695,605 12,831,549 308,758,105
(V2015)
Population, percent change - April 1, 2010
NA NA -0.2% 4.7%
(estimates base) to July 1, 2016, (V2016)
Population, percent change - April 1, 2010
0.8% 0.9% 0.2% 4.1%
(estimates base) to July 1, 2015, (V2015)
Population, Census, April 1, 2010 51,878 2,695,598 12,830,632 308,745,538
Age and Sex
Persons under 5 years, percent, July 1,
X X 6.1% 6.2%
2015, (V2015)
Persons under 5 years, percent, April 1,
6.5% 6.9% 6.5% 6.5%
2010
Persons under 18 years, percent, July 1,
X X 23.0% 22.9%
2015, (V2015)
Persons under 18 years, percent, April 1,
24.1% 23.1% 24.4% 24.0%
2010
Persons 65 years and over, percent, July
X X 14.2% 14.9%
1, 2015, (V2015)
Persons 65 years and over, percent, April
10.7% 10.3% 12.5% 13.0%
1, 2010
Female persons, percent, July 1, 2015,
X X 50.9% 50.8%
(V2015)
Female persons, percent, April 1, 2010 53.6% 51.5% 51.0% 50.8%
Race and
Hispanic Origin
White alone, percent, July 1, 2015,
X X 77.3% 77.1%
(V2015) (a)
White alone, percent, April 1, 2010 (a) 67.7% 45.0% 71.5% 72.4%
Black or African American alone, percent,
X X 14.7% 13.3%
July 1, 2015, (V2015) (a)
Black or African American alone, percent,
21.7% 32.9% 14.5% 12.6%
April 1, 2010 (a)
American Indian and Alaska Native alone,
X X 0.6% 1.2%
percent, July 1, 2015, (V2015) (a)
American Indian and Alaska Native alone,
0.2% 0.5% 0.3% 0.9%
percent, April 1, 2010 (a)
Asian alone, percent, July 1, 2015,
X X 5.5% 5.6%
(V2015) (a)
Asian alone, percent, April 1, 2010 (a) 4.8% 5.5% 4.6% 4.8%
Native Hawaiian and Other Pacific
Islander alone, percent, July 1, 2015, X X 0.1% 0.2%
(V2015) (a)
Native Hawaiian and Other Pacific
Z Z Z 0.2%
Islander alone, percent, April 1, 2010 (a)
Two or More Races, percent, July 1,
X X 1.9% 2.6%
2015, (V2015)
Two or More Races, percent, April 1,
3.6% 2.7% 2.3% 2.9%
2010
Hispanic or Latino, percent, July 1, 2015,
X X 16.9% 17.6%
(V2015) (b)
Hispanic or Latino, percent, April 1, 2010
6.8% 28.9% 15.8% 16.3%
(b)
White alone, not Hispanic or Latino,
X X 61.9% 61.6%
percent, July 1, 2015, (V2015)
63.8% 31.7% 63.7% 63.7%
https://www.census.gov/quickfacts/table/PST045216/1754885,1714000,17,00 4/6/2017
Oak Park village, Illinois Page 2 of 3
https://www.census.gov/quickfacts/table/PST045216/1754885,1714000,17,00 4/6/2017
Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2016
Units: 270
GBA: 240,000 SF
Floors: 21
Metering: Individual
Construction: Steel
Rent Type: Market
Market Segment: All
LAND
Land Area: 1.60 AC
Parcel 16-07-121-018-0000
SITE AMENITIES
Business Center, Courtyard, Grill, Multi Use Room
UNIT AMENITIES
Air Conditioning, Disposal, Heating, Kitchen, Microwave, Oven, Range, Refrigerator, Tub/Shower, Washer/Dryer, Window Coverings
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 533 60 22.2% 20 33.3% $1,492 $2.80 $1,492 $2.80 0.0%
All 1 Beds 826 130 48.1% 43 33.1% $2,023 $2.45 $1,987 $2.41 1.8%
All 2 Beds 1,118 80 29.6% 29 36.3% $2,718 $2.43 $2,718 $2.43 0.0%
Totals 847 270 100% 92 34.1% $2,111 $2.49 $2,094 $2.47 0.8%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: No Spaces Currently Available
1/6/2017
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Property Summary Report
TRANSPORTATION
Parking: 500 free Covered Spaces are available; 588 Attached Garage Spaces are available; 4.1 per Unit
Transit/Subway: 7 minute walk to Harlem/Lake Station (Green Line)
Commuter Rail: 2 minute drive to Oak Park Station Commuter Rail (Union Pacific West Line)
Airport: 28 minute drive to Chicago Midway International Airport
Walk Score : Walker's Paradise (94)
Transit Score : Good Transit (63)
PROPERTY CONTACTS
True Owner: Wood Partners Recorded Owner: Lake Street Investors
Developer: Golub & Company Architect: Gensler
Property Manager: Golub & Company - V antage Oak Park
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
1/6/2017
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Property Summary Report
BUILDING
Type: Mid-Rise Apartme
Year Built: 2009
Units: 204
GBA: 186,931 SF
Floors: 14
Metering: Individual
Construction: Steel
Rent Type: Market
Market Segment: All
LAND
Land Area: 1.56 AC
PARCEL
16-07-118-058-0000, 16-07-118-059-0000, 16-07-118-060-0000, 16-07-118-062-0000, 16-07-118-063-0000, 16-07-118-064-0000,
16-07-118-065-0000, 16-07-118-066-0000
SITE AMENITIES
Business Center, Fitness Center, Laundry Facilities, Storage Space
UNIT AMENITIES
Air Conditioning, Cable Ready, Dishwasher, Microwave, Walk-In Closets, Washer/Dryer
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 512 30 14.7% 2 6.7% $1,272 $2.49 $1,272 $2.49 0.0%
All 1 Beds 758 97 47.5% 1 1.0% $1,661 $2.19 $1,661 $2.19 0.0%
All 2 Beds 1,090 73 35.8% 3 4.1% $2,097 $1.90 $2,097 $1.90 0.0%
All 3 Beds 2,700 4 2.0% 0 0.0% $3,818 $1.41 $3,809 $1.41 0.2%
Totals 878 204 100% 6 2.9% $1,806 $2.04 $1,806 $2.04 0.0%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: No Spaces Currently Available
SALE
Last Sale: Sold on Jul 26, 2016 for $68,250,000 ($334,559/Unit) at 4.75% Cap
TRANSPORTATION
Parking: 75 free Surface Spaces are available; 400 free Covered Spaces are available; 2.3 per Unit
Transit/Subway: 5 minute walk to Oak Park Station (Blue Line)
Commuter Rail: 3 minute drive to Oak Park Station Commuter Rail (Union Pacific West Line)
Airport: 27 minute drive to Chicago Midway International Airport
Walk Score : Walker's Paradise (91)
Transit Score : Good Transit (61)
1/6/2017
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Property Summary Report
COMMERCIAL TENANTS
Trader Joe's 9,500 SF Lincoln - Oak Park Place 8,750 SF
Weight Watchers 7,000 SF Sport Clips 1,000 SF
PROPERTY CONTACTS
True Owner: John Hancock Real Estate Recorded Owner: John Hancock Life Insurance
Prior True Owner: Cornerstone Real Estate Advisers LLC
Property Manager: Lincoln - Oak Park Place
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 0.0% 0.0% 12 Mo. Sales Volume (Mil.) $76.3 $9.1
Submarket 4-5 Star 0.5% 0.5% 12 Mo. Price Per SF $275,424 $86,132
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Property Summary Report
BUILDING
Type: Low-Rise Apartme
Year Built: 1987; Renov 2008
Units: 125
GBA: 106,263 SF
Floors: 3
Metering: Individual
Construction: Masonry
Rent Type: Market
Market Segment: All
LAND
Land Area: 1.39 AC
Zoning: B-2, Oak Park
Parcel 16-07-225-092-0000
SITE AMENITIES
Business Center, Car Wash Area, Concierge, Courtyard, Fitness Center, Free Weights, Lounge, Maintenance on site, Storage Space
UNIT AMENITIES
Air Conditioning, Cable Ready, Dishwasher, Granite Countertops, High Speed Internet Access, Washer/Dryer Hookup
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 605 8 6.4% 1 12.5% $1,415 $2.34 $1,415 $2.34 0.0%
All 1 Beds 725 68 54.4% 9 13.2% $1,539 $2.12 $1,539 $2.12 0.0%
All 2 Beds 1,037 49 39.2% 7 14.3% $2,172 $2.09 $2,158 $2.08 0.6%
Totals 840 125 100% 17 13.6% $1,779 $2.12 $1,773 $2.11 0.3%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: No Spaces Currently Available
SALE
Last Sale: Sold on Dec 17, 2009 for $20,000,000 ($160,000/Unit)
TRANSPORTATION
Parking: 125 Covered Spaces are available; 1.0 per Unit
Walk Score : Very Walkable (89)
Transit Score : Good Transit (61)
PROPERTY CONTACTS
True Owner: Intercontinental Real Estate Corporation Recorded Owner: U.S. REIF Oak Park Illinois, LLC
Prior True Owner: BlackRock Realty
Property Manager: Village Green- Oak Park City Apartments
1/6/2017
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Property Summary Report
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 0.3% 0.3% 12 Mo. Sales Volume (Mil.) $76.3 $9.1
Submarket 3-5 Star 0.4% 0.2% 12 Mo. Price Per SF $275,424 $86,132
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Property Summary Report
BUILDING
Type: Mid-Rise Apartme
Year Built: 1987
Units: 244
GBA: 286,690 SF
Floors: 14
Metering: Individual
Construction: Masonry
Rent Type: Market
Market Segment: All
LAND
Land Area: 3.26 AC
Parcel 16-07-128-031-0000
SITE AMENITIES
Clubhouse, Elevator, Fitness Center, Laundry Facilities, Recycling, Storage Space, Weight Machines
UNIT AMENITIES
Air Conditioning, Dishwasher, Disposal, Range, Refrigerator, Washer/Dryer, Wi-Fi, Yard
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 600 24 9.8% 1 4.2% $2,179 $3.63 $2,179 $3.63 0.0%
All 1 Beds 778 74 30.3% 3 4.1% $1,476 $1.90 $1,476 $1.90 0.0%
All 2 Beds 1,049 146 59.8% 6 4.1% $2,028 $1.93 $2,028 $1.93 0.0%
Totals 923 244 100% 10 4.1% $1,874 $2.03 $1,874 $2.03 0.0%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: 740 - 3,506 SF Available in 2 Spaces
AVAILABLE SP ACES
Floor Suite Use Type SF Avail Flr Contig Bldg Contig Rent Occupancy Term
TRANSPORTATION
Parking: 100 Surface Spaces are available; 200 Covered Spaces are available; 1.2 per Unit
Transit/Subway: 2 minute walk to Oak Park Station (Blue Line)
Commuter Rail: 1 minute drive to Oak Park Station Commuter Rail (Union Pacific West Line)
Airport: 26 minute drive to Chicago Midway International Airport
Walk Score : Walker's Paradise (92)
Transit Score : Good Transit (63)
PROPERTY CONTACTS
True Owner: AIMCO Recorded Owner: Tta Aimco Ms 235
Property Manager: OP - 100 Forest Place Apartments
1/6/2017
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Property Summary Report
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 0.0% 0.0% 12 Mo. Sales Volume (Mil.) $76.3 $9.1
Submarket 2-4 Star 0.4% 0.1% 12 Mo. Price Per SF $275,424 $86,132
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2015
Units: 190
GBA: 150,000 SF
Floors: 15
Metering: Individual
Construction: Reinforced Concrete
Rent Type: Market
Market Segment: All
LAND
Land Area: 0.42 AC
PARCEL
17-16-118-016-0000, 17-16-118-027-0000
SITE AMENITIES
Business Center, Concierge, Doorman, Elevator, Fitness Center, Free Weights, Grill, Laundry Facilities, Lounge, Maintenance on site, Package
Service, Pet Play Area, Pool, Rooftop Lounge, Storage Space, Sundeck
UNIT AMENITIES
Air Conditioning, Cable Ready, Dishwasher, Disposal, Granite Countertops, Hardwood Floors, Ice Maker, Kitchen, Microwave, Range,
Refrigerator, Smoke Free, Vinyl Flooring, Walk-In Closets, Washer/Dryer, Wheelchair Accessible (Rooms)
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 479 45 23.7% 2 4.4% $1,726 $3.61 $1,726 $3.61 0.0%
All 1 Beds 690 106 55.8% 5 4.7% $2,065 $2.99 $2,065 $2.99 0.0%
All 2 Beds 1,072 39 20.5% 3 7.7% $3,579 $3.35 $3,512 $3.29 1.9%
Totals 718 190 100% 9 4.7% $2,301 $3.20 $2,287 $3.18 0.6%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: 4,120 SF Available in 1 Space
AVAILABLE SP ACES
Floor Suite Use Type SF Avail Flr Contig Bldg Contig Rent Occupancy Term
SALE
Last Sale: Sold on Aug 31, 2015 for $82,000,000 ($431,579/Unit)
1/6/2017
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Property Summary Report
TRANSPORTATION
Parking: 150 Covered Spaces are available; 0.8 per Unit
Transit/Subway: 5 minute walk to Clinton Station (Blue Line)
Commuter Rail: 1 minute drive to Union Station Commuter Rail (North Central Service, Milwaukee District North Line, Milwaukee District West
Line, Burlington Northern-Santa Fe Railway Line, Heritage Corridor Line, SouthWest Service)
Airport: 18 minute drive to Chicago Midway International Airport
Walk Score : Walker's Paradise (94)
Transit Score : Rider's Paradise (100)
COMMERCIAL TENANTS
Dark Matter 1,183 SF
PROPERTY CONTACTS
True Owner: LaSalle Investment Management Recorded Owner: Jeffjack Holdings LLC
Prior True Owner: Dan Moceri Architect: Thomas Roszak Architecture LLC
Property Manager: Lincoln - JeffJack Apartments - Lindsay Quigley (312) 775-9330
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 0.6% 0.3% 12 Mo. Sales Volume (Mil.) $108.4 $86.4
Submarket 4-5 Star 1.0% 0.9% 12 Mo. Price Per SF $362,525 $421,263
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2004
Units: 274
GBA: 209,058 SF
Floors: 28
Metering: Individual
Construction: Reinforced Concrete
Rent Type: Market
Market Segment: All
LAND
Land Area: 0.89 AC
Zoning: DX-7, Chicago
PARCEL
17-09-322-002-0000, 17-09-322-003-0000, 17-09-322-004-0000
SITE AMENITIES
Business Center, Clubhouse, Doorman, Fitness Center, Laundry Facilities, Meal Service, Package Service, Pool, Property Manager on Site,
Sundeck
UNIT AMENITIES
Air Conditioning, Dishwasher, Walk-In Closets, Washer/Dryer, Window Coverings
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 636 124 45.3% 6 4.8% $1,851 $2.91 $1,851 $2.91 0.0%
All 1 Beds 755 99 36.1% 5 5.1% $1,897 $2.51 $1,897 $2.51 0.0%
All 2 Beds 1,060 49 17.9% 3 6.1% $2,500 $2.36 $2,500 $2.36 0.0%
All 3 Beds 1,774 2 0.7% 0 0.0% $4,733 $2.67 $4,733 $2.67 0.0%
Totals 764 274 100% 15 5.5% $2,005 $2.63 $2,005 $2.63 0.0%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: 750 - 1,500 SF Available in 2 Spaces
AVAILABLE SP ACES
Floor Suite Use Type SF Avail Flr Contig Bldg Contig Rent Occupancy Term
SALE
Last Sale: Sold on Dec 6, 2016 for $96,500,000 ($352,190/Unit) at 4.30% Cap
TRANSPORTATION
Parking: 276 Covered Spaces are available; 1.0 per Unit
Transit/Subway: 1 minute walk to Clinton Station (Green, Pink Lines)
Commuter Rail: 2 minute drive to Chicago Ogilvie Transportation Center Commuter Rail (Union Pacific North, Union Pacific Northwest, Union
Pacific West Lines)
Airport: 21 minute drive to Chicago Midway International Airport
Walk Score : Walker's Paradise (96)
Transit Score : Rider's Paradise (98)
1/6/2017
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Property Summary Report
COMMERCIAL TENANTS
Lincoln - 180 North Jefferson Apartments 3,000 SF Subway 1,200 SF
Bang Chop 1,005 SF 180 N. Jefferson 500 SF
PROPERTY CONTACTS
True Owner: JLL Income Property T rust, Inc. Prior True Owner: BlackRock
Architect: Loewenberg Architects
Property Manager: Lincoln - 180 North Jefferson Apartments
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 0.0% 0.0% 12 Mo. Sales Volume (Mil.) $108.4 $86.4
Submarket 3-5 Star 1.0% 0.9% 12 Mo. Price Per SF $362,525 $421,263
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2015
Units: 350
GBA: 329,528 SF
Floors: 33
Metering: Individual
Construction: Reinforced Concrete
Rent Type: Market
Market Segment: All
LAND
Land Area: 0.82 AC
Parcel 17-16-109-001-0000
SITE AMENITIES
24 Hour Availability, Bike Storage, Breakfast/Coffee Concierge, Controlled Access, Fitness Center, Gameroom, Grill, Pet Play Area, Pool, Rooftop
Lounge, Spa, Sundeck, Wi-Fi at Pool and Clubhouse
UNIT AMENITIES
Air Conditioning, Balcony, Heating, Stainless Steel Appliances, Views, Walk-In Closets, Washer/Dryer, Wi-Fi
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 538 81 23.1% 4 4.9% $1,661 $3.09 $1,569 $2.92 5.5%
All 1 Beds 735 210 60.0% 6 2.9% $2,229 $3.03 $2,229 $3.03 0.0%
All 2 Beds 1,094 56 16.0% 4 7.1% $3,218 $2.94 $3,218 $2.94 0.0%
All 3 Beds 1,503 3 0.9% 1 33.3% $7,050 $4.69 $7,050 $4.69 0.0%
Totals 753 350 100% 15 4.3% $2,297 $3.05 $2,276 $3.02 0.9%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: 6,497 - 13,035 SF Available in 2 Spaces
AVAILABLE SP ACES
Floor Suite Use Type SF Avail Flr Contig Bldg Contig Rent Occupancy Term
TRANSPORTATION
Transit/Subway: 7 minute walk to UIC-Halsted Station (Blue Line)
Commuter Rail: 2 minute drive to Union Station Commuter Rail (North Central Service, Milwaukee District North Line, Milwaukee District West
Line, Burlington Northern-Santa Fe Railway Line, Heritage Corridor Line, SouthWest Service)
Airport: 18 minute drive to Chicago Midway International Airport
Walk Score : Walker's Paradise (91)
Transit Score : Rider's Paradise (98)
COMMERCIAL TENANTS
MedSpring 4,063 SF Pilates Pro Works 3,071 SF
Lincoln - Arkadia Tower Apartments 500 SF
1/6/2017
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Property Summary Report
PROPERTY CONTACTS
True Owner: White Oak Realty Partners, LLC Recorded Owner: Arkadia Apartments LLC
Prior True Owner: Western Springs National Bank & T rust Developer: White Oak Realty Partners, LLC
Property Manager: Lincoln - Arkadia T ower Apartments
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 0.9% 2.7% 12 Mo. Sales Volume (Mil.) $129 $152.7
Submarket 4-5 Star 1.7% 0.6% 12 Mo. Price Per SF $496,192 $305,350
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2013
Units: 496
GBA: 608,997 SF
Floors: 34
Metering: Individual
Construction: Masonry
Rent Type: Market
Market Segment: All
LAND
Land Area: 1.45 AC
Parcel 17-09-300-009-0000
SITE AMENITIES
24 Hour Availability, Basketball Court, Business Center, Cabana, Concierge, Controlled Access, Elevator, Fitness Center, Media Center/Movie
Theatre, Online Services, Pet Play Area, Pool, Sauna, Storage Space
UNIT AMENITIES
Air Conditioning, Balcony, Fireplace, Granite Countertops, Hardwood Floors, Kitchen, Range, Stainless Steel Appliances, Tub/Shower, Views,
Walk-In Closets, Washer/Dryer, Wheelchair Accessible (Rooms)
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 541 115 23.2% 6 5.2% $1,756 $3.25 $1,756 $3.25 0.0%
All 1 Beds 750 312 62.9% 16 5.1% $2,246 $2.99 $2,190 $2.92 2.5%
All 2 Beds 1,251 59 11.9% 3 5.1% $3,189 $2.55 $3,101 $2.48 2.8%
All 3 Beds 1,611 10 2.0% 2 20.0% $4,896 $3.10 $4,896 $3.10 0.0%
Totals 779 496 100% 27 5.4% $2,314 $2.95 $2,268 $2.90 2.0%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
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Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: No Spaces Currently Available
SALE
Last Sale: Sold on Nov 20, 2014 for $214,250,000 ($431,956/Unit)
1/6/2017
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Property Summary Report
TRANSPORTATION
Parking: 10 Surface Spaces are available; 348 Covered Spaces are available; 0.7 per Unit
Transit/Subway: 6 minute walk to Grand Avenue Station (Blue Line)
Commuter Rail: 2 minute drive to Chicago Ogilvie Transportation Center Commuter Rail (Union Pacific North, Union Pacific Northwest, Union
Pacific West Lines)
Airport: 18 minute drive to Chicago Midway International Airport
Walk Score : Walker's Paradise (95)
Transit Score : Rider's Paradise (91)
COMMERCIAL TENANTS
Lincoln - K2 3,000 SF
PROPERTY CONTACTS
True Owner: Georgetown Company Recorded Owner: K2 Chicago LLC
Prior True Owner: Wood Partners Architect: Pappageorge Haymes Partners
Property Manager: Lincoln - K2
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 2.0% 2.0% 12 Mo. Sales Volume (Mil.) $108.4 $86.4
Submarket 4-5 Star 1.0% 0.9% 12 Mo. Price Per SF $362,525 $421,263
Market Overall 0.7% 0.1%
1/6/2017
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Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2008
Units: 350
GBA: 275,170 SF
Floors: 39
Metering: Individual
Construction: Steel
Rent Type: Market
Market Segment: All
LAND
Land Area: 0.92 AC
Zoning: PD 819
Parcel 17-09-302-002-0000
SITE AMENITIES
Business Center, Concierge, Fitness Center, Laundry Facilities, Lounge, Package Service, Pool, Storage Space
UNIT AMENITIES
Air Conditioning, Balcony, Granite Countertops, Hardwood Floors, Stainless Steel Appliances, Walk-In Closets, Washer/Dryer
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 572 35 10.0% 2 5.7% $1,775 $3.10 $1,627 $2.85 8.3%
All 1 Beds 724 245 70.0% 13 5.3% $2,027 $2.80 $1,978 $2.73 2.4%
All 2 Beds 1,110 70 20.0% 4 5.7% $2,970 $2.68 $2,846 $2.56 4.2%
Totals 786 350 100% 18 5.1% $2,190 $2.79 $2,117 $2.69 3.3%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 1
Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: No Spaces Currently Available
SALE
Last Sale: Sold on Jan 25, 2012 for $104,250,000 ($297,857/Unit)
TRANSPORTATION
Parking: 175 Covered Spaces are available; 0.5 per Unit
Walk Score : Walker's Paradise (97)
Transit Score : Rider's Paradise (97)
PROPERTY CONTACTS
True Owner: Crescent Heights Recorded Owner: 353 Desplaines LLC
Prior True Owner: Fifield Capital Partners Developer: Fifield Capital Partners
Property Manager: Crescent Heights - Echelon at K Station
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 3.3% 3.2% 12 Mo. Sales Volume (Mil.) $108.4 $86.4
Submarket 4-5 Star 1.0% 0.9% 12 Mo. Price Per SF $362,525 $421,263
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 2
Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2010
Units: 389
GBA: 750,000 SF
Floors: 50
Metering: Individual
Construction: Reinforced Concrete
Rent Type: Market
Market Segment: All
LAND
Land Area: 0.51 AC
Parcel 17-09-445-016-0000
SITE AMENITIES
Business Center, Concierge, Fitness Center, Gameroom, Maintenance on site, Meal Service, Package Service, Pool, Spa
UNIT AMENITIES
Air Conditioning, Fireplace, Granite Countertops, Kitchen, Skylight, Stainless Steel Appliances, Views, Walk-In Closets, Washer/Dryer, Window
Coverings
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 608 97 24.9% 9 9.3% $1,740 $2.86 $1,740 $2.86 0.0%
All 1 Beds 865 97 24.9% 9 9.3% $2,008 $2.32 $2,008 $2.32 0.0%
All 2 Beds 1,107 98 25.2% 9 9.2% $2,775 $2.51 $2,775 $2.51 0.0%
All 3 Beds 1,702 97 24.9% 9 9.3% $5,026 $2.95 $5,026 $2.95 0.0%
Totals 1,071 389 100% 37 9.5% $2,887 $2.70 $2,887 $2.70 0.0%
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 1
Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: No Spaces Currently Available
SALE
Last Sale: Sold on Aug 5, 2016
TRANSPORTATION
Parking: 300 Covered Spaces are available; 0.8 per Unit
Walk Score : Walker's Paradise (98)
Transit Score : Rider's Paradise (100)
COMMERCIAL TENANTS
Interpark 7,320 SF Lincoln - 215 West Apartments 3,000 SF
Dunkin Donuts 549 SF GRK 366 SF
Protein Bar 366 SF
PROPERTY CONTACTS
True Owner: MetLife, Inc. Recorded Owner: Palmet V enture Llc
Prior True Owner: Jupiter Realty Corporation Developer: Jupiter Communities Inc
Property Manager: Lincoln - 215 W est Apartments
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 2
Property Summary Report
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 0.0% 0.4% 12 Mo. Sales Volume (Mil.) $237.2 $328.2
Submarket 4-5 Star 0.8% 0.0% 12 Mo. Price Per SF $395,300 $651,240
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Property Summary Report
BUILDING
Type: Hi-Rise Apartments
Year Built: 2010
Units: 848
GBA: 920,778 SF
Floors: 41
Metering: Individual
Construction: Steel
Rent Type: Market
Market Segment: All
LAND
Land Area: 0.84 AC
PARCEL
17-09-303-002-0000, 17-09-303-009-0000, 17-09-303-020-0000
SITE AMENITIES
Basketball Court, Business Center, Concierge, Controlled Access, Doorman, Elevator, Fitness Center, Free Weights, Furnished Units Available,
Guest Apartment, Health Club Discount, Laundry Facilities, Lounge, Maid Service, Maintenance on site, Meal Service, Package Service,
Playground, Pool, Property Manager on Site, Spa, Storage Space, Sundeck
UNIT AMENITIES
Air Conditioning, Cable Ready, Carpet, Dining Room, Dishwasher, Disposal, Fireplace, Hardwood Floors, Heating, Kitchen, Microwave, Range,
Tile Floors, Tub/Shower, Walk-In Closets, Washer/Dryer, Washer/Dryer Hookup, Window Coverings
BEDROOM SUMMARY
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Totals Avg SF Units Mix % Units Percent Per Unit Per SF Per Unit Per SF Concessions
All Studios 564 164 19.3% 8 4.9% $1,637 $2.90 $1,592 $2.82 2.8%
All 1 Beds 746 558 65.8% 26 4.7% $2,046 $2.74 $2,008 $2.69 1.9%
All 2 Beds 1,123 117 13.8% 6 5.1% $2,635 $2.35 $2,580 $2.30 2.1%
All 3 Beds 1,594 9 1.1% 1 11.1% $7,937 $4.98 $7,827 $4.91 1.4%
Totals 772 848 100% 41 4.8% $2,110 $2.73 $2,068 $2.68 2.0%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 1
Property Summary Report
UNIT BREAKDOWN
Unit Mix Vacancy Avg Asking Rent Avg Effective Rent
Bed Bath Avg SF Units Mix % Units Vac % Per Unit Per SF Per Unit Per SF Concessions
COMMERCIAL LEASING
Available Spaces: No Spaces Currently Available
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 2
Property Summary Report
SALE
Last Sale: Sold on Dec 17, 2012 for $302,000,000 ($356,132/Unit) at 4.70% Cap
TRANSPORTATION
Parking: 700 Attached Garage Spaces are available; 0.8 per Unit
Walk Score : Walker's Paradise (95)
Transit Score : Rider's Paradise (99)
COMMERCIAL TENANTS
Blue Agave Restaurant 6,148 SF MRI of River North 3,367 SF
Laquer Day Spa 2,087 SF Angela Falcone DDS 1,784 SF
PROPERTY CONTACTS
True Owner: Morguard Corporation Recorded Owner: Morguard Alta LLC
Prior True Owner: Fifield Capital Partners Developer: Fifield Capital Partners
Architect: Pappageorge Haymes Partners
Property Manager: Morguard - Alta at K Station
MARKET CONDITIONS
Asking Rents Per Unit Current YOY Vacancy Rates Current YOY
Current Building 2.0% 1.8% 12 Mo. Sales Volume (Mil.) $108.4 $86.4
Submarket 4-5 Star 1.0% 0.9% 12 Mo. Price Per SF $362,525 $421,263
Market Overall 0.7% 0.1%
1/6/2017
Copyrighted report licensed to Village Green - 757400. Page 3
Competitive Pricing Survey
Subject:
Vantage Oak Park
Survey Period:
November, 2016
Summary Report
14901 Quorum Drive Suite 900 Dallas, TX 75254 214-953-2242 | www.axiometrics.com
Rental Revenue Index (RRI)
C hicago-Naperville-Arlington Heights, IL
Vantage Oak Park (48690) Oak Park
805 Lake St Survey Date: 11/29/2016
Oak Park, IL 60301
Phone: 708-848-1150
*A verages do not include starting month. The data in comp set does not include non same store properties.
1. Effective Rent. Market rent less concessions. 2. O cc. Physical occupany rate. 3. Rental Revenue. Equals the Effective Rent times the O cc rate. 4. RRI. The first month is the starting month and is
assigned a value of 1. The RRI in the second month is the Rental Revenue in the second month divided by the Rental Revenue in the starting month. Thereafter, each month's Rental Revenue is divided
by the starting month's Rental Revenue. 5. RRI Comparative Ratio. The product of the the Subject's RRI divided by the Comps' RRI. 6. YTD V ariance. The Comparative Ratio in each month is divided
by the starting month's ratio.
Page: 2
Quarterly Trends
C hicago-Naperville-Arlington Heights, IL
Vantage Oak Park (48690) Oak Park
805 Lake St Survey Date: 11/29/2016
Oak Park, IL 60301
Phone: 708-848-1150
Occupancy Rate
Average Quarterly Occupancy Annual Change
Subject/Comps
3Q15 4Q15 1Q16 2Q16 3Q16 (3Q15 - 3Q16)
100 Forest Place 95.1 % 97.5 % 96.5 % 97.3 % 96.2 % 1.1 %
O ak Park 90.4 % 91.3 % 96.4 % 97.5 % 94.8 % 4.4 %
O ak Park Place 94.7 % 90.4 % 91.3 % 92.7 % 91.0 % -3.7 %
Comparables 93.9 % 93.6 % 94.6 % 95.7 % 94.0 % 0.1 %
Vantage Oak Park (Subject) 13.1 %
Page: 3
Monthly Trends
C hicago-Naperville-Arlington Heights, IL
Vantage Oak Park (48690) Oak Park
805 Lake St Survey Date: 11/29/2016
Oak Park, IL 60301
Phone: 708-848-1150
Trends
Effective Rent Nov-15 Dec-15 Jan-16 Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16
100 Forest Place $1,680 $1,666 $1,766 $1,790 $1,786 $1,827 $1,814 $1,838 $1,846 $1,897 $1,819 $1,796 $1,675
O ak Park $1,552 $1,659 $1,794 $1,803 $1,814 $1,826 $1,852 $1,864 $1,839 $1,851 $1,866 $1,816 $1,700
O ak Park Place $1,926 $1,933 $2,094 $2,146 $2,022 $1,982 $2,026 $1,980 $2,012 $1,963 $1,921 $1,804 $1,719
V antage O ak Park $2,188 $2,191 $2,316 $2,231 $2,138 $2,206
Occupancy Rate Nov-15 Dec-15 Jan-16 Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16
100 Forest Place 98.0 % 95.8 % 96.1 % 96.6 % 96.8 % 96.9 % 97.1 % 97.9 % 96.0 % 96.6 % 96.1 % 97.7 % 94.3 %
O ak Park 94.0 % 91.8 % 94.4 % 97.0 % 97.8 % 97.6 % 98.0 % 97.0 % 94.0 % 96.0 % 94.4 % 92.0 % 89.0 %
O ak Park Place 91.3 % 89.0 % 91.0 % 91.0 % 92.0 % 92.0 % 92.0 % 94.0 % 90.5 % 92.0 % 90.6 % 92.0 % 91.7 %
V antage O ak Park 0.0 % 6.7 % 13.4 % 19.3 % 24.9 % 40.3 %
Prelease Nov-15 Dec-15 Jan-16 Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16
100 Forest Place W W W W W W W S W W W W W
O ak Park S W 96.8 % 98.0 % 97.8 % 97.6 % 99.0 % S 96.0 % 97.0 % S S S
O ak Park Place W S 91.0 % S 92.6 % 94.0 % S S 94.4 % 89.0 % 93.0 % 94.6 % 94.6 %
V antage O ak Park U/L U/L U/L U/L U/L 50.0 %
Survey Date Nov-15 Dec-15 Jan-16 Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16
100 Forest Place 24-Nov 04-Dec 29-Jan 28-Mar 27-A pr 27-Jun 28-Jul 22-A ug 28-Sep 30-Nov
O ak Park 16-Nov 13-Jan 12-Feb 09-Mar 12-A pr 10-May 09-Jun 15-Jul 12-A ug 23-Sep 25-O ct 22-Nov
O ak Park Place 24-Nov 08-Dec 28-Jan 29-Feb 10-Mar 22-A pr 10-May 09-Jun 26-Jul 25-A ug 02-Sep 18-O ct 18-Nov
V antage O ak Park 03-Jun 26-Jul 26-A ug 26-Sep 25-O ct 29-Nov
Status Nov-15 Dec-15 Jan-16 Feb-16 Mar-16 Apr-16 May-16 Jun-16 Jul-16 Aug-16 Sep-16 Oct-16 Nov-16
100 Forest Place W W W W W W W S W W W W W
O ak Park S W S S S S S S S S S S S
O ak Park Place W S S S S S S S S S S S S
V antage O ak Park U/L U/L U/L U/L U/L L
Survey Dates: The date the property was successfully surveyed for rental rates, concessions, and occupancy rate. If the property did not respond to the survey, no survey date is shown. The results are defaulted to the last survey completed.
Property Status: S: Stabilized; W: Would not disclose occupancy rate, defaults to submarket average; U: Under construction; L: Lease up; U/L: Under construction/Lease up; R: Rehabilitation; SEH: Senior housing; STH: Student housing; T: Tax credit; NS: Not Survey Yet
Page: 4
Unit Type Summary
C hicago-Naperville-Arlington Heights, IL
Vantage Oak Park (48690) Oak Park
805 Lake St Survey Date: 11/29/2016
Oak Park, IL 60301
Phone: 708-848-1150
0 Bed / 1 Bath S.F. Rent R.S.F. 0 Bed / 1 Bath S.F. Rent R.S.F. 0 Bed / 1 Bath S.F. Rent R.S.F.
O ak Park Place 478 $1,290 $2.70 100 Forest Place 600 $1,127 $1.88 100 Forest Place 600 $1,127 $1.88
V antage O ak Park 486 $1,460 $3.00 O ak Park Place 506 $1,224 $2.42 O ak Park 605 $1,312 $2.17
O ak Park Place 506 $1,224 $2.42 O ak Park Place 478 $1,290 $2.70 O ak Park Place 506 $1,224 $2.42
V antage O ak Park 518 $1,574 $3.04 O ak Park 605 $1,312 $2.17 O ak Park Place 531 $1,390 $2.62
O ak Park Place 531 $1,390 $2.62 O ak Park Place 531 $1,390 $2.62 V antage O ak Park 588 $1,555 $2.64
V antage O ak Park 538 $1,582 $2.94 V antage O ak Park 486 $1,460 $3.00 O ak Park Place 478 $1,290 $2.70
V antage O ak Park 549 $1,492 $2.72 V antage O ak Park 549 $1,492 $2.72 V antage O ak Park 549 $1,492 $2.72
V antage O ak Park 588 $1,555 $2.64 V antage O ak Park 588 $1,555 $2.64 V antage O ak Park 538 $1,582 $2.94
100 Forest Place 600 $1,127 $1.88 V antage O ak Park 518 $1,574 $3.04 V antage O ak Park 486 $1,460 $3.00
O ak Park 605 $1,312 $2.17 V antage O ak Park 538 $1,582 $2.94 V antage O ak Park 518 $1,574 $3.04
Average 524 $1,414 $2.70 Average 524 $1,414 $2.70 Average 524 $1,414 $2.70
1 Bed / 1 Bath S.F. Rent R.S.F. 1 Bed / 1 Bath S.F. Rent R.S.F. 1 Bed / 1 Bath S.F. Rent R.S.F.
O ak Park Place 626 $1,451 $2.32 O ak Park 670 $1,370 $2.04 100 Forest Place 883 $1,558 $1.76
O ak Park 670 $1,370 $2.04 100 Forest Place 780 $1,379 $1.77 100 Forest Place 780 $1,379 $1.77
O ak Park Place 673 $1,600 $2.38 100 Forest Place 698 $1,439 $2.06 O ak Park Place 853 $1,570 $1.84
O ak Park 685 $1,462 $2.13 O ak Park Place 626 $1,451 $2.32 O ak Park 830 $1,558 $1.88
V antage O ak Park 696 $1,734 $2.49 O ak Park 685 $1,462 $2.13 O ak Park 755 $1,464 $1.94
100 Forest Place 698 $1,439 $2.06 O ak Park 755 $1,464 $1.94 100 Forest Place 838 $1,662 $1.98
V antage O ak Park 712 $1,937 $2.72 O ak Park 715 $1,508 $2.11 O ak Park 670 $1,370 $2.04
O ak Park 715 $1,508 $2.11 O ak Park 740 $1,545 $2.09 O ak Park 755 $1,548 $2.05
V antage O ak Park 727 $1,853 $2.55 O ak Park 755 $1,548 $2.05 100 Forest Place 698 $1,439 $2.06
O ak Park 740 $1,545 $2.09 O ak Park 830 $1,558 $1.88 O ak Park 740 $1,545 $2.09
O ak Park Place 749 $1,570 $2.10 100 Forest Place 883 $1,558 $1.76 O ak Park Place 749 $1,570 $2.10
O ak Park 755 $1,464 $1.94 O ak Park Place 749 $1,570 $2.10 V antage O ak Park 794 $1,674 $2.11
O ak Park 755 $1,548 $2.05 O ak Park Place 853 $1,570 $1.84 O ak Park 715 $1,508 $2.11
O ak Park Place 767 $1,670 $2.18 O ak Park Place 673 $1,600 $2.38 O ak Park Place 795 $1,696 $2.13
V antage O ak Park 769 $2,065 $2.69 100 Forest Place 838 $1,662 $1.98 O ak Park 685 $1,462 $2.13
V antage O ak Park 772 $1,860 $2.41 O ak Park Place 767 $1,670 $2.18 O ak Park Place 767 $1,670 $2.18
100 Forest Place 780 $1,379 $1.77 V antage O ak Park 794 $1,674 $2.11 V antage O ak Park 924 $2,043 $2.21
100 Forest Place 783 $1,843 $2.35 O ak Park Place 795 $1,696 $2.13 O ak Park Place 626 $1,451 $2.32
V antage O ak Park 789 $1,964 $2.49 V antage O ak Park 696 $1,734 $2.49 100 Forest Place 783 $1,843 $2.35
V antage O ak Park 794 $1,674 $2.11 100 Forest Place 783 $1,843 $2.35 O ak Park Place 673 $1,600 $2.38
O ak Park Place 795 $1,696 $2.13 V antage O ak Park 727 $1,853 $2.55 V antage O ak Park 772 $1,860 $2.41
O ak Park 830 $1,558 $1.88 V antage O ak Park 772 $1,860 $2.41 V antage O ak Park 1,021 $2,461 $2.41
100 Forest Place 838 $1,662 $1.98 V antage O ak Park 712 $1,937 $2.72 V antage O ak Park 1,081 $2,669 $2.47
O ak Park Place 853 $1,570 $1.84 V antage O ak Park 789 $1,964 $2.49 V antage O ak Park 1,021 $2,536 $2.48
100 Forest Place 883 $1,558 $1.76 V antage O ak Park 924 $2,043 $2.21 V antage O ak Park 789 $1,964 $2.49
V antage O ak Park 924 $2,043 $2.21 V antage O ak Park 769 $2,065 $2.69 V antage O ak Park 696 $1,734 $2.49
V antage O ak Park 1,021 $2,536 $2.48 V antage O ak Park 1,021 $2,461 $2.41 V antage O ak Park 727 $1,853 $2.55
V antage O ak Park 1,021 $2,461 $2.41 V antage O ak Park 1,021 $2,536 $2.48 V antage O ak Park 769 $2,065 $2.69
V antage O ak Park 1,081 $2,669 $2.47 V antage O ak Park 1,081 $2,669 $2.47 V antage O ak Park 712 $1,937 $2.72
Average 764 $1,680 $2.20 Average 764 $1,680 $2.20 Average 764 $1,680 $2.20
1 Bed / 1 Bath / 1 HB S.F. Rent R.S.F. 1 Bed / 1 Bath / 1 HB S.F. Rent R.S.F. 1 Bed / 1 Bath / 1 HB S.F. Rent R.S.F.
O ak Park 670 $1,460 $2.18 O ak Park 670 $1,460 $2.18 O ak Park Place 853 $1,755 $2.06
O ak Park Place 853 $1,755 $2.06 O ak Park Place 853 $1,755 $2.06 O ak Park 670 $1,460 $2.18
Average 830 $1,718 $2.07 Average 830 $1,718 $2.07 Average 830 $1,718 $2.07
2 Bed / 1 Bath S.F. Rent R.S.F. 2 Bed / 1 Bath S.F. Rent R.S.F. 2 Bed / 1 Bath S.F. Rent R.S.F.
O ak Park Place 920 $1,836 $2.00 100 Forest Place 924 $1,260 $1.36 100 Forest Place 924 $1,260 $1.36
Page: 5
100 Forest Place 924 $1,260 $1.36 O ak Park Place 920 $1,836 $2.00 O ak Park Place 920 $1,836 $2.00
Average 921 $1,644 $1.78 Average 921 $1,644 $1.78 Average 921 $1,644 $1.78
2 Bed / 1 Bath / 1 HB S.F. Rent R.S.F. 2 Bed / 1 Bath / 1 HB S.F. Rent R.S.F. 2 Bed / 1 Bath / 1 HB S.F. Rent R.S.F.
100 Forest Place 955 $1,640 $1.72 100 Forest Place 955 $1,640 $1.72 100 Forest Place 955 $1,640 $1.72
O ak Park 1,130 $2,170 $1.92 O ak Park 1,130 $2,170 $1.92 O ak Park 1,130 $2,170 $1.92
Average 973 $1,695 $1.74 Average 973 $1,695 $1.74 Average 973 $1,695 $1.74
2 Bed / 2 Bath S.F. Rent R.S.F. 2 Bed / 2 Bath S.F. Rent R.S.F. 2 Bed / 2 Bath S.F. Rent R.S.F.
O ak Park 910 $1,806 $1.98 100 Forest Place 967 $1,367 $1.41 100 Forest Place 1,195 $1,428 $1.19
O ak Park 910 $1,790 $1.97 100 Forest Place 1,195 $1,428 $1.19 100 Forest Place 1,162 $1,557 $1.34
O ak Park 915 $1,861 $2.03 100 Forest Place 1,162 $1,557 $1.34 100 Forest Place 967 $1,367 $1.41
O ak Park 950 $1,829 $1.93 100 Forest Place 1,017 $1,572 $1.55 100 Forest Place 1,017 $1,572 $1.55
O ak Park 955 $1,957 $2.05 O ak Park 910 $1,790 $1.97 O ak Park 1,300 $2,066 $1.59
100 Forest Place 963 $1,918 $1.99 O ak Park 910 $1,806 $1.98 100 Forest Place 1,213 $2,079 $1.71
100 Forest Place 967 $1,367 $1.41 O ak Park 950 $1,829 $1.93 100 Forest Place 1,101 $1,905 $1.73
100 Forest Place 975 $1,894 $1.94 O ak Park Place 1,043 $1,836 $1.76 100 Forest Place 1,192 $2,079 $1.74
O ak Park 975 $2,012 $2.06 O ak Park 915 $1,861 $2.03 O ak Park Place 1,043 $1,836 $1.76
O ak Park Place 1,014 $1,960 $1.93 100 Forest Place 975 $1,894 $1.94 O ak Park Place 1,267 $2,325 $1.84
O ak Park 1,015 $2,033 $2.00 100 Forest Place 1,101 $1,905 $1.73 O ak Park Place 1,026 $1,909 $1.86
100 Forest Place 1,017 $1,572 $1.55 O ak Park Place 1,026 $1,909 $1.86 O ak Park Place 1,056 $2,000 $1.89
V antage O ak Park 1,021 $2,548 $2.50 100 Forest Place 963 $1,918 $1.99 O ak Park 1,112 $2,112 $1.90
O ak Park Place 1,026 $1,909 $1.86 O ak Park 955 $1,957 $2.05 O ak Park 950 $1,829 $1.93
V antage O ak Park 1,037 $2,601 $2.51 O ak Park Place 1,014 $1,960 $1.93 O ak Park Place 1,014 $1,960 $1.93
O ak Park Place 1,043 $1,836 $1.76 O ak Park Place 1,056 $2,000 $1.89 O ak Park 1,300 $2,514 $1.93
O ak Park Place 1,045 $2,035 $1.95 O ak Park 975 $2,012 $2.06 O ak Park 1,170 $2,270 $1.94
O ak Park 1,045 $2,121 $2.03 O ak Park 1,015 $2,033 $2.00 100 Forest Place 975 $1,894 $1.94
O ak Park Place 1,056 $2,000 $1.89 O ak Park Place 1,045 $2,035 $1.95 O ak Park Place 1,045 $2,035 $1.95
V antage O ak Park 1,081 $2,754 $2.55 O ak Park 1,300 $2,066 $1.59 O ak Park 910 $1,790 $1.97
V antage O ak Park 1,101 $2,290 $2.08 100 Forest Place 1,192 $2,079 $1.74 O ak Park 910 $1,806 $1.98
100 Forest Place 1,101 $1,905 $1.73 100 Forest Place 1,213 $2,079 $1.71 100 Forest Place 963 $1,918 $1.99
O ak Park 1,112 $2,112 $1.90 O ak Park 1,112 $2,112 $1.90 O ak Park 1,150 $2,298 $2.00
V antage O ak Park 1,112 $3,153 $2.83 O ak Park 1,045 $2,121 $2.03 O ak Park 1,015 $2,033 $2.00
V antage O ak Park 1,124 $2,387 $2.12 O ak Park 1,170 $2,270 $1.94 O ak Park 1,045 $2,121 $2.03
V antage O ak Park 1,150 $2,932 $2.55 V antage O ak Park 1,101 $2,290 $2.08 O ak Park 915 $1,861 $2.03
O ak Park 1,150 $2,298 $2.00 O ak Park 1,150 $2,298 $2.00 O ak Park 955 $1,957 $2.05
V antage O ak Park 1,159 $2,701 $2.33 O ak Park Place 1,267 $2,325 $1.84 O ak Park 975 $2,012 $2.06
100 Forest Place 1,162 $1,557 $1.34 V antage O ak Park 1,124 $2,387 $2.12 V antage O ak Park 1,101 $2,290 $2.08
V antage O ak Park 1,166 $2,923 $2.51 O ak Park 1,300 $2,514 $1.93 V antage O ak Park 1,124 $2,387 $2.12
O ak Park 1,170 $2,270 $1.94 V antage O ak Park 1,021 $2,548 $2.50 V antage O ak Park 1,390 $3,153 $2.27
V antage O ak Park 1,175 $2,740 $2.33 V antage O ak Park 1,037 $2,601 $2.51 V antage O ak Park 1,159 $2,701 $2.33
100 Forest Place 1,192 $2,079 $1.74 V antage O ak Park 1,159 $2,701 $2.33 V antage O ak Park 1,175 $2,740 $2.33
100 Forest Place 1,195 $1,428 $1.19 V antage O ak Park 1,175 $2,740 $2.33 V antage O ak Park 1,021 $2,548 $2.50
100 Forest Place 1,213 $2,079 $1.71 V antage O ak Park 1,081 $2,754 $2.55 V antage O ak Park 1,287 $3,214 $2.50
V antage O ak Park 1,224 $3,306 $2.70 V antage O ak Park 1,166 $2,923 $2.51 V antage O ak Park 1,166 $2,923 $2.51
O ak Park Place 1,267 $2,325 $1.84 V antage O ak Park 1,150 $2,932 $2.55 V antage O ak Park 1,037 $2,601 $2.51
V antage O ak Park 1,287 $3,214 $2.50 V antage O ak Park 1,112 $3,153 $2.83 V antage O ak Park 1,295 $3,256 $2.51
V antage O ak Park 1,295 $3,256 $2.51 V antage O ak Park 1,390 $3,153 $2.27 V antage O ak Park 1,081 $2,754 $2.55
O ak Park 1,300 $2,066 $1.59 V antage O ak Park 1,287 $3,214 $2.50 V antage O ak Park 1,150 $2,932 $2.55
O ak Park 1,300 $2,514 $1.93 V antage O ak Park 1,295 $3,256 $2.51 V antage O ak Park 1,224 $3,306 $2.70
V antage O ak Park 1,390 $3,153 $2.27 V antage O ak Park 1,224 $3,306 $2.70 V antage O ak Park 1,112 $3,153 $2.83
Average 1,093 $2,286 $2.09 Average 1,093 $2,286 $2.09 Average 1,093 $2,286 $2.09
2 Bed / 2 Bath / 1 HB S.F. Rent R.S.F. 2 Bed / 2 Bath / 1 HB S.F. Rent R.S.F. 2 Bed / 2 Bath / 1 HB S.F. Rent R.S.F.
100 Forest Place 1,107 $1,865 $1.68 100 Forest Place 1,121 $1,551 $1.38 100 Forest Place 1,121 $1,551 $1.38
100 Forest Place 1,121 $1,551 $1.38 100 Forest Place 1,107 $1,865 $1.68 100 Forest Place 1,107 $1,865 $1.68
Average 1,107 $1,854 $1.68 Average 1,107 $1,854 $1.68 Average 1,107 $1,854 $1.68
3 Bed / 3 Bath S.F. Rent R.S.F. 3 Bed / 3 Bath S.F. Rent R.S.F. 3 Bed / 3 Bath S.F. Rent R.S.F.
O ak Park Place 2,700 $3,900 $1.44 O ak Park Place 2,700 $3,900 $1.44 O ak Park Place 2,700 $3,900 $1.44
Average 2,700 $3,900 $1.44 Average 2,700 $3,900 $1.44 Average 2,700 $3,900 $1.44
Page: 6
Floor Plan Summary
C hicago-Naperville-Arlington Heights, IL
Vantage Oak Park (48690) Oak Park
805 Lake St Survey Date: 11/29/2016
Oak Park, IL 60301
Phone: 708-848-1150
1 Bed / 1 Bath / 1 Half Bath Units S.F. Rent Rent/S.F. Month Q uarter Year
Page: 7
2 Bed / 1 Bath Units S.F. Rent Rent/S.F. Month Q uarter Year
Sorted by Square Footage Effective Trend
O ak Park Place 2 920 $1,836 $2.00 -6.5 % -0.7 % -2.2 %
100 Forest Place 1 924 $1,260 $1.36 -6.7 % -10.2 % -10.0 %
2 Bed / 1 Bath / 1 Half Bath Units S.F. Rent Rent/S.F. Month Q uarter Year
2 Bed / 2 Bath / 1 Half Bath Units S.F. Rent Rent/S.F. Month Q uarter Year
Page: 8
3 Bed / 3 Bath Units S.F. Rent Rent/S.F. Month Q uarter Year
Sorted by Square Footage Effective Trend
O ak Park Place 4 2,700 $3,900 $1.44 -1.9 % -5.6 % 1.2 %
Page: 9
Pricing Summary and Recommendations
C hicago-Naperville-Arlington Heights, IL
Vantage Oak Park (48690) Oak Park
805 Lake St Survey Date: 11/29/2016
Oak Park, IL 60301
Phone: 708-848-1150
Page: 10
Unit Mix: Vantage Oak Park
Name: Vantage Oak Park MSA Name: Chicago-Naperville-Arlington Heights, IL
Address: 805 Lake St, Oak Park, IL 60301 Submarket Name: Oak Park
Phone: 708-848-1150 Survey Date: 11/29/2016
T rue Owner: Daily Pricing:
Manager: Golub Realty Services Submarket Asset Grade: B
Website: Click here Asset Grade in Submarket: A
Estimated Unit Mix: Actual Asset Grade in Market: A-
(1)
Month Free Dollar O ff Dollar O ff Month Free Dollar O ff Dollar Reduced Dollar Reduced Leasing Conc.
BD/FB/PB A rea Q ty Upfront Upfront1 Upfront2 Prorated Prorated 1 2 Term Term
0/1/0 486 19 12 12
0/1/0 518 10 12 12
0/1/0 538 7 12 12
0/1/0 549 2 12 12
0/1/0 588 2 12 12
1/1/0 696 10 12 12
1/1/0 712 19 12 12
1/1/0 727 7 12 12
1/1/0 769 15 12 12
Page: 11
1/1/0 772 17 12 12
1/1/0 789 17 12 12
1/1/0 794 19 1.0 12 1
1/1/0 924 12 12 12
1/1/0 1,021 2 12 12
1/1/0 1,021 6 12 12
1/1/0 1,081 1 12 12
2/2/0 1,021 4 12 12
2/2/0 1,037 6 12 12
2/2/0 1,081 8 12 12
2/2/0 1,101 12 1.0 12 1
2/2/0 1,112 7 12 12
2/2/0 1,124 2 12 12
2/2/0 1,150 15 12 12
2/2/0 1,159 16 12 12
2/2/0 1,166 2 12 12
2/2/0 1,175 17 12 12
2/2/0 1,224 7 12 12
2/2/0 1,287 1 12 12
2/2/0 1,295 6 12 12
2/2/0 1,390 1 12 12
Note:
(1) A ffordable units are indicated by the * sign. L: Loft. D: Den. T: Town Home
(2) Before concessions
(3) A fter concessions
Disclaimer Notice. A ll of the information provided herein by A xiometrics Inc. is prepared from data believed to be reliable without verification or investigation and is not guaranteed or warranted by
A XIO METRICS, its directors, officers, employees, and contractors and is not purported to be complete or error free or useful for any purpose. The facts, forecasts and predictions, and opinions by
A xiometrics Inc. herein are not guaranteed or warranted to be complete or error free or useful for any purpose. The opinions expressed herein are subject to change without notice. A XIO METRICS, its
directors, officers, employees, and contractors assume no liability for or from the information herein. Please use the information provided by A xiometrics Inc. herein at your own risk.
Page: 12
Unit Mix: 100 Forest Place
Name: 100 Forest Place
Address: 100 Forest Pl, Oak Park, IL 60301
Phone: 708-524-0100
T rue Owner: Apartment Investment &
Management
Manager: Apartment Investment &
Management
Website: Click here MSA Name: Chicago-Naperville-Arlington Heights, IL
Estimated Unit Mix: Bedroom Type Submarket Name: Oak Park
Survey Date: 11/30/2016
Daily Pricing: Y SR
Submarket Asset Grade: B
Asset Grade in Submarket: B
Asset Grade in Market: B+
Property Level Information
Total Units:234 Occupancy: 94 % Status: Stabilized Year Built: 1986
Market Rate Units: 234 Asking Rent/Unit: $1,703 Effective Rent/Unit: $1,675 Concession ($): $29
Area/Unit: 915 Asking Rent/SqFt: $1.86 Effective Rent/SqFt: $1.83 Concession (%): 1.7 %
Level: 15
BD/FB/PB A rea Q ty Rent1 Rent2 A verage $ PSF Rent1 Rent2 A verage $ PSF $ %
0/1/0 600 3 $1,127 $1,127 $1,127 $1.88 $1,127 $1,127 $1,127 $1.88
1/1/0 698 28 $1,426 $1,535 $1,481 $2.12 $1,384 $1,493 $1,439 $2.06 $42 2.8 %
1/1/0 780 18 $1,357 $1,485 $1,421 $1.82 $1,315 $1,443 $1,379 $1.77 $42 3.0 %
1/1/0 783 24 $1,747 $1,939 $1,843 $2.35 $1,747 $1,939 $1,843 $2.35
1/1/0 D 838 27 $1,662 $1,662 $1.98 $1,662 $1,662 $1.98
1/1/0 D 883 15 $1,553 $1,647 $1,600 $1.81 $1,511 $1,605 $1,558 $1.76 $42 2.6 %
2/1/0 924 1 $1,260 $1,260 $1.36 $1,260 $1,260 $1.36
2/1/1 T 955 34 $1,615 $1,748 $1,682 $1.76 $1,573 $1,706 $1,640 $1.72 $42 2.5 %
2/2/0 963 6 $1,925 $1,995 $1,960 $2.04 $1,883 $1,953 $1,918 $1.99 $42 2.1 %
2/2/0 967 8 $1,300 $1,433 $1,367 $1.41 $1,300 $1,433 $1,367 $1.41
2/2/0 T 975 11 $1,872 $2,000 $1,936 $1.99 $1,830 $1,958 $1,894 $1.94 $42 2.2 %
2/2/0 1,017 1 $1,572 $1,572 $1,572 $1.55 $1,572 $1,572 $1,572 $1.55
2/2/0 T 1,101 12 $1,845 $2,048 $1,947 $1.77 $1,803 $2,006 $1,905 $1.73 $42 2.2 %
2/2/0 1,162 1 $1,498 $1,617 $1,558 $1.34 $1,498 $1,617 $1,557 $1.34
2/2/0 1,192 6 $2,037 $2,205 $2,121 $1.78 $1,995 $2,163 $2,079 $1.74 $42 2.0 %
2/2/0 1,195 3 $1,313 $1,542 $1,427 $1.19 $1,313 $1,542 $1,428 $1.19
2/2/0 D 1,213 5 $2,025 $2,134 $2,080 $1.71 $2,025 $2,134 $2,079 $1.71
2/2/1 1,107 30 $1,811 $2,002 $1,907 $1.72 $1,769 $1,960 $1,865 $1.68 $42 2.2 %
2/2/1 1,121 1 $1,551 $1,551 $1.38 $1,551 $1,551 $1.38
2/2/0 1,162 1
2/2/0 1,192 6 $500 $500 12 1
2/2/0 1,195 3
2/2/0 D 1,213 5
2/2/1 1,107 30 $500 $500 12 1
2/2/1 1,121 1
Page: 13
Note:
(1) A ffordable units are indicated by the * sign. L: Loft. D: Den. T: Town Home
(2) Before concessions
(3) A fter concessions
Disclaimer Notice. A ll of the information provided herein by A xiometrics Inc. is prepared from data believed to be reliable without verification or investigation and is not guaranteed or warranted by
A XIO METRICS, its directors, officers, employees, and contractors and is not purported to be complete or error free or useful for any purpose. The facts, forecasts and predictions, and opinions by
A xiometrics Inc. herein are not guaranteed or warranted to be complete or error free or useful for any purpose. The opinions expressed herein are subject to change without notice. A XIO METRICS, its
directors, officers, employees, and contractors assume no liability for or from the information herein. Please use the information provided by A xiometrics Inc. herein at your own risk.
Page: 14
Unit Mix: Oak Park
Name: Oak Park
Address: 675 Lake St, Oak Park, IL 60301
Phone: 708-386-0707
T rue Owner: Intercontinental Real Estate
Corporation
Manager: Village Green Companies
Website: Click here
Estimated Unit Mix: Actual MSA Name: Chicago-Naperville-Arlington Heights, IL
Submarket Name: Oak Park
Survey Date: 11/22/2016
Daily Pricing:
Submarket Asset Grade: B
Asset Grade in Submarket: B
Asset Grade in Market: B+
Property Level Information
Total Units:125 Occupancy: 89 % Status: Stabilized Year Built: 1987
Market Rate Units: 125 Asking Rent/Unit: $1,793 Effective Rent/Unit: $1,700 Concession ($): $93
Area/Unit: 845 Asking Rent/SqFt: $2.12 Effective Rent/SqFt: $2.01 Concession (%): 5.2 %
Level: 3
BD/FB/PB A rea Q ty Rent1 Rent2 A verage $ PSF Rent1 Rent2 A verage $ PSF $ %
0/1/0 605 8 $1,307 $1,317 $1,312 $2.17 $1,307 $1,317 $1,312 $2.17
1/1/0 670 16 $1,495 $1,495 $1,495 $2.23 $1,370 $1,370 $1,370 $2.04 $125 8.4 %
1/1/0 685 2 $1,595 $1,595 $1,595 $2.33 $1,462 $1,462 $1,462 $2.13 $133 8.3 %
1/1/0 715 21 $1,645 $1,645 $1,645 $2.30 $1,508 $1,508 $1,508 $2.11 $137 8.3 %
1/1/0 740 6 $1,685 $1,685 $1,685 $2.28 $1,545 $1,545 $1,545 $2.09 $140 8.3 %
1/1/0 755 8 $1,464 $1,464 $1,464 $1.94 $1,464 $1,464 $1,464 $1.94
1/1/0 755 3 $1,548 $1,548 $2.05 $1,548 $1,548 $2.05
1/1/0 830 8 $1,700 $1,700 $1,700 $2.05 $1,558 $1,558 $1,558 $1.88 $142 8.4 %
1/1/1 670 2 $1,460 $1,460 $2.18 $1,460 $1,460 $2.18
2/1/1 1,130 4 $2,350 $2,385 $2,368 $2.10 $2,154 $2,186 $2,170 $1.92 $198 8.3 %
2/2/0 910 4 $1,713 $1,868 $1,790 $1.97 $1,713 $1,868 $1,790 $1.97
2/2/0 910 2 $1,970 $1,970 $1,970 $2.16 $1,806 $1,806 $1,806 $1.98 $164 8.3 %
2/2/0 915 8 $2,030 $2,030 $2,030 $2.22 $1,861 $1,861 $1,861 $2.03 $169 8.3 %
2/2/0 950 1 $1,781 $1,877 $1,829 $1.93 $1,781 $1,877 $1,829 $1.93
2/2/0 955 6 $2,135 $2,135 $2,135 $2.24 $1,957 $1,957 $1,957 $2.05 $178 8.3 %
2/2/0 975 5 $2,195 $2,195 $2,195 $2.25 $2,012 $2,012 $2,012 $2.06 $183 8.3 %
2/2/0 1,015 4 $2,033 $2,033 $2,033 $2.00 $2,033 $2,033 $2,033 $2.00
2/2/0 1,045 1 $2,121 $2,121 $2,121 $2.03 $2,121 $2,121 $2,121 $2.03
2/2/0 L 1,112 4 $2,112 $2,112 $2,112 $1.90 $2,112 $2,112 $2,112 $1.90
2/2/0 1,150 2 $2,298 $2,298 $2,298 $2.00 $2,298 $2,298 $2,298 $2.00
2/2/0 1,170 6 $2,270 $2,270 $2,270 $1.94 $2,270 $2,270 $2,270 $1.94
2/2/0 L 1,300 1 $2,067 $2,067 $1.59 $2,066 $2,066 $1.59
2/2/0 L 1,300 3 $2,514 $2,514 $2,514 $1.93 $2,514 $2,514 $2,514 $1.93
(1) Month Free Dollar O ff Dollar O ff Month Free Dollar O ff Dollar Reduced Dollar Reduced Leasing Conc.
Upfront Upfront1 Upfront2 Prorated Prorated 1 2 Term Term
BD/FB/PB A rea Q ty
0/1/0 605 8
1/1/0 670 16 1.0 12 1
1/1/0 685 2 1.0 12 1
1/1/0 715 21 1.0 12 1
1/1/0 740 6 1.0 12 1
1/1/0 755 8
1/1/0 755 3
1/1/0 830 8 1.0 12 1
1/1/1 670 2
Page: 15
2/2/0 975 5 1.0 12 1
2/2/0 1,015 4
2/2/0 1,045 1
2/2/0 L 1,112 4
2/2/0 1,150 2
2/2/0 1,170 6
2/2/0 L 1,300 1
2/2/0 L 1,300 3
Note:
(1) A ffordable units are indicated by the * sign. L: Loft. D: Den. T: Town Home
(2) Before concessions
(3) A fter concessions
Disclaimer Notice. A ll of the information provided herein by A xiometrics Inc. is prepared from data believed to be reliable without verification or investigation and is not guaranteed or warranted by
A XIO METRICS, its directors, officers, employees, and contractors and is not purported to be complete or error free or useful for any purpose. The facts, forecasts and predictions, and opinions by
A xiometrics Inc. herein are not guaranteed or warranted to be complete or error free or useful for any purpose. The opinions expressed herein are subject to change without notice. A XIO METRICS, its
directors, officers, employees, and contractors assume no liability for or from the information herein. Please use the information provided by A xiometrics Inc. herein at your own risk.
Page: 16
Unit Mix: Oak Park Place
Name: Oak Park Place
Address: 479 N Harlem Ave, Oak Park, IL 60301
Phone: 708-383-3000
T rue Owner: John Hancock Realty
Manager: Lincoln Property Company
Website: Click here
Estimated Unit Mix: Actual
MSA Name: Chicago-Naperville-Arlington Heights, IL
Submarket Name: Oak Park
Survey Date: 11/18/2016
Daily Pricing: Y SR
Submarket Asset Grade: B
Asset Grade in Submarket: B
Asset Grade in Market: B+
Property Level Information
Total Units:204 Occupancy: 92 % Status: Stabilized Year Built: 2008
Market Rate Units: 204 Asking Rent/Unit: $1,719 Effective Rent/Unit: $1,719 Concession ($): $0
Area/Unit: 836 Asking Rent/SqFt: $2.06 Effective Rent/SqFt: $2.06 Concession (%): 0.0 %
Level: 14
BD/FB/PB A rea Q ty Rent1 Rent2 A verage $ PSF Rent1 Rent2 A verage $ PSF $ %
0/1/0 478 9 $1,223 $1,357 $1,290 $2.70 $1,223 $1,357 $1,290 $2.70
0/1/0 506 4 $1,224 $1,224 $2.42 $1,224 $1,224 $2.42
0/1/0 531 22 $1,390 $1,390 $1,390 $2.62 $1,390 $1,390 $1,390 $2.62
1/1/0 626 8 $1,451 $1,451 $2.32 $1,451 $1,451 $2.32
1/1/0 673 45 $1,550 $1,650 $1,600 $2.38 $1,550 $1,650 $1,600 $2.38
1/1/0 749 7 $1,570 $1,570 $2.10 $1,570 $1,570 $2.10
1/1/0 767 9 $1,670 $1,670 $1,670 $2.18 $1,670 $1,670 $1,670 $2.18
1/1/0 795 4 $1,696 $1,696 $1,696 $2.13 $1,696 $1,696 $1,696 $2.13
1/1/0 D 853 19 $1,570 $1,570 $1.84 $1,570 $1,570 $1.84
1/1/1 D 853 14 $1,570 $1,941 $1,755 $2.06 $1,570 $1,941 $1,755 $2.06
2/1/0 920 2 $1,836 $1,836 $2.00 $1,836 $1,836 $2.00
2/2/0 1,014 4 $1,960 $1,960 $1,960 $1.93 $1,960 $1,960 $1,960 $1.93
2/2/0 1,026 16 $1,899 $1,999 $1,909 $1.86 $1,899 $1,999 $1,909 $1.86
2/2/0 1,043 12 $1,836 $1,836 $1.76 $1,836 $1,836 $1.76
2/2/0 1,045 8 $2,035 $2,035 $2,035 $1.95 $2,035 $2,035 $2,035 $1.95
2/2/0 1,056 8 $2,000 $2,000 $2,000 $1.89 $2,000 $2,000 $2,000 $1.89
2/2/0 1,267 9 $2,200 $2,450 $2,325 $1.84 $2,200 $2,450 $2,325 $1.84
3/3/0 T 2,700 4 $3,900 $3,900 $3,900 $1.44 $3,900 $3,900 $3,900 $1.44
(1) Month Free Dollar O ff Dollar O ff Month Free Dollar O ff Dollar Reduced Dollar Reduced Leasing Conc.
Upfront Upfront1 Upfront2 Prorated Prorated 1 2 Term Term
BD/FB/PB A rea Q ty
0/1/0 478 9
0/1/0 506 4
0/1/0 531 22
1/1/0 626 8
1/1/0 673 45
1/1/0 749 7
1/1/0 767 9
1/1/0 795 4
1/1/0 D 853 19
1/1/1 D 853 14
2/1/0 920 2
2/2/0 1,014 4
2/2/0 1,026 16
2/2/0 1,043 12
2/2/0 1,045 8
2/2/0 1,056 8
2/2/0 1,267 9
3/3/0 T 2,700 4
Page: 17
Note:
(1) A ffordable units are indicated by the * sign. L: Loft. D: Den. T: Town Home
(2) Before concessions
(3) A fter concessions
Disclaimer Notice. A ll of the information provided herein by A xiometrics Inc. is prepared from data believed to be reliable without verification or investigation and is not guaranteed or warranted by
A XIO METRICS, its directors, officers, employees, and contractors and is not purported to be complete or error free or useful for any purpose. The facts, forecasts and predictions, and opinions by
A xiometrics Inc. herein are not guaranteed or warranted to be complete or error free or useful for any purpose. The opinions expressed herein are subject to change without notice. A XIO METRICS, its
directors, officers, employees, and contractors assume no liability for or from the information herein. Please use the information provided by A xiometrics Inc. herein at your own risk.
Page: 18
Map - Comps
Page: 19
! " # $
% & ' ( ) * + + , - . / 0 1 2
% 3 ' 4 * ) 5 , 6 7 . / 0 1 2
Traffic and Parking Impact Study
Prepared For
Prepared By
1. Introduction ............................................................................................................................... 1
2. Existing Conditions................................................................................................................... 2
Site Location .......................................................................................................................... 2
Existing Roadway System Characteristics............................................................................. 5
Alternative Modes of Transportation ..................................................................................... 8
Year 2016 Existing Traffic Volumes ................................................................................... 11
Field Observations ............................................................................................................... 11
3. Traffic Characteristics of the 1000 Lake Street Development................................................ 15
Proposed Site and Development Plan .................................................................................. 15
Off-Street Parking ................................................................................................................ 15
Loading ................................................................................................................................ 16
Pedestrian Access to the Development ................................................................................ 16
Directional Distribution of Development Traffic ................................................................ 16
Development Traffic Generation ......................................................................................... 18
Development Traffic Assignment ........................................................................................ 18
4. Total Year 2021 Projected Traffic Conditions........................................................................ 22
Other Development Traffic and Background Growth ......................................................... 22
Total Year 2021 Projected Traffic Volumes ........................................................................ 22
5. Traffic Analysis and Recommendations ................................................................................. 26
Discussion and Recommendations ...................................................................................... 37
6. Parking Analysis ..................................................................................................................... 41
Proposed Parking Supply ..................................................................................................... 41
Parking Requirements of the 1000 Lake Street Development per Village Code ................ 41
TOD Parking Characteristics ............................................................................................... 41
7. Conclusion .............................................................................................................................. 43
Appendix
Figures
Tables
This report summarizes the methodologies, results, and findings of a traffic and parking impact
study conducted by Kenig, Lindgren, OHara, Aboona, Inc. (KLOA, Inc.) for the proposed 1000
Lake Street mixed-use development in downtown Oak Park, Illinois. The site, which is currently
occupied by a vacant office building and a surface parking lot for 37 vehicles, is located in the
northwest quadrant of the intersection of Lake Street with Forest Avenue. As proposed, the
development is to consist of a building containing 265 apartment units, approximately 3,250 square
feet of retail, and a 6,250 square-foot restaurant. Access to a parking garage containing 235
parking stalls of which two stalls will be car sharing spaces will be provided via a single access
drive on Forest Avenue. A total of 37 parking spaces within the parking garage will be dedicated
as flex spaces for the office building located at 1010 Lake Street.
The purpose of this study was to examine background traffic conditions, assess the impact that the
proposed development will have on traffic conditions in the area, determine if any roadway/signal
modification or access improvements are necessary to accommodate traffic generated by the
proposed development, and determine the adequacy of the parking supply.
Transportation conditions in the vicinity of the site were inventoried to obtain a basis for projecting
future conditions. Four components of existing conditions were considered:
1. The geographic location of the site
2. The characteristics of the adjacent roadway system, including lane geometry, traffic
orientation (e.g. one-way street pairings), and intersection traffic controls
3. The weekday and Saturday peak-hour vehicle, bicycle, and pedestrian traffic volumes at
the study intersections
Site Location
The development site is located in downtown Oak Park and is occupied by a vacant office building.
The site is bounded to the north by the Austin Gardens, to the south by Lake Street and the 100
Forest Place Apartments, to the east by Forest Avenue and the recently completed Vantage Oak
Park mixed-use development, and to the west by the 1010 Lake Street office building.
Figure 1 shows the site location with respect to the surrounding roadway system. Figure 2 shows
an aerial view of the site area, identifying the site location and study area.
Harlem Avenue (IL 43) is a north-south arterial roadway that provides two travel lanes in each
direction. On-street parking is prohibited on both sides of the road. At its signalized intersection
with Lake Street, Harlem Avenue provides one exclusive left-turn lane, two through lanes and one
exclusive right-turn lane on the southbound approach. The northbound approach provides one
exclusive left-turn lane, one through lane and one shared through/right-turn lane. At its signalized
intersection with Ontario Street, Harlem Avenue provides one exclusive left-turn lane and two
through lanes on the southbound approach. The northbound approach provides one through lane
and one shared through/right-turn lane. Harlem Avenue has a posted speed limit of 30 mph and
carries an average daily traffic (ADT) volume of 34,200 vehicles increasing to 37,000 vehicles
south of Lake Street. Harlem Avenue is under the jurisdiction of the Illinois Department of
Transportation (IDOT) and is classified as a Strategic Regional Arterial (SRA) route.
Lake Street is an east-west road that provides one travel lane in each direction in the vicinity of the
site. On-street metered parking is provided on both sides of the road at certain sections. At its
signalized intersection with Harlem Avenue, Lake Street provides on exclusive left-turn lane, one
through lane and one exclusive right-turn lane on the eastbound approach. The westbound
approach provides one exclusive left-turn lane and one shared through/right-turn lane. At its
signalized intersection with Marion Street, Lake Street provides an exclusive left-turn lane and a
shared through/right-turn lane on both approaches. At its offset signalized intersection with Forest
Avenue, Lake Street provides one shared through/right-turn lane on the eastbound approach at its
intersection with the south leg of Forest Avenue. The westbound approach provides one exclusive
left-turn lane and one through lane. At its intersection with the north leg of Forest Avenue, Lake
Street provides one exclusive left-turn lane and one through lane on the eastbound approach. The
westbound approach provides one through lane and one exclusive right-turn lane. At its signalized
offset intersection with Kenilworth Avenue, Lake Street provides an exclusive left-turn lane and
one shared through/right-turn lane on both approaches. Lake Street has a posted speed limit of 20
mph and carries an ADT volume of 9,200 vehicles.
Marion Street is a north-south local road that provides one travel lane in each direction. At its
offset signalized intersection with Lake Street, Marion Street provides one exclusive left-turn lane
and one exclusive right-turn lane on its southbound approach and one shared through/right-turn
lane on its northbound approach with northbound left turns prohibited. At its unsignalized all-way
stop sign controlled intersection with Ontario Street, Marion Street provides one shared left-
turn/through/right-turn lane on both approaches. Marion Street has a posted speed limit of 25 mph
and metered on-street parking is provided on both sides of the road between Lake Street and
Ontario Street. North of Ontario Street, on-street parking is not allowed on the east side of the
street while on-street two-hour parking is allowed on the west side. Marion Street carries an ADT
volume of 1,150 vehicles south of Lake Street.
HARLEM
AVENUE
M ARI
STREET
NOT TO SCALE
ON
25
P P
P
ONTARIO
STREET
P 25 P
P
AUSTIN
GARDENS ONTARIO
STREET
30
P P P
25
AVENUE
FO REST
KENI
P P
AVENUE
P P
P P PUBLIC
LW O RTH
GARAGE
25
VANTAGE
OAK PARK P
30
P P P
LAKE P
STREET
20 P P P
P P
FOREST
KENI
PLACE
AVENUE
APARTMENTS
M ARI
LW O RTH
STREET
AVENUE
FO REST
P P
P P
ON
25
LEGEND
P - NO PARKING
PROJECT: TITLE:
The Albion at Oak Park Existing Roadway Characteristics Job No: 16-293
Oak Park, Illinois
Figure: 3
Forest Avenue is a north-south roadway that provides one travel lane in each direction within the
vicinity of the site. At its offset signalized intersection with Lake Street, Forest Avenue provides
one exclusive left-turn lane and one exclusive right-turn lane on both approaches. At its
unsignalized intersection with Ontario Street, Forest Avenue provides one shared left-turn/through
lane on its southbound approach and one shared through/right-turn lane on its northbound approach
with the northbound approach under stop sign control. Northbound traffic on Forest Avenue past
Ontario Street has to turn left and travel west due to the existing diverter on the road. Conversely,
southbound traffic north of Ontario Street at its intersection with the diverter is physically
restricted to right turns. Within the vicinity of the site, Forest Avenue has a posted speed limit of
25 mph and metered parking is provided on the east side of the road south of Lake Street. Forest
Avenue carries an ADT volume of 3,900 vehicles.
Ontario Street is a two-way local roadway within close proximity of the site with on-street parking
allowed on the north side of the road east of Forest Avenue. West of Forest Avenue, on-street
parking is generally prohibited. Ontario Street is restricted to one-way westbound traffic east of
Kenilworth Avenue. At its unsignalized intersection with Forest Avenue, Ontario Street is under
stop sign control and provides a shared left-turn/right-turn lane. No exclusive turn lanes are
provided at its all-way stop sign controlled intersection with Marion Street. At its signalized
intersection with Harlem Avenue, Ontario Street is widened to provide an exclusive left-turn lane
and a combined left-turn/right-turn lane. Ontario Street has a posted speed limit of 25 mph and
carries an ADT of 3,900 vehicles.
Kenilworth Avenue is a north-south roadway that provides one lane in each direction with on-street
parking allowed on both sides of the street. At its intersection with Lake Street, Kenilworth
Avenue is offset by approximately 75 feet with both T intersections under traffic signal control.
Public Transportation. The immediate area is served by commuter rail and rapid transit lines as
outlined below:
CTA Green Line provides rapid transit rail service between Oak Park (Harlem Avenue) and
Ashland Avenue/63rd Street. The Harlem station is located approximately 600 feet south
of the site. Service is provided seven days a week and on holidays.
Metra Union Pacific-West Line provides commuter rail service between the Ogilvie
Transportation Center in the Loop and Elburn, Illinois. The station is also located
approximately 600 feet south of the site. Service is provided seven days a week and on
holidays.
PACE Route 309 Lake Street primarily runs along Lake Street and North Avenue between
the Union Pacific-North line Elmhurst station and the Austin Avenue CTA Green Line
station. Local stops are provided at the Harlem CTA Green Line station. Service is
provided seven days a week and on certain Holidays.
PACE Route 313 St. Charles Road runs from Downers Grove to the Oak Park CTA Green
Line station. It also serves the communities of Lombard, Villa Park, Elmhurst, Berkeley,
Bellwood, Maywood, and River Forest. Service is provided seven days a week and on
certain Holidays.
Lastly, it should be noted that PACE Route 307 traverses northbound on Forest Avenue and
westbound on Ontario Street to manage their southbound route. Based on information provided
by the Village of Oak Park, PACE Route 307 runs two buses per hour from 5:00 A.M. to 8:00
P.M. with no stops on the residential streets.
Pedestrian Facilities. All of the roads in the immediate area generally have sidewalks on both
sides of the street. In addition, crosswalks are provided at all of the signalized study area
intersections and high visibility (continental-style) crosswalks are provided at the intersections of
Lake Street with Forest Avenue and Kenilworth Avenue and Ontario Street with Marion Street.
Mode-Sharing Facilities. Several car sharing stations are located within downtown Oak Park,
including one at 150 Forest Avenue
From the manual turning movement count data, it was determined that the weekday morning peak
hour generally occurs between 7:30and 8:30 A.M., the weekday evening peak hour generally
occurs between 5:00 and 6:00 P.M., and the Saturday midday peak hour generally occurs between
12:00 and 1:00 P.M. These three respective peak hours will be used for the traffic capacity
analyses and are presented later in this report.
The existing peak hour vehicle traffic volumes are shown in Figure 5 and the existing peak hour
pedestrian and bicycle traffic volumes are shown in Figure 6.
Field Observations
Field observations have revealed that some congestion (queuing and delay) occurs in the study
area, primarily along Lake Street as discussed below:
Traffic traveling eastbound on Lake Street regularly had queues that extended to and
beyond the pedestrian midblock crossing between Marion Street and Forest Avenue. These
observed queues rarely extended past Marion Street.
Traffic traveling westbound on Lake Street regularly had queues that extended past
Kenilworth Avenue. It was also observed that it took these queues approximately three
cycles to clear the intersection of Lake Street with Forest Avenue
Although traffic along Lake Street was observed to queue regularly in the eastbound and
westbound directions, it was also observed that the majority of the motorists did not block
intersections or access drives along Lake Street.
HARLEM
AVENUE
M ARI
STREET
1168 (
NOT TO SCALE
143 (
154 (
45 (
37 (
ON
1133) [1179]
116) [79]
158) [143]
43) [25]
23) [18]
30 (63) [34]
70 (
126 (189) [131] 136 (147) [99]
72 (
103 (170) [157] 49 (60) [37]
103) [55]
ONTARIO
91) [91]
STREET
27 (62) [42]
120 (113) [83]
79 (115) [77]
38 (29) [26]
1034 (
60 (
39 (60) [74]
30 (
80 (
14 (
ONTARIO
STREET
81) [82]
46) [38]
84) [70]
157) [114]
1074) [1104]
AVENUE
FO REST
52 (
30 (
1023 (
131) [90]
38) [19]
180 (
KENI
42 (
86 (
47 (
39 (
70 (
1118) [1028]
36 (
29 (
AVENUE
193) [222]
43
109) [104]
ACCESS
136) [88]
76) [68]
LW O RTH
65) [59]
66) [45]
56) [46]
23) [26]
DRIVE
SITE
43 (57) [74]
54 (65) [66]
317 (313) [360] 24 (
43)[ 29]
237 (208) [206] 270 (288) [330]
64 (88) [55] 335 (339)[368]
74 (97) [155] 7 (32) [45]
LAKE 36 (
61 )[62]
STREET
312 (347) [312]
22 (56) [73] 30 (
19)[22]
127 (194) [229] 24 (40) [54]
244 (313) [271] 325 (
5 (
78 (
14 (
368)[356]
KENI
238 (275) [238]
204 (
975 (
53 (
52 (
98 (
17 (
72 (
51 (
26 (50) [59] 25 (
32)[
36]
16) [13]
AVENUE
103) [77]
81) [96]
68) [73]
130) [79]
28) [32]
57) [64]
49) [43]
958) [940]
198) [254]
M ARI
LW O RTH
STREET
AVENUE
FO REST
50 (
59 (
*
ON
LEGEND
74) [69]
77) [44]
- EXISTING TRAFFIC SIGNAL
* - ILLEGAL MANEUVER
PROJECT: TITLE:
The Albion at Oak Park Existing Traffic Volumes Job No: 16-293
Oak Park, Illinois
Figure: 5
N
HARLEM
AVENUE
M ARI
STREET
13 (
NOT TO SCALE
4 (
9) [7]
5) [3]
ON
37 (
8) [12]
3 (15) [19] 10 (16) [8]
46 (
42 (
12 (
63) [48]
23) [33]
ONTARIO
32) [28]
STREET
6 (5) [11]
20 (13) [25]
11 (
5 (12) [9] 21 (28) [43] 2 (7) [5]
ONTARIO
9) [28]
STREET
0 (
4 (
0) [0]
15) [7]
19 (4) [23]
AVENUE
FO REST
17 (
KENI
0 (
13 (
4 (
AVENUE
1) [1]
2) [7]
43
2) [15]
12) [5]
LW O RTH
ACCESS
DRIVE
67 (98) [73]
SITE
90 (113) [303]
93 (
88 (
16 (
41 (
50 (
58 (91) [144]
74 (
37 (
36 (
12 (5) [10]
108) [268]
137) [176]
29) [32]
41) [57]
LAKE
34) [38]
99) [73]
70) [52]
48) [47]
5(
8)[
9]
STREET
3 (4) [5] 7 (7) [3] 6(
10)[
1]
0 (
5 (3) [1]
26 (77) [173] 27 (116) [115] 26 (99) [96]
0) [1]
KENI
50 (99) [163]
9 (
AVENUE
M ARI
2 (
STREET
AVENUE
FO REST
4) [8]
4 (
5 (
LW O RTH
10) [9]
LEGEND
9) [9]
6) [7]
ON
9 (
6 (
(00) - PM PEAK HOUR (5:00-6:00 PM)
6 (5) [9]
13) [18]
4) [7]
[00] - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM)
00 (00)
- PEDESTRIAN VOLUME 7 (17) [5]
PROJECT: TITLE:
The Albion at Oak Park Existing Pedestrian and Bicycle Traffic Volumes Job No: 16-293
Oak Park, Illinois
Figure: 6
It should be noted that the congestion in the area is due in part to the following urban/downtown
characteristics of the area and the roadway system, all of which reduce the flow of vehicle traffic
through the area:
Parallel parking is provided along Oak Park Avenue, Lake Street, and the other streets in
the area. Traffic must stop and wait as motorists pull in and out of parking spaces.
There is high pedestrian activity generated by the downtown offices and commercial
developments, the other area attractions, and the CTA station.
Right-turn and left-turn traffic must yield to pedestrians crossing the intersections.
There are mid-block pedestrian crosswalks on Lake Street between Harlem Avenue and
Forest Avenue. Motorists are required by law to stop and yield the right-of-way when
pedestrian are using the crosswalks.
To evaluate the impact of the subject development on the area roadway system, it was necessary
to quantify the number of vehicle trips the overall site will generate during the weekday morning,
weekday evening, and Saturday midday peak hours and then determine the directions from which
this traffic will approach and depart the site.
Off-Street Parking
The development will provide approximately 235 parking stalls of which two stalls will be car
sharing spaces in a three-story garage within the proposed building. The parking spaces will serve
the residential use with 37 parking spaces dedicated as flex spaces between 9:00 A.M. and 5:00
P.M. for the 1010 Lake Street office building. Parking for the retail portion of the development is
anticipated to be accommodated by the public parking available in the area including the Vantage
Oak Park public parking garage on the east side of Forest Avenue.
The entrance to the residential garage will be located on Forest Avenue opposite the public parking
garage access drive, approximately 175 feet north of the Forest Avenue stop bar with Lake Street.
The access drive will provide one inbound lane and one outbound lane with outbound movements
under stop sign control.
A lay-by lane will be provided on Forest Avenue similar to the one provided on the east side of
Forest Avenue for the Vantage Oak Park development. This lay-by lane should be signed for drop-
off and pick-up only and limited to 15 minutes.
The estimated directional distribution for the proposed development was established and is
illustrated in Figure 7.
HARLEM
AVENUE
M ARI
STREET
20%
NOT TO SCALE
5%
ON
ONTARIO
STREET
5%
ONTARIO
STREET
AVENUE
FO REST
KENI
AVENUE
43 ACCESS
LW O RTH
DRIVE
175'
SITE
LAKE
25%
STREET
15%
KENI
20%
AVENUE
M ARI
LW O RTH
STREET
AVENUE
FO REST
5%
5%
ON
LEGEND
PROJECT: TITLE:
The Albion at Oak Park Estimated Directional Distribution Job No: 16-293
Oak Park, Illinois
Figure: 7
Development Traffic Generation
The estimates of vehicle traffic to be generated by the proposed mixed-use development were
based on the number of residential units and square footage of the retail space. The volume of
traffic generated is typically estimated using data published in the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 9th Edition. However, the ITE trip rates are based on
sites with a variety of sizes, price ranges, locations and ages. In addition and as stated in the ITE
Trip Generation Manual, 9th Edition Users Guide and Handbook, the ITE data was collected at
suburban locations having little or no transit service, nearby pedestrian amenities, or travel demand
management programs where the primary mode of transportation is the automobile. The location
of the site within downtown Oak Park and its proximity to the train stations and PACE/CTA bus
routes and other modes of transportation (i.e. car sharing facilities) fits the criterion of a Transit
Oriented Development (TOD) that results in less dependence on automobile use. Based on a
review of the census data (included in the Appendix), approximately 40 percent of the residents
currently use other modes of transportation. As such, a 40 percent reduction was applied to the
estimated traffic to be generated by the residential use. For the retail use and in order to reflect the
mixed-use nature of the development, its location within downtown Oak Park, and proximity to
other retail destinations, the estimated trips were reduced by 20 percent. Table 1 shows the
estimated number of peak hour trips to be generated by the proposed development.
Figure 8 shows the traffic assignment of the residential component of the development while
Figure 9 shows the traffic assignment of the retail component of the development.
40%
(-11) (-43) (-42) (-23) (-28) (-28)
Reduction1
Apartment
16 64 64 34 41 41
Subtotal
Restaurant 932
(High 6,250 sf 37 31 37 25 47 41
Turnover)
20%
(-8) (-6) (-10) (-8) (-11) (-9)
Reduction2
Retail
30 26 40 33 43 38
Subtotal
HARLEM
AVENUE
M ARI
STREET
NOT TO SCALE
ON
3 (
1(
3) [2]
13) [8]
3 (2) [2]
4 (
13 (7) [8] 13 (7) [8]
ONTARIO
16) [10]
STREET
3 (13) [8]
5 (
1 (3) [2]
19) [12]
ONTARIO
STREET
AVENUE
FO REST
16 (
3 (
2) [2]
9) [10]
19 (11) [12]
KENI
45 (23) [29]
11 (
AVENUE
43 ACCESS
0 (
LW O RTH
45) [29]
DRIVE
0) [0]
SITE
23 (12) [14]
10 (5) [6]
3 (2) [2]
13 (7) [8]
LAKE 23 (12) [14]
4(
16)[
11]
STREET
5 (23) [14] 5 (23) [14]
2 (10) [6] 1
6(8)[
11]
1(
3(
1)[
2]
KENI
3 (
1(
3) [2]
13) [8]
AVENUE
3) [2]
M ARI
LW O RTH
STREET
AVENUE
FO REST
26 (
19 (
ON
14) [16]
9) [13]
LEGEND
PROJECT: TITLE:
The Albion at Oak Park Estimated Residential Traffic Assignment Job No: 16-293
Oak Park, Illinois
Figure: 8
N
HARLEM
AVENUE
M ARI
STREET
NOT TO SCALE
ON
2 (
6 (
2) [2]
8) [8]
9 (
12) [12]
7 (10) [11]
1 (2) [2]
8 (
19 (23) [27]
5 (6) [7] 5 (6) [7] ONTARIO VANTAGE
10) [10]
STREET OAK PARK/
6 (8) [8]
PUBLIC GARAGE
ACCESS DRIVE
1 (2) [2]
ONTARIO
21 (
STREET
28) [31]
AVENUE
FO REST
6 (
1(
2) [2]
8) [9]
KENI
AVENUE
43 ACCESS
0 (
LW O RTH
DRIVE
0) [0]
SITE
10 (12) [14]
4 (5) [6]
1 (2) [2]
6 (7) [8]
10 (12) [14]
LAKE 8(
10)[
12]
STREET
11 (15) [15] 11 (15) [15]
5 (6) [6] 7(
8)[
9]
1(
1(
1)[
2]
6 (
KENI
1(
11 (
2) [2]
8 (
9) [9]
AVENUE
1) [2]
14) [16]
9) [11]
M ARI
LW O RTH
STREET
AVENUE
FO REST
ON
9 (11) [14]
LEGEND
PROJECT: TITLE:
The Albion at Oak Park Estimated Restaurant/Retail Traffic Assignment Job No: 16-293
Oak Park, Illinois
Figure: 9
4.
Total Year 2021 Projected Traffic Conditions
The total year 2021 projected traffic volumes include the existing traffic volumes, traffic estimated
to be generated by other developments in the area, background growth (growth not attributable to
any specific development), and the traffic estimated to be generated by the proposed subject
development.
It should be noted that some of the traffic to be generated by the Vantage Oak Park development
is already in the existing traffic volumes. However, in order to provide a conservative analysis,
all of the trips to be generated by the Vantage Oak Park development were assumed to be new to
the area and added to the roadway network. The traffic assignment for all of these developments
is shown in Figure 10. The individual traffic assignment figures for the other developments (taken
from their respective traffic studies) are included in the Appendix.
Further, the existing traffic volumes in the area were increased by a regional growth factor of 0.5
percent per year for five years to account for the increase in traffic not attributable to any particular
nearby development based on the 2040 Chicago Metropolitan Agency for Planning (CMAP)
population and employment projections. The Year 2021 Background Traffic Volumes are shown
in Figure 11.
HARLEM
AVENUE
M ARI
STREET
NOT TO SCALE
ON
16 (
3 (
43) [36]
7 (
6) [7]
14) [16]
7 (12) [16]
49 (80) [99]
7 (12) [16] 7 (12) [16]
3 (
ONTARIO VANTAGE
STREET OAK PARK/
6) [7]
3 (6) [7] PUBLIC GARAGE
ACCESS DRIVE
4 (8) [9]
37 (
ONTARIO
41 (
39) [45]
STREET
84) [97]
AVENUE
FO REST
7 (
12) [16]
KENI
10 (
AVENUE
6 (
43 ACCESS
22) [17]
LW O RTH
21) [19]
DRIVE
SITE
4 (8) [8]
25 (48) [50]
6 (9) [10] 19 (28) [32]
8 (14) [17]
9 (11) [14] 6 (20) [18]
LAKE 27 (
58)[
60]
STREET
21 (36) [40] 28 (43) [56]
15 (35) [36] 37 (
50)[
66]
5(
9)[
12]
7 (
7 (
KENI
18 (
33 (
4 (
5 (
7) [16]
14) [17]
AVENUE
9) [10]
10) [12]
18) [20]
31) [37]
M ARI
LW O RTH
STREET
AVENUE
FO REST
23 (
26 (
ON
39) [46]
41) [51]
LEGEND
The Albion at Oak Park Other Development Traffic Assignment Job No: 16-293
Oak Park, Illinois
Figure: 10
N
HARLEM
AVENUE
M ARI
STREET
1197 (
NOT TO SCALE
147 (
158 (
46 (
38 (
ON
1161) [1208]
119) [81]
154) [147]
44) [26]
24) [18]
31 (65) [35]
72 (
129 (194) [134] 139 (151) [101]
74 (
106 (174) [161] 50 (62) [38]
106) [56]
ONTARIO
93) [93]
STREET
28 (64) [43]
123 (116) [85]
81 (118) [79]
39 (30) [27]
1060 (
62 (
40 (62) [76]
31 (
82 (
14 (
ONTARIO
83) [84]
STREET
86) [72]
47) [39]
161) [117]
AVENUE
1101) [1132]
FO REST
53 (
31 (
1049 (
39) [19]
134) [92]
184 (
KENI
48 (
1146) [1054]
43 (
88 (
40 (
72 (
30 (
37 (
198) [228]
AVENUE
78) [70]
43 ACCESS
112) [107]
139) [90]
LW O RTH
67) [60]
68) [46]
24) [27]
57) [47]
DRIVE
SITE
44 (58) [76]
55 (67) [68]
325 (321) [369] 25 (
44)[ 30]
243 (213) [211] 277 (295) [338]
66 (90) [56] 343 (347)[377]
76 (99) [159] 7 (33) [46]
LAKE 37 (
63)[ 64]
STREET
320 (356) [320]
23 (57) [75] 30 (
19)[22]
130 (199) [235] 25 (41) [55]
250 (321) [278] 333 (
377)[365]
209 (
999 (
54 (
5 (
80 (
14 (
KENI
53 (
100 (
17 (
74 (
52 (
27 (51) [60] 26 (
33)[
37]
16) [13]
AVENUE
83) [98]
106) [79]
982) [964]
203) [260]
62) [75]
29) [33]
50) [44]
58) [66]
133) [81]
M ARI
LW O RTH
STREET
AVENUE
FO REST
60 (
*
51 (
ON
LEGEND
79) [45]
76) [71]
- EXISTING TRAFFIC SIGNAL
* - ILLEGAL MANEUVER
PROJECT: TITLE:
The Albion at Oak Park Year 2021 Background Traffic Volumes Job No: 16-293
Oak Park, Illinois
Figure: 11
N
HARLEM
AVENUE
M ARI
STREET
1213 (
NOT TO SCALE
147 (
170 (
46 (
41 (
107 (
ON
1204) [1244]
16 (
10 (
119) [81]
44) [26]
29) [22]
181) [170]
140) [116]
26) [28]
20) [12]
14 (22) [25]
35 (69) [39] 68 (103) [124]
89 (
72 (
154 (219) [131] 164 (176) [132] VANTAGE
106 (174) [161] 50 (62) [38] OAK PARK/
125) [120]
106) [56]
ONTARIO PUBLIC GARAGE
STREET ACCESS DRIVE
28 (64) [43]
123 (116) [85] 20 (16) [12]
93 (145) [102]
45 (43) [40] 49 (38) [29]
1097 (
62 (
40 (62) [76]
26 (
78 (
62 (
31 (
82 (
14 (
ONTARIO
83) [84]
STREET
179) [107]
49) [29]
112) [128]
86) [72]
47) [39]
161) [117]
AVENUE
1140) [1177]
FO REST
82 (
35 (
1059 (
163) [127]
43) [23]
184 (
KENI
54 (
43 (
1168) [1071]
88 (
40 (
72 (
30 (
37 (
198) [228]
AVENUE
99) [89]
43 ACCESS
112) [107]
139) [90]
LW O RTH
67) [60]
68) [46]
24) [27]