Developer's plans create balancing act for Mt. Prospect trustees
Mount Prospect trustees are walking a tightrope as they consider the redevelopment of the old Mitchell Buick site at 801 E. Rand Road, between East Thayer and East Henry streets.
On the one hand, they are trying to accommodate the developer, Speed-GMX Mount Prospect LLC, in its efforts to bring a Texas Roadhouse restaurant, a AAA automotive service center, The Tile Shop and a drive-through restaurant to the 5.25-acre site.
The developer said this could generate $250,000 in sales and food/beverage taxes each year for the village, as well as annually generate $160,000 in property taxes for the school districts.
But the village is also trying to accommodate residents living in the neighborhood west of the development who have been beset by vehicles using streets like Louis, Edward and Henry to avoid the nightmare intersection at Mount Prospect Road, Central Road and Rand Road.
Residents fear any plan that has a right-in access from Henry Street for traffic on Rand Road will lead to more cars coming through their neighborhood, which contains a park and residents who have children with disabilities.
"That restricted turn is not going to stop people," resident John Olander said, explaining that drivers going east on Henry would turn left into the property, ignoring the restriction to right turns by traffic from Rand Road going west on Henry.
The plan commission recommended the village board approve the project but called for eliminating the access to Henry.
Andrew Scott, attorney for the developer, told the village board that could be a deal killer. If someone misses the main entrance and there is no backup Henry Street entrance, the fast-food restaurant on the south end will lose customers to restaurants further down the street, he said.
Trustee Paul Hoefert wasn't buying it.
"You're going to miss the entrance once. You're never going to miss it again," he said. "You cannot tell me that this is not a very valuable piece of property. There is nothing like this anywhere up and down Rand Road anymore that's this big that can accommodate this many businesses. This neighborhood has been inundated with traffic, because everybody wants to get over to Central.
"Everybody wants not to go through the intersection that we all know is horrendous."
Trustee Michael Zadel suggested a barrier curb along Henry could block improper turns. And Public Works Director Sean Dorsey said the village plans to try traffic calming measures on Louis Street in the spring to reduce existing cut-through traffic.
Village Manager Michael Cassady suggested allowing the access but holding a six-month review meeting with the neighborhood to make sure it's working as intended.
"I frankly don't want to play chicken with a very highly respected development team," he said.
And Trustee William Grossi said he was not convinced the right-in access would bring more traffic into the neighborhood.
"My concern is this has been vacant for a long time," he said. "We have an opportunity to bring a lot of money into the village."