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2021-01-04 - Ordinance 2021-003 - APPROVING AN AMENDMENT TO ORDINANCE 83-8 FOR THE SPOERLEIN COMMONS PLANNED UNIT DEVELOPMENT (PUD) IN THE B-3 PLANNED BUSINESS CENTER DISTRICT ORDINANCE NO. 2021-03 AN ORDINANCE APPROVING AN AMENDMENT TO ORDINANCE 83-8 FOR THE SPOERLEIN COMMONS PLANNED UNIT DEVELOPMENT(PUD) IN THE B-3 PLANNED BUSINESS CENTER DISTRICT VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS Spoerlein Commons Amendment 1131-1271 McHenry Road WHEREAS,the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution of 1970; and, WHEREAS, 1131-1271 McHenry Road (hereinafter referred to as the "Property") is currently improved with 41,180 square feet of commercial and office space in multiple buildings and was approved as a Planned Development in 1983; and, WHEREAS, Whitestone REIT Operating Partnership LP (hereinafter referred to as "Petitioner" or "Developer"), is proposing amendment to the original Planned Development to allow for the construction of a 2,388 square foot outbuilding with a Dunkin Donuts and Baskin Robins drive-through establishment; and, WHEREAS, the Petitioner has filed a petition requesting approval of: (1) an amendment to Ordinance 83-8 (2) a Special Use for a drive-through; (3) a Preliminary Plan; (4) a variation to Section 17.36.040 of the Zoning Ordinance reducing the required number of parking spaces;and (5)variations to the Section 14.16 of a sign code so that a new outbuilding (collectively, the "Development") can be constructed on the Property;and, WHEREAS, the proposed Development is being requested pursuant to the following exhibits: EXHIBIT A Complete Plan Set EXHIBIT B Minutes from the November 4, 2020 Planning & Zoning Commission Meeting WHEREAS, the Village Planning & Zoning Commission conducted a public hearing on November 4, 2020 concerning the Development; and, WHEREAS,the Planning&Zoning Commission made a finding and determined that the testimony and exhibits presented by the Petitioner at the public hearing demonstrated support for the requested Development;and, WHEREAS,the Planning&Zoning Commission recommended approval of the amendment,special use and variations; and, WHEREAS, the President and Board of Trustees of the Village of Buffalo Grove have determined that the amendment as set forth in the exhibits hereto will allow appropriate development of the Property and will be compatible with adjacent properties. NOW,THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE,COOK AND LAKE COUNTIES,ILLINOIS: Section 1. This ordinance is made pursuant to and in accordance with the Village's Zoning Ordinance and Sign Code and the Village's Home Rule powers. The preceding whereas clauses are hereby incorporated herein. Section 2. The Corporate Authorities hereby adopt a proper, valid and binding ordinance approving; (1) an amendment to Planned Development Ordinance 83-8; (2) a Special Use for a drive-through; (3) a Preliminary Plan; (4) a variation to Section 17.36.040 of the Zoning Ordinance reducing the required number of parking spaces; and (5)variations to the Section 14.16 of a sign code, subject to the following conditions: 1. The proposed development shall be developed in substantial conformance to the plans attached as part of the Ordinance and in accordance to Section 16.20.070 of the Development Ordinance. 2. The final engineering plans shall be submitted in a manner acceptable to the Village prior to final plan approval. 3. The special use granted may be assignable to subsequent petitioners seeking assignment of this special use as follows: i. Upon application of a petition seeking assignment of this special use, the Village of Buffalo Grove, in their sole discretion, may approve the assignment administratively, or may refer it to the Planning&Zoning Commission and/or the Village Board for a public hearing. ii. Such assignment shall be valid only upon the written approval of the Village of Buffalo Grove granting said assignment, which may be granted or denied for any reason. Section 3. The terms and conditions of approval set forth in Village Ordinance 83-8 remain in full force and effect unless specifically modified by this Ordinance. Section 4. This Ordinance shall be in full force and effect.This Ordinance shall not be codified. AYES: 6—Stein, Ottenheimer Weidenfeld Johnson Smith Pike NAYES: 0—None ABSENT: 0—None PASSED: January 4, 2021 APPROVED: January 4, 2021 APPROVED: Aj A Beverly Sus an, Village President ATTEST: Janet` Sirabian,Village Clerk EXHIBIT A Plan Set Spoerlein Commons Amendment 1131-1271 McHenry Road f.S�,0 W H I TE S TO N E R E 11" Creating CORIMLH-Ot�es �r� OU11 Piroperdes-11, ............... ...............,...............,,,............... ............... September 25,2020 Planning and Zoning Commission Village of Buffalo Grove 50 Raup Boulevard Buffalo Grove, Illinois 60089 R.e: Spoerlein Commons Dunkin' Donuts Drive Thru Background Spoerlein Commons was planned and developed as part of the Spoerlein Farm development. The Flare was proposed by Midwest Development and approved by the Village of Buffalo Grove in 1983. Part of the approved commercial center plan included two small free standing buildings located along the western most part of the center. During the development of the property the plan for those building was modified to what is illustrated on the proposed Concept Plan as Proposed Future Building Expansion. Our research indicates that this is the current record plan of development. Those two buildings totaled approximately 4,480 sq. ft. and were never built. Spoerlein Commons was purchased by Whitestone REIT in 2009. Since that time Whitestone has concentrated on property maintenance, some improvements and stabilizing the tenant base. One of the long-term tenants, Dunkin Donuts, has expressed the need for a drive thru facility to serve the growing morning demand for quick serve coffee and breakfast. That market need has caused several planning exercises to accommodate Dunkin Donuts. The attached plan is the one preferred by Whitestone and their client. The Conn olPlea A Concept Plan was prepared and presented to the Planning & Zoning Commission in November, 2018. That Concept Plan illustrated that in lieu of the previously approved buildings, the proposal would satisfy the need for a drive thru with a proposed 2,800 sq. ft. building. The new building would house Dunkin Donuts and Baskin Robbins. This would require the reconfiguration of some of the existing parking lot with no loss of the total number of parking spaces. The building's drive thru would accommodate stacking for 9 cars. The drive thru would minimize peak time parking conflicts with no additional impact on the other retail and office users. A Parking Study was authorized and concluded that the parking is adequate for the existing uses and for the proposed. The reconfigured parking would be more convenient to these other tenants. Very preliminary building elevations, landscape and civil engineering were also presented to support the Concept. 20789 North Kim Road,Sui to 2W- Scottsdale,Arizona 85255 -www whitestoinexcit.coirn While the Commission was generally favorable, considerable detail and some refinement were necessary. Those details and refinements have been completed and a full set of Plans and studies are Dart of this submittal for review, comment and approval. Refined Submittal The refined submittal consists of a 14 page set of drawings which includes a site plan, architecture, civil engineering and landscape plans. Also included are a Parking Memo, Traffic Memo, Driveway Spacing Exhibit and a Preliminary Storm Water Management Report. These exhibits and reports respond to the comments from the Commission during the Concept Plan review as outlined below. P ckina �L&OwZ&a ,- With the completion of the architecture and more detailed site plan address: • Designate employee parking near drive thru stacking- the revised site plan has reconfigured the drive thru stacking to eliminate conflicts with the parking field • Parking area for drive thru waiting- illustrated on the revised site plan • Coordinate handicap spaces with building entry(ies)-i.liustrated on the revised site plan • Drive thru stacking- Stacking has been revised to show 10 stacking in the drive thru LrgfflclCirculation • Traffic counts on Rt. 83- Addressed in the Traffic Memo • Internal circulation- in/out at main entry and each of the other two- Addressed in the Traffic Memo • Main entry location and/or minor modifications to improve circulation- Driveway Spacing Exhibit illustrates the potential conflicts which occur with a relocated driveway. The Traffic Memo addresses other modifications. • With sign package- internal wayfinding- The wayfinding signage is illustrated on the site plan. Architecture • Seating capacity inside and patio- Noted on the architecture • Building height- compare to existing- Noted on the architecture • Location of order box- Illustrated on the Site Plan • Details as required for submittal- Considerable detail included. Qj2(rations • Cook to order? Time to complete/stacking? • Manager should attend Hearing- Manager will attend and address operations (jivil Engineering Detention details-Addressed in the Storm Water Report 2600 Smith Gessiner`dui to 500- Hmistoin, I exas 77063 - lo I I Free, 866 789 7348- IFax M 465 8847-www whitestoinercit.coirn 2 Other 0 Need sign package and landscape plan- Included in the package. Note that the concepts discussed with the Concept Plan are largely maintained with the more detailed plans. The proposed building was reduced in size from 2,800 sf to 2,388 sf. With the more detailed planning efforts the layout and circulation have been improved. We understand that the drive thru requires a Special Use permit. The standards for reviewing that aspect of the proposal are as follows: All special uses shall rneet the following criteria: 1. The special use will serve the public convenience at the location of the sub,ject property, or the establishment, maintenance or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare-, The restaurant use is existing. They have many custorners who park and run in, run out for service. The drive thru will serve those custorners without impacting the provided parking. It represents an improvement and therefore is not detrimental. 2. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the sub,ject property in relation to such special use, and the location of the site with respect to streets giving access to it shall be such that it will be in harrriony with the appropriate, orderly development of the district in which it is located-, The freestanding drive thru restaurant is smaller than the previously approved "out lots". Therefore is in harmony with the appropriate, orderly development of the shopping center. 3. The special use will not be injurious to the use and enjoyment of other property in the fintriediate vicinity of the sub,ject property for the purposes already permitted in such zoning district, nor substantially dirninish and irripair other property valuations in the neighborhood-, The proposed is an improvement to the functionality of the shopping center for reasons noted above. It is not injurious to the use and enjoyment nor will it impair the property values in the neighborhood. 4. The nature, location and size of the buildings or structures involved with the establishment of the special use will not irripede, substantially hinder or discourage the development and use of ad,jacent land and buildings in accord with the zoning district within which they lie- 2600 Smith Gessiner`dui to 500- Hmistoin, I ex as 77063 - lo I I Free, 866 789 7348- IFax M 465 8847-www whitestoinercit.coirn 3 The establishment of this drive thru has no impact on adjacent land and uses. Note that is located immediately adjacent to a drive thru car wash oil a neighboring property. 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided-, The proposed engineering plan and traffic study addresses all the necessary facilities. They are adequate. 6. Parking areas shall be of adequate size for the particular special use, which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traf,f,ic hazards, eliminate nuisance and minimize traffic congestion in the public streets. The parking and traffic studies address this point and find all related infrastructure to be adequate. To summarize the Special Use request, we believe that it in keeping with the overall Spoerlein Commons Shopping Center with no negative impacts. The Planning Staff has identified two variations to the Village Zoning Code in order to permit the development as submitted. They are as follows: Zoning Ordinance: a) A Variation to Section 17.36.040 of the Zoning Ordinance to allow for a reduction to the minimum number of parking spaces required for both Spoerlein Commons Building and the Outlot Building in total. The Parking Study address this in detail and finds that based on actual observations of Larking demand the parking is more than adequate. It is consistent with the 1983 approved Flan. Sign Code: a) A Variation to Section t 4.t 6 of the Sign Code to allow for four extra wall signs on the cast and south elevations of the proposed outlot building. 2600 Smith Gessiner Sui to 500- Hmistoin, I ex as 77063 - lo I I Free, 866 789 7348- IFax M 465 8847-www whitestoinercit.coirn 4 There are 2 businesses in the proposed building, Dunkin Donuts and Baskin Robbins. The signs as proposed are part of the Next Generation corporate branding and we believe are appropriate for this location. b) A Variation to Section t 4.t 6 of the Sign Code to allow for the wall signs on the cast and south elevations of the proposed outlot building to exceed the maximum allowable height of the sign. Same response as outlined in a) above. We look forward to the presentation and your questions and comments. We believe that this is an appropriate use and is conformance with the approved plan and the continuing success of Spoerlein Commons. Rick Burton Land and Entitlernent Consultant 2600 Smith Gessiner`dui to 500 Hmistoin, I ex as 77063 - lo I I Free, 866 789 7348- IFax M 465 8847-www whitestoinercit.coirn 5 NV-1d SNOIJ-IGNO-)E)NIA-SIX:.3 377 '5uPDDU!5L13 SIONI-71'DAO JD aivi.ins • n&u.�IAIWI (ASOdO'dd -SNOWHOD NITId�]OdS VAN ion IN on inn I HH L, KI go gus put go I, c i, C) 1(9 Cj e 0 bw 1 v re rz WHIM 416 1 9 ma I I H M R Ic-1 M.MMUM,j 80" Win c I 1 4L------- ------- a, T F too MR: 7M 19 R i gu 1 A 14 MY -- p K S- - \----- ----- ------- --- ------------- -----------tiara -Y - ,L4- 77 low NV-ld DNIAVd CNVDIkJI-DWODD DIIS),23VNIWFID jd 377 '5ul-IDDU.15LI-3 Ulill SION171'DAMJD aivi.ins n,&1.1.:1Al'dG (]:ISOdO'dd -SNOWWOD Nl:ll'd:]OdS Ica y� ES 11 Fl E E -V -------------- --T I 11 A[ ------------------ GO --------------------- /l--------------- /l----------------- e) ------------------ -------------------- A, NV-Id DNIGV'dD),aVNIWFIDad 377 '5uPDDU!5LI-3 SION1'DAO�JD my .ins n&u.:IAIWI (ASOdO'dd -SNOWHO.) 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InIIIppff Q ✓/ J uV�NI�\ � W p > �NNW I Ad LU Q pp'I've LU o� LU 10 Illllllllll �U 0 EEO 0 CD w Z � CD Co 0 c� ICI > „� Uj co U—j)— o',wZLU UJ 74 u�z f� I Kirnley* 1- Iorn To: Daniel Kovacevic.—Whitestone REIT Rick Burton .—Whitestone REIT From: 'Tim Sjogren, P.E., PTOE Kimley-Horn Rory Fancier, AICP, PTP Kimley-Horn Date: July 10, 2020 RE: Parking Summary for Spoerlein Commons Buffalo Grove, Illinois Kimley-Horn and Associates, Inc. (Kimley-Horn) was retained by Whitestone REIT to perform a parking analysis for Spoerlein Commons, a shopping center located on the northeast quadrant of McHenry Road and Arlington Heights Road in Buffalo Grove, Illinois (Exhliblit 1). The parking analysis was completed in order to evaluate existing parking occupancy and assess future parking conditions with the addition of a new freestanding eating and drinking establishment with drive- through window along McHenry Road near the western boundary of the site. 'xectAtive StAirrumairy Spoerlein Commons currently provides a total of 161 parking spaces. With the proposed development, the northwest portion of the parking lot would be reconfigured and a total of 163 parking spaces would be provided. Based on a review of the existing and future tenancy, the proposed parking supply requires approval of a variance from Section 17.36.040 (Schedule of Parking Requirements) of the Village of Buffalo Grove Code of Ordinances. While a parking variance is required, the overall parking supply is expected to accommodate Spoerlein Commons at full occupancy and the proposed eating and drinking establishment. A summary of key findings is provided below. • Currently, peak parking occupancy occurs during the weekday at approximately 3:00PIM. During this peak period, approximately 50 percent of the parking spaces (80 spaces) are unused. • Based on a conservative review of future parking conditions with full occupancy and development of the proposed eating and drinking establishment, peak occupancy is anticipated to be 91 percent (148 spaces). • The analysis of future parking conditions is conservative and assumes Code-required parking for the vacant tenant spaces and proposed eating and drinking establishment; the analysis does not reflect the respective peak hours. The proposed eating and drinking establishment is expected to experience peak parking demand during the morning commute period when a number of the existing retail, service, and restaurant tenants(e.g., My Choice Nails, Payless 'Tobacco, Rosati's Chicago Pizza, and Chinn's Restaurant) are closed. i i a JfJi. i e ✓ ?' 1 1 vNl(�o� / � r r , f rrr u V u r M 4 ri X /1 it � //i,,o, /i/r/l/,,,rj�i/%��li�/%r %' �� i� rlll� fl/� i� ,(,,• i ✓t/ ,,,w � .r/r/ ,r „l �/ ,�� ,,, '" ,;v, �� r i//� r �A � N ,//r r�i !r�. /� r / '((/i iry� '„%" ' '� .l ,,rl//%�'� •�l/� (".. /roniiici�lplll��,y„� r ,, : ,�j,,,, ��lr/ ///��„' � o /✓%//,!' I r/I�GJ��IJ/'riii//'�, 1/r/ ;!/iir ,,r� ��i�n y�� %r ((rlkl j /:s %�✓ , c' i m / a Jrir�� ,� � J� ✓' �/%�'rr�ir r ` 1, EXHIBIT 1 Kinil alai iiL TiI iI IVIAP Kirnley* 1- Iorn Page 3 In order to enhance efficient use of the parking supply, coordination with existing and future tenants is recommended to reserve parking spaces in the front of the buildings for customers and visitors and direct employees to the spaces further from the buildings. airriid IlPirollposed Sliit IlDevelolpirrieirrt Spoerlein Commons includes an in-line multi-tenant building as well as a freestanding building located at the southeast corner of the site. Approximately 32,000 square feet is currently occupied with various retail, restaurant, office, and service uses. In addition, the development contains approximately 9,180 square feet of vacant tenant spaces for a total building area of approximately 41,180 square feet. A total of 161 parking spaces are currently provided at Spoerlein Commons. 'The parking is shared across all tenants. Whitestone REIT proposes to develop a new eating and drinking establishment with drive-through window along the McHenry Road frontage at the west boundary of the site. According to property records obtained by Whitestone REIT, the proposed development is generally consistent with the development plan approved by the Village of Buffalo Grove in 1983. The approved development plan included a total of 51,050 square feet with 31,250 square feet of retail use and 19,800 square feet of office use. 'The approved development plan, provided as Attachment 1, included two freestanding buildings near the northwest portion of the site and a total of 191 parking spaces. During the initial development, these two freestanding buildings were never constructed and the overall site plan was modified to reflect a future building expansion plan totaling approximately 4,480 square feet. Based on the approved development plan and current market conditions, Whitestone REIT seeks to develop an approximately 2,388 square-foot eating and drinking establishment with drive- through window. 'The proposed development represents an approximately 47 percent decrease in square footage compared to the previously contemplated 4,480 square-foot building expansion. With the proposed development, an overall total parking supply of 161 spaces would be provided for Spoerlein Commons, consistent with the existing parking supply. 'The proposed site plan provided as Attachment 2. A summary of the approved development plan compared to both existing conditions and the proposed development is provided in 'Talblie 1. Table 1. Development Allan Comparison I=1i I i I i i=M 1111111=M!1111111 I I.u I M 11 �1111111 Approved 1983 Development Plan' 19,800 31,250 51,050 191 Existing Conditions 20,200 20,980 41,180 161 Proposed Conditions(with Development) 20,200 23,368 22,568 163 'The approved plan included two freestanding buildings which were never constructed and the overall site plan was modified to reflect a future building expansion plan totaling approximately 4,480 square feet. Talblle 2 on the following page summarizes the parking required for the existing and proposed uses at Spoerlein Commons per Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of Ordinances. As shown in the table, based on the current tenant mix a total of 188 spaces are required for Spoerlein Commons. This includes 37 spaces required for the existing vacant tenant spaces, which were assumed as general commercial/retail uses. RISE= �� 00 �� N 0�� N N Pacme4 With the proposed development, a total of 203 spaces would be required. This includes Code- required parking for the proposed 2,388 square-foot eating and drinking establishment and the associated future vacancy of Suite 120A(high/ighted inTab/e 2). With the proposed development, Spoer/ein Commons would provide a total of 103spaCes. The proposed supply is4Ofewer spaces than required by Code; therefore, a parking variance is required. Table 2.Village of Buffalo Grove Required Parking Existing 101 Once Upon Grooming 565 General commercial/retail 1 /250 sq.ft. 2 102a The Colorist Hair Studio 821 General commercial/retail 1 /250 sq.ft. 8 102b Vacant 1.888 8enena|commeroia|/retai| 1 /250 sq.ft. G 108 Dutch Maid Dry Cleaners 1.081 8enena|commercia|/retai| 1 /250 sq.ft. 4 104 Chinn'a Chinese Restaurant 988 Eating and drinking establishment 1 /100 sq.ft. 10 105 Roaad'aChioago Pizza 917 Eating and drinking establishment 1 /100 sq.ft. S 106 My Choice Nails 910 8enena|commercia|/re1ai| 1 /250 sq.ft. 4 107a Vacant 1.150 8enena|commeroia|/retai| 1 /250 sq.ft. 5 107b Excel Eye Care 715 Dental and medical clinic oroffice 5/1000 sq.ft. 4 108 Excel Eye Care 1.082 Dental and medical clinic oroffice 5/1000sq.ft. 5 109 Dr.Smith Chiropractor 1.298 Dental and medical clinic oroffice 5/1000sq.ft. G Dayoarecen1er.child care center,110 VVor|dofDiacove�Montessori 1.782 2/1000aq h 4 nu�eryschool,pre-school � � 120a Dunkin Donuts 1,537 Eating and drinking establishment i /iOO sq.#, 15 120b Payless Tobacco 1.045 8enena|oommeroia|/netai| 1 /250sq.ft. 4 120o Vacant 857 8enena|commeroia|/re1ai| 1 /250 sq.ft. 8 121a Allstate Insurance 1.179 Business and professional offices 1 /800 sq.ft. 4 121b Kula Yoga Lifestyle 1.890 8enena|commeroia|/retai| 1 /250 sq.ft. D 180a Vacant 1.681 8enena|commeroia|/retai| 1 /250 sq.ft. 7 180b Dr. Paul Kentor. MID 2.186 Dental and medical clinic oroffice 5/1000 sq.ft. 11 201 Chme|a Fluency Center 1.145 Dental and medical clinic oroffice 5/1000sq.ft. G 202a Titan Trucking 576 Business and professional offices 1 /800 sq.ft. 2 202b Titan Trucking 642 Business and professional offices 1 /800 sq.ft. 2 208 VVhi1eatone 679 Business and professional offices 1 /800sq.ft. 2 204 Vacant 1.071 8enena|commeroia|/retai| 1 /250 sq.ft. 4 Bill Gerdes 205a 800 Business and professional offices 1 /800 sq.ft. 1 (Lake Cook Piano Studio) 205b Vacant 499 8enena|commercia|/re1ai| 1 /250 sq.ft. 2 206a Vacant 867 8enena|commercia|/re1ai| 1 /250 sq.ft. 8 206b1 Peter Lee(Real Estate) 581 Business and professional offices 1 /800sq.ft. 2 206b2 One Global 581 Business and professional offices 1 /800sq.ft. 2 206b8 Charles Schneider(Lega|) 581 Business and professional offices 1 /800 sq.ft. 2 206b4 Ted 581 Business and professional offices 1 /800sq.ft. 2 206o Ted 250 Business and professional offices 1 /800 sq.ft. 1 �Pursuant to Section 17.36.040(Schedule of parking requirements)of the Village of Buffalo Grove Code of Ordinances,required parking is based on floor area which shall mean the gross floor space ofa building orstructure. 2The parking class ia based on the land use categories outlined inSection 17.38.040(Schedule of parking requirements)of the Village ofBuffalo Grove Code ofOrdinances. 3The Code-required parking ratio is defined by Section 17.38.040 (Schedule of parking requirements)of the Village of Buffalo Grove Code of Ordinances. �� 00 �� N 0�� N N Pacme5 Table 2.Village of Buffalo Grove Required Parking (continued) 1111 2111 1� 11=Wi i mi I i i i mill 0a .H; Existing(continued) 208 Vacant 1.402 8enena|commeroia|/retai| 1 /250sq.ft. G 209 Vanguard Capital 884 Business and professional offices 1 /800 sq.ft. 8 Jan Cupari(Newoaade Dance and 211 820 8enena|commercia|/re1ai| 1 /250aqh 1 Thea�r8upp|y) � � 212b Vacant 815 8enena|commercia|/re1ai| 1 /250 sq.ft. 1 214 HanaTrawe| 517 Business and professional offices 1 /800 sq.ft. 2 215 Lake Cook Dental Center 1.200 Dental and medical clinic oroffice 5/1000 sq.ft. G 217a Farmers Insurance 578 Business and professional offices 1 /800sq.ft. 2 217b Rebecca Kiel, LCPC 521 Dental and medical clinic oroffice 5/1000 sq.ft. 8 218a VCR Senior Care 550 Business and professional offices 1 /800 sq.ft. 2 Carla Leoni(No�hSuburban 21Db 250 Dental and medical clinic oroffice 5/1000 sq.ft. 1 Family Psychologists) 218o David Park(Conatruction) 400 Business and professional offices 1 /800sq.ft. 1 280 Christina Bailey, PayD 800 Dental and medical clinic oroffice 5/1000 sq.ft. 2 282 Leslie Qaar(Vital Natumpathio) 800 Dental and medical clinic oroffice 5/1000sq.ft. 2 Bruce Siegel 288 485 Business and professional offices 1 /800 sq.ft. 1 (American Family Insurance) 288a Muriel Flanders,LC8VV 455 Business and professional offices 1 /800 sq.ft. 2 284 |ntouria1 800 Business and professional offices 1 /800 sq.ft. 1 285 Dr.Cindy 479 Dental and medical clinic oroffice 5/1000 sq.ft. 2 286 Michelle Magide. LCPC 800 Dental and medical clinic oroffice 5/1000sq.ft. 2 287 Janine Kaaner.LC8VV 865 Business and professional offices 1 /800 sq.ft. 1 288 Affiliated Clinicians 800 Dental and medical clinic oroffice 5/1000sq.ft. 2 Proposed 120e Dunkin Donuts(to berelocated) 1,537 Eating and drinking establishment 1/100sq. ft. 15 120a Vacant 1.587 8enera|commeroia|/ne1ai| 1 /250sq.ft. G New Dunkin' Donuts 2.888 Eating and drinking establishment 1 /100sq.ft. 24 IPumuant to8echon17.3O.040(8chedu|eofpadNngmquimments)oftheViUageofBuffa|oGmveOodeofOrdinancea.mquimdparkingiabaaed on floor area which shall mean the gross floor space ofa building orstructure. 2The parking class is based on the land use categories outlined in Section 17.36.040(Schedule of parking requirements)of the Village of Buffalo Grove Code ofOrdinances. 3The Code-required parking ratio is defined by Section 17.38.040 (Schedule of parking requirements)of the Village of Buffalo Grove Code of Ordinances. Kirnley* 1- Iorn Page 6 Pairkiinig IIDeirriainid 'To determine actual parking demand for the existing and proposed uses, Kimley-Horn conducted Dourly parking occupancy counts during a typical weekday and weekend as follows: • 'Thursday, May 17, 2018, from 7:00ANA to 7:00PIM • Saturday, May 19, 2018, from 7:00ANA to 7:00PIM 'The count periods captured the peak periods of parking demand for the existing shopping center and were identified based on data provided by the Urban Land Institute (ULI) Shared Par!!jM Second Edition. During the study periods identified above, the existing parking supply was verified and the number of parked vehicles were documented. Other observations regarding curbside and delivery truck loading activity were noted. Talble 3 summarizes the observed parking occupancy at Spoerlein Commons. During the weekday, the peak occurred at 3:00PIM with 81 occupied spaces (50 percent). On Saturday, the peak occurred at 11:00ANA with 49 occupied spaces (30 percent). Table 3. Observed Parkiing Occupancy M�I I��M1 I�li I MIN in K Mal t I Ii��=11 I i W; M�I I��Mt I�li I MIN in K Mal t I Ii��=11 I i W; 7:OOAM I 10 6% 5 3% 8:OOAM 14 9% 14 9% 9:OOAM I 34 21% 32 20% 1 O:OOAM 58 36% 44 27% 1 1:OOAM 77 48% 49 30% 12:OOPM 68 42% 37 23% 1:OOPM I 66 41% 33 21% 2:OOPM 66 41% 25 16% 3:OOPM 81 50% 23 14% 4:OOPM 74 46% 22 14% 5:OOPM I 78 48% 15 9% 6:OOPM 54 34% 14 9% 7:OOPM I 42 26% 8 5% 'The observed parking occupancy reflects the mix of uses and respective peak hours and the ability to use shared parking to accommodate parking demand for Spoerlein Commons. Although a review of Code-required parking (Table 2) suggests the site provides insufficient parking, based on the observed parking occupancy approximately 50 percent of the spaces are unused during peak conditions. 'Therefore, actual parking demand for the retail, restaurant, office, and service uses is less than the Code requirements. Kirnley* 1- Iorn Page 7 Pir°oIlp IlPairllkiiiinig StAIplply 'To assess future parking conditions with the proposed development, full occupancy of Spoerlein Commons was assumed. In order to present a conservative estimate of potential future parking conditions, Code.-required parking was assumed for the vacant tenant spaces and the proposed development. Based on the parking requirements presented in 'Table 2, a total of 43 spaces are required for the existing vacant tenant spaces and future vacancy of Suite 120a (i.e., existing Dunkin Donuts)assuming future general commercial/retail uses. Based on the parking occupancy data presented in 'Table 3, the potential future parking conditions were calculated as summarized in Talble 4. As shown in this table, with the addition of Code.-required parking for the existing vacant tenant spaces and future vacancy of Suite 120a (43 spaces) and the Code-required parking for the proposed eating and drinking establishment (24 spaces), a future parking need of 149 spaces is estimated for peak parking conditions. With the proposed development, Spoerlein Commons would provide an overall parking supply of 161 spaces; therefore, the parking supply is expected to accommodate future parking conditions. Table 4. Conservative Estimate of Future parking Occupancy 7:OOAM 10 43 24 77 5 43 24 72 8:OOAM 14 43 24 81 14 43 24 81 9:OOAM 34 43 24 101 32 43 24 99 1 O:OOAM 58 43 24 125 44 43 24 ill 1 1:OOAM 77 43 24 144 49 43 24 116 12:OOPM 68 43 24 135 37 43 24 104 1:OOPM 66 43 24 133 33 43 24 100 2:OOPM 66 43 24 133 25 43 24 92 3:OOPM 81 43 24 148 23 43 24 90 4:OOPM 74 43 24 141 22 43 24 89 5:OOPM 78 43 24 144 15 43 24 82 6:OOPM 54 43 24 121 14 43 24 81 42 43 24 1 Q9 8 43 24 75 'Vacant tenant spaces were assumed to be occupied by general commercial/retail uses which require parking at a ratio of 1 space per 250 square feet per Section 17.36.040(Schedule of parking requirements)of the Village of Buffalo Grove Code of Ordinances. 2Per Section 17.36.040 (Schedule of parking requirements) of the Village of Buffalo Grove Code of Ordinances, eating and drinking establishments are required to provide 1 parking space per 100 square feet. 'This estimate is assumed to be conservative as peak parking demand for an eating and drinking establishment typically occurs during the morning commute period (7:00-9:00AIM) when the parking lot at Spoerlein Commons is less than 25 percent occupied (Table 3). While the proposed eating and drinking establishment is expected to generate parking demand throughout typical Fours of operation, peak periods of demand during the morning commute period would occur when many of the retail, service, and restaurant uses (e.g., My Choice Nails, Payless 'Tobacco, Rosati's Chicago Pizza, and Chinn's Restaurant) are closed. 191M= Kirnley* 1- Iorn Page 8 coirrilclq.Asioirril Spoerlein Commons currently provides a total of 161 parking spaces. An overall total of 163 spaces would be provided with development of the proposed eating and drinking establishment. 'The proposed parking supply requires approval of a variance from Section 17.36.040 (Schedule of Parking Requirements) of the Village of Buffalo Grove Code of Ordinances. Based on the observed peak parking demand for existing tenants and a review of the Code.- required parking for vacant tenants and the proposed development, the proposed parking supply of 163 spaces is expected to support the overall Spoerlein Commons, including the proposed freestanding eating and drinking establishment. Spillover parking into the adjacent residential neighborhood is not anticipated. In order to enhance efficient use of the proposed parking supply, coordination with existing and future tenants is recommended to reserve parking spaces in the front of the buildings for customers and visitors and direct employees to the spaces further from the buildings. Please do not hesitate to contact us with any questions related to the information in this memorandum. RISE= 377 Waau! SIONI_71'DAO JD my .ins n&u.3mida (ASOdO'dd -SNOWHO.) NITId]OdS U 'H' Wall I M, UQJ 06H X p v GO + pw ,lot ............. Two L Kirnley* 1- Iorn IVEIVIOIRANDUIM To: Daniel Kovacevic—Whitestone f2EIT Rick Burton —Whitestone f2EIT From: Rory Fancier, AICP, PTP— Kimley-Horn Tint Sjogren, P.E., PTOE— Kimley-Horn ®ate: July 10, 2020 RE: Traffic Summary for Spoerlein Commons Buffalo Grove, Illinois Kimley-Horn and associates, Inc. (Kimley-Horn) was retained by Whitestone f2EIT to perform a review of existing and future (build) traffic conditions for Spoerlein Commons, a shopping center located on the north side of McHenry Road east of Arlington Heights Road in Buffalo Grove, Illinois. The analysis of build conditions considers the development of a new freestanding coffee shop with drive-through window along McHenry Road near the western boundary of the site. This memorandum presents and documents Kimley-Horn's data collection, summarizes the evaluation of existing and projected build traffic conditions, and identifies recommendations to address the potential impact of site-generated traffic. Excci Atliivc Si Aurnrturnrt aiir'y Existing and build traffic conditions were evaluated for the signalized intersection of McHenry Road/Arlington Heights Road and the existing site access driveways. Based on a review of traffic conditions, it is anticipated that site-generated trips would be accommodated at the study intersections. With the addition of site-generated traffic, Access A (Courtland ®rive) and Access C (Ranchview Court) are expected to operate with limited delay and queues. At Access B (McHenry Road), the outbound approach is projected to operate with increased delay and queues. The projected delay and queues are internal to the site and are not expected to impact operations of McHenry Road. However, in order to enhance access to the proposed drive-through window and facilitate circulation through the parking lot, onsite wayfinding is recommended. In addition, installation of minor-leg stop control at Access B and Access C (existing stop sign posted at Access A) is recommended with the proposed outlot development. fIIIICxlii tliiiriug iriu(a Ili�3iuropose(°t IIC':':'�cvclll� 1purnrri�cur°iut ipoerlein Commons is an existing commercial shopping center totaling approximately 41,130 square feet of commercial space. The shopping center is occupied by a mix of retail, restaurant, service, and office uses. Whitestone f2EIT proposes to develop a new 2,333 square-foot coffee shop with drive-through window along the McHenry Road frontage at the west boundary of the site. The proposed outlot development would accommodate an existing coffee shop tenant in the inlina commercial building. The conceptual site plan is provided as Attachment 1. �911�1IIIIIIIII@��IIIIII�I�!!IIII�IU1 �� uu� �� ., � ��,�� n�� : � ®n� �� ®n � �& � � 1 iiu�a r i a uiu�iuuii u��u��i Kirnley* 1- Iorn Existing site access for Spoerlein Commons would be maintained with the outlot development. Access would continue to be provided by full-access driveways to Courtland Drive (access A), McHenry Road (access B), and Ranchview Court(access C). An aerial view of the study location and surrounding roadway network is presented in Exhibit 1. [,)ata Collectioirii Kimley-Horn performed traffic counts at the signalized intersection of McHenry Road/Arlington Heights Road and the existing site access driveways. The traffic counts were conducted from 7:00 to 9:OOAM and 4:00 to 6:OOPM on a typical weekday, and from 11:00AM to 1:OOPM on a typical Saturday. The traffic count data indicates that the peak trip generation period for Spoerlein Commons occurs from 7:30 to 3:30AM and 4:45 to 5:45PM on a typical weekday. During the Saturday midday period, the peak hour occurs from 11:OOAM to 12:OOPM. Peak traffic volumes at the adjacent intersection of McHenry Road/Arlington Heights occur from 7:15 to 3:15AM and 4:45 to 5:45PM on a typical weekday. Can Saturday, the intersection peak hour occurs from 11:45AM to 12:45PM. For purposes of this analysis, the Spoerlein Commons peak hours were analyzed in order to evaluate the periods of highest activity at the existing commercial site. Existing peak hour traffic volumes are presented in Exhibit . For purposes of this analysis, the traffic volumes were rounded to the nearest multiple of five. The detailed traffic count worksheets are provided as Attachment 2. Weekday count data reveals traffic volumes on McHenry Road are higher in the eastbound direction during the morning peak hour. In the evening peak hour, traffic volumes are higher in the westbound direction, which reflects local commute patterns. During the Saturday midday peak hour, traffic volume on McHenry Road are generally evenly distributed. Traffic volume on Arlington Heights Road are generally higher in the northbound direction during each peak hour. Site-generated traffic for Spoerlein Commons is generally consistent across the three peak hours analyzed. Flurlii Ilp f3c11r°iuclur,at liiq ur°iu & Ass lii g uriu urnrwiriut In order to calculate trips generated by the proposed outlot development, data was referenced from the Institute of Transportation Engineers (ITE) manual titled Trig Generation, Tenth Edition. Trip generation rates for the ITE Land Use Code (LUC) corresponding to the proposed use are shown in Table 1. In addition, the peak hour trips generated by the existing tenant in the inline commercial building (i.e., coffee shop without drive-through window) were calculated wing ITE data. For purposes of this analysis, the trips generated by the existing coffee shop tenant were assumed to be removed from the study intersections with the proposed outlot development. i i a JfJi. i e ✓ ?' 1 1 vNl(�o� / � r r , f rrr u V u r M 4 ri X /1 it � //i,,o, /i/r/l/,,,rj�i/%��li�/%r %' �� i� rlll� fl/� i� ,(,,• i ✓t/ ,,,w � .r/r/ ,r „l �/ ,�� ,,, '" ,;v, �� r i//� r �A � N ,//r r�i !r�. /� r / '((/i iry� '„%" ' '� .l ,,rl//%�'� •�l/� (".. /roniiici�lplll��,y„� r ,, : ,�j,,,, ��lr/ ///��„' � o /✓%//,!' I r/I�GJ��IJ/'riii//'�, 1/r/ ;!/iir ,,r� ��i�n y�� %r ((rlkl j /:s %�✓ , c' i m / a Jrir�� ,� � J� ✓' �/%�'rr�ir r ` 1, EXHIBIT 1 Kinil alai iiL TiI iI IVIAP tN NOT TO SCALE ��'r�`� �uumll�lm> uuu mIIVm uiMY � IIIIV IIIIV III kRR uuumou�uum a uuu uum u m u Ni uuuuu IF G:5- SITE ;, a L cD 15 (1 5) C� 201 415(1205)[5101 170(370)[175] 1�2 t [51(-)5 / 37 [560](550)10$5 [6151(760)830 «o [; a �5 �(10 000 *04 IFT ILLINQIS 83 LEGEND XX Weekday AM Peak (1:30 8:30ann) l ( ) Weekday PM Peak(4:45 5:45pnn) Saturday Peak (11:00ann 12:00pnn) uul Existing Signalized ntersection Assumed Stop Sign ® Existing Stop Sign — Less than Five Vehicles EXHIBIT 2 Al, Ri o EXISTING (2 T llu llu-w Ilu-w Ilu [. Ilu IIE Kirnley* 1- Iorn Table 1. ITE Triip Generation Data' pp �m�u Vum um iMlu moi umi luuuu uumi muum u�uuoi umi I� , IIIIIII IIII IIIIIII IIII , IIII Iv IIII IIII IIIIII IIIIII IIIIII IIIIII uuum luulu i i Cl�lm iVi�i dlllll luau umm iMlu iti�muu u� i iVi�i dlllll luau umm iMlu iti�muu u� iVi�i i uuoi moi umm dlllll um mmi ullm i�muu u� Existing Land Use Coffee/Donut Shop:without Drive- =in 1f11.14 ' 36.31 =in Through Window(L36) ut 51% in/49%out 5(�% in/59%o Proposed Land Use Coffee/Donut Shop with Drive- 820.38 88.99 43.38 87.70 Through Window(LUC 937) 50% in/50%out 51%�in/49%out 50% in/50%out 5(�% in/50%out 'Trip generation data is presented as trips per 1,000 square feet of gross floor area. 211TE data is not provided for Daily trips for LUC 936(Coffee/Donut Shop without Drive-Through Window);therefore,the rate is calculated based on the ratio of trip generation rates provided for AM Peak Hour of Adjacent Street Traffic and Weekday Daily for LUC 937(Coffee/Donut Shop with Drive-Through Window).Directional distribution from LUC 937 applied. For the purpose of this study, site-generated trips are expected to exhibit multiple routing patterns when traveling to and from the subject site, as described below: • Pass- — Pass-by traffic reflects the travel patterns of motorists who are already traveling on the adjacent study roadways and stop at the site en-route to another destination. Data in the ITE Trip Generation Handbook, Third Edition was used to estimate pass-by trips. ITE data is not provided for Coffee/Donut Shop without Drive-Through Window (LUC 936) or Coffee/Donut Shop with Drive-Through Window (LUC 937); therefore, data for Fast-Food Restaurant with Drive-Through Window (LUC 934) was assumed for each peak hour. Based on ITE data, approximately 49 percent of trips are pass-by during the morning peak hour, and 50 percent of trips are pass-by in the evening peak hour. ITE data is not provided for Daily trips and Saturday peak hour trips; therefore, an average of the morning and evening peak hour data (50 percent) was used to estimate pass-by trips during these periods. • Primary Trips —Vehicles that travel to the subject redevelopment and then return directly to their place of origin are called "primary trips." Primary trips reflect new traffic volume generated by the proposed redevelopment that would approach and depart on the same route. Trips to/from the site that are not pass-by trips are expected to be primary trips. Per these assumptions, site-generated traffic projections are presented in Table 2. (A)Hod Kirnley* 1- Iorn Table 2. Siite-Generated Traff iic Projections Proposed Land Use Coffee/Donut Shop with 2,388 sq.ft. 1,970 110 105 215 55 55 110 105 105 210 Drive-Through Window Less Pass-by Trips' -9 -55 -55 -110 -30 -30 -60 -55 -55 -110 IIIIIIIIIIIIIIII�IIIII��II�I II�IIIIIII��IIIIIIIIIIIIIIIIIIIIIIIII�I IIIIIIIIIIIIIIIII�IIIII�I IIIIIIIIIIIII�IIIII �IIIIIIIIIIIIIII wlllllllll wllllllllll ��III�IIIIIII� IIIIIIII IIIIIIII wlllllll wlllllll � wlllllll ��III�IIII�II�III Existing Land Use(To Be Removed) Coffee/Donut Shop I without Drive-Through 1,537 sq.ft. 1,430 80 80 160 30 30 60 45 45 90 Window Less Pass-by Trips' 1 -710 1 -40 -40 -80 -15 -15 -30 1 -45 -45 -90 I�mmilmmluu�m�ii�llll uuuuutuilluiuiluiu�i��° ��I�� I�� I��II�� IClllll�lilu�� IClllll�lilu�� III�� w��1�� w��1�� wl��ll�� w � �� IIIII�I�� Pass-by trips were estimated based on data in the IITE IITE data is not provided for Coffee/Donut Shop without Drive-Through Window(LUC 936)or Coffee/Donut Shop with Drive-Through Window(LUC 937);therefore,data for Fast-Food Restaurant with Drive-Through Window(LUC 934)was assumed for each peak hour. Based on IITE data,approximately 49 percent of trips are pass-by during the morning peak hour,and 50 percent of trips are pass-by in the evening peak hour.IITE data is not provided for Daily trips and Saturday peak hour trips-,therefore,an average of the morning and evening peak hour data(50 percent)was used to estimate pass-by trips during these periods. Site-generated -traffic is expected to -travel to and from the site in a manner that is proportional to existing -travel patterns. Therefore, the existing -traffic volumes presented in Exhibit 2 were used to estimate the -trip distribution patterns for both the existing coffee shop and the proposed outlot development. Pass-by -trip distribution estimates account for the expectation that site -trips are likely to -travel along McHenry Road. Total site -trip assignment for the existing coffee shop -tenant are depicted in Exhibit 3. For the proposed outlot development, site -trip assignments for primary -trips and pass-by -trips are illustrated on Exhibit 4 and Exhibit 5, respectively. Total site -trip assignment for the proposed outlot development is depicted in Exhibit 6. 1'oposc;d (A,Aod 6 J(ilY 90,90 tN NOT TOSCALE NOTE: Negative numbers represent existing site- generated traffic to be removed with the proposed outllot development. Positive numbers are pass-by trips which are to rernahn with the proposed outllot development. pill 0 SITE <-- -15(-5)[-10] 2 ............................................... ....................... ............................... [-51 -10 . ................... ............ -,0 10 ftob NO 30 lieu uum LE li XX Weekday AM Peak (7:30 8:30ann) (xx) Weekday PM Peak (4:45 5:45prn) [XX] Saturday Peak (1 1:00ann 12:00prn) Existing Signalized ,1110 �Intersection Existing Stop Sign Proposed Stop Sign Less than Five Vehicles EXHIBIT 3 Kirri I ey))) o Rio EXISTING CGI__1__EE &FIGI-) T-IRli-) ASSIG III' IWE III' 'T' - TO"T'Ai., tN NOT TO SCALE luuml�Iui mIIVm u� � IIIIV IIII kRR uuumNi�Vum a uuu uum u�Im a�Vu uuuuu 0 � III�hIIIII �P"� SITE C� 20(10)[201 10(5)[101 E�,ZE „ �,..w....................................... [101(5)10 „ �s��)120IFT lrp�(� h ILLINQIS 83 li XX Weekday AM Peak (1:30 8:30ann) l ( ) Weekday PM Peak(4:45 5:45pnn) Saturday Peak (11:00ann 12:00pnn) uul Existing Signalized ntersection Existing Stop Sign Proposed Stop Sign Less than Five Vehicles BIT A Rio tN NOT TOSCALE IW iiu�illillillillillillilliililllllllllllllllllllIIIIIIHIIulljlllollllll0000lllI SITE ............................................... � III ........................................................................ iiii il mi I................ ILUNais 83 LEGEND XX Weekday AM Peak Nil (7:30 8:30ann) (xx) Weekday PM Peak (4:45 5:45pnn) [XX] Saturday Peak (1 1:00ann 12:00pnn) Existing Signalized ,1110 ritersection Existing Stop Sign Proposed Stop Sign Less than Five Vehicles EXHIBIT 5 Kirri I ey))) o Rio I-)IRUPOSED OUT-i-01- T-IZII-) ASSKIMI%E�wT PASS-]BY tN NOT TO SCALE luuml�Iui mIIVm u� � IIIIV IIII kRR uuumNi�Vum a uuu uum u�lm a�Vu uuuuu u�uuuuuuuuuuum�i�m�m� 0 SITE 20(10)[201 10(5)[101 / ............................................. � [10](5)10 ' 37 45 ILLINQIS 83 XX Weekday AM Peak (1:30 8:30ann) l ( ) Weekday PM Peak(4:45 5:45pnn) Saturday Peak (11:00ann 12:00pnn) uul Existing Signalized ntersection Existing Stop Sign Proposed Stop Sign Less than Five Vehicles EXHIBIT A Rio Kirnley* 1- Iorn In order to project build traffic volumes with development of the outlot, the trips attributable to the existing coffee shop (Exhibit 3) were removed existing traffic volumes (Exhibit 2), and the total site trip assignment (Exhibit 6) was added. The estimated build traffic volumes are presented in Exhibit 7. Capacity Airiialysis ynchro capacity software was used to evaluate existing and build operational conditions at the site access driveways and nearby intersection of McHenry Road/Arlington Heights Road. The analysis was completed for the weekday and Saturday peak hours. The capacity of an intersection quantifies its ability to accommodate traffic volumes and is expressed in terms of level of service (LO a), measured in average delay per vehicle. LOS grades range from A to F, with LOS A as the highest (best traffic flow and least delay), LOS E as saturated or at-capacity conditions, and LO F as the lowest (oversaturated conditions). The lowest LOS grade typically accepted by jurisdictional transportation agencies in Northeastern Illinois is LO a D. The LOS grades shown below, which are provided in the Transportation Research Board's Hi�h�nsay�� acity Manual (HCM), quantify and categorize the driver's discomfort, frustration, fuel consumption, and travel times experienced as a result of intersection control and the resulting traffic queuing. A detailed description of each LOS rating can be found in Table 3. Tabus 3. Lev0 of Service Grading Descriptions' A Minimal control delay;traffic operates at primarily free-flow conditions;unimpeded movement within traffic stream. E Minor control delay at signalized intersections;traffic operates at a fairly unimpeded level with slightly restricted movement within traffic stream. C Moderate control delay; movement within traffic stream more restricted than at LOS 3;formation of queues contributes to lower average travel speeds. D Considerable control delay that may be substantially increased by small increases in flow;average travel speeds continue to decrease. E High control delay;average travel speed no more than 33 percent of free flow speed. F Extremely high control delay;extensive queuing and high volumes create exceedingly restricted traffic flow. Highway Capacity Manual 2010 The range of control delay for each rating (as detailed in the HCM) is shown in Table 4. Because signalized intersections are expected to carry a higher volume of vehicles and stopping is required during red time, note that higher delays are tolerated for the corresponding LOS ratings. 1'o Wi,c,d (A, od J(ily;?0,90 tN NOT TO SCALE �'r�` �uumllm uuu mIIVm uiM IIIIV IIIIV uuumou�uum a uuu uum 111110 u�uuuuuuuuuuumim�mll�p IIIIIIISITE cD 15(25)[20] 420(1210)[520] °V 175(370)[180] � IR / f [601(55)$5 u cD cD [6151(760)830 --� - - CT7� C36j�0)3 (5�� SJ 0 oo jqo > E lii i uum �� `•�. i li XX Weekday AM Peak (1:30 8:30ann) l ( ) Weekday PM Peak(4:45 5:45prrn) Saturday Peak (11:00ann 12:00pnn) uul Existing Signalized ntersection Existing Stop Sign Proposed Stop Sign Less than Five Vehicles „� BIT 7 A,, r o IIB Ilu i-III Tllu llu"w Ilu"w Ilu [. Ilu IIE Kirnley* 1- Iorn Tabus 4. Lev0 of Service Grading Criiterii ' iYI�u a um i Ilmm�lr a Vuum uuu u�i i�ii uuuu Vum a Ilmm o um m um i�i uumi mu IIIIIII�I � IIIIII IIII I u i I� III I IIIIIIIIII IIII IIIIII IIIIII uuuu�l�l IuuG ICI Ilm Iluuul uu Iluol a u�l a uu u�llul Ilm Im mulluul�iu IIuYlil'Y I uml V uuuuullm Ilulu I I�Im Im I luul�lluul Iluu lu I m�u� 0-10 0-10 E3 > 10-15 > 10-20 C > 15 —25 >20 —35 >25-35 >35-55 E I >35 —50 >55 —80 F2 >50 >80 Highway Capacity Manual 2010 2AII movements with a Volume to Capacity(v(C)ratio greater than 1 receive a rating of LOS F. Based on these standards, capacity results were identified for the study intersections under existing conditions. In order to evaluate existing traffic operation, signal timings for the McHenry Road/Arlington Heights Road intersection were obtained from the Illinois Department of Transportation (IDOT). For purposes of a conservative analysis, right-turn-on-red (RTOR) movements were not included in the analysis of the signalized intersection. Miner-leg stop control was assumed for the analysis of access B and access C (existing stop sign posted at access A). It should be noted that this study does not consider the effects of platooned vehicle progression along McHenry Road for the analysis of access B. Vehicle platooning often increases the number of gaps available to minor-street vehicles, thereby reducing actual vehicle delay relative to the results projected by the model; as such, the results contained within this study can be considered conservative. The results of capacity analysis for existing conditions are summarized in Table 5. In this table, operation on each approach is quantified according to the average delay per vehicle and the corresponding level of service. Overall intersection operations are reported for the signalized intersection. Overall intersection level of service is not reported for minor-leg stop-controlled intersections, since the majority of vehicles are able to move through the intersection with little to no delay. The results presented in Table 5 are based on ynchro's HCM 2010 reports. A copy of the capacity analysis reports is provided as Attachment . 1'o Wi,c,d (A' od I",( l"I'll I'l[oI"I`, ww� �I�IIIIIIIII IIIIIIIIIIIIIIII� Nt N cxi c 5 fh- 01) 01) C7 Y`— m C79C14 uu a ��a dlll <--- C`J m n �n rr�0000ium � .� olmoou CD C� (D Lr) r-- Ct:i �"- LC7 C'`J CV C.C7 CC7 fh- C77 f fh- C57 C3'9 Y`— ��' I�II�II�II I�Il�ii�li Iliili�l "` a)cn a IBM I= w � a) III CL ems- r. cii cii ? � a) r� IIII II I�Il�ll�li �I�� ai ai ai wu N <-- fh- m C77 CC114 '' � I�li�ll�il I�II�II�II Illlli�ii��ll ai ai E COL II Il�ll�ll�lli a) 1110101 CDC (D u") r-- C-0 17, 6 cv CU c h- C'S7 a) � Y`— "mI C9 CS? h- C'S7 h. •r— "�-- . A A _. �� II�II�II�II m L Lu u_ III 't /�. f-- m M LO Yti 'd' C37 0 > CP?CP? o x00 eo eo ai c ai d7 cs ai ai `o v° n, vi a a 0 c0) co c c cs a c -j a, aE �oa, v (7 v o c ry ..... O 0 raa 0 C7 0 0 c c v vi c v o Lei �' c vi v ai v C vi v C v vi ro (�; d IIIII � 71 Cn � u`oj > C� ui � � `,! Kirnley* 1- Iorn With the addition of site-generated traffic, the signalized intersection of McHenry Road/Arlington Heights Road is expected to operate similar to existing conditions. The proposed outlot is not expected to materially impact delay or queue conditions at the signalized intersection. The site access driveways are also expected to operate similar to existing conditions. At access A (Courtland Drive) and access C (Ranchview Court), limited delay is projected. The 951" percentile queues for outbound traffic are estimated to be approximately one vehicle or less during each peak hour, consistent with existing conditions. At the intersection of access B/McHenry Road, the eastbound and westbound left-turn movements are projected to continue to operate at LOS C or better during each peak hour. The 951" percentile queue projected for each turn lane is approximately one vehicle or less during the peak hours. The northbound and southbound approaches are expected to operate at LOS F during the weekday peak hours. During the Saturday midday peak hour, the northbound and southbound approaches are projected to operate at LOS D. The high average delay estimated for the northbound and southbound approaches is not unusual for a minor-street stop-controlled intersection with a heavily traveled arterial such as McHenry Road. These results are based on a conservative analysis that does not consider the effects of platooned vehicle progression from the signalized intersections Tong McHenry Road. Dared on the capacity analysis, the projected 951" percentile queue for outbound traffic at access B is two vehicles during the weekday morning and Saturday midday peak hours. During the evening peak hour, 951" percentile queues are not reported for access B under the existing and build conditions due to the volume of traffic Tong McHenry Road. During each peak hour, the 951" percentile queues projected for access B would be internal to the site and are not expected to impact operations Tong McHenry Road. The current site access and onsite circulation configuration provide flexibility for motorists to select an alternate outbound access driveway (i.e., access A or access C) if long delays or queues are observed at access D. Furthermore, the proposed outlot development is considered a discretionary use; and therefore, if motorists experience significant delays or queues, alternate coffee shop locations may be selected. In order to enhance access to the proposed drive-through window and facilitate circulation through the parking lot, onsite wayfinding is recommended. Installation of minor-leg stop control is recommended for access B and access C (existing stop sign posted at access A). ouric c III ul.A lii ouriu Dared on an evaluation of existing and build traffic conditions, the following recommendations have been identified for Spoerlein Commons as part of development of the proposed outlot: • Minor-leg stop control should be posted for outbound traffic at access B and access C. • Onsite wayfinding should be installed to facilitate inbound and outbound access for the proposed drive-through window. 1'o Wi,c,d 01, od 1C,iC,3op1- C;111,.l 1,()r1"ilfi1.ili`, , dy 90,90 Kirnley* 1- Iorn Regardless of the final configuration of the intersection geometrics, several additional items should be taken into consideration when preparing the site plan for the subject development. As the site design progresses, care should be taken with landscaping, signage, and monumentation at the site access locations to ensure that adequate horizontal sight distance is provided. If alterations to the site plan or land use should occur, changes to the analysis provided within this traffic impact study may be needed. 1'o Wi,c,d ('A' od G'o iC, io PC!ni I ey a ir n ATTACI-11VIENTS 1. Conceptual Site flan 2. Traffic Count Data 3. Synchro Capacity Reports • Existing Conditions • Build Conditions I'o Wi,c,d (A. god c.,ic.dnr,l"fienl,.l `,r,aWn Aml"fmns I'OI D Som 3 rim Pap 17 My 2020 Kirnley* 1-��Ionl CONCEPTUAL SITEPLAN I'o Wi c;d (A, od , dy 90,90 NV-ld DNIAVd CNVDIaJI-DWODD DIIS),2JVNIWFID Jd 377 'Bu/-]@@U/Bug SIONI-71'DAO JD aivi.ins av L U 8 uj 2 LL > F] Fl E n ui t1v .......... /tlklt "A CIO T + T Es COUNTKirnley* 1-��lonl DATA 1,o Wi c;d (A, od , dy 90,90 qM (t 0 .;� C3M M C3 C3 C3 CJ W W Q CY Q 4� ' Q Q S1 C3 0 0 0 0 0 0 0 0 0 0 m .... m 0 ...M .... 0 '.... C31IppI �� W 0 C3 C W, 0 0 0 0 0 0 0 0 0 0 0 4p W, 0 W w Vt '; t,p CJ IIIIIIII M W W .. 0 r CNJ tO � CJ � N 0 � w9 C3 10 10 C3 m C3 4uuu� rc[ 0 , 0 Q � Q � Q � 0 Q � WOIN n oNr, a � a VIlIlIQ�@ll g a m cz m g a w cz n a a ' I" IIIIppIIIIII IIIIII N N � � C� N N C O Q 0 0 0 0 0 C3 Q � H Cj � W oM C)'r Q lO C 4O ... lot 0 IN N Q Q W 0 N luuw� M CJ CJ M 0 � C� E _ IVIII�� a c7 ro �m kr vl lu. III p � a c7 p Ol M 0 , cal" Cn nov M 0 , 0 M , N 0 , 0 N , N M , 0 , 0 , � , � o , o C C N 00 CJ C5 CJ .-1 , 0 0 1N I� Q M N W ? 0 0 W M N .! 0 0 N N 0 0 0 0 0 0 0 0 0 0 Q i N r 0 Q , Q W W o o 10 �� C , M , , M CJ , N 0 � 0 0 0 � 0 0 0 0 Cj h. IN Q CJr M N O M tO o , w 0 , CJ 0C3 o , o luu 0 � 0 �' w9 N .-1 ::� 0 � 0 Ip C , r-1 , , H 0 6 h. :.; h. 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M irr i Lf) �'i C Ln oq C7 ii LIl C) (`' C) (�' C) (�' 0 C) (�' m CCU (�' C) C (YJ i�' C C 4,' l�i C C i LI'S i e l r�'i r�'i Cg r�'i r-i r a r�'i r�'i r-9 r�'i C C C4 rq ci C C C) r i c-i r a r'i r i rl ,C) r i ! �r r l r 6i r�V CC) r:i r:i r-9 C:1 Lf) C) i:1 LL ILL- WON HHHHH NNNNI '.. woo NNI010 '' cu c(1) a c( t) Illll h, c Ln Ln � ...,. CL w— :.> w� i L c L Ln Ln IVIVIVIVIV� Ln YJ mlllll Ply i C 0 i:',i C4 00 C:1 i ri r-9 i ri 00 0 ir, 0 i rl 0 i rl 0 0 i rl , mlllll i i:',i 0 i, i ri T'�9 i ri 0 00 i ri i ri iS Lf7 C ,11, 00 C C CO Lq Cq r--9 i.�]i i ri i ri r-9 i ri ..................................................................................................... ........................... �� r. ....� LIl mo C C C 0 C n E m La_ S1 CUJ 'TS' IF ;;i a CL m� i,mmumu � u pI� CL .p 4 aCiiry IUuop 0 _`.. 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IUuull � q� cU U 2CL Ill�amui� ca (LI 1-4 '-4 EXISTING: ACCESS DRIVEWAYS ALIGNED ON OPPOSITE SIDES OF McHENRY ROAD tN NOT'f0 SCALE Ilrtibouartid r I ��l I II IJllll 11(I 111'�//�✓r///%%//%i%��r%a uui,»r»»>.»Diu»aunrrrri»rrtrtirrvrt»rrutrtrvvrrrrrirrmturrirtmurivrrnvi amviimrrrrriaiirraarmaemrraxrrrrcmrrratviiaimatriauirarrrtriaairiaairarriiirmtaiirrrrrrririoiollllllGJlllhillhilll��l��ll��lllllll�lll��l�l��lllll�� r Outbound nd 11�llll�llfll II UIrUlN1111U1U111/l/lrIINNIrIIIN/Jrlllrrlll/„uVIIIIIIlU1LU lNNIININr,///I//////ltl/r!/rG/d//////ll//,ll/n/r/rrfrlr/lal///lU/ll//0///d////rltll/////%irr/r/V/rr/////Ir//%7rr///r///Ir/%/////ll/r�lG/n//G!ntlttll(rG///l///%%l%/IIIIIIIIIIII��II��III��I��i�� SUGGESTED MODIFICATION: RELOCATE SPOERLEIN COMMONS ACCESS DRIVEV\/AYWEST Ilrtibouartid Outbound uui»>r»»»iu»>�irrrrtrHrrdu�rnvmrn�ervirir�uulrrm�rrrrdron inraimrrroiiaaiarinvmmmrrfrrrmariaiiuimiv riairrnrrviaamiiviaiuriurirrrrmriieoirlrrarroonriiimrcroiriii��//I///%/111lllllll/////11�/�/�J��..,. ��//////��r�� Potential vehicle conflict KIII n ley))) Hairri M F IIEII' IIIRY ROND I DRIVEWAY III III III III' IIEX III- III IIBIII"T 975 E. 22nd Street, Suite 400, Wheaton 11 601.89 Engineering, LLC 630.480.7889 Cavil Engineering Real Estate ConsultIng- Project Managerrent www.rwg-engineering.com March 26, 2020 Update: June 19, 2020 File: 271-121-16 Preliminary Storm Water Management Report For Proposed Dunkin Drive-Thru Spoerlein Commons 1151 McHenry Road Buffalo Grove (Lake County), 11 escrition of Proposed fSevelorrment (Refer also to the Preliminary Engineering Plans and Drainage Exhibit): Spoerlein Commons is an existing office and retail development located to the north of McHenry Road (lilinois State Route 83) and easterly of Arlington Heights Road. An existing Bucky's Express Convenience Store and Fuel Sales Center is located immediately to the west of Spoerlein Commons, between the Spoerlein Commons parcel and Arlington Heights Rd. The proposed new drive-thru facility is a stand-alone/outbuilding located at the southwest portion of the existing Spoerlein Commons. The previously approved plan for Spoerlein Commons included additional out buildings, in the general vicinity of the currently proposed drive-thru, which to date have not been built. An existing stormwater detention system is located at the southwest corner of the subject parcel, adjacent to the Bucky's Express. This existing detention basin is part of an overall stormwater management system for both the Spoerlein Commons and Bucky's Express parcels. The proposed Spoerlein Commons development includes two drainage areas. The southern area drains to the existing detention basin at the southwest corner of the Spoerlein Commons parcel. The north portion of the proposed development area drains to a separate existing detention basin/stormwater management system located at the southeast corner of the overall Spoerlein Commons parcel. Per a Bucky's Express Storm Water Memorandum, with a latest date of October 25, 2012, with the combined surface and underground storage provided by the Bucky's Express site and the existing Spoerlein Commons basin, 0.545 acre-feet of storage is provided. This includes 0.182 acre-feet of detention storage volume provided within the existing basin located primarily on the Spoerlein Commons parcel. For the design of this overall stormwater management system, a tributary area of 0.69 acres with a composite runoff coefficient ("C") of 0.90 (approximately 90% impervious), and an allocated release rate of 0.311 cfs, the associated detention volume requirement used for the tributary portion of Spoerlein Commons was 0.188 acre-feet. The design for this overall stormwater management system used a 713.90 high water elevation controlled by a stand pipe within the Bucky'sExpress site. As shown on the attached Drainage Exhibit, as well as the Detention Calculations and "Fable A -summary of storage provided in the existing basin at the southwest corner of the site, 0.81 acres, with a composite "C" value of 0.77, is tributary to the Spoerlein Commons basin, which results is a detention storage volume requirement of 0.187 acre-feet, or slightly less than the 0.188 acre feet required for the Spoerlein Commons parcel as indicated in the above referenced Bucky's Express Storm Water Memorandum. In regards to storage provided, based on a recent topographic survey of the Spoerlein Commons parcel, including the existing Spoerlein Commons detention basin, the existing storage with the basin at the 713.9 high water elevation is approximately 0.208 acre-feet (which is greater than the 0.182 acre-feet of storage allocated to the basin per the Bucky's Express Memorandum). It is noted, the topographic survey reflected a stormwater overflow from the Spoerlein Commons basin at an elevation of 714.66+/-. Therefore, an existing basin high water level (HWQ of 714.7 was also reviewed, which provides 0.280 acre-feet of storage. With the proposed Dunkin Drive-Thru, the area tributary to the existing Spoerlein Commons basin is approximately 0.78 acres, with a composite "C" of 0.83, which results in a required storage volume of 0.198 acre-feet. Proposed site modifications slightly increase the storage provided within the Spoerlein Commons basin to approximately 0.214 acre-feet at the 713.9 elevation, and 0.291 acre-feet at the 714.7 elevation. For reference, a "Fable B is attached which provides a summary of the various conditions associated with the existing basin at the southwest corner of Spoerlein Commons. The north drainage area, which drains to an existing basin at the southeast corner of the overall Spoerlein Commons parcel, has an existing drainage area of approximately 0.50 acres, with a composite "C" value of 0.87 (see attached Calculation of Composite Run-Off Coefficients). The previously approved plan for Spoerlein Commons included a future building within this north drainage area which would increase the impervious area by approximately 1750 sq ft, resulting in an increased composite "C" of 0.90. The proposed condition for the north drainage area reflects a tributary area of approximately 0.52 acres, with a "C" value of 0.88. Comparing the CxA value for the north drainage area existing condition (with the future building included) to the proposed condition indicates the following: ® Existing condition with future building—0.50 x .90 = 0.450 ® Proposed condition -------------------------0.52 x .88 = 0.458 Therefore, storm water runoff from the north drainage area in the proposed condition would be very comparable to the existing condition with the additional buildings included with the previously approved Spoerlein Commons plan. Review of Stormwater Ordinance: Per the Village of Buffalo Grove Municipal Code, detention and stormwater management are to be in accordance with the Lake County Watershed Development Ordinance (WDO) for parcels in Lake County. Per the Site Data "Fable with the Site Geometric and Paving Plan, the project site area as outlined is approximately 1.19 ac and the increase in impervious area with the proposed conditions is 5,042 sq ft (0.12 Ac+/-), which does not reflect the 4,481 sq ft of future building area included in the previously approved plan for Spoerlein Commons. (If the 4,481 sq ft of future building area is reflected in the impervious area comparison, the increase in impervious area would be reduced to approximately 561 sq ft.) It is noted the existing Spoerlein Commons area was constructed in the mid to late 19808s— prior to the 10/18/92 effective date of the WDO. Therefeore, the "new impervious" area per the WDO would be the above referenced 5,042 sq ft. The .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. 975 E. 22nd Street, Suite 400, Wheaton 11 601.89 (630)480.7889 www.,o,-wg-eoigioieeo,-ioig.,co�'n proposed "development area" (and "hydrologically disturbed" area) is reflected on the attached Drainage Exhibit and includes approximately 0.96 acres. With a hydrologically disturbed area of 0.96 +/- acres (less than 3 acres) and new impervious surface of 0.12 acres+/- (less than 0.5 acres), a Watershed Development Permit as outlined in the WDO is not required. Also, with a hydrologically disturbed area less than one (1) acre and the proposed new impervious surface less than one-half(0.5) acre, the Runoff Volume Reduction (RVR) Quantitative Standard of the WDO is not applicable. With the 5,042 sq ft of new impervious area and a hydrologically disturbed area greater than 5,000 sq feet, a soils erosion and sediment control plan in accordance with the WDO will be provided in conjunction with the Final Engineering Plans and associated approvals. The WDO also indicates "redevelopment of previously developed sites shall maintain existing storage volume and shall not increase the rate of runoff from the site". With the proposed Dunkin Drive-Thru, there is no change to the release rate and associated control system for the existing stormwater basins and the existing storage volumes are maintained. For the existing basin at the southwest corner of Spoerlein Commons the storage volume is actually increased as discussed above. .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. 975 E. 22nd Street, Suite 400, Wheaton 11 601.89 (630)480.7889 www.,o,-wg-eoigioieeo,-ioig.,co�'n CALCULATION OF COMPOSITE RUIN-01FIF COEFFICIENTS designer: PDL Description: PO E RLEIN COMMONS - DU NKIN TOTAL PROJECT AREA(IFIROM SITIE DATA SUMMARY) 1.19 Arc. DIEVIBLOPIED IRVJNOIFIF COEFFICIENTS AREA jN2:1�II�C)IPl' EXISTING A[tqjA.c % "cl, Avg. Impervious Area 17,602 S.F. 0.404 81.0 0.95 0.770 Pervious Area 4,126 S.F. 0.095 19.0 0.50 0.095 Total 0.499 100.00 0.865 COMPOSITE "C" (USE) := 0.87 A[tqjA.c % "cl, Avg. Impervious Area 19,352 S.F. 0.444 89.1 0.95 0.846 Pervious Area 2,376 S.F. 0.055 10.9 0.50 0.055 Total 0.499 100.00 0.901 COMPOSITE "C" (USE) := 0.90 PROPOSED ,L�Ac % "cl, WL Av Impervious Area 19,187 S.F. 0.440 84.2 0.95 0.800 Pervious Area 3,604 S.F. 0.083 15.8 0.50 0.079 Total 0.523 100.00 0.879 COMPOSITE "C" (USE) := 0.88 EXISTING ,L�Ac % "cl, WL Av Impervious Area 21,435 S.F. 0.492 60.9 0.95 0.579 Pervious Area 13,753 S.F. 0.316 39.1 0.50 0.195 Total 0.808 100.00 0.774 COMPOSITE "C" (USE) := 0.77 PROPOSED ,L�Ac % "cl, WL Av Impervious Area 25,183 S.F. 0.578 73.8 0.95 0.701 Pervious Area 8,943 S.F. 0.205 26.2 0.50 0.131 Total 0.783 100.00 0.832 COMPOSITE "C" (USE) := 0.83 NOTE: THE AREA 2 IMPERVIOUS AREA INCLUDES 5,079 S.F. OF EXISTING BUILDING AREA FOR BOTH THE EXISTING AND PROPOSED CONDITION RWG ENGINEERING, LIX. 975 E. 22nd Street Wheaton, IL 60189 (630) 774-9501 Detention Calculator Modified Rational Method FELEPHOINE(630)774-9501 DESCRIF:1710N Spoerlein Commons-Update to Bucky's Aug 2012 Basin Calculation- Technical Bulletin 70(7.58 in.-100 Year Rainfall) STORAGE VOLUME WITH EXISTING SITE TRIBUTARY AREA --------------------------------------------A--r--e--a--o--f--s--i-t-e--i--n--a---cre`s_:-------018-1 (HC7lJRS) (MIN)---(IN/HR)----------(CFS)-------------(CFS)--------(ACRE-FT-)-----------------------------Trapped water area in acres: .0-.00- 0.50 30 5.60 3.49 3.18 0.13 Net area for release computation in acres: 0.00 -------------0_._6_7-------40--------------4.92--------------------3.07---------------------2.16-------------0.15------------------------------Design release rate in CFS: 0.31 0.83 50 4.24 2.64 2.33 0.16 Unrestricted release rate in CFS: 0.6-6- --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 1.20-------60--------------3-.-56-- 2.22 -------------------1,91-------------0.16----------------------------- Bypass release-ra-te-in-C-FS:-------0-.00- 1 50 90 2 90 TFsi1 1 50 0 19 - Total design release in CFS: 0.31 -------------2.20_120-------------2,2_4--------------------1-A-0---------------------1-.-0-9-------------0.18---------------------------- Developed runoff coefficient: ___0_.77_ 3.00 180 1.62 1.01 0.70 0.18 -------------4.20_240-------------1.40--------------------0.87---------------------0.-5-6-------------0.19-------------------------------------------------------------------------------------- 5.00 300 1.17 0.73 0.42 0.18 MakimurrIvollumelin Acre-Ft= OA87 -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -------------6.20_360-------------0_._9_5__ 0.59 -------------------0,2_8-------------0.14--------------------------------------------------------------------------------------- 7.00 420 0.88 0_,55 0.24 0.14 -------------8.20_480-------------0.-8-2--------------------0.-5-1---------------------020-------------0.13--------------------------------------------------------------------------------------- 9.00 540 0.75 0.47 0.16 0.12 -----------10.O0_600-------------0.68--------------------0.43---------------------0.12 0.10 ------------- -------------------------------------------------------------------------------------- 11.00 660 0.62 0.38 0.07 0.07 -----------1_2_._0_0_____720-------------0_._5_5__ 0.34 -------------------0._0_3-------------0.03-------------------------------------------------------------------------------------- - 13.00 780 0.52 0-33 0.02 0.02 -----------11.O0_840--------------0.-5-0--------------------0.21---------------------0.20-------------0.00--------------------------------------------------------------------------------------- 15.00 900 0.47 0.29 -0.02 -0.02 -----------16.00_960--------------0.44--------------------0.28---------------------0._0_3-------------0.04--------------------------------------------------------------------------------------- 17.00 1020 0.42 0.26 -0.05 -0.07 ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -----------18.-0-0-1080--------------0.39 0.24 -------------------0._0_7-------------0.10--------------------------------------------------------------------------------------- -----------19.201140-------------038--------------------624 -0.07-------------0.12--------------------------------------------------------------------------------------- 20.00 1200 0.37 0.23 -0.08 -0.14 ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ -----------21.201260-------------0.36--------------------0.22---------------------0-.-0-9-------------0.16-------------------------------------------------------------------------------------- - -----------22.0--0 1320 0.34 0.21 -01 -0.18 - -------------- -------------------- -------------------- ,0------------ -------------------------------------------------------------------------------------- 23.00 1380 0.33 0.21 -0.10 -0.20 ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -----------24.001440-------------032--------------------0.20---------------------0.11-------------0.22--------------------------------------------------------------------------------------- ---------------------------------------------------------------------------------------------------------- 0%of site "C"Factor Composite"C' Open Water Area 0.00------ 1'_60_ 0.06----------- -Impervious Area 60.90 0.95 0.58 Pervious-Area. 39.10 0.50 0.20 6/24/2020 12:07 PM File:2020-03-25-Det Storage Review-Exist-271 Sheet:Fixed Known Release Rate Page 1 of 1 RWG ENGINEERING, LIX. 975 E. 22nd Street Wheaton, IL 60189 (630) 774-9501 Detention Calculator Modified Rational Method FELEPHOINE(630)774-9501 DESCRIF:1710N Spoerlein Commons-Update to Bucky's Aug 2012 Basin Calculation- Technical Bulletin 70(7.58 in.-100 Year Rainfall) STORAGE VOLUME WITH PROPOSED SITE TRIBUTARY AREA ------ ------------------------------------A--r--e--a--o--f--s--i-t-e--i--n--a---cre`s_:-------0178- ---(HC7lJRS) (MIN) (IN/HR)----------(CFS)-------------(CFS)--------(ACRE-FT-)-----------------------------Trapped water area in acres: .0-.00- 0.50 30 5.60 3.63 3.32 0.14 Net area for release computation in acres: 0.00 -------------0_._6_7-------40--------------4.92--------------------3.19---------------------2.-8-8-------------0.16------------------------------Design release rate in CFS: 0.31 0.83 50 4.24 2.74 2.43 0.17 Unrestricted release rate in CFS: 0.6-6- --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- 1.20-------60--------------3-.-56-- 2.30 -------------------1,99-------------0.17-------- Bypass release rate in CFS: 0.00 --- --------- 1.50 90 2.90 -----------------1-A68 1.57 0.20 Total design release I n_CFS:-------0-31 -------------2.20_120-------------2,2_4--------------------1.15----------------------------------------1.14-------------0.19---------------------------- Developed runoff coefficient: -----3.00 180 1.62 1.05 0.74 0.18 1 -------------400_24 0-------------120--------------------090---------------------0_5_9------------020.<:=-:=-=----------------------------------------------------------------------------- 5.00 300 1.17 0.76 0.45 0.19 MakimurrIvollumelin Acre-Ft= OA98 -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -------------6.20_360-------------0_._9_5__ 0.62 -------------------0.21-------------0.15--------------------------------------------------------------------------------------- 7.00 420 0.88 0_,57 0.26 0.15 -------------8.20_480-------------0.-8-2--------------------0.-5-3---------------------0,22-------------0.15--------------------------------------------------------------------------------------- 9.00 540 0.75 0.49 0.18 0.13 -----------10.O0_600-------------0.68--------------------0.44---------------------0.13 0.11 ------------- -------------------------------------------------------------------------------------- - 11.00 660 0.62 0.40 0.09 0.08 -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -----------1_2_._0_0_____720-------------0_._5_5__ 0.36 -------------------0._0_5-------------0.05--------------------------------------------------------------------------------------- 13.00 780 0.52 ------------------0-34 0.03 0.03 -----------11.O0_840--------------0.-5-0--------------------032---------------------0,00-------------0.01---------------------------------------------------------------------------------------- 15.00 900 0.47 0.30 -0.01 -0.01 -----------16.00_960--------------0.44--------------------0.29---------------------0._0_2-------------0.03--------------------------------------------------------------------------------------- 17.00 1020 0.42 0.27 -0.04 -0.06 ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -----------18.-0-0-1080--------------0.39 0.25 -------------------0.26-------------0.09--------------------------------------------------------------------------------------- -----------19.201140-------------038--------------------624--------------------0._0_7-------------0.10--------------------------------------------------------------------------------------- 20.00 1200 0.37 0.24 -0.07 -0.12 ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ -----------21.201260-------------0.36--------------------0.23---------------------0-.-0-8-------------0.14-------------------------------------------------------------------------------------- - -----------22.0--0 1320 0.34 0.22 -0 - -------------- -------------------- -------------------- ,0 -0.16 _9------------ -------------------------------------------------------------------------------------- 23.00 1380 0.33 0.21 -0.10 -0.18 ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- -----------24.001440-------------032--------------------0-.2-1---------------------0-A-0-------------0.21---------------------------------------------------------------------------------------- ---------------------------------------------------------------------------------------------------------- 0%of site "C"Factor Composite"C' Open Water Area 0.00------ 1'_60_ 0.06----------- -Impervious Area 73.80 0.95 0.70 Pervious-Area. 26.20 ----------------6,K---------------------6.13-------------------------------------------------------------------------------------------------------- 6/24/2020 12:08 PM File:2020-03-25-Det Storage Review-Proposed-271 Sheet:Fixed Known Release Rate Page 1 of 1 Date: 03-24-2020 Project No. 271-121-16 esir�erm �L �escrip�tion: Dunkin® p�oerleir� Commons, Buffalo Grove, IL 'TABLE A STORAGE IIN EXISTING BASIN AT SOUTHWEST CORNER F SITE EXISTING COINDII"TII IN IINCREIWT TOTAL CONTOUR AREA AVERAGE INCREMENT VOLUME VOLUME '709.1 0 S.F. 606.5 S.F. 0.9 FT. 546 C.F. 546 C.F. '710.0 1,213 S.F. 1,487.5 S.F. 1.0 FT. 1,488 C.F. 2,033 C.F. '711.0 1,762 S.F 1,967.0 S.F. 1.0 FT. 1,967 C.F. 4,000 C.F. '712.0 2,172 S.F. 2,401.0 S.F. 1.0 FT. 2,401 C.F. 6,401 C.F. '713.0 2,630 S.F. 2,973.5 S.F. 0.9 FT. 2�U6 C.F. 9,078 C.F. '714.0 3,317 S.F. TOTAL STORAGE @ '713.9 HWIL.-- 9,078 C.F. 0.208 A,c-Ft PROPOSED COINDII"TII IN IINCREIWT TOTAL CONTOUR AREA AVERAGE INCREMENT VOLUME VOLUME '709.1 0 S.F. 606.5 S.F. 0.9 FT. 546 C.F. 546 C.F. '710.0 1,213 S.F. 1,487.5 S.F. 1.0 FT. 1,488 C.F. 2,033 C.F. '711.0 1,762 S.F 1,967.0 S.F. 1.0 FT. 1,967 C.F. 4,000 C.F. '712.0 2,172 S.F. 2,413.0 S.F. 1.0 FT. 2,413 C.F. 6,413 C.F. '713.0 2,654 S.F. 3,211.5 S.F. 0.9 FT. 2�890 C.F. 9,304 C.F. '714.0 3,769 S.F. TOTAL STORAGE @ '713.9 HWIL.-- 9,304 C.F. 0.214 A,c-Ft Date: 03-24-2020 Project No. 271-121-16 Designer: PDL si ripti Descri=ption-: 'IDunkin-Spoerlein Commons, Buffalo Grove, IL TABILIE A STORAGE IIN EXISTING BASUN AT SOUTHWEST CORNER OF SITIE EXISTING CONDITIONS INC REIM"T TOTAIL CONTOUR AREA AVERAGE INCREMENT VOLUME VOLUME 709.1 0 S.F 606.5 S.F 0.9 FT 546 C.F 546 C.F 710.0 1,213 S.F 1,487.5 S.F 1.0 FT 1,488 C.F 2,033 C.F 711.0 1,762 S.F 1,967.0 S.F 1.0 FT 1,967 C.F 4,000 C.F 712.0 2,172 S.F 2,401.0 S.F 1.0 FT 2,401 C.F 6,401 C.F 713.0 2,630 S.F 2,973.5 S.F 1.0 FT 2,974 C.F 9,375 C.F 714.0 3,317 S.F 4,013.5 S.F 0.7 FT 2,809 C.F 12,184 C.F 714.7 4,710 S.F 4,918.5 S.F 0.3 FT 1,47 6 C.F 13,660 C.F 715.0 5,127 S.F TOTAIL STORAGE @ 714.7 FIWIL - 12,184 C.F 0.280 Arc-Ft PROPOSED CONDITIONS INC REIM"T TOTAIL CONTOUR AREA AVERAGE INCREMENT VOLUME VOLUME 709.1 0 S.F 606.5 S.F 0.9 FT 546 C.F 546 C.F 710.0 1,213 S.F 1,487.5 S.F 1.0 FT 1,488 C.F 2,033 C.F 711.0 1,762 S.F 1,967.0 S.F 1.0 FT 1,967 C.F 4,000 C.F 712.0 2,172 S.F 2,413.0 S.F 1.0 FT 2,413 C.F 6,413 C.F 713.0 2,654 S.F 3,211.5 S.F 1.0 FT 3,212 C.F 9,625 C.F 714.0 3,769 S.F 4,336.5 S.F 0.7 FT 3,036 C.F 12,660 C.F 714.7 4,904 S.F 5,025.0 S.F 0.3 FT 1,50 8 C.F 14,168 C.F 715.0 5,146 S.F TOTAIL STORAGE @ 714.7 FIWIL - 12,660 C.F 0.291 Arc-Ft Date: 03-24-2020 Project No. 271-121-16 Update: 06-19-2020 =Designer: PDL s D criptiow -Spoerlein Commons, Buffalo Grove, IL escription: Dunkin 'TABLE B SUMMARY �FOR EXISTING BASIN AT SOUTHWEST CORNER OF SITE Per Bucky's Existing Proposed 22§R6R!i2a Memo ap2eirileiin ap2eirileiin 1 Trlibutary Area to lBaslin 0.69 Ac 0.81 Ac 078 Ac 2 Composlite "C"VMue 0.90 077 0.83 3 Detention Storage ReqUired 0.188 Ac-Ft 0.187 Ac-Ft 0.198 Ac-Ft 4 Detention Storage ProVided @713.9 HWIL 0.182 Ac-Ft 0.208 Ac-Ft 0.214 Ac-Ft 5 Detention Storage ProVided @714.7 HWIL N/A 0.280 Ac-Ft 0.291 Ac-Ft INN TIE S: 1 "Per lBucky's Merno" - refers to &iteda for the Spoedelin Commons stormwater detention basks at the southwest corner of the Spoedelin Comons parcell, as oufllinecl lin the lBucky's Express Storm Water IMernoranciurn, Mth a latest date of October 25 2012 2 "Ekisfing Spoed6in" - refers to the ekisfing Spoedelin Commons slite concllifions, as reflected on the attached EAsfing & Proposed Dralinage ExMblit, CMcUlafion of Composlite Run-Off Coeffi6ients, Detenfion CMcUlafions, and Table A-Storage lin Ekisfing lBaslin 3 "Proposed Spoedelin" - refers to the proposed Spoedelin Commons slite concllifions, as reflected on the attached EAsfing & Proposed Dralinage ExMblit, CMcUlafion of Composlite Run-Off Coeffi6ients, Detenfion CMcUlafions, and Table A-Storage lin Ekisfing lBaslin J-1911,IX:.3:DVNlV'dG G.:3S0dMJd 2 DMISIX:.3 U-3 "UpDauOu SIONI-71'DAOHD my .ins n&u.3IAIWI (ASOdO'dd -SNOWNUD NITId:]OdS 77MLL _7 not A- - ----------------- u L ONE ------------------ 77 F MAR S, m" wow A W EVE DO Q 0701 v LU Go in Ac 4 6 q/V FF uj A "A E PAW,I A 421 1 _2 alk T� 9v A All �Ad/ Q I F T o ------------ ............. ------i ------------- o Q Any PA JA 1'7 o'EEE'F Z A We QW, SE f pf,A L uj Vj A, 7!1 clu) A4" M T M 'Ek vAl--------- ----- Z F6 NO ---------------F" -----------------\1------------- - --------- - ——————------------------- EE`/ uj F c� A El/E/ I V 1� , A " I"A 0 I ha I F F� at 41 '4;o 7lr l6;/ fly M'E 11w/ -h ORDINANCE NO. 83- 8 AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS (Spoerlein Farm) WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution of 1970; and, WHEREAS, the hereinafter legally described real property was annexed to the Village of Buffalo Grove by Ordinance No. 83-7 pursuant to a written Annexation Agreement dated January 24, 1983, and approved by the Village by Ordinance No. 83- 6 ; and, WHEREAS, notices of public hearings for zoning and annexation on said Annexation Agreement have been given and public hearings were held. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS: J SECTION 1. The Comprehensive Zoning Ordinance of the Village of Buffalo i Grove, Cook and Lake Counties, Illinois, as amended is hereby further amended by classifying upon annexation the territory hereinafter legally described into the B-3 Planned Business Center District: LOT 3 AND LOT 4, and THAT PART OF LOT 2 DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT 2: THENCE NORTH ALONG THE WEST LINE OF LOT 2, 39.00 FEET TO A POINT OF CURVATURE: THENCE NORTHEASTERLY ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 190.778 FEET, AN ARC DISTANCE OF 151.502 FEET (THE CHORD THEREOF DEFLECTING RIGHT 67 DEGREES 15 MINUTES FROM THE PROLONGATION OF THE LAST DESCRIBED COURSE, A CHORD DISTANCE OF 147.662 FEET) TO A POINT OF TANGENCY: THENCE ALONG A TANGENT LINE 5.00 FEET TO A POINT: THENCE SOUTHEASTERLY A DISTANCE OF 145.00 FEET MORE OF LESS TO A POINT ON THE SOUTH LINE OF LOT 2, SAID POINT BEING 18.00 FEET WEST OF THE SOUTHEAST CORNER OF SAID LOT 2: THENCE WEST ALONG THE SOUTH LINE OF LOT 2, A DISTANCE OF 248.00 FEET, TO THE POINT OF BEGINNING: and THAT PART OF LOT 5 DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST MOST CORNER OF LOT 5 ON THE NORTH RIGHT OF WAY LINE OF ILLINOIS ROUTE NO. 83: THENCE NORTH ALONG THE WEST LINE OF LOT 5, A DISTANCR OF 155.00 FEET: THENCE EASTERLY ON A LINE 155.00 FEET NORTHERLY OF AND PARALLEL WITH SAID RIGHT OF WAY LINE A DISTANCE OF 107.00 FEET: THENCE ALONG A LINE 30 DEGREES 00 MINUTES LEFT FROM THE PROLONGATION OF THE LAST DESCRIBED LINE, 46.00 FEET: THENCE EASTERLY ON A LINE 178.00 FEET NORTHERLY OF AND PARALLEL WITH SAID RIGHT OF WAY LINE, A DISTANCE OF 367.75 FEET: THENCE SOUTHWESTERLY ON A LINE 124.00 FEET RIGHT FROM THE PROLONGATION OF THE LAST DESCRIBED LINE, A DISTANCE OF 142.33 FEET TO A POINT OF CURVE: THENCE ALONG A TRIGENTIAL CURVE TO THE LEFT HAVING A RADIUS OF 196.251 FEET, AN ARC DISTANCE OF 116.458 FEET TO THE NORTH RIGHT OF WAY LINE OF ILLINOIS ROUTE 83: THENCE NORTH- WESTERLY ALONG THE SAID RIGHT OF WAY LINE 435.00 FEET TO THE POINT OF BEGINNING, ALL IN McHENRY ROAD HOMESITES, BEING A SUBDIVISION OF PART OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 29, TOWNSHIP 43 NORTH RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 24, 1956 AS DOCUMENT NO. 931656 IN BOOK 1501 OF RECORDS, PAGE 154, IN LAKE COUNTY, ILLINOIS. -1- r_s -n- and the territory hereinafter legally described into the R-9 Multiple Family Dwelling District with a special use for a planned development: LOT 1, and LOT 2, EXCEPT THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF LOT 2: THENCE NORTH ALONG THE WEST LINE OF LOT 2, 39.00 FEET TO A POINT OF CURVATURE: THENCE NORTHEASTERLY ALONG A CURVE TO THE LEFT, HAVING A RADIUS OF 190.778 FEET, AN ARC DISTANCE OF 151.502 FEET (THE CHORD THEREOF DEFLECTING RIGHT 67 DEGREES 15 MINUTES FROM THE PROLONGATION OF THE LAST DESCRIBED COURSE, A CHORD DISTANCE OF 147.552 FEET) TO A POINT OF TANGENCY: THENCE ALONG A TANGENT LINE, 5.00 FEET TO A POINT: THENCE SOUTH- EASTERLY A DISTANCE OF 145.00 FEET MORE OR LESS TO A POINT ON THE SOUTH LINE OF LOT 2, SAID POINT BEING 18.00 FEET WEST OF THE SOUTHEAST CORNER OF SAID LOT 2: THENCE WEST ALONG THE SOUTH LINE OF LOT 2, A DISTANCE OF 248.00 FEET, TO THE POINT OF BEGINNING. and LOT 5, EXCEPT THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST MOST CORNER OF LOT 5 ON THE NORTH RIGHT OF WAY LINE OF ILLINOIS ROUTE NO. 83: THENCE NORTH ALONG THE WEST LINE OF LOT 5, A DISTANCE OF 155.00 FEET: THENCE EASTERLY ON A LINE 155.00 FEET NORTHERLY OF AND PARALLEL WITH SAID RIGHT OF WAY LINE A DISTANCE OF 107.00 FEET: THENCE ALONG A LINE 30 DEGREES 00 MINUTES LEFT [W� FROM THE PROLONGATION OF THE LAST DESCRIBED LINE, 46.00 FEET: THENCE EASTERLY ON A LINE 178.00 FEET NORTHERLY OF AND PARALLEL WITH SAID RIGHT OF WAY LINE, A DISTANCE OF 367.75 FEET: THENCE SOUTHWESTERLY ON A LINE 124 DEGREES 00 MINUTES RIGHT FROM THE PROLONGATION OF THE LAST DESCRIBED LINE, A DISTANCE OF 142.33 FEET TO A POINT OF CURVE: THENCE ALONG A TANGENTIAL CURVE TO THE LEFT HAVING A RADIUS OF 196.251 FEET, AN ARC DISTANCE OF 116.458 FEET TO THE NORTH RIGHT OF WAY LINE OF ILLINOIS ROUTE 83: THENCE NORTHWESTERLY ALONG THE SAID RIGHT OF WAY LINE 435.00 FEET TO THE POINT OF BEGINNING, ALL IN McHENRY ROAD HOMESITES, BEING A SUBDIVISION OF PART OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 29, TOWNSHIP 43 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 24, 1956 AS DOCUMENT NO. 931656 IN BOOK 1501 OF RECORDS, PAGE 154, IN LAKE COUNTY, ILLINOIS. SECTION 2. The said zoning shall be and is subject to the provisions of Ordinance No. 83-6 , being "An Ordinance Approving an Annexation Agreement" passed and approved January 24, 1983, which Ordinance is by reference made a part hereof. SECTION 3. That the legal description contained herein may be modified by the written consent of the Village Manager if there is a request for a minor change in same. SECTION 4. This Ordinance shall be in full force and effect on and after its passage and approval. This Ordinance shall not be codified. -3- AYES: 5 - Marienthal, O'Reilly, Hartstein, Gerschefkse, Schwartz NAYES: 1 - Stone ABSENT: 0 - None PASSED: January 24 1983 APPROVED: January 24 , 1983 APPROVED: i Village President ATTEST: L-0i�: il: Villag2 Clerk I V a 1/20/83 ANNEXATION AGREEMENT This Agreement (hereinafter referred to as the "Agree- ment" ) made and entered into this 24th day of January 1983, by and between the VILLAGE OF BUFFALO GROVE (hereinafter referred to as "Village" ) by and through the President and Board of Trustees of the Village (hereinafter collectively referred to as the "Corporate Authorities" ) and DENNIS SPOERLEIN, not individually but as Trustee under a Trust Agree- ment dated January 2, 1980 and known as Spoerlein Trust No. 80 ( "Spoerlein" ) , and IRVING M. STAHL and LAMINA M. STAHL, husband and wife ( "Stahl" ) (Spoerlein and Stahl are collectively re- ferred to as the "Owner" ) ; and MIDWEST DEVELOPMENT VENTURE II, an Illinois limited partnership (hereinafter referred to as "Developer" ) . W I T N E S S E T H WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the provisions of the Constitution of the State of Illinois of 1970; and WHEREAS, Owner is the owner of a certain tract of property comprising approximately 20.3 acres bounded on the north by Strathmore Grove, on the west by Arlington Heights Road, and on _ ed LOTS 1, 2, 3, 4, AND 5 IN MCHENRY ROAD HOMESITES BEING A SUBDIVISION i OF PART OF THE NORTHWEST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 29, TOWN- SHIP 43 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORD- ING TO THE PLAT THEREOF RECORDED NOVEMBER 24, 1956 AS DOCUMENT NO. 931656 IN BOOK 1501 OF RECORDS, PAGE 154, IN LAKE COUNTY, ILLINOIS f and ��6216 THAT PART OF ARLINGTON HEIGHTS ROAD DIRECTLY WEST OF AND ABUTTING LOTS 1 AND 2 IN AFORESAID MCHENRY ROAD HOMESITES. i 'i referred to as the "Property" ) and which real estate is con- tiguous to the corporate limits of the Village; and WHEREAS, Owner desires and proposes pursuant to the provi- sions and regulations applicable to the B-3 and R-9 P.U.D. Districts of the Village Zoning Ordinance to develop the Prop- erty in accordance with and pursuant to a certain Preliminary Development Plan prepared by Land Consultants dated as last revised January 3, 1983, and also Preliminary Engineering Plan prepared by McBride Engineering dated as last revised November 7, 1982 (hereinafter jointly referred to as the "Preliminary Development Plan" ) , a copy of which Preliminary Development Plan is attached hereto as Exhibit F (consisting of 4 sheets) and Exhibit G and incorporated herein, and subject to all other exhibits attached hereto or incorporated by reference herein. °lopment the shad 1 catan ni hundr venty-six (176) multiple family residential units consisting _161 two bedroom unt 'and 15 three bedroom units and shall allow the development of the office/commercial area in con- AUrmity with the preliminary Development Plan. WHEREAS, pursuant to the provisions of Section 11-15. 1-1, et. seq. , of the Illinois Municipal Code (Chapter 24, Illinois Revised Statutes, 1979) a proposed Annexation Agreement, in substance and in form substantially the same as this Agreement, was submitted to the Corporate Authorities and a public hearing was held thereon pursuant to notice as provided by Statute; and 2 2 u 219621G WHEREAS, pursuant to due notice and advertisement in the manner provided b law, the Plan Commission n of the Village has held such public hearing prescribed by law and made their recommedation with respect to the requested zoning classifica- tion of B-3 and R-9 P.U.D. Zoning Districts; and WHEREAS, the parties have entered into this Agreement in good faith, having used their best efforts to accurately dis- close information relevant to the matters contained herein and having used that information to evaluate the terms and exhibits of this Agreement; and WHEREAS, President and Board of Trustees after due and careful consideration have concluded that the annexation of the Property to the Village and its zoning and development on the terms and conditions herein set forth would further enable the Village to control the development of the area and would ser- vice the best interests of the Village. NOW, THEREFORE, in consideration of the premises, mutual covenants and agreements herein set forth, the parties hereto agree as follows: 1. Applicable Law. This Agreement is made pursuant to and in accordance with the provisions of Section 11-15 . 1-1, et. seq. , of the Illinois Municipal Code (Chapter 24, Illinois revised Statutes, 1979) and the Village' s Home Rule powers. The preceding whereas clauses are hereby made a part of this Agreement. 3 2136216 ( 2. Agreement: Compliance and Validity. The Owner has �-' filed with the Village Clerk of the Village a proper petition (Exhibit A hereto) pursuant to and in accordance with provi- sions of Section 7-1-8 of the Illinois Municipal Code (Chapter 24, Illinois Revised Statutes, 1979) , conditioned on the execu- tion of this Agreement and the compliance with the terms and provisions contained herein, to annex Property to the Village. It is understood and agreed that this Agreement in its entirety together with the aforesaid petition for annexation shall be null, void and of no force and effect unless Property is valid- ly annexed to the Village and is validly zoned and classified in the B-3 and R-9 P.U.D. Zoning Districts, all as contem- plated in this Agreement. 3 . Enactment of Annexation Ordinance. The Corporate Authorities within twenty-one (21) days of the execution of this Agreement by the Village will enact a valid and binding ordinance (hereinafter referred to as the "Annexation Ordi- nance" ) annexing the property to the Village. Said Annexation Ordinance shall be recorded with the Lake County Recorder' s Office along with the Plat of Annexation (attached hereto as Exhibit B) . Recordation shall take place no more than thirty (30) days after enactment of Annexation Ordinance. 4. Enactment of Zoning Ordinance. Within twenty-one (21) days after the passage of the Annexation Ordinance, the Co,-porate Authorities shall adopt a proper, valid and binding ordinance, zoning property in the B-3 and R-9 P.U.D. Zoning f 4 Districts subject to the restrictions further contained herein and all applicable ordinances of the Village of Buffalo Grove as amended from time to time. Said zoning shall be further conditioned on the development of the property in accordance with a Preliminary Development Plan prepared by Land Consul- tants dated January 3, 1983 (Exhibit F) , and the Preliminary Engineering Plan (Exhibit G) . 5 . Approval of Plats. The Corporate Authorities hereby approve a Preliminary Development Plan (Exhibit F & G) pursuant to the provisions of Section VI of the Village Subdivision Regulations Ordinance and in addition agree to approve a Final Plan of Development or plats or phases of the development of property upon submission by the Owner of complete and proper t materials as required for the issuance of appropriate building �✓ and other permits based on final versions of the plans and drawings of the development of property as submitted by the Owner provided that the plat or plats shall: (a) Conform to the Preliminary Development Plan and Preliminary Engineering Plan, Exhibits F and G; and (b) Conform to the terms of this Agreement and all appli- cable Village ordinances as amended from time to time; and (c) Conform to the Subdivision Improvement Agreement, Exhibit E, as amended from time to time. It is understood and agreed that the final subdivision plat or plats that will hereinafter be submitted by the Owner 5 L 21962IG shall conform to the phases of the development as shown on the Preliminary Development Plan except that the Developer, at its option, may separately subdivide portions of the residential property within a Phase provided that all improvements within such phase are bonded or otherwise secured. The phasing of development for the Property shall be determined by the terms and conditions of Section 30D of this Agreement. 6. Compliance with Applicable Ordinances. The Owner agrees to comply with all ordinances of the Village of Buffalo Grove as amended from time to time in the development of the Property, provided that all new ordinances, amendments, rules and regulations relating to zoning, building and subdivision of land adopted after the date of this Agreement shall not be arbitrarily or discriminatorily applied to the Property but shall be equally applicable to all property similarly zoned and situated and provided further that any such changes to the zoning ordinance shall not preclude development of the Property in substantial conformity with the Preliminary Development Plan. Owner, in the development of the Property, shall comply with the standards set forth in the Village of Buffalo Grove Engineering Standards herein referred to as the Manual of Practice as amended from time to time, a copy of which has been made a part hereof as Exhibit C. 7. Amendment of Plan. If the Owner desires to make changes in the Preliminary Development Plan, as herein ap- proved, the parties agree that such changes in the Preliminary 6 U 219621G ( Development Plan will require, if the Village so determines, �✓ the submission of amended plats or plans, together with proper supporting documentation, to the Plan Commission and/or the Corporate Authorities to consider such changes to this Agree- ment. The Corporate Authorities may, at their sole discretion, require additional public hearings and may review the commit- ments of record contained in this Agreement, including, but not limited to, fees prior to final consideration of any change in the Preliminary Development Plan. The Village Manager is hereby authorized to approve such minor changes as he deems appropriate, provided that no such change (a) involves a reduction of the area set aside for common open space; nor (b) increases by more than two percent (2%) the floor area proposed for nonresidential use; nor (c) increases by more than two percent (2%) the total ground area covered by buildings. 8. Building Permit Fees. The building permit fees may be increased from time to time so long as said permit fees are applied consistently to all other developments in the Village to the extent possible. In the event a conflict arises between the Owner and the Village on any engineering and technical matters subject to this Agreement, the Village reserves the right to pass along any and all additional expenses incurred by the use of consultants in the review and inspection of the subdivision regulations as applied to the Property from time to time. Owner shall pay any non-discriminatory new or additional fees hereinafter charged by the Village to Owner or Property within the Village. 7 9 2196216 9. Water Provision. The Owner shall be permitted and agrees to tap on to the Village water system at points recom- mended by the Village Engineer (which points to the extent shown on Exhibit G are hereby approved by the Village) , however, it is understood that changes to the Preliminary Engineering Plan may be required at the time of Final Engineering. The Owner further agrees to pay to the Village such fees in accor- dance with the applicable Village Ordinanances at the time of the issuance of the water and sewer permits. The Owner agrees to accept any increase in water rates and tap on fees provided such rates and fees apply consistently to all other similar users in the Village to the extent possible. Following such tap on, the Village agrees to provide to the best of its abili- ty and in a non-discriminatory manner water service to all users on the Property in accordance with the Preliminary Devel- opment Plan. Watermains serving the Property and those ap- proved as part of the development shall be installed by the Owner and, except for service connections to the building, shall, upon installation and acceptance by the Village through formal acceptance action by the Corporate Authorites, be dedi- cated to the Village and become a part of the Village water system maintained by the Village. 10. Storm and Sanitary Sewer Provisions. A. The Corporate Authorities agree to cooperate with the Owner and to use their best efforts to aid Owner in obtaining such permits from governmental agencies having juris- diction as may be necessary to authorize connection from the 8 I proposed development to the Lake County Public Works Department for the collection of sewage and to the Illinois Department of Transportation as may be appropriate. The Owner shall con- struct On-site and off-site sanitary sewers as may be necessary to service the Property, as per Exhibit G, however, it is understood that changes to the Preliminary Engineering Plan may be required at the time of Final Engineering. Upon installa- tion and acceptance by the Village through formal acceptance action by the Corporate Authorities, the Corporate Authorities agree to operate and maintain such systems, except for sanitary sewer service connections. The Owner agrees to accept any increase in sewer rates and tap on fees, provided that such fees and rates are applied consistently to all similar users in the Village. B. The Owner shall also construct on the property in question any storm sewers which may be necessary to service the Property, as per Exhibit G, however, it is understood that changes to the Preliminary Engineering Plan may be required at the time of Final Engineering. Upon installation and accep- tance by the Village through formal acceptance action by the Corporate Authorities, the Corporate Authorities agree to operate and maintain that portion of the storm sewer system which serves public streets, or multiple properties, and the Owner agrees to operate and maintain that portion of the storm sewer system located on the subject property and not dedicated, and shall record a covenant to that effect within thirty (30) days of the recording of the Plat of Subdivision. 9 16 2196216 �. 11 . Drainage Provisions. The Developer shall fully comply with any request of the Village Engineer related to the placement of buildings on lots, to preserve drainage standards. The Developer shall install any storm sewers and/or inlets which are required to eliminate standing water or conditions of excess sogginess which may, in the professional opinion of the Village Engineer, be detrimental to the growth and maintenance of lawn grasses. 12 . Payment of Recapture Fees Owed. The amount of recap- ture required to be paid by this Property, as designated in Exhibit J(, shall be due and payable upon final platting of a) Phase I /of this development or upon issuance of the first sewer and water permit. 13 . Street and Parking Area Provisions. The Owner agrees that all streets, parking and other areas are to be constructed in accordance with Village standards as set forth in the Manual of Practice as amended from time to time. 14. Security for Public and Private Site Improvements. Security for public and private site improvements shall be provided in accordance with the Manual of Practice, Administra- tive Order #2, and the Subdivision Improvement Agreement, as amended from time to time, attached hereto as Exhibits C, D, and E. Any letter of credit issued for such improvements shall be drawn on a financial institution of net worth reasonably satisfactory to the Village attorney. The issuer may have an equitable or lending interest in the Property provided that the V 10 11 letter of credit, either by its own terms or by separate written assurances of the issuer, shall be honored irrespective of that interest. The Village shall have the right to draw up to the full amount of the letter of credit in order to complete, and have formal acceptance of, all improvements secured by the letter of credit. The amount of the letter of credit shall not be reduced by expenditures made by the Developer until such improvements have been formally accepted by the Village. 15. Exhibits. The following Exhibits, some of which were presented in testimony given by the Owner or the witnesses during the hearing held before the Plan Commission and the Corporate Authorities prior to the execution of this Agreement, are hereby incorporated by reference herein, made a part hereof and designated as shown below. This Agreement, upon exeuction by the parties, together with copies of all Exhibits, shall be kept on file with the Village Clerk and be available for in- spection to the parties hereto. Exhibit A Petition for Annexation of Property Exhibit B Plat of Annexation Exhibit C Manual of Practice Exhibit D Administrative Order #2 Exhibit E Subdivision Improvement Agreement Exhibit F-1 Preliminary Development Plan thru F-4 Exhibit G Preliminary Engineering Plan Exhibit H Declaration of Condominium Exhibit I Park District Commitment t : 11 12 2196216 Exhibit J Recapture Amounts Exhibit K1, Preliminary Elevations K2 and K3 16. Annexation Fee. QVner- agrees to pay an annexation fee in an amount equal to $200 per residential dwelling unit and $600 per acre for the Commercial/Office area which fee shall be payable prorata at issuance of building permits. However, the total fee for the entire property shall be paid prior to the expiration of this Agreement. 17. Building, Landscaping and Aesthetics Plans. As required under Village Ordinance #72-12, as amended from time to time, Owner will submit building and landscaping plans (which landscaping plans shall conform to the requirements of Village Ordinances) for approval by the Appearance Commission Cwl and the Corporate Authorities before commencing construction of buildings. Lighting and signage shall be complimentary to surrounding areas. Phases not under construction or completed shall be maintained in a neat and orderly fashion as determined by the Village Manager. 18. Declaration of Condominium. Developer intends to submit the Subject Property to the provisions of the Illinois Condominium Property Act pursuant to a Declaration of Condo- minium in substantially the same form as that attached hereto as Exhibit H. Prior to recording, the finalized Declaration of Condominium shall be submitted to the Corporate Authorities for their approval, such approval shall not be unreasonably with- held. The Declaration of Condominium shall include easements, 12 13 21.9621.E right of entry by the Village, and other such rights, all as to `-' be determined by the Village. 19. Project Models and Marketing Offices. The Village agrees to permit the Developer to construct and maintain two (2) model areas on the residential portions of the Property, consisting of a maximum of one (1) building for each of the model areas, together with suitable off-street parking areas, all subject to Appearance Commission approval . Such construction shall be in compliance with the provisions of the Village' s Building Code, in existence at the time of building permit issuance. Further, the Developer may utilize models only as a project office for the marketing of portions of the residential Property. Such use shall be discontinued when the project contemplated herein has been fully and finally completed. In addition, evel.,oper may:-use tot, Spoerlein Home;, as defined in Section -30H* as a marketing as well as a construction and/or " ooffe. She Spoerlein Home, may be used provided;: that it meets all applicable building and maintenance codes, as amended from time to time, required for use of the structure. Furthermore, all currently existing structures on the Property shall be maved:upon cessation of occupancy or use unless the Developer submits preliminary plans to the Village for its approval of continued use of any such structure. 0. ONIft Di-strict tions. veloper agrees to comply ,tith the provisions of Title 19 of the Buffalo Grove Municipal .Code as amended from time to time regarding park donations. 13 if 21962IG ( The Developer, by entering into this Agreement, shall be deemed `✓ to have filed its wr-i.tUn—objection to the. density tables made part of Title 19. ?' er f, the Developer has submitted actual population generation statistics of the Chatham Manor Homes Development in Buffalo Grove, which the Developer asserts is more truly representative of the population generation anticipated for this Property. eveloper agrees that it will t✓ make contributions of money to the Village for conveyance to the Buffalo Grove Park District according to the attached letter to th District (Exhibit I ) . The contribution of money to the Buffalo Grove Park District will be by way of payment to the Village, to be made prorata concurrently with the issuance of building permits by the Village. The Developer will convey, or cause to be conveyed, t%e two passive open space areas indicated in the Preliminary Development Plan to the Buffalo Grove Park District, with each conveyance to be made simultaneously with final plat approval of that portion of the Property which includes such an open space area. In the event the Park District does not accept such conveyance and the Village also fails to accept same, then those areas will be incorporated into the common area of the residential portion of the Property, to be maintained by the Condominium Association or other appropriate entity, as determined by the Developer. v21. *School District Donations. Developer agrees to comply with the provisions of Title 19 of the Buffalo Grove Municipal Code as amended from time to time regarding school 14 1-f- I%'-$ donations. The Developer, by entering into this Agreement, shall be deemed to have filed its written objection to the density tables made part of Title 19. In lieu thereof, the Developer has submitted actual population generation statistics of the Chatham Manor Homes Development in Buffalo Grove, which the Developer asserts is more truly representative of the population generation anticipated for this Property. *Developed' %grees that it will make contributions of money to the Village :;for payment to School Districts #96 and #125 according to th4` -criteria of said Title. The contribution of money to School Districts #96 and #125 will be by way of payment to the Vil- lage, to be made prorata concurrently with the issuance of building permits by the Village. 22 . ]Kbrary District Donations. Developer agrees to comply with the provisions of Title 19 of the Buffalo Grove Municipal Code as amended from time to time garding library donations. The Developer, by entering into this Agreement, shall be deemed to have filed its written objection to the density tables made part of Title 19. In lieu thereof, the Developer has submitted actual population generation statistics of the Chatham Manor Homes Development in Buffalo Grove, which the Developer asserts is more truly representative of the population generation anticipated for this Property. Developer agrees that it will make contributions of money to the Village for conveyance to the Indian Trails Public Library District according to the criteria of said Title. The contribution of 15 l4 � 6 `... money to the Indian Trails Public Library District will be by way of payment to the Village, to be made p ym g prorata concurrently - with t uance of ' 1�dinq permits* the Village, provided, however, that if either the Village or the Library District determine, by ordinance, resolution or motion, that the money will not be transferred to said Library District, the Village shall promptly return to the Developer any such money that the Village then holds, plus any interest the Village may have collected on same. 23 . Facilitation of Development. Time is of the essence of this Agreement, and all parties will make every reasonable effort to expedite the subject matters hereof. It is further understood and agreed that the successful consummation of this Agreement and the development of the Property in the best interests of all the parties requires their continued coopera- tion. The Owner does hereby evidence his intention to fully comply with all Village requirements, his willingness to dis- cuss any matters of mutual interest that may arise, and his willingness' to assist the Village to the fullest extent pos- sible. The Village does hereby evidence its intent to always cooperate in the resolution of mutual problems and its willing- ness to facilitate the development of the Property, as contem- plated by the provisions of this Agreement. 24. Enforceability of the Agreement. This Agreement shall be enforceable in any court of competent jurisdiction by any of the parties or by an appropriate action at law or in 16 ► 1 equity to secure the performance of the covenants herein de- scribed. If any provision of this Agreement is held invalid, such provisions shall be deemed to be excised herefrom and the invalidity thereof shall not affect any of the provisions contained herein. 25 . Term of Agreement. This Agreement will be binding on all parties for a term of ten ( 10) years from the date of the execution of this Agreement by the Village. Provided that the appropriate phasing plan is complied with, the Developer shall have the right to submit a final development plan for all or any portion of the Property at any time during the term of this Agreement. 26. Binding Effect of Agreement. This Agreement shall be binding upon the parties hereto, their respective successors and assigns; provided, however, that in the event Developer' s obligations hereunder are assumed in writing (and a copy of which assumption is delivered to the Village) by a successor to Developer' s interest in the Property, the Village agrees to look solely to Developer' s successor for the performance of Developer' s obligation hereunder. The Developer shall give the Village 30 days prior written notice of any such assumption. 27 . Corporate Capacities. The parties acknowledge and agree that the individuals that are members of the group con- stituting the Corporate Authorities are entering into this Agreement in their official capacities as members of such group and shall have no personal liability in their individual capacities. 17 1 � 28. Notices. Any notice required pursuant to the provi- sions of this Agreement shall be in writing and be sent by certified mail to the following addresses until notice of change of address is given and shall be in writing and be sent by certified mail to the following addresses until notice of change is given and shall be deemed received on the fifth business day following deposit in the U. S. Mail . If the Owner: Dennis Spoerlein, Trust No. 80 217 Alpine Drive Lake Zurich, Illinois 60047 Irving and Lamina Stahl Route #1 126A Prairie View, Illinois 60069 If to Developer: Midwest Development Venture II 4849 West Golf Road Suite 700 Skokie, Illinois 60077 Copy to: Perry J. Snyderman, Esq. Theodore A. Shapero, Esq. Rudnick & Wolfe 30 N. LaSalle Street Chicago, Illinois 60602 If to Village: Village Clerk Village of Buffalo Grove 50 Raupp Boulevard Buffalo Grove, Illinois 60090 Copy to: Bloche, French & Raysa 1011 Lake Street Oak Park, Illinois 60301 29. Default. In the event Developer defaults, in his performance of his obligations set forth in this Agreement, then the Village, may, upon notice to Developer, allow Devel- oper sixty (60) days to cure such default or provide evidence ( to the Village that such default will be cured in a timely 18 11 2196216 manner if it cannot be cured during said period. If Developer fails to cure such default or provide such evidence as provided above, then, with notice to Developer, the Village may begin proceedings to disconnect from the Village any portion of the Property upon which development has not been completed or at the option of the Village, to rezone such Property to the R-1 District zoning classification. In such event, this Agreement shall be considered to be the petition of the Developer to disconnect such portion of the Property, or at the option of the Village to rezone such Property to the R-1 District zoning classification. 30. Special Conditions. A. The Developer agrees to pay for all hard costs (labor f and materials) , specifically excluding, without limitation, design, legal and engineering costs, and the Village will install, an oversized 16" water line within the Property along IL Route 83 without benefit of future recapture. Payment by the Developer of the hard costs of the water line will be as follows provided a final invoice has been presented to the Developer: one-third (1/3 ) of such cost at the time of final plat approval for the first portion of the Property to be subdivided, one-third (1/3 ) twelve (12 ) months thereafter, and one-third ( 1/3 ) twenty-four (24) months thereafter, all to be without interest. The Developer will also cooperate with the Village and will use its best efforts to secure and pay for an easement, if necessary, from the Owner, for placement of such water line within the Property. 19 jJ 21e6216 B. During the construction period for Phase l(a) , the Developer shall be required to pay for and install a sidewalk in the public right-of-way for IL Route 83 adjoining the Property, extending from the east boundary of the Property approximately 400' eastward to Devlin Road in Devonshire, subject to the Developer being able to secure approval from the Illinois Department of Transportation for this improvement. C. The Village hereby approves the placement of the entry signage within the required setback for the residential roadway intersections with IL Route 83 and with Arlington Heights Road as shown and dimensioned within the Preliminary Development Plan. The Village' s Sign Code shall be met in every other case. Notwithstanding anything else to the con- trary, the Developer shall have the right to place, in addition to the entry signage, a total of three (3 ) 120 square foot real estate signs, 2 within the commercial/office area, and 1 in the residential area, provided that none of the three signs shall be within five hundred (500) feet of each other. D. The Corporate Authorities, based on the Plan Commission recommendation of a plan substantially the same, hereby approve the phasing plan described in Exhibit F-4 labelled Phasing Plan "C" . However, notwithstanding the phasing indicated on Phasing Plan "C", the Developer may develop the easternmost commercial area, designated as 1(c) , at any time prior to the development of-the residential area designated as Phase 3 and building permits on the Phase 2 residential area shall not be contingent on final plat approval for Phase 1(c) . However, no final plat of sub- 20 .:Il 2196216 division shall be approved for Phase 3 until a building permit for commercial area l(c) has issued. The Village will cooperate with the Developer to secure IRB financing, which cooperation will include enacting such resolutions and ordinances and taking any further action which may be necessary to issue Industrial Revenue Bonds, for development of all or portions of the commercial/office area. Phasing Plan "C" in no event shall be contingent on Developer' s actual ability to service and/or sell such IRB financing, provided that the Village continues to use its good faith efforts to assist the Developer in securing same. E. The Developer shall fully design, bond and pay all fees to the Village related to the improvements of IL Route 83 as follows: 1) Left and right turn bays on IL Route 83 at the westerly driveway to the commercial/office area. 2) Left and right turn bays on IL Route 83 at the easterly roadway into the residential area. If notified in writing to complete all or a portion of the above-described improvements, the Developer shall complete construction on the easternmost left-turn and right-turn bays within 18 months after such notification or after final plat approval for Phase 1(a) , whichever is later. The second left- turn and right-turn bays shall be completed no later than 18 months after final plat approval for Phase 4. However, in the event that the Village secures federal funding for the improve- 21 d a" � U ment of Illinois Route 83, the Village may require, no earlier than one year after the date of final plat approval for Phase l(a) , that cash in lieu of the construction of said improvements shall be provided by the Developer to the Village in an amount equal to the anticipated improvement costs. F. Developer will secure a public access easement from the service station to the adjacent B-1 parcel to the west for potential future access. Said easement shall be noted on the final plat of subdivision for the service station. G. The final plans for the commercial/office area shall indicate the location and number of handicapped parking stalls pursuant to the BOCA Code. H. The Developer may use the existing single family home on the Property ("Spoerlein Home" ) as a construction, marketing and/or general office subject to the provisions of Section 19 hereof. 31. Trustee Exculpation. This instrument is executed by DENNIS SPOERLEIN, not personally, but solely as Trustee afore- said, in the exercise of the power and authority conferred upon and vested in it as such Trustee. All the terms, provisions, stipulations, covenants and conditions to be performed by the Trustee are undertaken by it solely as Trustee, as aforesaid, and not individually, and all statements herein made are made on information and belief and are to be construed accordingly, and no personal liability shall be asserted or be enforceable against the Trustee by reason of any of the terms, provisions, stipulations, covenants and/or statements contained in this instrument. 22 a , IN WITNESS WHEREOF, the Corporate Authorities and Owner and Developer have caused this instrument to be executed by their respective proper officials duly authorized to execute the same on the day and the year first above written. THE VILLAGE OF BUFFALO GROVE, a Municipal Corporation of the State llinois ATTEST: °, ' '• ' � B y ° Village President MENNIS SPO IN, as Trustee of Dennis Spoerlein Trust No. 80 MIDWEST DEVELOPMENT VENTURE II , an Illinois limi ed partnership By: J;idwest me astandrea, General Partner By: Development Corporation, an Illinois corporation, General Partner By: , Mastandrea, President Attest: .�7 Its T`dVINd STAHL LAMINA STAHL 23 14 EXHIBIT B Minutes from the November 4,2020 Planning&Zoning Commission Meeting 5poerlein Commons Amendment 1131-1271 McHenry Road 11/4/2020 MIIINUTIES 0IFTIHIE IRIEGUILAR MIEIETIIING 0IFTIHIE IPILANINIIING AND ZOINIIING COMMISS110IN 0IFTIHIE VILLAGE OF IBUIFIFALO GROVE HELD IIINTIHIE COUNCIL CHAMBERS, 50 IRAUIPIP BOULEVARD, IBUIFIFALO GIROVIE, IIILLIINOIIS OIN WEDINIESIDAY, INOVIEMBIEIR 4, 2020 Call to Order The meeting was calIlIed to order at'7:30 RM by Cherirman Frank Cesarlio 2. Open IMeetlings Act ComplIliance Pursuant to orders issued in response to the CC VID-19 pandemic, this Public Hearing is closed to in-person, public attendance. The hearing is being held via Zoom web conference meeting, which permits the public to fully participate in the virtual Public Hearing via Zoom on a computer, tablet or phone. Details on how to access and participate in this online virtual hearing are available below. More information pertaining to the meeting information and links to the virtual meeting can be found at: You are an oiled Io a corn wehinar. 147hen: Nov 4, 2020 07:30 JIM Cenlral Tifne (US and Canada) Topic: IIZC Please click the link-below lojoin the wehinar: Or illhone one-lap US: t .l..1262667998406867.69.: lI or t ,19294.n628668406867.n69.nlI Or Telephone: I)ial(1hr h ,,,her qualily, dial a nufnher hased on your currew localion): US: t 1312 626 6799 or t 1 929 436 2866 or t 1301 7,15 8592 or t 1253 2,15 8782 or t 1346 248 7799 or t 1 669 900 6833 147ehinar 11),' 840 68673693 Inlernalional nufnhery available: uslulkvQ P u b I i C H 1. Conslider Varliafioons from the &ign Code to Aflow for Two WaEl &igns at 960 IBuffallo Grove Rd. (Trustee WelidenfeN) (Staff Contact: Mcdle Woods) Ms. Boenzi, on behalf of Nino's Pizzeria, discussed the petition for variations from the Sign Code for an east elevation wall sign which exceeds the length of the sign, and exceeds the maximum permissible area of the sign; and a north elevation wall sign which exceeds the number of wall signs permitted, exceeds the length of the sign, and exceeds the maximum permissible area of the sign. 11/4/2020 Corn. Goldspiel commented that he understands the need for two signs, because of the position of the building. However, he said, given the substantial size of each, it is just too much sign. Ms. Boenzi discussed how Nino's is in a strange spot and the other signs in Buffalo Grove. The building is so large, that any smaller you wouldn't be able to see the sign. She noted that the sign is only taking tip a third of the front elevation. Chairperson Cesario asked the petitioner if the white space of the building was part of the calculous of as to the size of the block lettering. Village Planner,Akash explained the consideration if you take the entire length of 80feet then the sign would be permitted, however, the length for consideration is only 49 feet 6 inch requiring a variation. Ms. Boenzi said they own the entire building. The side view elevation is 24 feet and the sign is 21 feet. Chairperson Cesario reiterated the size of the sign and the block lettering. Noting that there is a lot of white space due to the spacing of the letters, but it is a little aggressive as it relates to the Village Sign Code. He asked the Commissioners if it looks good or should it be smaller, and if so how much smaller. Corry. Moodhe asked the petitioner what that physical sign will be. Ms. Boenzi said they will be aluminum letters back lit at night. Corry Moodhe asked if they are individual or one piece. Ms. Boenzi said they are individual letters. Com. Moodhe asked if the oval around Nino's was also going to be back lit as well. Ms. Boenzi said yes. Corry. Moodhe asked on the building itself, about the west portion of the building. Ms. Boenzi said Nino's owns the whole building and right now they use the rear portion as storage. Corry. Moodhe asked if they intend, in the near future, to lease that space. Mr. Boenzi said she believes they do not intend to do that any time soon. They also own the properties to the left that they lease out. Corry. Moodhe asked if the curve of Buffalo Grove Rd, makes this a unique circumstance to see Nino's and if this sign would help it get recognized. Ms. Boenzi agreed with Com. Moodhe's statement. She believe that having both signs also balances out the building. Corry. Moodhe commented that the sign is a//individual pieces instead of one whole large sign. Ms. Boenzi said every part of the sign is individual. Corry. Moodhe asked staff that if the letters were counted separate instead of as a whole, the sign would be in compliance. 11/4/2020 Deputy Community Development Director Woods told the Commission that the way a sign is calculated is not by its individual pieces, but rather in its entirety. Corm. Moodhe said he understands that we, the Village, look at signs in their totality. Corm. Au asked staff if the area in the calculation was smaller because the roof doesn't extend a//the way across. Village Planner,Akash said no. It is because Nino's has a ground sign, thus putting additional restrictions to the additional signs. She noted that if there was no ground sign, they would not need a variation or different restriction. Corm. Au clarified that for the calculation it take into account the entire elevation. Village Planner,Akash said yes. You take into account the entire height, width and length of the building for the calculations. Chairperson Cesario asked if the petitioner could go through the responses to the standards on packet page six. Ms. Boenzi went through the responses to the standards included on packet page six. Chairperson Cesario asked if there were any calls from the public. Village Planner,Akash said there were a few phone calls, but no concerns we raised. Corry. Weinstein commented that the signs are substantially larger than the Village standards. Ms. Boenzi asked about the square feet standards. Village Planner Akash explained that the standards are different due to the ground sign. Had there not been a ground sign, the standards would be different. Ms. Boenzi said aesthetically it does not look like she is asking for double the square feet, it just looks that way on paper because the standards have been reduced due to the ground sign. Corry. Weinstein noted that the sign extends from one end to the other. Village Planner Akash offered a suggestion to remove the catering lettering and only have the Nino's text on the north elevation. Ms. Boenzi said it is not uniform and looks like two different businesses. This is what they proposed and prefer. She discussed how the additional text is necessary to catch traffic to Nino's. Corry. Moodhe asked staff if these variations would be before the commissioners if there was not ground sign. Village Planner Akash said it would be before them for two reasons. The fist reason is because it doesn't meet the length. The east is over by 4'1"and on the north they are over 5'1". and the number of signs. Chairperson Cesario asked if packet page 20 could be shared. If the signs were reduced they would met code. He asked the petitioner if they would be willing to reduce the size by 25 percent. Ms. Boenzi said she would be, but they smaller they go the harder it is to light them. 11/4/2020 Chairperson Cesario entered the staff report as exhibit one. Chairperson Cesario asked that he would like to see them smaller and asked what the petitioner would like them to vote on. Ms. Boenzi said she wants to get it approved for the as is and doesn't want to leave the building blank much longer. Village Attorney Brankin,spoke to the petitioner that this Commission would not be approving anything as it is a recommending body. Ms. Boenzi asked what come next after this meeting. Village Attorney Brankin said the next step is the Village Board for final approval. He suggested that she have some back tip plan in the event the Village Board wants to change the existing proposal. Corn. Moodhe asked staff if they stand by the recommendation in the packet. Village Planner Akash said yes. They support it because Nino's has been a big part of the community for a long time. Corn. Au noted that if the petitioner is willing to make adjustments to the sign, then the recommendation should be modified. Ms. Boenzi said she is willing, however, she will have a hard time being able to put lighting behind it and believe that Nino's wants the sign as it is presented. Village Attorney Brankin suggested that the commission make a recommendation to the Village Board as presented in the packet. Noting that the petitioner's ability to make modifications will be shown in the minutes. Corn. Weinstein made a motion for a positive recommendation to the Village Board granting approval of the variation for the size and length for the east elevation wall sign; and the number of signs,size and height of the north elevation wall sign subject to the following condition: 1. The proposed wall sign must be installed in accordance with the documents and plans submitted as part of this petition. Corn. Moodhe seconded the motion. Chairperson Cesario said that the two signs makes sense. He admits that he wish the size of the sign was a little smaller, but does support the motion. Corry. Richards commented on the restaurant and its place in the community. He is in favor of the motion as it was presented. Corry. Weinstein commented that the signage does not meet or come close to the standards, but he believes the sign is in particularly good taste and particularly good design, and that he can be in favor for that purpose. Corry. Moodhe brought tip the location of the building. He is okay with the two signs. He believes the design fits the building and is subtle enough with a//the white space. 11/4/2020 RESULT: RECOMMENDATION TO APPROVE [6 TO 1] Next: 12/7/2020 7:30 PM AYES: Moodhe, Cesario, Khan, Weinstein, Au, Richards NAYS: Stephen Goldspiel ABSENT: Marc Spunt, Neil Worlikar 2. Consider an Amendment to Ordinance 83-8 for a New OutbUiNling, Sped4l Use for a Ddve-Through Fadilllity, and a Prelllimlinary Rlan Approval) with Vadations to the Zonling Ordinance and Sign Code at Spoedelin Commons Shopping Devellopment at 1131-1271 �McHenry Road. (Trustee Johnson) (Staff Contact: Mcdle Woods) Mr. Burton, land and entitlement with Whitestone, discussed the history of the commercial area of Spoerlein Commons Development. He noted that back in 1983 the Village approved the development of Spoerlein Commons with a second phase allowing for additional 2,000 square feet of retail space. The second phase was never constructed, but is now seeking an amendment to the original ordinance to allow for the construction of 2,388 square foot outbuilding to accommodate the new location of Dunkin Donuts and Baskin Robins with a drive-through establishment. Mr. Kovacevic, owner of Spoerlein Commons Development, talked about the change in quick service and the importance of a drive-through to those types of businesses, claiming Dunkin Donuts receives 60%of its revenues from drive-through orders. Mr. Leder, RGW Engineering, talked about the civil engineering aspect of the project referring to packet pages 29 through 32, showing the paved area and the basin with the proposed building and location of the pickup window. Mr. Siogren, Kimley Horn, discussed traffic as it pertains to the development. He discussed parking for the development on packet page 33, noting they would need a variation for parking. They looked at the existing parking utilization pre-COVID-19 and found that only 81 spaces (about 50 percent)of the available parking was being used. The proposed building would shrink the number of available parking spaces to 148 at full occupancy. He also discussed traffic. This development would add about 25 cars to the existing roadways during the morning rush hour. Well over half of the traffic is already there with little impact to the Arlington Heights, McHenry Road intersection. Additional stop signs are recommended with other directional signs for the Dunkin Donuts. Mr. Pomis, Warren Johnson Architect, discussed the construction of the building reference packet page 33 touching on the tower structure and the elevations of the building(packet page 39 through 42). He also talked briefly on the landscape plan on packet page 35. Mr. Sravan,All Signs Corporate Signage Solutions's discussed the signs for the development. He noted that the pictures in the packet are not the right ones. Village Planner Akash noted that even if the signs are not the some, the measurements are. Village Attorney Brankin clarified that the signs are one variation and the other is the east and south elevation signs measure 6'5"in height. Noting the pictures can change, the relief is the same; the notice, application, is okay to proceed with. Mr. Stavan discussed that the sign change was to make the new sign cleaner looking. 11/4/2020 Corn, Goldspiel referred back to the original plans submitted and referenced traffic flow with Dundee Road on packet page 138. Mr. Sjogren said this has been talked about amongst staff and at the team level regarding the traffic flaw, They believe the location of the access where it is at is good, as it aligns nicely to the access across the street and maximizes the distance from the traffic signal. They also do not believe IDOT is willing to move it. Com. Goldspiel asked if the Village requirements for water retention and detention have been met. Mr. Burton replied yes. Com. Goldspiel commented that the new signs are nicer than the old signs. Com. Richards asked what the impact will be to the neighborhood behind Dunkin Donuts, Mr. Sjogren agrees with Com. Richards that there will be increased traffic to Courtland Dr. because of its proximity to the drive through entrance, but believes it will be very little and most likely though coming off Arlington Heights. They are looking at an additional 5 to 10 vehicles on Courtland Dr. Corn, Richards asked for clarification on the removal of the gross currently in front of the development to shift the parking. Mr. Burton confirmed with Com. Richards that he is reading the design correctly, however, that gross area is approved for two buildings. Com. Goldspiel asked about the occupancy of the tower. Mr. Pomis said it will not be occupied. Com. Moodhe asked if there has been any thought to widening the entrance off of McHenry Road because it tends to be a bottle neck. Mr. Leder said that the new parking layout would help with that bottle neck effect that currently happens. Com. Moodhe asked about the inbound customers near that entrance. Mr. Sjogren said the only increase in traffic would come off of Courtland D, which would be 10 to 15 at peak hour. Com. Moodhe asked what the loss or gain of total parking spaces. Mr. Burton said there is a net gain of two parking spaces. Com. Moodhe asked if there is outdoor seating proposed. Mr. Burton said there was a floor plan that shows the outdoor seating on packet page 38. Mr. Pomis said there are 19 total inside, but there is a space available for outdoor seating. Com. Moodhe noted with COVID-19, outdoor seating becomes a big deal so you are not using the parking lot. 11/4/2020 Chairperson Cesario reiterated the changes in the variations from 2018 to 2020. He complemented the petitioners on the traffic analysis they had asked for, as well as the access to stay where it is. He noted that a//other requirement are met as outlined in packet page 19. Chairperson Cesario also noted the reason for the sign variations. Com. Au ask about the proximity to the gas station, with concerns that people might think they can access the Dunkin Donuts from the Mobile. Mr. Burton does not recall interconnected driveways, which would require cooperation with Bucky's. Com. Au asked if it would be an issue. Mr. Burton said he doesn't think it will be an issue. Com. Au asked if they were going to do anything to mitigate people going through the lawn or about approaching Bucky's to connect. Mr. Burton said that there would be no easy way to access Dunkin Donuts from Bucky's. He believes there is too much in the way for people to try and access Dunkin Donuts by cutting through. Mr. Sjogren noted that anytime they are working on a development like this, they look at all ways for access or ease of access to help those who don't know where they are going, touching briefly on their process. Chairperson Cesario commented on how he would navigate from Bucky's to Dunkin. Mr. Burton agreed. Com. Au said she thinks people unfamiliar with the area may get confused. Com. Moodhe ask if the directional signage includes signage on Courtland Or and Ranch view. Mr. Stavan noted there are no direction signs in his package. Com. Moodhe asked if it is necessary they come back with lighted directional signs and asked if they would also require a variance. Village Planner Akash noted that if it conforms to the size, it will not need a variation. Village Civil Engineer Sianis commented on the entrance and exit at Bucky's further noting that coming down Arlington Heights Road you would keep going north and not mistakenly go into the gas station. Chairperson Cesario asked if there had been any comments or concerns from the Public. Village Planner Akash said there were approximate 7 calls which were mostly for more information. One concern did come from Bucky's as it pertains to the star water detention. Richard, representing Bucky's, asked a series of questions regarding the star water and detention basin which can be found on packet page 139, noting that their civil engineers looked at their plans and had some concerns. Village Attorney Brankin said legal the petitioners can move forward with the proposal tonight to amend the 1983 Ordinance which does not hinder their ability to ask for relief. 11/4/2020 Chairperson Cesario asked staff if they had reviewed the concerns for the stormwater brought up by Bucky's. Village Civil Engineer Sianis commented on the preliminary plans they have received from the development noting they have not yet been given the final plans for review. The petitioner will need a watershed permit and make some changes to a few calculations, however, what they are asking for and what is currently in the primary plans, at this time, allows them to move forward. Commenting that the Village will not approve anything that would be impactful to the Village. Mr. Sianis also said that freeboard is no longer in the Village Code as a requirement and on top of that, the development is not looking to change any of that. Mr. Burton commented on the final engineering plans to come. Chairperson Cesario entered the Village Staff Report as exhibit one and new sign elevations as exhibit two. Heresh Patel, owner and operator of the Dunkin Donuts, thanked the petitioners for their time. He noted that he owns and operates 70 locations and enjoys being able to upgrading their locations and is looking forward to the improvements in Buffalo Grove, Public Hearing closed at 10:03 PM, Corm, Weinstein made a motion to recommend approval to the Village Board for an amendment to Ordinance 83-8for a new Dunkin Donuts outbuilding in the Spoerlein Commons development which is in the B3 Planned Business District;special use for a drive-through facility in the B3 Planned Business District;preliminary plan approval with variations to the reduction in the number of parking spaces, and allowing for 2 extra wall signs on outbuilding and allowing for the east and south elevation wall signs to exceed the height of the sign by 10"provided: 1. The proposed development shall be developed in substantial conformance to the plans attached as part of the petition. 2. The final engineering plans shall be submitted in a manner acceptable to the Village. 3. The special use granted may be assignable to subsequent petitioners seeking assignment of this special use as follows: i. Upon application of a petition seeking assignment of this special use, the Village of Buffalo Grove, in their sole discretion, may approve the assignment administratively, or may refer it to the Planning&Zoning Commission andlor the Village Board for a public hearing. ii. Such assignment shall be valid only upon the written approval of the Village of Buffalo Grove granting said assignment, which may be granted or denied for any reason. Com. Richard seconded the motion. Com. Weinstein commented in favor of the motion. Com. Moodhe commented in favor of the motion. Chairperson Cesario thanked the petitioners for their work and spoke in favor of the motion. 11/4/2020 RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 12/7/2020 7:30 PM AYES: Moodhe, Cesario, Goldspiel, Khan, Weinstein, Au, Richards ABSENT: Marc Spunt, Neil Worlikar atgmLa�� Other Matteirs for Discusslioin None. &Q2K2Y211 2LMiflY1§1 1. Rlannling and Zonling Commlisslion - RegUlar Meeting - Oct 21, 20207:30 RM RESULT: ACCEPTED [UNANIMOUS] AYES: Moodhe, Cesario, Goldspiel, Khan, Weinstein, Au, Richards ABSENT: Marc Spunt, Neil Worlikar Chaliirmaaj§,R �p�� None. Committee air d L1iaia2fl_R222[!s Corn. Riichards gave an overview of the last Vilklage (Board IMeetling. Staff VilHlage Rlanner Rati taked about the next meeting. Public Commeints air d Questioins None Agi2mmRat- The meeting was adjourned at 10:30 RM Chris SfilHling APPROVED IBY IME THIS 4th DAY OF November—, 2020