Proposed Downtown Plaza

Frequently Asked Questions

The Village has received a lot of questions regarding the proposed Downtown Plaza. This attempts to address them and will be updated as new ones come up. If you have further questions, please feel free to email zcreer@clarendonhills.us

 How will the proposed plaza impact downtown traffic and safety?

 The Village conducted a traffic study in 2023, which is available in full here . The determination was that there was no major impact on traffic. The intersection is a B grade currently during peak traffic and remains a B grade (it is an A grade vast majority of time). Southbound traffic during traffic peak, has a 5 second additional delay on average from 12 seconds to 17 seconds.  Additionally, in May of 2025, the Clarendon Hills Police Department conducted a natural experiment, closing the triangle and utilizing cameras to determine the impact. These findings are available here. The 95th percentile back up are 180 ft after a train, during peak hours. This is approximately to parking stalls north of the midblock crossing, see picture below, red is the 2023 study 95th percentile queue, the blue is the update based on the 2025 pilot study.

 The proposed plaza is expected to improve pedestrian safety by removing a substandard, midblock crossing that lacks traffic control. It will also reduce the number of street crossings needed for people walking east or west across Prospect Avenue at Park Avenue. The Village Engineer has been asked to provide input regarding traffic.

Who Is the Village Engineer?

The Village works with Christopher B. Burke Engineering, Ltd. (CBBEL) — a fully licensed, independent civil engineering firm based in Rosemont, Illinois, with no conflicts of interest.

CBBEL brings deep expertise and credibility to the table. Their team includes three PhDs and over 240 licensed professionals, such as civil engineers, traffic operations experts, land surveyors, and structural engineers.

They serve both public and private clients across the region. Some relevant examples include projects with BNSF, the Intersection Modernization in Evanston, and the Downtown Pocket Park in Lincolnshire. Their proven track record and experience make them well-qualified to support the Village in evaluating infrastructure needs and making informed, data-driven decisions.

Learn more about their work here: CBBEL Projects

What does CBBEL say regarding cars backing up?

CBBEL conducted a thorough analysis of traffic patterns as part of a pilot study to understand the impact of closing the southbound slip lane. Their findings make it clear that the slip lane closure is not the cause of cars backing up near the tracks.

The only time vehicles were observed stopping on the tracks was when a delivery truck blocked the southbound lane at Prospect Avenue and Ann Street—well before cars reached the slip lane. Even with barricades in place blocking the slip lane, queuing was minimal, and traffic continued to move smoothly.

During peak travel times, train crossings naturally cause some backups. In the morning, a freight train resulted in a queue of about 170 feet, and in the afternoon, two Metra trains caused slightly longer backups of up to 180 feet. However, these queues cleared quickly, typically in less than two minutes.

Overall, CBBEL’s data confirms that traffic flow remains effective and backups are brief, demonstrating that the slip lane closure is not contributing to congestion. The Village is relying on this real-world information to make informed decisions that prioritize safety and keep traffic moving efficiently in Clarendon Hills.

What Is the Village Doing About Traffic Backups?

The Village takes traffic safety seriously and is actively addressing the root causes of vehicle backups near the train tracks. According to a report by engineering firm CBBEL, two key issues were identified:

Delivery Trucks on Prospect and Ann
 One major backup was caused by a delivery truck stopping just north of the slip lane, which forced cars to stop on the tracks. Importantly, the slip lane itself did not contribute to the problem.

Unauthorized Bus Stop at the Triangle
 Another issue involved a bus dropping off Clarendon Hills Middle School students at an unauthorized location. The Village is now working closely with District 181 and the bus company to ensure students are only dropped off at designated, safe stops moving forward.

Finally, it is both illegal and dangerous to start crossing the tracks unless you can fully clear them. No vehicle should ever enter the crossing if there isn’t enough room to exit completely on the other side.

The Village is committed to proactive solutions that keep drivers, pedestrians, and students safe — and that ensure traffic flows smoothly through downtown.

How does this impact parking?

 Design is not finalized, but the current design includes 2-3 horizontal spaces on Prospect, and with the creation of up to 18 additional spaces on Park Avenue. Overall, this is expected to be at a minimum parking neutral, with the possibility of up to 10 new spaces. Spaces may be adjusted or eliminated for additional streetscape, as design evolves.

Where would funding for the project come from? Will it increase my property taxes?

The Plaza is expected to be fully funded by the Downtown TIF. This source of funding comes entirely from property owners within the business district based on increased property values. Total cost is still pending engineering estimates, bids and final design. Homeowners in Clarendon Hills will see no direct financial impact. The Village continues to try to lower the burden on taxpayers and recently eliminated vehicle stickers.  The Village is currently 15% below legally allowed property tax rates; however the Village portion of the property tax bill is only 10% of the average homeowner’s property tax bill. Recent large increases were driven by the pool referendum and reassessments that shift the burden between homeowners in different parts of DuPage County for the larger taxing bodies.

Can TIF funding even be used for this? Explain how a TIF works?

Yes, public improvements within the TIF district are eligible expenses.  Village Board sets priorities on what is funded from the TIF.

When a TIF district is created, the property values for all of the parcels within the district are frozen, creating a base value. As development occurs and property values increase, the overall value of the district increases as well. This new value that is created is called the increment, which is the difference between the current total value and the base value. The increment is collected into a special fund that the Village can then invest back into the district under specific rules.

Establishment of a TIF does not reduce property tax revenues available to the overlapping taxing bodies. These taxing bodies continue to collect the property taxes at the base value throughout the life of the TIF and maintain the ability to raise property tax levies subject to PTELL.

Why is this not up for referendum like the pool?

The pool required a referendum by the Park District, as it increased the property taxes allocated to the District to fund the improvements.  This does not increase property taxes.

 Shouldn’t Downtown Vacancies be the focus?   Especially, after high-profile closures like the Daily Scoop?

 The Village is focusing on filling the remaining 4 retail vacancies in the downtown.   The current retail vacancy rate is 6.4%, which is below the near west suburbs average of 13% (see recent market study by Western Springs here:).   The Village currently has a program to help tenants and landlords rehab the spaces to comply with modern building codes, including fire sprinklers and ADA improvements necessary to open businesses.  The Village will pay up to 1/3 the total cost of a tenant buildout (with a 5-year expected return from TIF increment and/or sales taxes). The Village is currently negotiating with possible tenants for 3 of the remaining 4 spaces. The Village is also making an ice cream shop a priority in recruitment.

Do businesses support this project?

 Village President Tech, Trustee Chaudhry, and staff have met with most of the impacted businesses on Prospect. The increase in parking and the ability to start street shutdowns after business hours during event days is popular among the businesses. The Village estimated closing the street down on Wednesday afternoons early for Dancin’ in the Street impacts sales by $80K annually. Concerns raised by businesses focus on delivery drop-offs, the general traffic concerns raised by residents and the impact of construction. The Chamber of Commerce (an independent body from the Board of Trustees) has reviewed the concept and has published a statement of support dated 6/16/2025, which can be found here letter of support here. 

 When is Sparrow Coffee opening? How will it impact traffic? Will it have a drive-thru?

 Sparrow Coffee has received building permits and has started construction, there is no drive thru.   Sparrow likely will drive some morning traffic. However, peak traffic appears to be around 3 to 4 pm in conjunction with pickup at Clarendon Hills Middle School, which is unlikely to be peak time for Sparrow Coffee.  The traffic pattern could potentially be restudied as the earliest construction for the potential plaza would likely not be until the Fall of 2026.  

Won't this only be used a few months a year?  We have Chicagoland weather after all?

Typically, on sidewalk outdoor dining starts with St Patrick's Day in mid-March and goes through Halloween, for 7 and a half months or so (weather dependent). We have heard from some restaurants that want to try keeping seating out even longer while utilizing heat lamps or other weather accommodations.  In street outdoor dining has a more limited dining season to avoid conflicts with snowplows and typically starts in May and goes through October.  For events, the plaza will be utilized all year long including in October for Oktoberfest, Witches Ride and Halloween Walk as well as in December for the Holiday Walk. Village has talked to businesses looking to start spring events as well that may be enabled by having this event space.

Can the Clarendon Hills Fire truck and other emergency vehicles fit through the new configuration?

The fire truck, and all emergency vehicles can maneuver through the proposed design, however the Fire Chief is recommending that vehicles go around to avoid any backups. See the memo issued – the Chief issued the attached memo.  

How much will this cost?

The Village is currently working on cost estimates. However, since the design is still evolving based on feedback from businesses, the Village Board, staff, and the public, it’s difficult to determine an accurate cost until the design is more finalized.

What happens to the existing trees? Can trees grow in the designs to be that large?

The existing trees will be difficult, but not impossible to save depending on design.  The new trees likely will need to utilize new technology like Village of Glen Ellyn is deploying in their new street program (more information here).

Why rush this project?  Shouldn't this be done after development has occurred in the downtown?

There is no rush—this project has been publicly discussed since 2023. However, projects of this scale require many months of design work, a detailed bidding process, and a phased construction plan to minimize disruptions to businesses and downtown events. To keep the project moving forward, funding needs to be approved soon so that all necessary preparations can begin before construction starts.

Why Does the Plaza Design Keep Changing?

Because your voice is being heard. The design continues to evolve because the Village Trustees and architect Michael Abraham are actively listening to residents and responding to feedback. Every change reflects a genuine effort to improve the project based on what the community values most.

The current plans are conceptual and not final — they are a work in progress, shaped by ongoing input and collaboration.

This is exactly how community-led design should work: flexible, responsive, and focused on getting it right for Clarendon Hills.

Who Decides if the Plaza Gets Built?

The decision rests with Clarendon Hills’ democratically elected Village Board of Trustees. These trusted officials, chosen by residents to represent the community’s best interests, will ultimately vote on whether the project moves forward.

Village President Tech will cast a vote only in the event of a tie.

Are the Trustees Listening to Residents? 

Absolutely. Trustees welcome constructive input and take time to respond to residents both by email and in person. Your voice truly matters.

• Village Board meetings are open to everyone, giving all residents a front-row seat in local decision-making.
• A community listening session was held on June 22 to hear directly from residents, showing their commitment to open dialogue.
• Next Opportunity to Be Heard: September 8 at 6:30 PM
   Join the next public discussion at the Village Hall Board Room.
• Want to share your thoughts now? You can email the entire Village Board directly here: Email the Village Board »

Is this a done deal?

No, the Village is still gathering data, including public input, so the Village Board can make a decision. The concept continues to evolve based on that input.

 What are the next steps?

The Village Board is looking to schedule a special workshop to discuss the Downtown Vision.