2021-09-20 - Ordinance 2021-067 - FINAL PLAT OF SUBDIV W/ VAC OF EASEMNT, PUBLIC ACCESS EASEMNT; REZONING TO B3 PLNND BUSINESS DIST; SPECIAL USE FOR DRIVE THRU; DEV PLAN W/ VAR TO ZONING & SIGN CODE AT 700 LAKE COOK RD-RICKY ROCKETS ORDINANCE NO. 2021-067
AN ORDINANCE APPROVING THE FINAL PLAT OF SUBDIVISION WITH A VACATION OF AN EASEMENT
AND GRANTING OF A PUBLIC ACCESS EASEMENT` REZONING TO B3 PLANNED BUSINESS DISTRICT-
SPECIAL USE FOR A PLAT OF SUBDIVISION:SPECIAL USE FOR DRIVE THROUGH FACILITY;
DEVELOPMENT PLAN APPROVAL WITH VARIATIONS TO THE ZONING AND SIGN CODE FOR THE
PROPERTY AT 700 LAKE COOK ROAD-RICKY ROCKETS
VILLAGE OF BUFFALO GROVE,
COOK AND LAKE COUNTIES, ILLINOIS
700 LAKE COOK ROAD
WHEREAS,the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution of
1970; and,
WHEREAS,700 LAKE COOK ROAD(hereinafter referred to as the"Property")is currently improved
with an office building which is demolished; and,
WHEREAS, Bluestone Single Tenant Properties (hereinafter referred to as "Petitioner" or
"Developer"), is proposing to redevelop a 7.6 acres lot at 700 Lake Cook Road to be subdivided into 4 lots.
Lot 1 which is 2.32 acres in area is proposed to contain a retail establishment, convenience store (Ricky
Rockets), and fuel center. Lot 2 which is 0.97 acres is proposed to contain a car wash (Ricky Rockets). Lot 3
(1.06 acres) and Lot 4 (3.24 acres) will be proposed to be developed at a future date; and,
WHEREAS, the Petitioner has filed a petition requesting approval of: (1) Final Plat of Subdivision
with the vacation of an easement and granting of a public access easement;(2) Rezoning to the B3 Planned
Business District; (3) a Special Use for a Planned Unit Development (4) a Special Use for a drive-through
facility; (5) a Development Plan for the subject property to contain a retail establishment, convenience
store,fuel center,and car wash on two of four lots;and(6)variations to the zoning and sign code as detailed
in Exhibit A; and
WHEREAS, the proposed Development is being requested pursuant to the following exhibits:
EXHIBIT A Zoning and Signage Variations
EXHIBIT B Complete Plan Set
EXHIBIT C Minutes from the August 18,2021 Planning&Zoning Commission Meeting
WHEREAS, the Village Planning & Zoning Commission conducted a public hearing on August 18,
2021 concerning the Development; and,
WHEREAS, the Planning & Zoning Commission voted 7 to 0 to recommend : (1) Final Plat of
Subdivision with the vacation of an easement and granting of a public access easement; (2) Rezoning to the
B3 Planned Business District;(3)a Special Use for a Planned Unit Development(4) a Special Use for a drive-
through facility; (5)a Development Plan for the subject property to contain a retail establishment,
convenience store, fuel center, and car wash on two of four lots; and (6) variations to the zoning and sign
code
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) Final Plat of Subdivision with the vacation of an easement and granting of a public access
easement; (2) Rezoning to the B3 Planned Business District; (3) a Special Use for a Planned Unit
Development(4)a Special Use for a drive-through facility;(5)a Development Plan for the subject property
to contain a retail establishment,convenience store,fuel center, and car wash on two of four lots;and (6)
variations to the zoning and sign code as detailed in Exhibit A,with the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans attached as
part of the petition.
2. A final plat of subdivision shall be revised in a manner acceptable to the Village as required.
3. Final Engineering plans shall be revised in a manner acceptable to the Village as required.
4. Any directional or incidental sign added to the sign package provided shall be reviewed
administratively by Staff.
5. The future development of lots 3&4 shall be subject to the review and approval of the Village and
in accordance with Village Code.
6. Future permitted and special uses on the Property shall comply with the B3 Planned Business Center
District.
Section 3. 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: September 20 2021
APPROVED; September 20, 2021
APPROVED:
eerly Sussm illaRe President
ATTEST:
Janet 4!i�rabian,�Village Clerk
EXHIBIT A—Zoning and Sign Variations
Ricky Rockets Development
700 Lake Cook Road
EXHIBIT B—Plan Set
Ricky Rockets Development
700 Lake Cook Road
EXHIBIT C
Minutes from the August 18,2021 Planning&Zoning Commission Meeting
Ricky Rockets Development
700 Lake Cook Road
Exhibit A. Zoning and Sign Variations
Variation Summary
Zoning Ordinance
Zoning Ordinance variations reflected in the plan:
A Variation to Section 17.32.020 of the Zoning Ordinance to allow an accessory structure (fuel
canopy)in the front and side yards as depicted on the Preliminary Plan;
A Variation to Section 17.36.040 of the Zoning Ordinance to allow far a reduction to the minimum
number of parking spaces for a retail establishments (convenience store and gas station).
Signage Ordinance
Sign Variations for Lot 1 which comprises of the retail establishment, convenience store and fuel
canopy:
a) A Variation to Chapter 14.16 of the Sign Code to exceed the maximum allowable number
of wall signs on the fueling canopy, convenience store, and retail establishment; and,
b) A Variation to Chapter 14.16 of the Sign Code to allow for the 2 ground signs that encroach
into the required front yard and exceed the area and number of the ground signs
permissible:and,
c) A Variation to Chapter 14.20 of the Sign Code to allow an Electronic Vehicle Fuel Sign and
electronic message sign (one of the ground signs)to exceed the maximum height and size
of the ground sign;and size of the digital display; and,
d) A Variation to Chapter 14.20 of the Sign Code to allow for a roof sign.
Sign Variations for Lot 2 which comprises of the Car Wash
e) A Variation to Chapter 14.16 of the Sign Code to exceed the maximum allowable number
of wall signs; and,
f) A Variation to Chapter 14.20 to allow for an electronic message ground sign to exceed the
size which encroaches into the required front yard setback.
Signage Diagram and Matrix
The following is a diagram and matrix of the proposed signage (excluding incidental/directional signage)
for the development:
Diagram 1. Proposed Signage Locations
.............
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PROPOSED
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SED, RETAIL ,, I;::::
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STORE
77,177
ONVENIE
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Matrix 1. Signage Variations
Location &Assigned No. on Proposed Sign Variations Sought
Diagram Description
Along Lake Cook Road #1 Electronic Digital 0 Variation for a digital fuel sign
Fuel Sign 0 Variation for electronic message sign
17'tall; 153 sq ft; 0 Variation for exceeding max height 15'
Encroaching 14 ft 0 Variation for exceeding max size area
into setback of 100 sq ft
0 Variation for encroachment into the
required setback of 15'
Along Lake Cook Rd #2 Monument Sign 0 Variation for electronic message sign
with Electronic 0 Variation for exceeding max size area
Message of 80 sq ft in area
12' tall; 104 sq ft; 0 Variation to encroachment into the
Encroaching 14 ft required setback of 15'
into setback
Along Lexington Drive #3 Monument Sign NA
10' tall; 80 sq ft
Location &Assigned No. on Proposed Number Variations Sought
Diagram of Signs
Retail Bidgs #7  5
-----------S-&-W-Elevations----------------------------------------------------------------------
FuelCanopy #8 2
------------S-&-W-Elevation----------------------------------------------------------------------- NA
Convenience Store #4 1
----------------S-E-1-evati-on-------------------------------------------------------------------------------
Car Wash #9 2
------------S-&-W-Elevation------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Retail Bidgs #6 1
----------------N-Elevatio-n------------------------------------------------------------------------------
FuelCanopy #8 1 Variation to allow wall sign not facing a
----------------E-elevation-------onvenience Store------------------#12 1------------------------------------------------------ public right of way
C
----------------E-E-1-evati-on-------------------------------------------------------------------------------
Car Wash #9 1
----------------E-elevation----------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Car Wash #9 1 Variation to allow a second wall sign
W Elevation facing a public right of way
Location &Assigned No. on Proposed Number Conformance to Code
Diagram
Convenience Store #4 1 Variation required for a roof sign.
South
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SHINGLE rENAINTPFZOPERT|ES
DEVELOPMENT NARRATIVE
7O0E Lake Cook Road
Northeast Corner E. Lake Cook Road @&Lexington Drive
BSTP Midwest, LLCis proposing amixed use redevelopment on the northeast corner ofE. Lake Cook Road
and Lexington Drive commonly known as 700 E. Lake Cook Road,which was currently occupied by a 1.00,000
square foot office building prior to demolition. The redevelopment of the 7.6-acre parcel will include an
approximately 8,900 square foot convenience store, restaurant, and fuel center with twenty fueling
locations. There will be a drive thru on the north side of the building, with the stacking lanes along the
north side of the building. The approximately 4,800 square foot retail center contiguous to the convenience
store will be demised into smaller spaces based on tenant size requirements. This development will also
offer astate of the art car wash. The car wash features dual conveyor belt system in lieu of the traditional
metal guardrail conveyance systems, and the building has significant windows, enhancing the car wash
experience for customers and aesthetics for passerby vehicles.
We are actively marketing the remaining one acre retail outlet along the Lake Cook Road frontage on the
eastern portion of our site. in addition, we have had several interested users in the approximately 1.8-acre
northern lot, and the ultimate configuration of this lot may have one or two users.
The convenience store, its proprietary food program, and fuel center will be operated by Ricky Rockets, a
locally owned operator based in Hoffman Estates. Their convenience store is significantly bigger than any
other fueling operator in the market with approximate|y8,9OO square feet of interior space. Most other
operators' convenience stores range from 4,4OO1o5,5OOsquare feet without integrated food offerings.
Our larger convenience store layout is due in part from Ricky Rockets' food program and the incorporation
of drive-thru restaurant into the space. The Ricky Rockets' food offering includes made to order meals
from Ricky Rocket's commercial kitchen area, including pizza, burgers, pulled pork sandwiches and more.
The convenience store will operate 24 hours per day with a total of approximately 20 employees with 5 to
6 employees per shift with a rninimurn of 2 employees for the overnight shift. There are 21 parking spaces
including 1 accessible space. Additionally,there are 1.2 fuel dispensers which allows for 24fueling positions.
The proposed 4,800 square foot retail will have 43 parking spaces including 2 accessible spaces. The hours
of operation have riot been determined as specific teriants have riot been identified.
The car wash will operate from 6:00 am to 10:00 pm and will have approximately 3 employees per shift.
Additionally, the car wash will have 12 vacuum stalls.
The northern portion of the parcel contains an existing stormvvater detention basin which currently
provides detention for the existing site. Based on the stormvvater calculations, the existing stormvvater
detention basin will have adequate storage volume for the proposed development.
The development will have access via a right-in/right-out driveway and full access driveway to/from
Lexington Drive. The right-in/right-outaccess point will provide direct access to the convenience store and
fuel center, and retail building. The full access point will provide access to all lots via a common access
drive extending to the east property line. The site will also have a right in/right out only driveway on Lake
Cook Road, directly servicing the fuel center and car wash, which has been approved by Cook County DOT.
BL0ESTUWE W4GLElFENA.NT PROPERTIES. LLC
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wn/(a svao/I mamrmrmvvsm
*lmm.m/Cx/mAw*mswuL Suna»sn � cw/c*G°� |u 6061x
The I ocation of the proposed sign age forth e d eve I opment is as shown on the enclosed p I a ns,with separate
monument type signs on each of the lots.
Upon approval of these requests by the Village of Buffalo Grove, the development will commence
construction in Fall 2021.
Respectfully,
Michael lMacKinnon
Managing Member
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Icidincr Propcole's Inc.
700 1 1,Cook RD
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(8 88)SSS 1717
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Hodner Properties Inc.
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JOB#4
6708
JOB IRicky IRoclkets
NAME Buffalo Grove
Lo'.'io.n
ILocat N.[ric Grobovsiq,
Icidincr Propcole's Inc.
700 1 1,Cook RD
Buffilo Grove,IT 600"
(8 88)SSS 1717
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* Non Illuminded
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• Zoning Variance Request#1—Variation to Section 17.32.020 of the Zoning Ordinance to allow
an accessory structure in the front and side yards as depicted on the Preliminary Plan; and,
• Zoning Variance Request#2—Variation to Section 17.36.040 of the Zoning Ordinance to allow
for a reduction to the minimum number of parking spaces for a retail establishment.
(A)The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations of the zoning district in which it is located except in the case of
residential zoning districts;
Applicant Response:
• Variance Request #1 - The application of this requirement would result in a practical
difficulty for vehicles circulating throughout the site in a safe and efficient manner and
therefore creating the inability to yield a reasonable rate of return for this particular use.
• Variance Request #2 - The application of this requirement would result in a practical
difficulty for vehicles circulating throughout the site in a safe and efficient manner and
therefore creating the inability to yield a reasonable rate of return for this particular use.
(B)The plight of the owner is due to unique circumstances;
Applicant Response:
• Variance Request#1—The dimensions of this property and the layout of this development
are circumstances unique to this development.
• Variance Request#2- The dimensions of this property and the layout of this development
are circumstances unique to this development.
(C)The proposed variation will not alter the essential character of the neighborhood
Applicant Response:
• Variance Request #1 The variation will not alter the essential character of the
neighborhood.
• Variance Request #2 The variation will not alter the essential character of the
neighborhood.
Sre V�ananc�e ndard forA�rova�l�i p�n Re u�ests St�a �s
0 Lot I Sign Variance Request#1—Variation to Chapter 14.16 of the Sign Code to exceed the
maximum allowable number of wall signs on the fueling canopy, convenience store, and retail
establishment; and,
0 Lot I Sign Variance Request#2—Variation to Chapter 14.16 of the Sign Code to allow for the 2
ground signs that encroach into the required front yard and exceed the area and number of the
ground signs permissible: and,
0 Lot I Sign Variance Request#3—Variation to Chapter 14.20 of the Sign Code to allow an
Electronic Vehicle Fuel Sign and electronic message sign (one of the ground signs)to exceed the
maximum height and size of the ground sign; and size of the digital display; and,
0 Lot I Sign Variance Request#4—Variation to Chapter 14.20 of the Sign Code to allow for a roof
sign.
0 Lot 2 Sign Variance Request#5—Variation to Chapter 14.16 of the Sign Code to exceed the
maximum allowable number of wall signs; and,
0 Lot 2 Sign Variance Request#6—Variation to Chapter 14.20 to allow for an electronic message
ground sign to exceed the size which encroaches into the required front yard setback.
0 Any other variance required for the development as generally depicted on the site plan.
(A) The literal interpretation and strict application of the provisions and requirements of this Title would
cause undue and unnecessary hardships to the sign user because of unique or unusual conditions
pertaining to the specific building, parcel or property in question; and
Applicant Response:
• Variance Request#1 - The literal interpretation and strict application of this requirement
would cause undue and unnecessary hardship because of the location of the property on
a corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage which are unique to this property.
• Variance Request#2- The literal interpretation and strict application of this requirement
would cause undue and unnecessary hardship because of the location of the property on
a corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage which are unique to this property.
• Variance Request#3- The literal interpretation and strict application of this requirement
would cause undue and unnecessary hardship because of the location of the property on
a corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage which are unique to this property. The electronic
message sign needs to be properly sized for ease of visibility.
• Variance Request#4—The literal interpretation and strict application of this requirement
would cause undue and unnecessary hardship because of the location of the property on
a corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage^which are unique to this property.
• Variance Request#5- The literal interpretation and strict application of this requirement
would cause undue and unnecessary hardship because of the location of the property on
a corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage^which are unique to this property.
• Variance Request#6- The literal interpretation and strict application of this requirement
would cause undue and unnecessary hardship because of the location of the property on
a corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage^which are unique to this property. The electronic
message sign needs to be properly sized for ease of visibility.
(B)The granting of the requested variance would not be materially detrimental to the property owners
In the vicinity; and
Applicant Response:
• Variance Request #1 — The granting of this requested variance would not be materially
detrimental to property owners in the vicinity as similar signage is consistent with other
retail signage in this corridor.
• Variance Request#2- The granting of this requested variance would not be materially
detrimental to property owners in the vicinity as similar signage is consistent with other
retail signage in this corridor.
• Variance Request #3 - The granting of this requested variance would not be materially
detrimental to property owners in the vicinity as similar signage is consistent with other
retail signage in this corridor. The size of the electronic messaging sign is properly scaled
to fit with the monument sign.
• Variance Request#4—The granting of this requested variance would not be materially
detrimental to property owners in the vicinity as similar signage is consistent with other
retail signage in this corridor.
• Variance Request#5- The granting of this requested variance would not be materially
detrimental to property owners in the vicinity as similar signage is consistent with other
retail signage in this corridor.
• Variance Request#6- The granting of this requested variance would not be materially
detrimental to property owners in the vicinity as similar signage is consistent with other
retail signage in this corridor. The size of the electronic messaging sign is properly scaled
to fit with the monument sign.
(C)The unusual conditions applying to the specific property do not apply generally to other properties in
the Village; and
Applicant Response:
• Variance Request#1—The dimensions of the property,location of the property on a corner
lot, the layout of the development, a limited access point along the primary frontage^road,
ComEd and Traffic Signal equipment at the hard corner, and non-linear right of way along
the primary frontage^do not generally apply to other properties in the vicinity.
• Variance Request#2- The dimensions of the property, location of the property on a
corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage^do not generally apply to other properties in the
vicinity.
• Variance Request#3-The dimensions of the property, location of the property on a corner
lot, the layout of the development, a limited access point along the primary frontage^road,
ComEd and Traffic Signal equipment at the hard corner, and non-linear right of way along
the primary frontage^do not generally apply to other properties in the vicinity.
• Variance Request#4—The dimensions of the property, location of the property on a
corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage^do not generally apply to other properties in the
vicinity.
• Variance Request#5- The dimensions of the property, location of the property on a
corner lot, the layout of the development, a limited access point along the primary
frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear
right of way along the primary frontage^do not generally apply to other properties in the
vicinity.
• Variance Request#6- The location of the property on a corner lot, the layout of the
development, a limited access point along the primary frontage^road, ComEd and Traffic
Signal equipment at the hard corner, and non-linear right of way along the primary
frontage do not generally apply to other properties in the vicinity.
(D) The granting of the variance will not be contrary to the purpose of this Title pursuant to Section
14.04.020
Applicant Response:
• Variance Request#1 - The granting of the variance will not be contrary to the purpose of
this Title pursuant to Section 14.04.020.
• Variance Request#2- The granting of the variance will not be contrary to the purpose of
this Title pursuant to Section 14.04.020.
• Variance Request#3 - The granting of the variance will not be contrary to the purpose of
this Title pursuant to Section 14.04.020.
• Variance Request#4—The granting of the variance will not be contrary to the purpose of
this Title pursuant to Section 14.04.020.
• Variance Request#5- The granting of the variance will not be contrary to the purpose of
this Title pursuant to Section 14.04.020.
• Variance Request#6- The granting of the variance will not be contrary to the purpose of
this Title pursuant to Section 14.04.020.
(E) The proposed signage is of particularly good design and in particularly good taste; and
Applicant Response:
• Variance Request #1 — The proposed signage throughout the development is of good
design and good taste.
• Variance Request#2- The proposed signage throughout the development is of good
design and good taste.
• Variance Request#3-The proposed monument sign including the electronic message sign
is of good design and good taste.
• Variance Request#4—The proposed signage throughout the development is of good
design and good taste
• Variance Request#5- The proposed signage throughout the development is of good
design and good taste.
• Variance Request#6- The proposed monument sign including the electronic message
sign is of good design and good taste.
(F) The entire site has been or will be particularly well landscaped.
Applicant Response:
• Variance Request#1 — The entire site will be particularly well landscaped in accordance
with the Zoning Code.
• Variance Request#2- The entire site will be particularly well landscaped in accordance
with the Zoning Code.
• Variance Request#3 - The entire site will be particularly well landscaped in accordance
with the Zoning Code.
• Variance Request#4—The entire site will be particularly well landscaped in accordance
with the Zoning Code.
• Variance Request#5- The entire site will be particularly well landscaped in accordance
with the Zoning Code.
• Variance Request#6- The entire site will be particularly well landscaped in accordance
with the Zoning Code.
2edal Use for th_ Drive-Through
(A) The special use will serve the public convenience at the location of the subject 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;
w Response — The proposed special use will serve the public convenience and will not be
detrimental to or endanger the safety, health, morals, comfort, or general welfare of the
public as this use io consistent with other uses/n this corridor.
(B) 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 subject 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
harmony with the appropriate, orderly development of the district in which it is located;
w Response — The location, size, nature, and intensity of the operation involved in the
proposed special use, along with the size qf the property/n relation to the proposed special
use, and location qf the property with respect to streets giving access to it are/nharmony
with the appropriate and orderly development qf the district/n which/tiolocated.
(C) The special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially
diminish and impair other property valuations with the neighborhood;
w Response — This special use is consistent with other uses /n this corridor and will not
substantially diminish or impair property values within the neighborhood.
(D) The nature, location and size of the buildings or structures involved with the establishment of the
special use will not impede, substantially hinder or discourage the development and use of adjacent land
and buildings in accord with the zoning district within which they lie;
w Response — The nature, location, and size of the building associated with the proposed
special use will not impede, hinder, or discourage the development and use of adjacent
land within the zoning district where they lie.
(E) Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
w Response—The development ioprimarily a re-circulator qf traffic,meaning that these uses
divert traffic already utilizing the adjacent roadways, then recirculate those vehicles back
onto the adjacent roadways after they have visited the development. Stornvvater
management will be designed in accordance with applicable local and county standards
and regulations. Water and sanitary sewer services will be designed to connect to the
existing municipal utility infrastructure /n accordance with Village standards and
regulations.
(F) 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 traffic hazards, eliminate nuisance and
minimize traffic congestion in the public streets.
Response—Parking areas are adequate in size and are properly located and screened. The
ingress and egress for the development provides the public multiple access points and
minimizes the impact on the adjacent roadways. The development is primarily a re-
circulator of traffic, meaning that these uses divert traffic already utilizing the adjacent
roadways, then recirculate those vehicles back onto the adjacent roadways after they
have visited the development. This will minimize impacts to the public streets.
60/2820 Buffalo Grove,UL Code ofOrdinances
14.2O.O7O-Electronic message signs.
A. Electronic menu boards used at drive-through lanes shall comply with the requirements set forth in Sectioni
14JU6J030. F�
B. Electronic vehicle fuel station signs displaying fuel prices are permitted subject to the following requirements:
1� The sign shall not exceed 68 square feet.
I The electronic message area shall not exceed 12 square feet in surface area.
3. Not more than 3 fuel products shall be displayed per sign face. Each sign face shall be limited to fuel product
pricing only.
4. Digits shall not exceed 12 inches in height and are limited to3 digit numerical displays, not including a9/1O "
fractional digit ordecimal point.An example is identified below:
1 % we
1211 MM
5� Colors shall be limited toa maximum o[two colors on a black background.
b. Each electronic sign face shall include circuit board equipped with light sensors per side to automatically
adjust brightness based on ambient light level.
7� The sign shall be turned off at the close of daily business operating hours, unless Such vehicle fueling station
operates 24 hours per day.
Q. All electronic images must remain static. No flashing, b|inking, chasing,animations or other attention seeking
effects shall be permitted.
C. Electronic signs on windows are allowed only byvariation.
D. Electronic message signs for ground or wall signs are allowed only
signs shall conform to the following requirements:
1. Messages and Text.
a. Shall be limited to a display ofon-premi
event information.
b. Transition from one message tn another shall be instantaneous,without movement or other transition
effects between messages.
c. Text shall be uniform in color, appearance, and a maximum of 9.25 inch character text any one time,
& Messages, including single and multiple lines of text,shall not change more frequently than once every
2Oseconds.
2. Display and Brightness.
a. Signs shall not display any video,animation or moving pictures or simulate any movement or the optical
illusion of movement of any part of the sign text, design or pictorial segment, including the movement of
any illumination or the flashing or varying o[light intensity.
b. The Electronic message sign shall be equipped with both a programmed dimming sequence as well as an
additional overriding mechanical photocell that adjusts the brightness of the display to the ambient light
aL all times cfday. Such programming and mechanical equipment shall be set so that the Electronic
message sign,at night or in overcast conditions,will be no more ffian forty percent of the daytime
brightness level.
3. Operation and Use.
a. Signs shall be extinguished at the close of business to which the Electronic message sign relates. Signs
60/2820 Buffalo Grove,UL Code ofOrdinances
shall be extinguished from 11:00 pm to 6:00 am, except for businesses licensed to operate|aterLhan
11:0Op.m.
b. Signs readily viewable to the general public shall be equipped to override commercial messages for
emergency situations such as an"Amber Alert" or other such acute public emergendos, but such
.'override" authority for public emergencies shall not exceed 4S total hours within any 2 week period,
unless approved by the property owner.The owner of the Electronic Message Sign shall cooperate with
the Village of Buffalo Grove in order to allow the Village of ElUffalo Grove to exercise its override
authority.
4. Location and Design.
a. Electronic message sign shall not face a single family zoned district oruse.
b. The Electronic message sign shall be secondary to the principal ground sign and shall be located on the
same premises as the principal building.
c. No Electronic message sign shall be located within 500 feet of another Electronic message sign, nor shall
it share the structure of any other reader board or changeable copy sign.
6 Signs shall be located in a minimum 400 square foot landscape area integrated into the overall site
design, including the appropriate use of berming,landscaping,and decorative hardscape.
e. Signs shall be mounted in a monument-style base that is at least as wide as the sign face,a minimum of 2
feet in height,and composed of a natural masonry finish such as brick or storre matching the principal
building.Alternative materials consistent with the principal building may be considered by the Village.
[ Each sign face shall be antiglare and shall not exceed a total of 25 square feet.The square footage o[
each face shall be included in the calculation of the total area of all signage allowed for the property.
(Ord. Nn.2012-18. § Z. 5'7-2012; Ord. No.2014-4]. § 10'6'16-2014)
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This report summarizes the methodologies, results, and Findings of a traffic impact study
conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed mixed-use
development to be located in Buffalo Grove, Illinois, 'The site, which formerly contained an
approximate W0,000 square-foot office building, is located in the northeast quadrant of the
intersection of Lake.-Cook Road with Lexington Drive, As proposed, the mixed-use development
is to consist of the following uses:
0 A fuel center that is to contain 24 fueling positions, an approximate 7,260 square-foot
convenience store, and a car wash
0 An approximate 6,250 square-foot commercial building that will contain an approximate
2,400 square-foot coffee/donut store with drive-through facility
0 An approximate 2,500 square-foot quick service restaurant with drive-through facility
0 Approximately 34,000 square feet of self-storage space
Access to the development is proposed to be provided via a restricted right-turn in/right.-turn out
access drive on Lake.-Cook Road, a full access drive and a restricted right-turn in/right.-turn out
access drive on Lexington Drive, and future cross access to the parcel directly east of the site,
'The purpose of this study was to examine background traffic conditions, assess the impact that the
proposed development will have on traffic conditions in the area, and determine if any roadway or
access improvements are necessary to accommodate traffic generated by the proposed
development, Figure I shows the location of the site in relation to the area roadway system. Figure
2 shows an aerial view of the site,
'The sections of this report present the following:
0 Existing roadway conditions
0 A description of the proposed development
0 Directional distribution of the development traffic
0 Vehicle trip generation for the development
0 Future traffic conditions including access to the development
0 'Traffic analyses for the weekday morning and weekday evening peak hours
0 Recommendations with respect to adequacy of the site access and adjacent roadway system
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Existing transportation conditions in the vicinity of the site were documented based on Field visits
conducted by KLOA, Inc. in order to obtain a database for projecting future conditions, 'The
following provides a description of the geographical location of the site, physical characteristics
of the area roadway system including lane usage and traffic control devices, and existing peak hour
traffic volumes,
Sik- Location
'The site, which fon-nerly contained an approximate l 00,000 square foot office building, is located
in the northeast quadrant of the intersection of Lake.-Cook Road with Lexington Drive, Land uses
in the area include office, business park, and warehouse uses to the north and east and residential
to the south and the west, Lexington Commons Plaza is located directly south of the site on the
south side of Lake.-Cook Road,
Existitig Roadway Syskn-i Charac k-ri s tics
'rhe characteristics of the existing roadways near the development are described below and
illustrated in Figure 3.
Lcike-Cook Rocid is an east-west, arterial road that has a six-lane, divided cross section east of the
site and a four-lane, divided cross section west of the site. At its signalized intersection with
Lexington Drive, both approaches of Lake.-Cook Road have a separate left-turn lane, a through
lane, and a shared through/right-turn lane. At its unsignalized intersection with Hastings Lane,
Lake.-Cook Road has three through lanes and a separate left-turn lane on the eastbound approach
and a two through lanes and a shared through/right-turn lane on the westbound approach, Lake-
Cook Road is under the jurisdiction of the Cook County Department of 'Transportation and
Highways (CCD,rH), has an Annual Average Daily 'Traffic (AAD,r) volume of 36,300 vehicles
(IDo,r 20I8), and has a posted speed limit of 45 mph.
Lexingion Drive is a north-south, local road that has one lane in each direction. South of Lake-
Cook Road, Lexington Drive has striped northbound bike lane and the southbound lane is a shared
bike and vehicle lane. At its signalized intersection with Lake.-Cook Road, both approaches of
Lexington Drive have a separate left-turn lane, a through lane, and a separate right-turn lane. At
its all-way stop sign controlled intersection with Armstrong Drive, Lexington Drive has a shared
left.-turn/through/right.-turn lane on both approaches, Lexington Drive is under the jurisdiction of
the Village of Buffalo Grove and has a posted speed limit of 25 mph,
Armsirong Drive is an east-west, local road that has one lane in each direction, 'rruck traffic over
four tons is prohibited on An-nstrong Drive west of Lexington Drive, At its all-way stop signed
controlled intersection with Lexington Drive, An-nstrong Drive has a shared left.-
turn/through/right.-turn lane on both approaches, An-nstrong Drive is under the jurisdiction of the
Village of Buffalo Grove and has a posted speed limit of 25 mph,
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Le Pcirc Circle is a local road that extends in a circle around the Le Pare residential development,
'The road has one lane in each direction and is under stop sign control at its intersection with
Lexington Drive, Le Pare Circle is under the jurisdiction of the Village of Buffalo Grove and has
a posted speed limit of l 5 mph.
Lak(.- Cook. Road 1n.-iprov(.n.-i(.nts
'The Cook County Department of'Fransportation and Highways (CCD,rH) is currently improving
Lake.-Cook Road between Raupp Boulevard and Hastings Lane, As part of the project,
improvements will also occur along Buffalo Girove Road, McHenry Road (IL Route 83), and
Weiland Road, Lake.-Cook Road will be widened to provide a third lane in each direction with
additional intersection improvements, At the signalized intersection of Lake.-Cook Road with
Lexington Drive, the Lake.-Cook Road approaches will provide a separate left-turn lane, two
through lanes, and a shared through/right-turn lane and the Lexington Drive approaches will
provide a separate left-turn lane, a through lane, and a separate right-turn lane. Per the CSC D'rH
web site, construction on the project started in 2020 and is scheduled to be completed by 2021
Y(.-ar 2021 Bas(. Conditions
In order to determine current traffic conditions within the study area, KLOA, Inc. conducted peak
period traffic counts at the following intersections:
Lake.-Cook Road with Lexington Drive (Friday, April l 6, 202 1)
Lexington Drive with Armstrong Drive (Wednesday, November 4, 2020)
Lexington Drive with Le Pare Circle (Wednesday, November 4, 2020)
'The traffic counts were generally conducted during the morning (6:00 A.M. to 9:00 A.M.) and
evening(4:00 P.M. to 6:00 P.M.)peak periods. The results of the traffic counts show that the peak
hours of traffic generally occurred between 7:30 A.M. and 8:30 A.M. during the weekday morning
peak period and between 4:30 P.M. and 5:30 P.M. during the weekday evening peak period.
It should be noted that due to the Covid l 9 pandemic, traffic volumes in the area generally do not
reflect normal or typical conditions, As such, the 2020 and 202 l traffic counts were compared to
traffic counts previously conducted by IDo'r in 20 l 8 along Lake.-Cook Road, Based on the
comparison, the traffic volumes were increased as follows:
'The Lake.-Cook Road eastbound traffic volumes were increased by l 30 percent and the
westbound traffic volumes were increased by 56 percent during the weekday morning peak
hour and the eastbound traffic volumes were increased by 29 percent and the westbound
traffic volumes were increased by 4 l percent during the weekday evening peak hour,
'The Lexington Drive, Armstrong Drive, and Le Pare traffic volumes were increased by 50
percent during both the weekday morning and evening peak hours.
Figure 4 illustrates the Year 202 l base peak hour vehicle traffic volumes. Copies of the traffic
counts are in the Appendix.
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Crash Analysis
KLOA, Inc. obtained crash data' from II O,r for the most recent past Five years available (20 I 4 to
20 I 8) for the intersections of Lexington Drive with Lake.-Cook Road, Lexington Drive with Le
Pare Circle, and Lexington Drive with Armstrong Drive, Table I summarizes the crash data at the
Lake.-Cook Road with Lexington Avenue intersection, The intersection of Lexington Drive with
Le Pare Circle had five crashes in the five-year period and the intersection of Lexington Drive
with An-nstrong Drive had two crashes in the five-year period, A review of the crash data indicated
no fatalities were reported at either intersection during the review period,
'Table I
LAKE.-COOK ROAD wi,rH LEXIN(,t,rON DRIVE
PMMMWMM MON)014 0 0 16 2 O 24P
2015 1 0 to 1 7 2 21
2016 1 2 10 3 5 0 21
2017 2 1 16 1 2 0 22
2018 2 0 22 0 5 0 29
Total 4 0 74 7 25 2 112
Average/Year <1.0 <1.0 14.8 1.4 5.0 <1.0 22.1
1DOTDISCLAIMERATie motor vehicle cnish dirw referenced herein wars provided by the Illinois Depirrtment ofTninsporurtion.Any conclusions
dniwit from analysis of the irffirementioned data are the sole responsibility of the data recipient(s).Additionally,for coding years 2015 to present,
the Bureau of Dirw Collection uses the exact hitittide/longittide supplied by the investigating 111w eriffircement agency to locate crashes.Thereffire,
location data miry vary in previous ywrs since data prior to 2015 was physically located by bureau personnel.
I
Grov("', Iffil?o i4, 8 OA'1
In order to property evaluate future traffic conditions in the surrounding area, it was necessary to
deten-nine the traffic characteristics of the proposed development, including the directional
distribution and volumes of traffic that it will generate,
Propose-d Sik- and D(.v(.1opn.-i(.nt Plan
As proposed,the mixed-used development is to consist of a fuel center that is to contain 24 fueling
positions, an approximate 7,250 square-foot convenience store and a car wash, an approximate
6,250 square-foot commercial building that will contain with an approximate 2,400 square-foot
coffee/donut store with drive-through lane, an approximate 2,500 square-foot quick service
restaurant with drive-through facility, and approximately 34,000 square feet of self-storage space.
Access to the development is to be provided the following three access drives:
'The Lake-Cook Road access drive will be located is on the north side of the road
approximately 425 feet east of Lexington Drive and will be restricted to right-turn in and
right-turn out movements only. As proposed, the access drive will provide one inbound
lane and one outbound lane channelized and signed to prohibit left-turn movements,
Further, the proposed barrier median along Lake.-Cook Road will physically restrict left.-
turn movements, 'The outbound lane of the access drive will be under stop sign control. In
addition, a I 75--foot separate right-turn lane and a 220--foot taper will be provided on Lake.-
Cook Road serving the access drive,
'The Lexingion Drive north access drive will be located on the east side of Lexington Drive
opposite Le Pare Circle and will provide full access to and from the development, 'The
access drive will provide one inbound lane and one outbound lane with the outbound lane
striped for a shared left.-turn/right.-turn lane, 'The outbound lane will be under stop sign
control,
'The Lexingion Drivesonih access drive will be located on the east side of Lexington Drive
approximately I 80 feet north of Lake.-Cook Road and will be restricted to right-turn in and
right-turn out movements only. As proposed, the access drive will provide one inbound
lane and one outbound lane channelized and signed to prohibit left-turn movements, 'The
outbound lane will be under stop sign control.
It is important to note that the Lexington Drive two access drives will replace two full access drives
serving the existing office development. A site plan depicting the proposed development layout
and access is included in the Appendix,
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Directional Distribution
'The directions from which traffic will approach and depart the site were estimated based on
existing travel patterns, as determined from the traffic counts and the existing roadway system.
Figure 5 illustrates the directional distribution of the development-generated traffic,
D(.v(.1opn.-i(.nt Traffic Cicu(.ration
'Tile number of peak hour trips estimated to be generated by the proposed development was based
on the following vehicle trip generation rates contained in 7'41) Genercition Mcmucil, l 0"' Edition,
published by the Institute of'rransportation Engineers (in):
0 The "Gasolme/Service Station with Convenience Market" (Land-Use Code [LUC] 945)
rates were used for the fuel center and convenience market,
0 The "Coffee/Donut Store with Drive-'Through Window" (LUC 937) rates were used for
the coffee/donut store,
0 The"Automated Car Wash" (LUC 948) rates were used for the car wash.
0 The"Shopping Center" (LUC 820) rates were used for the commercial building.
0 'rhe "Fast Food Restaurant with Drive-'Through Window" (LUC 937) rates were used for
the quick service restaurant,
0 The"Mini.-Warehouse" (LUC 15 1) rates were used for the self-storage facility.
In addition, it is important to note that the estimated traffic to be generated by the development
was reduced to account for the following factors:
Pav�-�y 141)s, Surveys conducted by rrE have shown that a large percentage of trips made
to fuel centers, coffee/donut stores, and quick service restaurants are diverted from the
existing traffic on the roadway system. 'This is particularly true during the weekday
morning and evening peak hours when traffic is diverted from the home-to-work and
work-to-home trips. As such, the number of new trips to be generated by the fuel center was
reduced by 60 percent and the number of new trips generated by the coffee/donut store and
the quick service restaurant was reduced by 50 percent to account for pass-by traffic.
Mulli-Purl)ose 7'r11)s. 'Tile volume of traffic to be generated by the development will be
reduced due to the interaction (multipurpose trips) that is anticipated to occur between the
various land uses. As such, the number of trips generated by the coffee/donut store was
reduced by 30 percent and the number of trips generated by the car wash was reduced by
50 percent to account for multipurpose trips.
Table 2 summarizes the trips projected to be generated by the proposed development,
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'Table 2
PROJEcrED DIVE LOPMEN'r,-(.tENERA,rED ,rRAFFIC VOLUMES
............ ....................
MEMEMMOM
Total Trips
Fuel Center with Convenience 183 176 359 171 165 336
Market
Coffee/Donut Store with Drive 109 105 214 52 52 104
'Through
Automated Car Wash' 20 20 40 39 39 78
Quick Service Restaurant with 51 49 too 42 40 82
Drive Through
Commercial Building 8 7 15 7 8 15
Self-Storage 5 5 10 10 10 20
7-blal 376 362 738 321 314 635
Mu Iti-Purpose/Interaction Trip Reductions
Coffee/Donut Store (30 Percent) 30 30 60 15 15 30
Car Wash (50 Percent) 10 10 20 19 19 38
7-blal 40 40 80 34 34 68
Pass-By Trips Reductions
Fuel Center and Convenience Store 108 108 216 lot lot 202
(60 Percent)
Coffee/Donut Store (60 Percent) 46 46 92 22 22 44
Quick Service Restaurant 25 25 50 20 20 40
(50 Percent)
R)lal 179 179 358 143 143 286
Total New Trips 157 143 300 144 137 281
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As indicated previously, the site fon-nerly contained an approximate M0,000 square-foot office
building, 'To provide a trip generation comparison, the volume of traffic that a I 000,000 square-foot
office development would generate was estimated based on the I'm trip rates, 'rhe estimate of the
traffic to be generated by the office development is shown in Table 3. From the table it can be seen
that the I 00,000 square-foot office development generated approximately 20 percent of the number
of total trips to be generated by the proposed development and approximately 40 percent of the
number of new trips to be generated by the proposed development,
'Table 3
Es'rIMA'rED 'rRAFFIC GENERA'rED--- EXls'rING OFFICE DEVELOPMEN'r
. ......................... .................................................................................................................................................................
I I I I I I
ffice Building 103 17 120 18 96 114
(I00,000 s pare feet
Grov("" Iffil?o I i�" 13 AWAL 001
The total projected traffic volumes include the existing traffic volumes, increase in background
traffic due to growth, and the traffic estimated to be generated by the proposed subject
development,
D(.v(.Iopn.-i(.nt Traffic Assignti.u.-tit
'The estimated weekday morning and evening peak hour traffic volumes that will be generated by
the proposed development were assigned to the roadway system in accordance with the previously
described directional distribution (Figure 5). Figure 6 illustrates the traffic assignment of the new
passenger vehicle trips and Figure 7 illustrates the traffic assignment of the pass-by trips,
Future D(.v(.Iopn.-i(.nt Cirowth
'The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for
the increase in existing traffic related to regional growth in the area (i.e., not attributable to any
particular planned development). Based on 2050 AD'r projections provided by the Chicago
Metropolitan Agency for Planning (CMAP), the existing traffic volumes along Lake.-Cook Road
are projected to increase by a compound annual growth rate of l.008 percent per year, 'Therefore,
the traffic volumes were increased by a total of 4.9 percent to represent Year 2027 no-build
conditions(buildout year plus Five years), Figure 8 shows the Year 2027 no-build traffic volumes.
A copy of the CMAP projections letter is included in the Appendix,
Prc)j(.ct(.d Y(.-ar 2027 Total Traffic Volunu.s
'The development-generated traffic was added to the projected Year 2027 no-build traffic volumes
to determine the projected Year 2027 total traffic volumes, as shown in Figure 9.
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the following provides an evaluation conducted for the weekday morning and weekday evening
peak hours, 'rhe analysis includes conducting capacity analyses to determine how well the roadway
system and access drives are projected to operate and whether any roadway improvements or
modifications are required.
Traf ic Analyscs
Roadway and adjacent or nearby intersection analyses were performed for the weekday morning
and evening peak hours for the projected Year 2040 base traffic volumes and the projected Year
2040 total traffic volumes,
'The traffic analyses were performed using the methodologies outlined in the 'Transportation
Research Board's 11ighwqy C cicily Mcmucil (11C , 2010 and analyzed using
CIP �M)
Synchro/Sim,rraffic l 0 software, 'The analysis for the traffic-signal controlled intersections were
accomplished using Field measured cycle lengths and phasings to deter-nine the average overall
vehicle delay and levels of service,
'The analyses for the unsignalized intersections determine the average control delay to vehicles at
an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign
(includes the time required to decelerate to a stop) until its departure from the stop sign and
resumption of free flow speed, 'The methodology analyzes each intersection approach controlled
by a stop sign and considers traffic volumes on all approaches and lane characteristics,
The ability of an intersection to accommodate traffic flow is expressed in terms of level of service,
which is assigned a letter from A to F based on the average control delay experienced by vehicles
passing through the intersection, 'The Highivqy CaPacily Manual definitions for levels of service
and the corresponding control delay for signalized intersections and unsignalized intersections are
included in the Appendix of this report.
Summaries of the traffic analysis results showing the level of service and overall intersection delay
(measured in seconds) for the projected Year 2040 base traffic volumes and the projected Year
2040 total traffic volumes are presented in Tables 4 through 6. It should be noted that the capacity
analyses for both the Year 202 l base conditions and the Year 2027 total conditions assumed the
improvements at the Lake.-Cook Road/Lexington Drive intersection, A discussion of each
intersection follows. Summary sheets for the capacity analyses are included in the Appendix,
I
Grov("', filil?o i4, 19 AWAL OA'1
I
N
Oc
It � 7
CN
Ep
I I I I
W
H
a
'Table 5
CAPA0,rY ANALYSIS RESUL,rs --- UNSIGNALIZED IN,rERSEC,rIONS
PROJEcrED YEAR 2021 BASE 'rRAFFIC VOLUMES
......................................................... ...........................
Lexington Drive with Armstrong Drive
* Intersection A 93 B 10A
* Northbound Approach A M B 1 0.9
* Eastbound Approach A &I A 92
* Westbound Approach A 93 B JJJ
* Southbound Approach A 83 A 9�9
Lexington Drive with Le Pare Circle
0 Eastbound Approach B 103 B I1.5
0 Northbound Left'rurn A T6 A T9
LOS-Level of Service
I
hl#,� Wo Grol'(,", Iffil?o i4, 21 OA'1
'Table 6
CAPA0,rY ANALYSIS RESUL,rs --- UNSIGNALIZED IN,rERSEC,rIONS
PROJEcrED YEAR 2027 'ro,rAl- ,rRAFFIC VOLUMES
......................................................... ...........................
Lexington Drive with Armstrong Drive
* Intersection A 9.8 B ILI
* Northbound Approach A 9.8 A M
* Eastbound Approach B 102 B I1.9
* Westbound Approach A 8A B J1.8
* Southbound Approach A K6 B IM
Lexington Drive with Le Pare Circle and North Access Drive
* Eastbound Approach B 113 B 132
* Northbound L eft'Turn A 7.6 A 7.9
* Westbound Approach C 19.0 C 23
* Southbound Left'rurn A 7.8 A 7.8
Lexington Drive with South Access Drive
0 Westbound Approach A 9.8 A 9.9
Lake-Cook Road with Access Drive
Southbound Fight'Turn C 16.0 E 419
LOS-Level of Service
"Wix("'d U"(", A
hl#,� Wo Grol'(,", Iffil?o I i4, 22 O '1
Discussion and R.(.,,coti.-iii.-i(. tidy tiotis
'The following summarizes how the intersections are projected to operate and identifies any
roadway and traffic control improvements necessary to accommodate the development-generated
traffic,
Lake Cook Rom.])vilh Lexington Drive
Assuming the projected Year 202 I base traffic volumes and the Lake.-Cook Road improvements,
this signalized intersection is projected to operate at an overall Level of Service (I OS) C during
the weekday morning and evening peak hours. All the individual movements are projected operate
at LOS D or better during the peak hours except the Lake.-Cook Road left-turn movements and the
Lexington Drive through movements, 'The Lake.-Cook Road left-turn movements are projected to
operate at I S E during the peak hours, 'This is due in part to the reduced amount of green time
provided to these movements and that the Lake.-Cook Road left-turn movements will operate on a
protected left-turn phase only. Further, the Lexington Drive through movements are projected to
operate at LOS D or E, which is due to the reduced green time provided to the Lexington Drive
through movements.
Assuming the projected Year 2027 total traffic volumes and the Lake.-Cook Road improvements,
the signalized intersection is projected to continue to operate at LOS C during the weekday
morning and evening peak hours. All the movements are projected to generally operate at LOS D
or better except the Lake.-Cook Road left-turn movements and the Lexington Drive through and
southbound left-turn movements, 'The left-turn movements and the Lexington Drive through
movement are projected to operate at LOS E or F during the peak hours. As such, with the Lake.-
Cook Road improvements, this intersection will generally have sufficient reserve capacity to
accommodate the development generated traffic and no additional roadway improvements and/or
traffic control modifications are required.
Levin 1 -1
glon Drive �vilh Armstrong Drive
Assuming the projected Year 202I base traffic volumes, this all-way stop sign controlled
intersection is projected to operate at an overall LOS A during the weekday morning peak hour
and LOS B during the evening peak hour. All the individual approaches are projected to operate
at LOS B or better during the peak hours.
Assuming the projected Year 2027 total traffic volumes, the intersection is projected to continue
operate at LOS A during the morning peak hour and LOS B during the evening peak hour. Further,
all of the approaches are projected to continue to operate at LOS B or better during the peak hours.
As such, this intersection will have sufficient reserve capacity to accommodate the development
generated traffic and no roadway improvements and/or traffic control modifications are required,
t?1�11('Wo Grov("" Illil?o I i" 23 AWAL 0A'I
Lexin glon Drive )v ith Le Parc Circle am.]North Access Drive
Assuming the projected Year 202 l base traffic volumes, the critical movements to and from Le
Pare Circle are projected to operate at an overall LOS B during the weekday morning and evening
peak hours,
'rhe Lexington Drive north access drive will be located on the east side of Lexington Drive
opposite Le Pare Circle and will provide full access to and from the development, 'rhe access drive
will provide one inbound lane and one outbound lane with the outbound lane striped for a shared
left.-turn/right.-turn lane, 'rhe outbound lane will be under stop sign control.
Assuming the projected Year 2027 total traffic volumes, all of the critical movements to and from
Le Pare Circle are projected to continue to operate at LOS B or better, 'rhe critical movements to
and from the proposed access drive are projected to operate at LOS D or better. As such, this
intersection has sufficient reserve capacity to accommodate the development-generated traffic and
the proposed access drive and no roadway improvements and/or traffic control modifications are
required,
Lexin,a,,Ion Drive rvilh,.roulh Access Drive
'rhe Lexington Drive south access drive will be located on the east side of Lexington Drive
approximately l 80 feet north of Lake.-Cook Road and will be restricted to right-turn in and right.-
turn out movements only. As proposed, the access drive will provide one inbound lane and one
outbound lane channelized and signed to prohibit left-turn movements, 'rhe outbound lane will be
under stop sign control,
'rhe results of the capacity analyses have shown that the outbound right-turn movement is
projected to operate at LOS B or better during the weekday morning and evening peak hours. As
such, the access drive will provide efficient and orderly access to the development with limited
impact on the operations of Lexington Drive,
lake-.,('ook Rom]�vilh R4.,hi-Turn Access Drive
'rhe Lake.-Cook Road access drive is to be located on the north side of the road approximately 485
feet east of Lexington Drive and will be restricted to right-turn in and right-turn out movements
only. As proposed, the access drive will provide one inbound lane and one outbound lane
channelized and signed to prohibit left-turn movements, Further, the proposed barrier median
along Lake.-Cook Road will physically restrict left-turn movements, 'rhe outbound lane of the
access drive will be under stop sign control. In addition, a l 75--foot separate right-turn lane and a
220--foot taper will be provided on Lake.-Cook Road serving the access drive,
'rhe results of the capacity analyses have shown that the outbound right-turn movement is
projected to operate at LOS B during the weekday morning peak hour and a LOS E during the
evening peak hour. As such, the access drive will provide efficient and orderly access to the
development with limited impact on the operations of Lake.-Cook Road,
hl�#'Wo Grov("" filil?o I i" 24 AWAL 001
Based on the preceding analyses and recommendations, the following conclusions have been
made:
'rhe traffic projected to be generated by the proposed development will be reduced due to
the volume of pass-by traffic generated by the development and multipurpose trips between
the various uses. In addition, the proposed development will be replacing an approximate
l 00,000 square-foot office building,
Access to the development is to be provided the following three access drives:
0 'The Lake-Cook Road access drive is to be located on the north side of the road
approximately 425 feet east of Lexington Drive and will be restricted to right-turn
in and right-turn out movements only. As proposed, the access drive will provide
one inbound lane and one outbound lane channelized and signed to prohibit left.-
turn movements, Further, the proposed barrier median along Lake.-Cook Road will
physically restrict left-turn movements, 'The outbound lane of the access drive will
be under stop sign control. In addition, a l7546ot separate right-turn lane and a
220--foot taper will be provided on Lake.-Cook Road serving the access drive,
0 'The Lexingion Drive north access drive will be located on the east side of
Lexington Drive opposite Le Pare Circle and will provide full access to and from
the development, 'The access drive will provide one inbound lane and one outbound
lane with the outbound lane striped for a shared left.-turn/right.-turn lane, 'The
outbound lane will be under stop sign control,
0 'rhe Lexingion Drive sonih access drive will be located on the east side of
Lexington Drive approximately l 80 feet north of Lake.-Cook Road and will be
restricted to right-turn in and right-turn out movements only. As proposed, the
access drive will provide one inbound lane and one outbound lane channelized and
signed to prohibit left-turn movements, 'The outbound lane will be under stop sign
control,
'rhe two Lexington Drive access drives will replace two full access drives serving the
existing office development,
'The results of the capacity analyses have shown that with the Lake.-Cook Road roadway
improvements, the roadway system generally has sufficient reserve capacity to
accommodate the development traffic volumes and no additional roadway improvements
and/or traffic control modifications are required,
"Wix("'d U"("'
Grov("" filil?o IOA'1
Appendi' X.
Traffic Count Summary Sheets
Preliminary Site Plan
CMAP Projections Letter
Level of Service Table
Capacity Analysis Summary Sheets
Traffic Count Summary Sheets
Buffalo Grove, III Weather: Cool and Dry 04/I /2I
Lake Cook Rd and Lexington Dr I e a9 e 2 7
Friday April 16, 2021 Passenger Vehicles Only
TU S/T APAC[Ver 3, 6I ,I2] - I a-Minu e Counts: A.I.I. Vehicles -m by Mvmt
Intersection # 3 lakecook/lexin ton
Begin -mApproach -mApproachS-mApproachW-mApproachInd.
600 0 2 6 3 48 a 13 a a 10 13 0 220
615 I 2 7 2 59 8 30 2 6 9 175 2 303
630 0 4 16 a 71 8 23 6 6 14 241 4 39
645 0 4 17 7 94 4 35 a II II 198 6 392
700 a 7 10 4 99 13 19 4 II 15 203 10 400
715 2 8 23 4 103 6 27 a 13 10 210 3 414
730 3 6 20 II 139 8 32 7 12 13 242 4 497
745 a a 19 8 108 10 31 15 9 19 241 II 481
00 2 12 12 13 141 18 26 19 17 9 197 2 46
Ia 6 10 18 a 136 Ia 32 10 12 17 218 II 490
30 7 10 18 2 II7 12 37 12 II 14 218 4 46
845 4 9 13 7 154 20 27 a 9 12 208 12 480
1600 8 6 21 10 271 29 22 4 25 34 16 2 61
I6I5 7 8 25 8 291 31 16 6 9 24 198 9 632
1630 9 16 15 18 275 22 23 10 18 29 207 12 654
I645 II 9 18 19 307 40 Ia 13 14 31 171 10 65
1700 II 23 22 13 274 27 12 6 12 37 169 a 611
1715 II 18 16 10 318 34 12 14 17 19 197 6 672
1730 8 II 22 17 239 39 24 6 13 24 190 4 597
1745 10 7 17 14 230 38 20 6 17 21 19 8 577
Total 110 177 335 180 3474 387 476 160 247 372 3981 125 10024
Buffalo Grove, III Weather: Cool and Dry 04/I /2I
Lake Cook Rd and Lexington Dr I9 e 04 e 2
Friday April 16, 2021 Trucks Only
TU S/T APAC[Ver 3, 6I ,I2] - I a-Minu e Counts: A.I.I. Vehicles -m by Mvmt
Begin -mApproach -mApproachS-mApproachW-mApproachInd.
600 0 0 0 0 5 0 0 0 0 0 8 0 13
6I5 I 0 0 0 I 0 0 0 0 0 6 0
630 0 0 I 0 10 0 0 0 0 0 5 I 17
645 0 0 I I 14 0 I 0 0 0 6 I 24
700 I 0 2 2 9 2 0 0 0 0 5 0 21
715 3 0 3 0 II 0 0 0 0 0 6 I 24
730 0 0 0 0 5 0 I 0 0 0 5 I I
745 0 0 2 2 4 0 0 0 0 0 a I 14
00 0 0 2 I 13 0 0 0 0 0 8 0 24
815 4 0 I I 7 0 0 I 0 0 10 I 25
30 0 0 0 3 6 0 0 0 0 0 6 I 16
45 0 0 3 4 2 0 0 0 0 0 8 0 17
I600 I 0 0 I 9 0 0 0 0 0 6 0 17
I6I a 0 0 0 I 6 0 0 0 0 0 2 0 9
1630 0 0 0 0 4 0 0 0 0 0 4 0
1645 0 0 I 0 a 0 0 0 0 0 3 I 10
1700 0 0 0 0 8 0 0 0 0 0 4 I 13
1715 0 0 2 0 7 0 0 0 0 0 2 0 II
1730 I 0 0 0 2 I 0 0 0 0 5 I 10
1745 0 0 0 0 6 0 0 0 0 0 2 0
Total II 0 18 16 134 3 2 I 0 0 106 10 301
Buffalo Grove, III Weather: Warm and Ivry II/0 a/20
Lexington Dr and Armstrong Dr I e 3 7 e 4 a
Wednesday November 4, 2020
TU S/T APAC[Ver 3, 6I ,I2] - I a-Minu e Counts: A.I.I. Vehicles -m by Mvmt
Begin N-mApproach -mApproach S-mApproach W-mApproach Ind.
700 0 I I 9 2 0 2 10 7 15 4 10 61
715 0 a 0 2 3 0 4 3 4 12 10 4 47
730 0 a 0 I 2 I 4 3 4 30 10 8 6
745 2 3 0 I 2 3 3 10 II 18 22 8 83
00 3 a 0 a 4 3 4 13 14 18 19 9 97
Ia 0 a 0 4 6 I 4 7 8 Ia 12 10 72
30 I I 0 a 3 2 a 4 6 13 10 7 57
845 0 4 I 3 a I 3 10 9 14 4 a 59
I600 8 10 2 0 25 9 2 2 22 13 I 0 94
I6I5 9 10 I 0 22 6 I 2 II 22 4 I 89
1630 7 15 0 0 20 2 2 I 25 18 0 4 94
I645 8 6 I I 30 a 0 a 32 21 3 0 II
1700 12 21 4 0 41 6 I 4 27 18 a 0 139
1715 6 12 2 I 35 a I 3 31 19 2 0 II7
1730 7 6 I I 22 4 I 2 25 18 a 0 92
1745 a 3 0 0 14 0 I 6 18 Ia 4 2 6
TU S/T APAC[Ver 3, 6I ,I2] - I a-Minute Counts: A.I.I. Vehicles -m Totals
Intersection # I lexington/ rmstron
Begin Approach Totals Exit Totals Int
700 2 II 19 29 29 7 16 9 61
715 a a 11 26 9 14 17 7 47
730 a 4 II 48 12 14 36 6 6
745 a 6 24 48 19 25 24 15 83
00 8 12 31 46 27 23 26 21 97
Ia a II 19 37 21 16 21 14 72
30 2 10 15 30 16 15 16 10 57
45 a 9 22 23 18 8 19 14 59
1600 20 34 26 14 2 a 32 as 94
I6I5 20 28 14 27 3 6 38 42 89
1630 22 22 28 22 a 2 35 52 94
I645 Ia 36 37 24 6 4 32 70 II
1700 37 47 32 23 4 10 45 80 139
1715 20 41 35 21 4 a 36 72 117
1730 14 27 28 23 3 7 28 54 92
1745 8 14 25 21 8 a 18 37 6
Buffalo Grove, III Weather: Warm and Ivry II/0 a/20
Lexington Dr and LeParc Circle I e 4I e 06
Wednesday November 4, 2020
TU S/T APAC[Ver 3, 6I ,I2] - I a-Minu e Counts: A.I.I. Vehicles -m by Mvmt
Intersection # 2 lexin ton/Ieparc
Begin N-mApproach -mApproach S-mApproach W-mApproach Ind.
700 0 16 0 0 0 0 0 20 4 a 0 2 47
715 I 17 0 0 0 0 0 Ia 0 I 0 0 34
730 0 32 0 0 0 0 0 II 0 5 0 2 50
745 I 19 0 0 0 0 0 29 4 7 0 2 6
Ia 0 21 0 0 0 0 0 Ia 0 3 0 2 41
30 0 15 0 0 0 0 0 15 2 6 0 I 39
845 2 20 0 0 0 0 0 18 4 4 0 a 53
1600 0 34 0 0 0 0 0 22 4 3 0 I 64
I6I5 8 30 0 0 0 0 0 12 10 a 0 2 67
1630 3 30 0 0 0 0 0 22 a 7 0 4 71
1645 3 27 0 0 0 0 0 32 3 3 0 a 73
1 700 2 42 0 0 0 0 0 25 4 2 0 3 7
1715 9 29 0 0 0 0 0 31 a I 0 4 79
1730 7 21 0 0 0 0 0 30 5 3 0 I 67
1745 3 17 0 0 0 0 0 21 6 8 0 3 a
Total 42 392 0 0 0 0 0 343 58 65 0 45 945
TU S/T APAC[Ver 3, 6I ,I2] - I a-Minute Counts: A.I.I. Vehicles -m Totals
Intersection # 2 lexin ton/Ieparc
Begin Approach Totals Exit Totals Int
700 16 0 24 7 22 0 21 4 47
715 18 0 15 I 15 0 18 I 34
730 32 0 II 7 13 0 37 0 50
745 20 0 33 9 31 0 26 a 6
00 25 0 27 10 33 0 24 a 6
Ia 21 0 Ia a 17 0 24 0 41
30 15 0 17 7 16 0 21 2 39
845 22 0 22 9 23 0 24 6 53
1600 34 0 26 4 23 0 37 4 64
I6I5 38 0 22 7 14 0 35 18 67
1630 33 0 27 II 26 0 37 8 71
1645 30 0 35 8 37 0 30 6 73
1700 44 0 29 a 28 0 44 6 7
1715 38 0 36 a 35 0 30 14 79
1730 28 0 35 4 31 0 24 12 67
1745 20 0 27 II 24 0 25 9 a
Total 434 0 401 110 388 0 457 100 945
Preliminary Site
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ProjectionsCMAP Letter
,433 Num Van Buren Sheet
4d 4W
Chicago Metropolitan Clkaga ,&N507
Agency for Planning nap nc1sRuv
���Apra�IIIUi���u�q��°�'
April I9, 202I
Andrew Bowen
'Traffic Engineer
Keni , Lindgren, O'Hara and Aboona, Inc.
9575 Nest Higgins Road
Suite 400
Rosemont, IL 600I8
,Vu iiec°tm Lake Cook hood(qr Lexington.Drive
IDOrr
Dear Mr. Bowen:
In response to a request made on your behalf and dated April I9, 202I, we have
developed year 2050 average daily traffic (AD'T) projections for the subject location.
ROAD SEGMENT Current Volumes Year 2050 ADT
�_akcrcrk C�c� , �_ xirfgtcrrf t7r 36,300 46,�00
Traffic projections are developed using existing ADrr data provided in the request letter
and the results from the December 2020 C MAp 'Travel I7ern and Analysis. 'The regional
travel model uses C MAP 2050 socioeconomic projections and assumes the
implementation of the ON r1-0 2050 Comprehensive Regional Plan for the Northeastern
Illinois area, 'The provision of this data in support of your request does not constitute a
CMAP endorsement of the proposed development or any subsequent developments.
If you have any questions, please call me at(3 I2) 386-8806
Sincerely,
Jose Rodriguez, prrp, AICP
Senior Planner, Research & Analysis
cc:Rios(IDOr)
2021 CY IrafficForeclist\BtiffaloGrove\la-08-21\1a-08-21.docx
Level
LEVEL OF SERVICE CRITERIA
A Favorable progression, Most vehicles arrive during the <10
green indication and travel through the intersection
without stopping,
B Good progression, with more vehicles stopping than for >10 - 20
Level of Service A.
C Individual cycle failures (i.e., one or more queued >20 .- 35
vehicles are not able to depart as a result of insufficient
capacity during the cycle) i-nay begin to appear.
Nui-nber of vehicles stopping is significant, although i-nany
vehicles still pass through the intersection without
stopping,
D The volume-to-capacity ratio is high and either >35 - 55
progression is ineffective or the cycle length is too long.
Many vehicles stop and individual cycle failures are
noticeable,
E Progression is unfavorable. The voluine.-to-capacity ratio >55 - 80
is high and the cycle length is long. Individual cycle
failures are frequent,
F The volume-to-capacity ratio is very high, progression is >Wo
very poor, and the cycle length is long. Most cycles fail
to clear the queue,
...........
A 0 .- 10
B > 10 - 15
C > 15 - 25
D >25 - 35
E > 35 .- 50
F > 50
Source: HiAwq,y rapacity Manual,2010.
Weekday Morning Peak Flour — Year 2021 as Conditions
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Road
1I04/20/2021
-11 --1. .4--- t
Lane Configurations
Traffic Volume(vph) 45 2085 89 83 830 53 74 85 189 108 56 36
Future Volume(vph) 45 2085 89 83 830 53 74 85 189 108 56 36
Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade(%) 0% 0% 0% 0%
Storage Length (ft) 215 0 225 0 85 85 140 140
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length(ft) 220 220 175 155
Lane Util.Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.994 0.991 0.850 0.850
F1t Protected 0.950 0.950 0.950 0.950
Satd.Flow(prat) 1805 5107 0 1752 4898 0 1805 2000 1599 1787 2000 1615
F1t Permitted 0.950 0.950 0.719 0.554
Satd.Flow(per ) 1805 5107 0 1752 4898 0 1366 2000 1599 1042 2000 1615
Right Turn on Red No No No No
Satd.Flow(RTOR)
Link Speed (mph) 45 45 25 25
Link Distance(ft) 895 1175 422 399
Travel Time(s) 13.6 17.8 11.5 10.9
Confl.Peds.(#/hr)
Confl. Bikes(#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
Heavy Vehicles(%) 0% 1% 0% 3% 5% 4% 0% 0% 1% 1% 0% 0%
Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic(%) 0% 0% 0% 0%
Shared Lane Traffic(%)
Lane Group Flow(vph) 47 2289 0 87 930 0 78 89 199 114 59 38
Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov
Protected Phases 5 2 1 6 3 8 1 7 4 5
Permitted Phases 8 8 4 4
Detector Phase 5 2 1 6 3 8 1 7 4 5
Switch Phase
Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0
Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 7.0
Total Split(s) 10.5 73.5 10.5 73.5 19.0 17.0 10.5 19.0 17.0 10.5
Total Split(%) 8.8% 61.3% 8.8% 61.3% 15.8% 14.2% 8.8% 15.8% 14.2% 8.8%
Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0
All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 1.0
Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time(s) 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Recall Made None C-Min None C-Min None None None None None None
Act Ect Green(s) 6.9 69.4 8.9 73.4 23.3 10.7 25.7 28.3 15.0 27.8
Actuated g/C Ratio 0.06 0.58 0.07 0.61 0.19 0.09 0.21 0.24 0.12 0.23
Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Rea 1I04/20/2021
-11 --1. t o. t
v/c Ratio 0.46 0.77 0.67 0.31 0.26 0.50 0.58 0.36 0.24 0.10
Control Delay 69.3 22.1 79.7 12.5 37.3 61.6 50.3 39.2 50.7 37.6
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 69.3 22.1 79.7 12.5 37.3 61.6 50.3 39.2 50.7 37.6
LOS E C E B D E D D D D
Approach Delay 23.0 18.2 50.3 42.1
Approach LOS C B D D
(queue Length 50th (ft) 35 490 66 131 48 66 136 71 42 23
Queue Length 95th(ft) #78 557 #172 164 87 122 225 119 85 54
Internal Link Dist(ft) 815 1095 342 319
Turn Bay Length(ft) 215 225 85 85 140 140
Base Capacity(vph) 106 2954 130 2994 376 193 341 348 249 377
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.44 0.77 0.67 0.31 0.21 0.46 0.58 0.33 0.24 0.10
Area Type: other
Cycle Length: 120
Actuated Cycle Length: 120
Offset:21 (18%),Referenced to phase 2:EBT and 6:WBT,Start of Green
Natural Cycle:65
Control Type:Actuated-Coordinated
Maximum v/c Ratio:0.77
Intersection Signal Delay:25.3 Intersection LOS:C
Intersection Capacity Utilization 72.8% ICU Level of Service C
Analysis Period(min) 15
# 95th percentile volume exceeds capacity,queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Lexington Drive&Lake-Cook Road I
05 4ll11 06(R 7 08
Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 2
HCM t TWSC
3: Lexington ®rive & Le Parc Circle 04/20/2021
/////
Int Delay,s/veh 1.4
Lane Configurations �uu�l��° 4, (,,
Traffic Vol,veh/h 21 26 9 174 174 6
Future Vol,veh/h 21 26 9 174 174 6
Conflicting Reds,#/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0
Veh in Median Storage,# 0 - - 0 0 -
Grade,% 0 - 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles,% 0 0 0 5 5 0
Mvmt Flow 22 27 9 183 183 6
Conflicting Flow All 387 186 189 0 - 0
Stage 1 186 - - - - -
Stage 2 201 - - - - -
Critical Hdwy 6.4 6.2 4.1 - - -
Critical Hdwy Stg 1 5.4 - -
Critical Hdwy Stg 2 5.4 - - - - -
Follow-up Hdwy 3.5 3.3 2.2
Pot Cap-1 Maneuver 620 861 1397 - - -
Stage 1 851 - -
Stage 2 838 - - - - -
Platoon blacked,%
Mov Cap-1 Maneuver 616 861 1397 - - -
Mov Cap-2 Maneuver 616 - -
Stage 1 845 - - - - -
Stage 2 838 - -
HCM Control Delay,s 10.3 0.4 0
HCM LOS B
Capacity(veh/h) 1397 - 731 - -
HCM Lane V/C Ratio 0.007 - 0.068 - -
HCM Control Delay(s) 7.6 0 10.3 - -
HCM Lane LOS A A B - -
HCM 95th%tile O(veh) 0 - 0.2 - -
Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
HCM t C
2: Lexington ®rive & Armstrong ®rive 04/20/2021
Intersection Delay,s/veh 9.3
Intersection LOS A
Lane Configurations
Traffic Vol,veh/h 53 95 136 12 21 17 75 72 33 5 32 8
Future Vol,veh/h 53 95 136 12 21 17 75 72 33 5 32 8
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Heavy Vehicles,% 0 0 0 5 0 5 0 5 5 5 5 0
Mvmt Flow 56 100 143 13 22 18 79 76 35 5 34 8
Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0
Opposing Approach WB EB SB NB
Opposing Lanes 1 1 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 1 1
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 1 1
HCM Control Delay 9.7 8.1 9.3 8.3
HCM LOS A A A A
Vol Left,% 42% 19% 24% 11%
Vol Thru,% 40% 33% 42% 71%
Vol Right,% 18% 48% 34% 18%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 180 284 50 45
LT Vol 75 53 12 5
Through Vol 72 95 21 32
RT Vol 33 136 17 8
Lane Flaw Rate 189 299 53 47
Geometry Grp 1 1 1 1
Degree of Util(X) 0.248 0.356 0.069 0.065
Departure Headway(Hd) 4.716 4.289 4.737 4.926
Convergence,Y/N Yes Yes Yes Yes
Cap 760 837 754 724
Service Time 2.757 2.319 2.781 2.975
HCM Lane V/C Ratio 0.249 0.357 0.07 0.065
HCM Control Delay 9.3 9.7 8.1 8.3
HCM Lane LOS A A A A
HCM 95th-tile Q 1 1.6 0.2 0.2
Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Weekday Evening Peak Flour — Year 2021 as Conditions
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Road
1I04/20/2021
-11 --1. .4--- t
Lane Configurations
Traffic Volume(vph) 53 1176 120 185 1701 90 92 65 93 111 99 63
Future Volume(vph) 53 1176 120 185 1701 90 92 65 93 111 99 63
Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade(%) 0% 0% 0% 0%
Storage Length (ft) 215 0 225 0 85 85 140 140
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length(ft) 220 220 175 155
Lane Util.Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.986 0.992 0.850 0.850
F1t Protected 0.950 0.950 0.950 0.950
Satd.Flow(prat) 1805 5068 0 1805 5050 0 1805 2000 1615 1736 1980 1583
F1t Permitted 0.950 0.950 0.690 0.563
Satd.Flow(per ) 1805 5068 0 1805 5050 0 1311 2000 1615 1029 1980 1583
Right Turn on Red No No No No
Satd.Flow(RTOR)
Link Speed (mph) 45 45 25 25
Link Distance(ft) 895 1175 422 399
Travel Time(s) 13.6 17.8 11.5 10.9
Confl.Peds.(#/hr)
Confl. Bikes(#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
Heavy Vehicles(%) 0% 1% 0% 0% 2% 0% 0% 0% 0% 4% 1% 2%
Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic(%) 0% 0% 0% 0%
Shared Lane Traffic(%)
Lane Group Flow(vph) 56 1364 0 195 1886 0 97 68 98 117 104 66
Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov
Protected Phases 5 2 1 6 3 8 1 7 4 5
Permitted Phases 8 8 4 4
Detector Phase 5 2 1 6 3 8 1 7 4 5
Switch Phase
Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0
Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 7.0
Total Split(s) 21.0 63.5 21.0 63.5 10.0 25.5 21.0 10.0 25.5 21.0
Total Split(%) 17.5% 52.9% 17.5% 52.9% 8.3% 21.3% 17.5% 8.3% 21.3% 17.5%
Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0
All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 1.0
Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time(s) 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes
Recall Made None C-Min None C-Min None None None None None None
Act Ect Green(s) 9.1 63.8 17.6 74.3 20.3 12.3 33.3 23.2 12.6 27.7
Actuated g/C Ratio 0.08 0.53 0.15 0.62 0.17 0.10 0.28 0.19 0.10 0.23
Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Rea 1I04/20/2021
-11 --1. t t
v/c Ratio 0.41 0.51 0.74 0.60 0.39 0.33 0.22 0.46 0.50 0.18
Control Delay 61.1 19.7 65.5 16.2 44.1 53.1 31.4 45.8 58.5 36.3
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 61.1 19.7 65.5 16.2 44.1 53.1 31.4 45.8 58.5 36.3
LOS E B E B D D C D E D
Approach Delay 21.3 20.9 41.7 48.2
Approach LOS C C D D
(queue Length 50th (ft) 42 243 145 319 63 50 56 77 77 41
Queue Length 95th(ft) 83 313 226 432 108 92 93 127 130 74
Internal Link Dist(ft) 815 1095 342 319
Turn Bay Length(ft) 215 225 85 85 140 140
Base Capacity(vph) 255 2694 281 3125 250 325 463 257 321 469
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.22 0.51 0.69 0.60 0.39 0.21 0.21 0.46 0.32 0.14
Area Type: other
Cycle Length: 120
Actuated Cycle Length: 120
Offset:21 (18%),Referenced to phase 2:EBT and 6:WBT,Start of Green
Natural Cycle:60
Control Type:Actuated-Coordinated
Maximum v/c Ratio:0.74
Intersection Signal Delay:24.3 Intersection LOS:C
Intersection Capacity Utilization 64.4% ICU Level of Service C
Analysis Period(min) 15
Splits and Phases: 1: Lexington Drive&Lake-Cook Road I
I Jpi-I�D2 "�,'; 03 04
213.E
05 J11 4__ t(F"', 7 103
Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 2
HCM t TWSC
3: Lexington ®rive & Le Parc Circle 04/20/2021
/////
Int Delay,s/veh 1.3
Lane Configurations �uu�l��° 4, (,,
Traffic Vol,veh/h 24 20 26 182 253 26
Future Vol,veh/h 24 20 26 182 253 26
Conflicting Reds,#/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0
Veh in Median Storage,# 0 - - 0 0 -
Grade,% 0 - 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles,% 0 0 0 5 5 0
Mvmt Flow 25 21 27 192 266 27
Conflicting Flow All 526 280 293 0 0
Stage 1 280 - - - - -
Stage 2 246 - - - - -
Critical Hdwy 6.4 6.2 4.1 - - -
Critical Hdwy Stg 1 5.4 - -
Critical Hdwy Stg 2 5.4 - - - - -
Follow-up Hdwy 3.5 3.3 2.2
Pot Cap-1 Maneuver 516 764 1280 - - -
Stage 1 772 - -
Stage 2 800 - - - - -
Platoon blacked,%
Mov Cap-1 Maneuver 504 764 1280 - - -
Mov Cap-2 Maneuver 504 - -
Stage 1 753 - - - - -
Stage 2 800 - -
HCM Control Delay,s 11.5 1 0
HCM LOS B
Capacity(veh/h) 1280 - 596 - -
HCM Lane V/C Ratio 0.021 - 0.078 - -
HCM Control Delay(s) 7.9 0 11.5 - -
HCM Lane LOS A A B - -
HCM 95th%tile O(veh) 0.1 - 0.3 - -
Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
HCM t C
2: Lexington ®rive & Armstrong ®rive 04/20/2021
Intersection Delay,s/veh 10.4
Intersection LOS B
Lane Configurations
Traffic Vol,veh/h 6 15 135 33 189 3 180 20 6 11 96 50
Future Vol,veh/h 6 15 135 33 189 3 180 20 6 11 96 50
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Heavy Vehicles,% 0 0 0 5 0 5 0 5 5 5 5 0
Mvmt Flow 6 16 142 35 199 3 189 21 6 12 101 53
Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0
Opposing Approach WB EB SB NB
Opposing Lanes 1 1 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 1 1
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 1 1
HCM Control Delay 9.2 11.1 10.9 9.9
HCM LOS A B B A
Vol Left,% 87% 4% 15% 7%
Vol Thru,% 10% 10% 84% 61%
Vol Right,% 3% 87% 1% 32%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 206 156 225 157
LT Vol 180 6 33 11
Through Vol 20 15 189 96
RT Vol 6 135 3 50
Lane Flaw Rate 217 164 237 165
Geometry Grp 1 1 1 1
Degree of Util(X) 0.323 0.219 0.347 0.239
Departure Headway(Hd) 5.365 4.801 5.281 5.207
Convergence,Y/N Yes Yes Yes Yes
Cap 670 747 682 691
Service Time 3.392 2.829 3.308 3.236
HCM Lane V/C Ratio 0.324 0.22 0.348 0.239
HCM Control Delay 10.9 9.2 11.1 9.9
HCM Lane LOS B A B A
HCM 95th-tile Q 1.4 0.8 1.6 0.9
Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Weekday Morning Peak Flour — Year 2027 Total Pro iected.
Conditions
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Road
1I04/21/2021
-11 --1. .4--- t
Lane Configurations
Traffic Volume(vph) 164 2132 93 87 874 113 78 105 198 225 73 93
Future Volume(vph) 164 2132 93 87 874 113 78 105 198 225 73 93
Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade(%) 0% 0% 0% 0%
Storage Length (ft) 215 0 225 0 85 85 140 140
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length(ft) 220 220 175 155
Lane Util.Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.994 0.983 0.850 0.850
F1t Protected 0.950 0.950 0.950 0.950
Satd.Flow(prat) 1805 5107 0 1752 4861 0 1805 2000 1599 1787 2000 1615
F1t Permitted 0.950 0.950 0.707 0.490
Satd.Flow(perm) 1805 5107 0 1752 4861 0 1343 2000 1599 922 2000 1615
Right Turn on Red No No No No
Satd.Flow(RTOR)
Link Speed (mph) 45 45 25 25
Link Distance(ft) 895 398 422 336
Travel Time(s) 13.6 6.0 11.5 9.2
Confl.Peds.(#/hr)
Confl. Bikes(#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
Heavy Vehicles(%) 0% 1% 0% 3% 5% 4% 0% 0% 1% 1% 0% 0%
Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic(%) 0% 0% 0% 0%
Shared Lane Traffic(%)
Lane Group Flow(vph) 173 2342 0 92 1039 0 82 111 208 237 77 98
Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov
Protected Phases 5 2 1 6 3 8 1 7 4 5
Permitted Phases 8 8 4 4
Detector Phase 5 2 1 6 3 8 1 7 4 5
Switch Phase
Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0
Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 7.0
Total Split(s) 23.0 70.0 12.0 59.0 7.0 18.0 12.0 21.0 32.0 23.0
Total Split(%) 19.0% 57.9% 9.9% 48.8% 5.8% 14.9% 9.9% 17.4% 26.4% 19.0%
Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0
All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 1.0
Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time(s) 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead
Lead-Lag Optimize?
Recall Made None C-Min None C-Min None None None None None None
Act Ect Green(s) 16.0 65.4 8.2 57.7 18.2 11.2 25.4 34.3 25.7 47.7
Actuated g/C Ratio 0.13 0.54 0.07 0.48 0.15 0.09 0.21 0.28 0.21 0.39
Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Rea 1I04/21/2021
-11 --1. t t
v/c Ratio 0.73 0.85 0.77 0.45 0.38 0.60 0.62 0.62 0.18 0.15
Control Delay 67.7 27.8 94.2 22.6 41.5 66.7 52.3 43.1 40.3 23.5
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 67.7 27.8 94.2 22.6 41.5 66.7 52.3 43.1 40.3 23.5
LOS E C F C D E D D D C
Approach Delay 30.5 28.5 54.1 37.9
Approach LOS C C D D
(queue Length 50th (ft) 131 561 72 201 47 84 148 150 50 48
Queue Length 95th(ft) 204 634 #166 250 88 146 231 229 93 83
Internal Link Dist(ft) 815 318 342 256
Turn Bay Length(ft) 215 225 85 85 140 140
Base Capacity(vph) 283 2761 119 2317 217 198 335 390 429 677
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.61 0.85 0.77 0.45 0.38 0.56 0.62 0.61 0.18 0.14
Area Type: other
Cycle Length: 121
Actuated Cycle Length: 121
Offset:0(0%),Referenced to phase 2:EBT and 6:WBT,Start of Green
Natural Cycle:70
Control Type:Actuated-Coordinated
Maximum v/c Ratio:0.85
Intersection Signal Delay:32.8 Intersection LOS:C
Intersection Capacity Utilization 80.5% ICU Level of Service D
Analysis Period(min) 15
# 95th percentile volume exceeds capacity,queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Lexington Drive&Lake-Cook Road I
D I "(N )l T `�k1
05 4IU 06( 7 108
Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 2
HCM t TWSC
3: Lexington ®rive & Le Parc Circle/Proposed Full Access 04/21/2021
/////
Int Delay,s/veh 6.5
Lane Configurations
Traffic Vol,veh/h 21 0 26 190 0 19 9 178 88 25 175 6
Future Vol,veh/h 21 0 26 190 0 19 9 178 88 25 175 6
Conflicting Reds,#/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized - - None - - None - - None - - None
Storage Length - -
Veh in Median Storage,# - 0 - - 0 - - 0 - - 0 -
Grade,% - 0 - 0 - 0 - 0 -
Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95
Heavy Vehicles,% 0 0 0 0 0 0 0 5 0 0 5 0
Mvmt Flow 22 0 27 200 0 20 9 187 93 26 184 6
Conflicting Flow All 501 537 187 505 494 234 190 0 0 280 0 0
Stage 239 239 - 252 252 - - - - - - -
Stage 2 262 298 - 253 242 - - - - - - -
Critical Hdwy 7.1 6.5 6.2 7.1 6.5 6.2 4.1 - - 4.1 - -
Critical Hdwy Stg 1 6.1 5.5 - 6.1 5.5 - - -
Critical Hdwy Stg 2 6.1 5.5 - 6.1 5.5 - - - - - - -
Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.2 2.2
Pot Cap-1 Maneuver 484 453 860 481 479 810 1396 - - 1294 - -
Stage1 769 711 - 757 702 - - -
Stage 2 747 671 - 756 709 - - - - - - -
Platoon blacked,%
Mov Cap-1 Maneuver 461 439 860 455 465 810 1396 - - 1294 - -
Mov Cap-2 Maneuver 461 439 - 455 465 - - -
Stagel 763 695 - 751 696 - - - - - - -
Stage 2 723 666 - 716 693 - - -
HCM Control Delay,s 11.3 19 0.2 1
HCM LOS B C
Capacity(veh/h) 1396 - - 620 474 1294 - -
HCM Lane V/C Ratio 0.007 - - 0.08 0.464 0.02 - -
HCM Control Delay(s) 7.6 0 - 11.3 19 7.8 0 -
HCM Lane LOS A A - B C A A -
HCM 95th%tile O(veh) 0 - - 0.3 2.4 0.1 - -
Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
HCM t TWSC
4: Lexington ®rive & Proposed F lR0 Access 04/21/2021
/////
Int Delay,s/veh 0.1
/ r /
/ r r r .r r r r
Lane Configurations
Traffic Vol,veh/h 0 4 271 111 0 391
Future Vol,veh/h 0 4 271 111 0 391
Conflicting Reds,#/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - Stop - Free - None
Storage Length - 0 - - -
Veh in Median Storage,# 0 - 0 - - 0
Grade,% 0 - 0 - 0
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles,% 0 0 5 0 0 5
Mvmt Flow 0 4 285 117 0 412
�� N ;b, r///%�DD� l %�///// �//%%Di /r/�//////ODD000000000000000000000000000000000000000000000000000//,
�, ' rrrr,,� � rrrr,� .� rrrrr � r,,rrrrrr,rrrrr,rrrrr,rrrrrr..,.rrrrr,rrrrrr,rrrrr,rrrrr,rrrrrr..,..,.
Conflicting Flow All - 285 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.2 - - - -
Critical Hdwy Stg 1 - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.3
Pot Cap-1 Maneuver 0 759 - 0 0 -
Stage 1 0 - - 0 0 -
Stage 2 0 - - 0 0 -
Platoon blacked,% - -
Mov Cap-1 Maneuver - 759 - - - -
Mov Cap-2 Maneuver - -
Stage 1 - - - - - -
Stage 2 - -
HCM Control Delay,s 9.8 0 0
HCM LOS A
Capacity(veh/h) - 759 -
HCM Lane V/C Ratio - 0.006 -
HCM Control Delay(s) - 9.8 -
HCM Lane LOS - A -
HCM 95th%tile O(veh) - 0 -
Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 2
HCM t TWSC
5: Lake-Cook Road & Proposed RIRO Access 04/21/2021
Int Delay,s/veh 0.5
Lane Configurations
Traffic Vol,veh/h 0 2555 965 112 0 109
Future Vol,veh/h 0 2555 965 112 0 109
Conflicting Reds,#/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - Free - Stop
Storage Length - - - 0
Veh in Median Storage,# - 0 0 - 0 -
Grade,% - 0 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles,% 0 1 5 0 0 0
Mvmt Flow 0 2689 1016 118 0 115
;////�� ; ,:.,,,����//////�// i//�� i%%����000000000000000000000000000000000000000000000000000//,
Conflicting Flow All - 0 0 508
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - - - - - 7.1
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follaw-up Hdwy - - - - - 3.9
Pot Cap-1 Maneuver 0 - - 0 0 441
Stage 1 0 - - 0 0 -
Stage 2 0 - - 0 0 -
Platoon blacked,% - -
Mov Cap-1 Maneuver - - - - - 441
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
HCM Control Delay,s 0 0 16
HCM LOS C
Capacity(veh/h) - - 441
HCM Lane V/C Ratio - - 0.26
HCM Control Delay(s) - - 16
HCM Lane LOS - - C
HCM 95th%tile O(veh) - - 1
Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 3
HCM t C
2: Lexington ®rive & Armstrong ®rive 04/20/2021
Intersection Delay,s/veh 9.8
Intersection LOS A
Lane Configurations
Traffic Vol,veh/h 56 100 147 17 22 18 82 83 39 5 42 8
Future Vol,veh/h 56 100 147 17 22 18 82 83 39 5 42 8
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Heavy Vehicles,% 0 0 0 5 0 5 0 5 5 5 5 0
Mvmt Flow 59 105 155 18 23 19 86 87 41 5 44 8
Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0
Opposing Approach WB EB SB NB
Opposing Lanes 1 1 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 1 1
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 1 1
HCM Control Delay 10.2 8.4 9.8 8.6
HCM LOS B A A A
Vol Left,% 40% 18% 30% 9%
Vol Thru,% 41% 33% 39% 76%
Vol Right,% 19% 49% 32% 15%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 204 303 57 55
LT Vol 82 56 17 5
Through Vol 83 100 22 42
RT Vol 39 147 18 8
Lane Flaw Rate 215 319 60 58
Geometry Grp 1 1 1 1
Degree of Util(X) 0.286 0.389 0.082 0.081
Departure Headway(Hd) 4.8 4.389 4.893 5.057
Convergence,Y/N Yes Yes Yes Yes
Cap 745 817 728 703
Service Time 2.853 2.431 2.953 3.123
HCM Lane V/C Ratio 0.289 0.39 0.082 0.083
HCM Control Delay 9.8 10.2 8.4 8.6
HCM Lane LOS A B A A
HCM 95th-tile Q 1.2 1.9 0.3 0.3
Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Weekday Evening Peak Flour — Year 2027 Total Pro iected.
Conditions
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Road
1I04/21/2021
-11 --1. .4--- t
Lane Configurations
Traffic Volume(vph) 159 988 183 194 1793 141 97 83 98 215 118 112
Future Volume(vph) 159 988 183 194 1793 141 97 83 98 215 118 112
Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade(%) 0% 0% 0% 0%
Storage Length (ft) 215 0 225 0 85 85 140 140
Storage Lanes 1 0 1 0 1 1 1 1
Taper Length(ft) 220 220 175 155
Lane Util.Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.977 0.989 0.850 0.850
F1t Protected 0.950 0.950 0.950 0.950
Satd.Flow(prat) 1805 5025 0 1805 5037 0 1805 2000 1615 1736 1980 1583
F1t Permitted 0.950 0.950 0.597 0.685
Satd.Flow(per ) 1805 5025 0 1805 5037 0 1134 2000 1615 1251 1980 1583
Right Turn on Red No No No No
Satd.Flow(RTOR)
Link Speed (mph) 45 45 25 25
Link Distance(ft) 895 398 422 280
Travel Time(s) 13.6 6.0 11.5 7.6
Confl.Peds.(#/hr)
Confl. Bikes(#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
Heavy Vehicles(%) 0% 1% 0% 0% 2% 0% 0% 0% 0% 4% 1% 2%
Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic(%) 0% 0% 0% 0%
Shared Lane Traffic(%)
Lane Group Flow(vph) 167 1233 0 204 2035 0 102 87 103 226 124 118
Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov
Protected Phases 5 2 1 6 3 8 1 7 4 5
Permitted Phases 8 8 4 4
Detector Phase 5 2 1 6 3 8 1 7 4 5
Switch Phase
Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0
Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 7.0
Total Split(s) 21.0 63.5 21.0 63.5 12.0 23.5 21.0 12.0 23.5 21.0
Total Split(%) 17.5% 52.9% 17.5% 52.9% 10.0% 19.6% 17.5% 10.0% 19.6% 17.5%
Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0
All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 1.0
Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time(s) 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead
Lead-Lag Optimize?
Recall Made None C-Min None C-Min None None None None None None
Act Ect Green(s) 15.3 61.6 17.1 63.5 25.0 13.3 36.4 25.6 13.6 34.8
Actuated g/C Ratio 0.13 0.51 0.14 0.53 0.21 0.11 0.30 0.21 0.11 0.29
Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Lanes, Volumes, Timings
1: Lexington ®rive & Lake-Cook Rea 1I04/21/2021
-11 --1. t t
v/c Ratio 0.73 0.48 0.79 0.76 0.36 0.39 0.21 0.75 0.55 0.26
Control Delay 68.5 20.2 72.0 25.8 39.9 53.8 30.9 57.1 59.3 32.7
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 68.5 20.2 72.0 25.8 39.9 53.8 30.9 57.1 59.3 32.7
LOS E C E C D D C E E C
Approach Delay 26.0 30.0 40.9 51.6
Approach LOS C C D D
(queue Length 50th (ft) 125 229 151 452 64 63 57 154 92 69
Queue Length 95th(ft) 200 277 #278 560 109 112 100 226 151 113
Internal Link Dist(ft) 815 318 342 200
Turn Bay Length(ft) 215 225 85 85 140 140
Base Capacity(vph) 260 2581 268 2663 289 291 500 303 288 487
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.64 0.48 0.76 0.76 0.35 0.30 0.21 0.75 0.43 0.24
Area Type: other
Cycle Length: 120
Actuated Cycle Length: 120
Offset:0(0%),Referenced to phase 2:EBT and 6:WBT,Start of Green
Natural Cycle:70
Control Type:Actuated-Coordinated
Maximum v/c Ratio:0.79
Intersection Signal Delay:31.8 Intersection LOS:C
Intersection Capacity Utilization 78.5% ICU Level of Service D
Analysis Period(min) 15
# 95th percentile volume exceeds capacity,queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Lexington Drive&Lake-Cook Road I
Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 2
HCM t TWSC
3: Lexington ®rive & Le Parc Circle/Proposed Full Access 04/21/2021
/////
Int Delay,s/veh 6.2
Lane Configurations
Traffic Vol,veh/h 24 0 20 166 0 17 26 190 77 21 259 26
Future Vol,veh/h 24 0 20 166 0 17 26 190 77 21 259 26
Conflicting Reds,#/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free
RT Channelized - - None - - None - - None - - None
Storage Length - -
Veh in Median Storage,# - 0 - - 0 - - 0 - - 0 -
Grade,% - 0 - 0 - 0 - 0 -
Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95
Heavy Vehicles,% 0 0 0 0 0 0 0 5 0 0 5 0
Mvmt Flow 25 0 21 175 0 18 27 200 81 22 273 27
Conflicting Flow All 635 666 287 636 639 241 300 0 0 281 0 0
Stage 331 331 - 295 295 - - - - - - -
Stage 2 304 335 - 341 344 - - - - - - -
Critical Hdwy 7.1 6.5 6.2 7.1 6.5 6.2 4.1 - - 4.1 - -
Critical Hdwy Stg 1 6.1 5.5 - 6.1 5.5 - - -
Critical Hdwy Stg 2 6.1 5.5 - 6.1 5.5 - - - - - - -
Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.2 2.2
Pot Cap-1 Maneuver 394 383 757 393 397 803 1273 - - 1293 - -
Stage1 687 649 - 718 673 - - -
Stage 2 710 646 - 678 640 - - - - - - -
Platoon blacked,%
Mov Cap-1 Maneuver 372 366 757 369 380 803 1273 - - 1293 - -
Mov Cap-2 Maneuver 372 366 - 369 380 - - -
Stagel 670 636 - 700 656 - - - - - - -
Stage 2 677 630 - 646 627 - - -
HCM Control Delay,s 13.2 23 0.7 0.5
HCM LOS B C
Capacity(veh/h) 1273 - - 484 389 1293 - -
HCM Lane V/C Ratio 0.021 - - 0.096 0.495 0.017 - -
HCM Control Delay(s) 7.9 0 - 13.2 23 7.8 0 -
HCM Lane LOS A A - B C A A -
HCM 95th%tile O(veh) 0.1 - - 0.3 2.7 0.1 - -
Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
HICIM 6thTWSC
4: Lexington ®rive & Proposed F IRO Access 04/21/2021
/////
Int Delay,s/veh 0.1
/ r /
/ r r r .r r r r
Lane Configurations
Traffic Vol,veh/h 0 4 289 94 0 445
Future Vol,veh/h 0 4 289 94 0 445
Conflicting Reds,#/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized - Stop - Free - None
Storage Length - 0 - - -
Veh in Median Storage,# 0 - 0 - - 0
Grade,% 0 - 0 - 0
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles,% 0 0 5 0 0 5
Mvmt Flow 0 4 304 99 0 468
�� N ;b, r///%�DD� l %�///// �//%%Di /r/�//////ODD000000000000000000000000000000000000000000000000000//,
�, ' rrrr,,� � rrrr,� .� rrrrr � r,,rrrrrr,rrrrr,rrrrr,rrrrrr..,.rrrrr,rrrrrr,rrrrr,rrrrr,rrrrrr..,..,.
Conflicting Flow All - 304 0
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - 6.2 - - - -
Critical Hdwy Stg 1 - -
Critical Hdwy Stg 2 - - - - - -
Follow-up Hdwy - 3.3
Pot Cap-1 Maneuver 0 740 - 0 0 -
Stage 1 0 - - 0 0 -
Stage 2 0 - - 0 0 -
Platoon blacked,% - -
Mov Cap-1 Maneuver - 740 - - - -
Mov Cap-2 Maneuver - -
Stage 1 - - - - - -
Stage 2 - -
HCM Control Delay,s 9.9 0 0
HCM LOS A
Capacity(veh/h) - 740 -
HCM Lane V/C Ratio - 0.006 -
HCM Control Delay(s) - 9.9 -
HCM Lane LOS - A -
HCM 95th%tile O(veh) - 0 -
Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 2
HCM t TWSC
5: Lake-Cook Road & Proposed RIRO Access 04/21/2021
Int Delay,s/veh 1.2
Lane Configurations
Traffic Vol,veh/h 0 1301 2035 95 0 93
Future Vol,veh/h 0 1301 2035 95 0 93
Conflicting Reds,#/hr 0 0 0 0 0 0
Sign Control Free Free Free Free Stop Stop
RT Channelized - None - Free - Stop
Storage Length - - - 0
Veh in Median Storage,# - 0 0 - 0 -
Grade,% - 0 0 0 -
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles,% 0 1 5 0 0 0
Mvmt Flow 0 1369 2142 100 0 98
;////�� ; ,:.,,,����//////�// i//�� i%%����000000000000000000000000000000000000000000000000000//,
Conflicting Flow All - 0 - 0 - 1071
Stage 1 - - - - - -
Stage 2 - - - - - -
Critical Hdwy - - - - - 7.1
Critical Hdwy Stg 1 - - - - - -
Critical Hdwy Stg 2 - - - - - -
Follaw-up Hdwy - - - - - 3.9
Pot Cap-1 Maneuver 0 - - 0 0 189
Stage 1 0 - - 0 0 -
Stage 2 0 - - 0 0 -
Platoon blacked,% - -
Mov Cap-1 Maneuver - - - - - 189
Mov Cap-2 Maneuver - - - - - -
Stage 1 - - - - - -
Stage 2 - - - - - -
HCM Control Delay,s 0 0 42.9
HCM LOS E
Capacity(veh/h) - - 189
HCM Lane V/C Ratio - - 0.518
HCM Control Delay(s) - - 42.9
HCM Lane LOS - - E
HCM 95th%tile O(veh) - - 2.6
Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 3
HCM t C
2: Lexington ®rive & Armstrong ®rive 04/20/2021
Intersection Delay,s/veh 11.1
Intersection LOS B
Lane Configurations
Traffic Vol,veh/h 6 16 145 39 198 3 192 28 11 12 108 59
Future Vol,veh/h 6 16 145 39 198 3 192 28 11 12 108 59
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Heavy Vehicles,% 0 0 0 5 0 5 0 5 5 5 5 0
Mvmt Flow 6 17 153 41 208 3 202 29 12 13 114 62
Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0
Opposing Approach WB EB SB NB
Opposing Lanes 1 1 1 1
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 1 1 1 1
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 1 1 1 1
HCM Control Delay 9.7 11.9 11.8 10.5
HCM LOS A B B B
Vol Left,% 83% 4% 16% 7%
Vol Thru,% 12% 10% 82% 60%
Vol Right,% 5% 87% 1% 33%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 231 167 240 179
LT Vol 192 6 39 12
Through Vol 28 16 198 108
RT Vol 11 145 3 59
Lane Flaw Rate 243 176 253 188
Geometry Grp 1 1 1 1
Degree of Util(X) 0.372 0.244 0.384 0.281
Departure Headway(Hd) 5.501 5.006 5.473 5.366
Convergence,Y/N Yes Yes Yes Yes
Cap 654 715 657 669
Service Time 3.542 3.053 3.516 3.41
HCM Lane V/C Ratio 0.372 0.246 0.385 0.281
HCM Control Delay 11.8 9.7 11.9 10.5
HCM Lane LOS B A B B
HCM 95th-tile Q 1.7 1 1.8 1.2
Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report
Page 1
Ken ig,Lind re n,O'ia ra,A*booina,Inc
.............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
MEMORANDUM ,ro: 'Troy Paionk, P.E.
Bs,rP Midwest, LLC
FROM: Michael A. Werthmann, PE, P,rOE
Principal
DA,rE: July l 2, 202 l
SUBJEC,r: Addendui-n to June 3, 202 l Traffic Study
Lake.-Cook Road Mixed-Use Developi-nent
Buffalo Girove, Illinois
'This i-nei-norandwn is an addendum to the June 3,202 l traffic study conducted by Kenig, Lindgren,
O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed i-nixed-use developi-nent to be located in
Buffalo Grove, Illinois, The site, which fon-nerly contained an approxii-nate W0,000 square-foot
office building, is located in the northeast quadrant of the intersection of Lake.-Cook Road with
Lexington Drive, Since the traffic study was coi-npleted,the densities of the proposed developi-nent
have been slightly i-nodified. However, access to the developi-nent is proposed to continue to be
provided via a restricted right-turn in/right-turn out access drive on Lake.-Cook Road, a full access
drive and a restricted right-turn in/right-turn out access drive on Lexington Drive, and future cross-
access to the parcel directly east of the site. Table 1 coi-npares the land uses and densities proposed
for the original and revised developi-nent plans,
'Table I
COMPARISON OF LAND USES AND DENsi,rIES
A fuel center that is to contain 24 fueling
fuel center that is to contain 24 fueling positions, and 8,900 square-foot convenience
positions, and 7,260 square-foot convenience store that will include an approxii-nate 2,400
store, and a car wash square-foot coffee/donut store with drive.-
through facility, and a car wash
An approximate 6,250 square-foot
commercial building that will include an An approximate 4,800 square-foot
approximate 2,400 square-foot coffee/donut commercial building
store with drive-through facility
An approximate 2,500 square-foot quick An approximate 2,500 square-foot quick
service restaurant with drive-through facility service restaurant with drive-through facility
Approximately 34,000 square feet of self- Approximately 34,000 square feet of self-
storage space storage space
10LOA,
The purpose of this addendum is to compare the trips estimated to be generated by the original
development plan and the revised development plan,
Trip Cicucration EstiniatcLs
Per the original traffic study, the number of peak hour trips estimated to be generated by the
original and revised development plans was based on the following vehicle trip generation rates
contained in D41) Genercition Mcmucil, 10"' Edition, published by the Institute of'Transportation
Engineers (in):
0 The "Gasolme/Service Station with Convenience Market" (Land-Use Code [LUC] 945)
rates were used for the fuel center and convenience market,
0 The "Coffee[Donut Store with Drive-Through Window" (LUC 937) rates were used for
the coffee/donut store,
0 The"Automated Car Wash" (LUC 948) rates were used for the car wash.
0 The"Shopping Center" (LUC 820) rates were used for the commercial building.
0 'rhe "Fast Food Restaurant with Drive-Through Window" (LUC 937) rates were used for
the quick service restaurant,
0 The"Mini.-Warehouse" (LUC 15 1) rates were used for the self-storage facility.
Further,the estimated traffic to be generated by the two development plans was reduced to account
for the following factors:
Pave -lay J il)s, Surveys conducted by In have shown that a large percentage of trips made
to fuel centers, coffee/donut stores, and quick service restaurants are diverted from the
existing traffic on the roadway system. 'This is particularly true during the weekday
morning and evening peak hours when traffic is diverted from the home-to-work and
work-to-home trips. As such, the number of new trips to be generated by the fuel center was
reduced by 60 percent and the number of new trips generated by the coffee/donut store and
the quick service restaurant was reduced by 50 percent to account for pass-by traffic,
Mulli-Jurl)ose DVI)s. 'Tile volume of traffic to be generated by the development will be
reduced due to the interaction (multipurpose trips) that is anticipated to occur between the
various land uses. As such, the number of trips generated by the coffee/donut store was
reduced by 30 percent and the number of trips generated by the car wash was reduced by
50 percent to account for multipurpose trips.
Table 2 summarizes the trips projected to be generated by the original development plan and Table
3 summarizes the trips projected to be generated by the revised development plan,
2
'Table 2
ORIGINAL DEVELOPMEN'r PLAN
PROJEcrED DEVELOPMEN'r,-(tENERA,rED ,rRAFFIC VOLUMES
EME
Total Trips
Fuel Center with Convenience 183 176 359 171 165 336
Market
Coffee/Donut Store with Drive 109 105 214 52 52 104
,rhrough
Automated Car Wash' 20 20 40 39 39 78
Quick Service Restaurant with 51 49 too 42 40 82
Drive nrough
Commercial Building 8 7 15 7 8 15
Self-Storage 5 5 10 10 10 20
7-blal 376 362 738 321 314 635
Mu Iti-Purpose/Interaction Trip Reductions
Coffee/Donut Store (30 Percent) 30 30 60 15 15 30
Car Wash (50 Percent) 10 10 20 19 19 38
7-blal 40 40 80 34 34 68
Pass-By Trips Reductions
Fuel Center and Convenience Store 108 108 216 lot lot 202
(60 Percent)
Coffee/Donut Store (60 Percent) 46 46 92 22 22 44
Quick Service Restaurant 25 25 50 20 20 40
(50 Percent)
R)lal 179 179 358 143 143 286
Total New Trips 157 143 300 144 137 281
3
'Table 3
REVISED DEVELOPMEN'r PLAN
PROJEcrED DEVELOPMEN'r,-(tENERA,rED ,rRAFFIC VOLUMES
EME
Total Trips
Fuel Center with Convenience 183 176 359 171 165 336
Market
Coffee/Donut Store with Drive 68 65 133 32 33 65
,rhrough
Automated Car Wash' 20 20 40 39 39 78
Quick Service Restaurant with 51 49 too 42 40 82
Drive nrough
Commercial Building to 8 18 8 to 18
Self-Storage 5 5 10 10 10 20
7-blal 337 323 660 302 297 599
Multi-Purpose/Unteraction Trip Reductions
Coffee/Donut Store (30 Percent) 20 20 40 9 9 18
Car Wash (50 Percent) 10 10 20 19 19 38
7-blal 30 30 60 28 28 56
Pass-By Trips Reductions
Fuel Center and Convenience Store 108 108 216 lot lot 202
(60 Percent)
Coffee/Donut Store (60 Percent) 28 28 56 14 14 28
Quick Service Restaurant 25 25 50 20 20 40
(50 Percent)
R)lal 161 161 322 135 135 270
Total New Trips 146 132 278 139 134 273
4
Trip C.k.-m.-ration Con-iparison
A comparison of'rables 2 and 3 shows that the revised development plan is projected to generate
fewer new trips, by-pass trips, and total trips than the original development plan, 'rhe revised
development plan is estimated to generate approximately nine percent fewer total trips (58 trips)
during the morning peak hour and four percent fewer trips (24 trips) during the evening peak hour
compared to the original development plan. As such, the revised development plan is a less traffic
intense development plan than the original development plan and will have less of an impact on
the roadway system. While the average delay at the various intersections will be reduced with the
revised development plan,the general Findings and the recommendations summarized in the traffic
study are still valid,
5
IIIII� 1h a IIIIIIIIIIIIqq��
in Vi v
ry ,,`� 's S L , a N "'
d/n
FINAL STORMWATER
MANAGEMENT SUMMARY
FOR
RICKY ROCKETS DEVELOPMENT
BUFFALO , ILLINOIS
Prepared y:
MANHARD CONSULTING, STD.
700 Springer Drive
Lombard,bard, IL 60148
JOB CODE: HPI.BGIL 01
July 6, 202I
P:AElpibgil01\Doctcinents\StonnWater ReportsTinal StonnwaterReportsA1P1L G1f-.01 .Final SW Report with Figure Exhibits.doc
TABLE OF CONTENTS
1. Project Narrative
• Introduction
• Project Description
• Pre.-Development Conditions
• Proposed Conditions
• S u i-n i-n ary
11. Figures
• Location Map
• Aerial fi-nagery
• Historical fi-nagery (earliest available)
• Existing Flood Insurance Rate Map
• NRCS Web Soil Survey
• National Wetland Inventory
111.Exhibits
• Existing fi-npervious Area Exhibit
• Proposed Imperious Area Exhibit
• Storer Sewer Catchment Area Exhibit
• Bentley Ston-nCAD Sewer Calculations
Appendix (Reference Documents)
• Final Engineering Plans (Prepared by Manhard)
• Storer Sewer Atlas (Provided by Village)
• 'Topographic Survey (Prepared by WMA)
PROJECT NARRATIVE
INTRODUCTION
The purpose of this Final Stormwater Summary is to outline the stormwater requirements
pertaining to the development of the proposed commercial subdivision, The site development is
located at the northeast corner of Lake Cook Road and Lexington Drive in the Village of Buffalo
Grove, Illinois,
PROJECT DESCRIPTION
The site development is located on a 7.6 Acre parcel northeast corner of Lake Cook Road and
Lexington Drive in the Village of Buffalo Grove, Illinois, The stormwater management plan is
subject to review under the Lake County Watershed Development Ordinance (WDO)by the
Village of Buffalo Girove, 'This summary intends to propose stormwater methodology and
receive a degree of concurrence with the Village of Buffalo Grove that the project is in-line with
the requirements set forth in the WDO, 'This report is also used to demonstrate that the
development, as proposed in the Final document, will provide the necessary components to meet
or exceed the requirements of the Lake County WDO under the review of the Village of Buffalo
Girove,
'The proposed improvements will disturb only 6.2 Acres of the 7.6-Acre property, 'The northern
1.4 Acres of the site is an existing stormwater detention basin which will remain undisturbed,
'The development will consist of a fueling center with convenience store and quick-service
restaurant, a car-wash, and two future outlots that shall be mass graded during phase l of the
development, 'The overall site development plan has been designed so that there is a net
reduction in impervious area (including future development of out-lots). Based on this criteria,
stormwater detention shall be exempt per Article 3, Section 300.06 of the Lake County
Watershed Development Ordinance (WDO),
PRE-DEVELOPMENT CONDITIONS
'The entire site is generally comprised of one (I) large drainage area, 'This large existing drainage
area is tributary to the existing on-site detention basin located on the north site of the side, 'The
existing detention basin is a regional basin which has a total tributary area of approximately 25
Acres, Per the archived stormwater report provided by the Village of Buffalo Grove, the existing
regional detention basin located on-site has the following characteristics:
0 Constructed in 1980
0 'Tributary Area of 25 Acres
0 4.63 Acre.-Feet of Detention Volume Provided
0 10" and 4" restrictor outlet
None of these characteristics regarding the basin will change as a part of this proposed
development, 'The basin and outfall pipes will remain undisturbed,
The existing conditions of the on-site development is a large office building and parking
facilities, which consists of predoi-ninantly impervious area (5,04 Acres fi-npervious .- Refer to
Existing fi-npervious Area Exhibit),
WETLAND
The U.S. Fish and Wildlife Service National Weiland Inventory was investigated in connection with
the proposed deve�optnent plan. Pei- this ana�ysls, there were not any wetlands identified within the
existing property.
FLOODPLAIN
The Federal Emergency Management Agency (FEMA) specifies that there are not any existing Zone
AE Floodp�alns located within the subject improvements. Please refer to the provided Flood
Insurance Rate (FIRM) for additional cdadficatioll.
PROPOSED CONDITIONS
The proposed conditions of the site will maintain all drainage patterns, The overall site
development plan has been designed so that there is a net reduction in n-npervious area. Based on
this criteria, storinwater detention shall be exempt per Article 3, Section 300.06 of the Lake
County Watershed Developi-nent Ordinance (WDO),
However, the proposed development is required to provide Runoff Volume Reduction (RVR) in
accordance with Article 5, Section 503 of the WDO, 'Therefore, RVR i-measures described in the
WI O have been incorporated into the preliminary engineering plan which bring the
development in confon-nance with RVR requirements as described below:
• Preservation and enhancement of stormwater management benefits
• Existing Stori-nwater Basin and outfall structures shall be maintained
• Existing features shall be protected by appropriate SESC i-measures
• Minimization of Impervious Surfaces
• Existing Conditions = 5.04 Acres Impervious
• Proposed Conditions = 4.94 Acres Impervious
IN Note: Future Outlot Developi-nent Areas assumed to be 90% impervious
• 'Total Impervious Area Reduction = O.IO Acres
• Stormwater Quality Enhancement
• Installation of manufactured BMP for Stori-nwater Quality
• Contech VortSentry or approved equal for capture of Hydrocarbons from
incidental spills in fueling canopy area
• 'rsS rei-noval provided for stori-nwater
'The storm sewer has been designed to convey the I 0--year flow within the crown of the pipe and
the I 00--year storm within the Rim of the storm structures. Sewer conveys flow to the north for
storage in the regional stormwater basin,
'The storm sewer was modeled via Bendy Ston-nCAD to ensure compliance with the above
criteria. In the case of a flooding event or sewer failure, there is a designated emergency
overflow route to convey stormwater overland to the basin, while maintaining freeboard
requirements,
It should be noted that Lot 3 is anticipated to utilize portions of the proposed Storm Sewer, and
was therefore included in the model with an assumption of 90% impervious, Because Lot 4 is to
the north (downstream) and has direct access to the regional ston-nwater basin, it has been
excluded from Storms Sewer calculations, 'The portion of Lexington Drive which is routed by
existing storm sewer onto the site has been accounted for an included in the model.
Please refer to the Storm Sewer Catchment Area Exhibit and the StormCAD results for more
information
SUMMARY
• No Stormwater Detention is required per the Lake County WDO (exempt per Article 3,
Section 300,06)
• Runoff Volume Reduction (RVR) is required per the Lake County WDO, and all RVR
requirements are met
• 'Tire site development meets the stormwater management requirements of the Lake
County WDO and the Village of Buffalo Grove
• Storm Sewer has been designed to convey the I 0 year within the pipe and I 00 year
within the rim
• Emergency overflow routing has been provided through the site to the basin while
maintaining freeboard requirements
LOCA'YtON MAP
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Bentley Systems,IInc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/14/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
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(10 YEAR STORM)
Profile Report
Einglineeirling Profile - -1 -1 1_ v1 .
6/666 INL 1(SF) M12(SI) mf (SI) .... ..
ry 16�01 ME 14 SF W 6 6 f...
Mive(66L(h6f 661 66 N W (6666fi 1 m6966/fl A916(SI) ME 17(SI) A918(SI)
Ilkrve t'.666.9]I[ M'66693 fl W n.66u`.60 h M'665 59 1,
I m'.659.851, Irrve1659.72N I '.659.56fl
I S(SF)
66666 - .-- "-_
... Fan 66L:t3 N
659.36 It
_pp iC i)8M1,3ft�p6IlY
-----------os -- -..
.. ......... .. ...... --.-.-.-..-. ..-.-.-.-.- 12R[n10 ___..___...
. .e.._.e.
_ .
66666 t _ _
E'�cv5(S!)-13 FI@0{5p o N�-Z(51)818ft@0250 0
6-,66 6-,56 1-'66 1-'56 2-,66 2-,56 3-,66 3-,56 4-,66 4-,56 5-,66 5-,56
Station(fl)
Bentley Systems,Inc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - INL-3 - MH-4 (HP1BG1L01-Rev1sed.stsw)
670..00 INL-3 ,(SI)
Rm 667..60 ft
I nvert: 66320 ft
MF44 (SI)
Rm 666..00 ft
Invert: 660..97 fi
0
Z 665..00
cc
a)
P'pe-24 ® ft @ o.659 9/c
660..00
-0+50 0+00 0+50
Station (ft)
Bentley Systems,Inc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(10 YEAR STORM)
Profile Repoirt
Einglineeirling Profile - EX MH-3 - MH-8 (HP1BG1L01-Rev1sed.stsw)
670.00
EX M43 (ST)
Rm 664.48 ft EX M42 (ST)
Invert: 661.98 ftn Rrn 664.52 ft M48 EST)
Invert: 661.42 ft Rm 665.59 ft
665.00 - Invert: 659.56 fi
...............
Pipe-.44(S7). ................
----
.T 9 ft@ izl'—nL�
W Qp q
660.00 pry
.-4s
IS9
655.00
-0+50 0+00 0+50 1+00
Station (ft)
Bentley Systems,Inc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - MH-9 - MH-6 (HPIBGIL0I-RevIsed.stsw)
670.00
Rm 667.53 ft
Invert: 662.57 ft
IMH-6 (ST)
Rm 665.93 ft
0 Invert: 659.
665.0 85
.0 PPe-8
7)a 3Q 9
It @ 1,500
0
660.00 Lj
655.00
-0+50 0+00 0+50
Station (ft)
Bentley Systems,IInc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - _ vi .
600.00
C}-16 Iw IA
� 7 W 13
6 IN 110 '(Jm 66711Off N 6621ft H, 667 I(5r
1-166260ft fl 6620Bft 1-1661.2ft Jm 666 h]ft 69ft R,, 5593ft
60`,B.L5ft
65.00
e 1(p niair<no�e�� ___Po.11(l)nssa r�i o.�3li ---------------------
w Rc-v(p.n.Ef Qo:�ooi :bv.-t�,
660 00 Fge14(�`[)iifiBR(a10114��___
05500
0" 0,00 0100 1,00 1,50 2,00 2,50 3�00 3,50 4,00 4,50 5,00 5,50 6,00
Station(A)
Bentley Systems,IInc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - INL-15 - MH-14 (HPIBGIL0I-RevIsed.stsw)
670.00
1I NL-1 5 (ST) W14 (Sl)
-Him 666.25 -ft Him 667.21 -ft
Invert: 662.25 1l invert: 662.09 -II
ZI ............................ .......................................
665.00
Fri Pe-100).'463 -ft @0350%
660.00
_0+50 0+00 0+50
Station (ft)
Bentley Systems,IInc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - INL-23 - MH-12 (HP1BG1L01-Rev1sed.stsw)
670.00
1 NL-2 3(SI)
-Rim 665.91 ft M+12(S-0
Invert:662.05 ft Rim:666.47 ft
Invert:661.23 ft
...............
............... ...............
665.00
.....Eq2t?ZLSJT. 150.8 ft @ 0.180%
660.00
-0+50 0+00 0+50 1*00 1*50 2*00
Station(ft)
Bentley Systems,Inc. Haestad Methods Solution StormCAD
HPIIBGIIL01--Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 05795 USA +1-203-755-1666
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - MH-11 - MH-10 (HPIBGIL0I-RevIsed.stsw)
670.00 W1 1 (SI)
Hm 668.77 -ft
-A F,
linvert
- 662.62 ft W1 0 (Si)
Hm 665.69 -ft
ZI
I inv - 660.10 -ft
ert.
665.00
.D
7.......... .............;1'4 6 ftft 0
660.00
-0+50 a 0+50
Station (ft)
Bentley Systems,IInc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - -17 - EX MH-1 1_ vi .
R 66537'R MK 19(ST) MFi2'1(M) MH-2A(GT)
Rm.666 I3 fl MH-25(GT)
overt 66237'ft Rim 66597 R Rm'.66 96 ft R 665 70 fl
overt 660 80 ft Inven'.659 I&f Invert'.65&&&ft MH-'26(G7)
MK-8(M) In rt65& &ft f7im6647)fl aI
Rm:665.7)'fl overt'.655.05'fl Rim'.66430'ft
.....Invert 66216 ft ....... ......... .... Invert'.657.70ft
66500
14
66000 A50/ F -ip P�I[,{>TLllt17H(yUi4%_.
C`J?.PPP% __ ,_.
65500
.0+50 0+00 0+50 '1+00 '1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00
S.11—(ft)
Bentley Systems,IInc. Haestad Methods Solution StorrnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siernon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - - _ vi .
670.00
IL-
°r
661.61 ft
1 9 (
®ram
cc
a)
660.00 r O/o
Station ( )
Bentley Systems,IInc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(10 YEAR STORM)
Profile Report
Einglineeirling Profile - 1_ vi .
670.00
II L (
Rm 5®
II rev
2 (
5®
II rev 5
665.00
CIO
e ( ® 1 ®2 ft @
660.00
655.00
+5 +5
Station ( )
Bentley Systems,IInc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
. . . . . . . .---- - -- ---
.............................
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(1 `III: II: ...IL. d: II )
Profile Report
Einglineeirling Profile - - - l _ vi .
6/666 INL 1(5T) M12(SI) mf (SC) .... ..
ry 6�6f ME 14S� fd 6 (r (f...
Mive(66L(h6f 661 66 N Id 66666 ff I 6666/fl 46 NI ME1/(Sr) A918(ST)
—,1 666.9]H Fd'66693 fl fd n.66u`.66 fl fd'66559 H
I m'.659.85 fl 1—m 659.]2N I '.659.56fl
66666 - .-- "-_ 1ESpF)
Fdn 66L:L'3f-
fl
66666 f"p 4(`i').3'3.Zfttv)p- `6 -`---'—...
-)3ft -----------_.--- --H-Z--------- o
6-,66 6-,56 1-'66 1-'56 2-,66 2-,56 3-,66 3-,56 4-,66 4-,56 5-,66 5-,56
Slat""(fl)
Bentley Systems,IInc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(1 `III: S IL.cd:RM)
Profile Report
Einglineeirling Profile - INL-3 - MH-4 (HPIMLOI-Revised.stsw)
670..00 INL-3 ,(SI)
Rm 667..60 ft
I nvert: 66320 ft
MF44 (SI)
Rm 666..00 ft
Invert: 660..97 fi
0
Z 665..00
cc
a)
P'pe-24 (SI). 15.2 ft @ o.659 9/c
660..00
-0+50 0+00 0+50
Station (ft)
Bentley Systems,Inc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(1 `III: S IL.cd:RM)
Profile Repoirt
Einglineeirling Profile - EX MH-3 - MH-8 (HIPWGILOI-Revised.stsw)
670.00
EX M43 (Si)
-Rm 664.48 ft EX M42 (Sl)
Invert: 661.98 ft Rrn 664.52 ft M48 EST)
Invert: 661.42 ft Rm 665.59 ft
665.00 - Invert: 659.56 fi
...............
pipe..44
tn
660.00 pipq-4s Li
IS9
655.00
-0+50 0+00 0+50 1+00
Station (ft)
Bentley Systems,Inc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(1 `III: S IL.cd:RM)
Profile Report
Einglineeirling Profile - MH-9 - MH-6 (HPIMLOI-Revised.stsw)
670.00
Rm 667.53 ft
Invert: 662.57 ft
IMH-6 (ST)
Rm 665.93 ft
Invert: 659.85
665.00
0 ..........
.....................................PPe-8 7). 30 9
It @ 1,500>
a) 0
W
660.00 Lj
655.00
-0+50 0+00 0+50
Station (ft)
Bentley Systems,IInc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(1 `III: II: ...IL. d: II )
Profile Report
Einglineeirling Profile -1 l 1_ vi .
600.00
C}-16 Iw IA
� 7 W 13
6 IN110(Sr '6Jm 66711Off N 6621ft H, 675ft I(5r 1,ft F593ft
1-166260ft fl 66209ft 1-1661.2ft Jm 66647ft
I'�w[65B.LSft
660 00 Fge14(�`[)iifiBR(a10114��___
05500
0" 0,00 0100 1,00 1,50 2,00 2,50 3�00 3,50 4,00 4,50 5,00 5,50 6,00
SYa�ion(A)
Bentley Systems,IInc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(1 `III: S i cd M)
Profile Report
Einglineeirling Profile - INL-15 - MH-14 (HIPWGILOI-Revised.stsw)
670.00
1I NL-1 5 (STD W14 (Sl)
-Him 666.25 -ft Him 667.21 -ft
Invert: 662.25 1l invert: 662.09 -II
ZI /..........................."I'll,.......................................
665.00
Fri Pe-100).'463 -ft @0350%
660.00
_0+50 0+00 0+50
Station (ft)
Bentley Systems,IInc. Haestad Methods Solution StormCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1-203-755-1666
(1 `III: S cd:RM)
Profile Report
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Bentley Systems,Inc. Haestad Methods Solution StormCAD
HPIIBGIIL01--Revised.stsw Center [10.03.00.76]
7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 05795 USA +1-203-755-1666
(1 `III: II: ...IL. d: II )
Profile Report
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HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(1 `III: II: ...IL. d: II )
Profile Report
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Bentley Systems,IInc. Haestad Methods Solution StorrnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siernon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(1 `III: II: ...IL. d: II )
Profile Report
Einglineeirling Profile - - _ vi .
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Bentley Systems,IInc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
(1 `III: II: ...Il.. dlRM(
Profile Report
Einglineeirling Profile - l 1_ vi .
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Bentley Systems,IInc. Haestad Methods Solution StormnCAD
HPIIBGIIL01__Revised.stsw Center [10.03.00.76]
71512021 27 Siemnon Company Drive Suite 200 W Page 1 of 1
Watertown,CT 06795 USA +1.-203-755-1555
IENGINIEIER"S OPINION OF IPROBABILIE COST
RICKY DOCKETS
III BUFFALO GROVIE, IIL
M lII r 7/12/2021
I11EM DESCRIPTION QUANTITY UNIT UNIT IPRICIE IE TIENSION
SCIHIEIDUILIE I •-SIESC AND STABILIZATION
1 Silt Fence ( Jon-Wire Back) 2510 ILF= $2.75 $6,902.50
2 Concrete Washout 1 EACH $2,000.00 $2,000.00
3 Construction Entrance 1 ILUIMP SUM $3,000.00 $3,000.00
4 (Landscaping 1 ILUIMP SUM $30,000.00 $30,000.00
5 Temporary Seeding 3.3 ACRE $2,500.00 $8,250.00
6 Seeding Class 1 1.6 ACRE $4,800.00 $7,680.00
7 Erosion Control Blanket( JAG DS-75) 5000 SY $1.50 $7,500.00
TOTAL SCIHIEIDUILIE I •- EXCAVATION AND GRADING IMPROVEMENTS $65,332.50
SCIHIEIDUILIE II •- UNDERGROUND IMPROVEMENTS
A. SANITARY SIEWIER IMPROVEMENTS
1 6" PVC: Sanitary Sewer-SDR 26 425 ILF= $24.00 $10,200.00
2 8" PVC: Sanitary Sewer-0'-12' Depth 530 ILF= $34.00 $18,020.00
3 6" PVC: C leanout 2 EACH $650.00 $1,300.00
4 4' Diameter IManhole -0'-8' 9 EACH $2,500.00 $22,500.00
5 Connection to Existing IManhole 1 EACH $1,500.00 $1,500.00
6 Grease Trap 2 EACH $4,000.00 $8,000.00
SUBTOTAL A•-SANITARY SIEWIER IMPROVEMENTS $61,520.00
IE. WATIER MAIN IMPROVEMENTS
1 6" DI Water IMain 130 ILF= $30.00 $3,900.00
2 8" DI Water IMain 560 ILF= $40.00 $22,400.00
3 8"Valve&Vault, STIR 4' Dia. w/FR & ILid 3 EACH $3,400.00 $10,200.00
4 Fire Hydrant with Auxiliary Valve 3 EACH $4,000.00 $12,000.00
5 Dry Connection 2 EACH $1,800.00 $3,600.00
SUBTOTAL IE •-WATIER MAIN IMPROVEMENTS $52,100.00
C. STORM SIEWIER IMPROVEMENTS
1 6" PVC Storm Sewer Pipe 160 ILF= $24.00 $3,840.00
2 8" PVC: Storm Sewer Pipe 690 ILF= $28.00 $19,320.00
3 12" FRCP Storm Sewer Pipe 380 ILF= $27.00 $10,260.00
4 15" FRCP Storm Sewer Pipe 410 ILF= $30.00 $12,300.00
5 18" FRCP Storm Sewer Pipe 430 ILF= $33.00 $14,190.00
6 24" FRCP Storm Sewer Pipe 400 ILF= $42.00 $16,800.00
7 30" FRCP Storm Sewer Pipe 310 ILF= $59.00 $18,290.00
8 Precast Concrete Flared End Section w/Grate 30" 1 EACH $2,800.00 $2,800.00
9 8" Cleanout 6 EACH $600.00 $3,600.00
10 2'-0" Diameter Inlet 7 EACH $1,200.00 $8,400.00
11 Storm IManhole 18 EACH $2,000.00 $36,000.00
SUBTOTAL C •-STORM SIEWIER IMPROVEMENTS $145,800.00
TOTAL SCIHIEIDUILIE 11 •- UNDERGROUND IMPROVEMENTS $259,420.00
IEINGIMEIER"S OPINION OF IPIROBABILIE COST
RICKY DOCKETS
III BUFFALO GLOVE, IIL
M lII r 7/12/2021
I11EM IDIESCIRIPTIOIN QUANTITY UNIT UNIT IPIRICIE EXTENSION
SCIHIEIDUILIE III •-OIN.-SITIE ROADWAY IMPROVEMENTS
1 Fiot-IMix Asphalt Binder Course, N50 _2" 1520 SY $9.00 $13,680.00
2 Aggregate Base Course - 10" 1520 SY $8.00 $12,160.00
3 Fiot-IMix Asphalt Binder Course, N50 _4" 7400 SY $16.00 $118,400.00
4 Aggregate Base Course - 12" 7400 SY $12.00 $88,800.00
5 PC:C: Pavement(Regular Duty) 960 SY $45.00 $43,200.00
6 PC:C: Pavement(Heavy Duty) 340 SY $55.00 $18,700.00
7 Aggregate Base Course _6" 1300 SY $5.00 $6,500.00
8 Fiot-IMix Asphalt Surface Course, N50 -2" 8920 SY $11.00 $98,120.00
9 Concrete Curb Type B-6.12 4200 ILF= $14.00 $58,800.00
10 PC:C: Sidewalk (5"")with base 10400 SF $4.75 $49,400.00
11 Street(Lights 16 EACH $3,500.00 $56,000.00
TOTAL SCIHIEIDUILIE III •-OIN.-SITIE ROADWAY IMPROVEMENTS $563,760.00
TOTAL SCHIEDUILIES 1•-III $888,512.50
C:ONTINGENEC:Y (10%) PER VILLAGE $88,851.25
LETTER OF CREDIT INCREASE (8%) PER VILLAGE $71,081.00
GRAND TOTAL $1,04 ,444.75
Prepared By: IManhard Consulting, ILtd.
700 Springer Drive
ILombard, Illinois 60148
NOTE: This Engineer's Opinion at Probable Cost is made on the basis at Engineer's experience and qualifications using plan quantities
and represents Engineer's best judgment as an experienced and qualified professional engineer generally familiar with the construction
industry. However, since the Engineer has no control over the cost of labor, materials, equipment or services furnished by others, or over
the Contractor's methods of determining prices, or over competitive bidding or market conditions, or over quantities of work actually
performed, Engineer cannot and does not guarantee that proposals, bids or actual Construction Cost will not vary from Opinions of
Probable Cost prepared by Engineer. This Opinion of Probable Construction Cost is limited to those items stated herein and does not
include permit fees, recapture costs, consultant fees landscaping, dewatering, maintenance, bands or the like.
NPDES Permit—Online Portal
----------
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0 Illinois Environmental
Protection
.........................................................................................................................................................................................................................................................................................................................................................................
Bureau of Water 1021 North Grand A\enue East P.G. Box 19276 Springfield Illirlois
62794-9276
Division f Water Pollution Control
Notice f for General Permit
to Discharge Str r Associated withConstruction iActivities
Permit Information
Master Permit Plumber: ILR100000
NPDES ID: ILR10Z_APG
State/Territory to which your project/site is discharging: IL.
Is your project/site located on federally recognized Indian Country Lands? No
By Indicating "Yes"below,I confirm that I understand that this General Permit only authorizes the allowable stormwater discharges in Part
I.B.1 and Part I.B.2.Any discharges not expressly authorized in part I.B.3 of this permit cannot become authorized or shielded from
liability under CwASection 402(k)by disclosure to EPA,State,or local authorities after issuance of this permit via any means, including the
Notice of Intent(NOI)to be covered by the permit,the Stormwater Pollution Prevention Plan(SwPPP),during an inspection,etc. If any
discharges requiring NPDES permit coverage other than the allowable stormwater discharges listed in Part I.B.1 and Part I.B.2,they must
be covered under another NPDES permit.
Yes
Is your construction site less than one acre?No
Owner and Operator Information
Owner (Company) Information
Owner(Company)Flame: Heidner Properties Inc.
Owner Type, Private
Owner (Company) Mailing Address
Address Line 1:5277 Trillium Blvd
Address Line 2: City:Hoffman Estates
ZIP/Postal Code:60192 State:IL.
Page 1 af4
Owner (Company) Point of Contact In-formation
First Name Middle Initial Last Name:Eric Grabowski
Professional Title:Project Manager
Phone:630-894-0099 Ext.:
Email:eric.grabowski@heidnerinc.com
Operator (Contractor) In-formation
Is the Operator Information the same as the Owner Information? Yes
NCOI Preparer In-formation
1K This NOI is being prepared by someone other than the certifier.
First Name Middle Initial Last Name:Adam Fritz
Organization:Manhard Consulting
Phone:(708)692-2564 Ext.:
Email:atritz@manhard.com
Project/Site Information
Project/Site Name:Proposed Improvements for Ricky Rockets
Project/Site Location
Address Line 1:Northeast corner of Lake Cook Rd and Lexington Dr
Address Line 2: City:Buffalo Grove
ZIP/Postal Code:60089 State:IL.
County or Similar Division:Lake
Latitude/Longitude for the Project
Latitude/Longitude Format: Degrees Minutes Seconds
Latitude/Longitude:42'9'14.0004"N,870 56'34.0008"W
Other Project In-formation
Approximate Construction Start Date: Approximate Construction End Date: Total Size of Construction Site in Acres:
08/01/2021 03/01/2022 7.6
Type of Construction:Commercial
SIC Code:
Type a detailed description of the Project:
Page 2 of 4
The scope of work will consist of the development of a gas station and car wash with ass
ociated grading, utility and parking lot improvements. The existing site is a vacant to
t.
SWPPP Information
Has the SWPPP beer➢ prepared in advance of filing this NOI as required? Yes
SWPPP Contact In-formation
First Name Middle Initial Last Name:Harrison Meyer
Organization:
Professional Title:Project Manager
Phone:630-925-1040 Ext.:
Email:hmeyer@manhard.com
Project Inspector
Is the Project Inspector Information the same as the SWPPP Contact Information? Yes
Use the space below to upload a copy of your SWPPP.
Name Uploaded Date Size
A 21-05-07 SWPPP Report.polf (attachment/1357517) 05/07/2021 3.82 MB
Receiving Water Information
Does your storm water discharge directly to: Storm Sewer
Owner of Storm Sewer System: Village of Buffalo Grove
Name of closest receiving waterbody to which you discharge: Des Plaines River
Historic Preservation and Endangered Species Compliance
Has the project been submitted to the following state agencies to satisfy applicable requirements for compliance with Illinois law on:
Historic Preservation Office: Yes
Use the space below to upload a copy of your Historic Preservation Office approval letter.
Name Uploaded Date Size
A 21-05-05 1 HPA Submittal.polf (attachment/1357402) 05/07/2021 649.18 KB
IDNIR Impact Assessment Section: Yes
Page 3 of 4
Use the space below to upload a copy of your EcoCAT approval letter.
Name Uploaded Date Size
A 2113408 NO CONFLICTlpdf (attachment/1357403) 05/07/2021 142.12 KB
Certification Information
I certify under penalty of lawthat this document and all attachments were prepared under my direction or supervision in accordance With a system
designed to assure that qualified personnel properly gathered and evaluated the information submitted. Based on my inquiry of the person or persons
who manage the system, or those persons directly responsible for gathering the information,the information submitted is,to the best of my knowledge
and belief,true, accurate, and complete. I have no personal knowledge that the information submitted is other than true,accurate, and complete. I am
aware that there are significant penalties for submitting false information, including the possibility of fine and imprisonment for knowing violations.
Signing an electronic document on behalf of another person is subject to criminal, civil, administrative, or other lawful action.
Certified By:Rick E. Heidner
Certifier Title:President
Certifier Email:eric@heidnerinc.com
Certified On:06/08/2021 2:56 PIM ET
Page 4 of 4
CCDOTH—Approval Email
0-11 -10 7- , Lai Laike CookRoad, E I t of Lexington Drive, Ricky oc t '
0 i c I�B (��('_.Ji T H y
Jack, BIc.da (rM'O'TH)
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k:ju.V IrrVuvvalira'u etl tl1,1111r, IliuE age r,�a1i ''H H II ".IYA.
Fodrr-rii1 , HiiC! C,[uIF?r,.iridanriIr�:��uo,irrnrr����4IFi
9 lK'B
Hel[o,p
Identification P'ermmliit INiva tuber
The above subject identification,perr6it rnumrnbeir has been assigned t4 your project. in alll
cerrespcanudeuI refer to tll-ue ideintificat'icou7 permit inuumlher assigned t�co your pro�lect�,�
Bond
Please see Ibond and Insurance $20,10010 directions,(attachied pages 1-3) on of web site at
niillr .� ww m m � tmi Hll g to ellp tl-e contl
.....r� f � �.r �
navigatoe the process.
Email a Ipodf copy iof the conmmpleted bond to Ilm y„l:om ririrmit..�:���mr°���k w�mwmn y fl ggy and imaHll the original �ccolp
c u it office.
Address:
George W. IDunne Cook County Office Il illlding
Csa l'k:Cowity IDelpairtmeint of Trainsporta�tiloin and IHighways Per�rnlits Office
24t:h Floor
611 W, V uu tirir'r,ptroni,
please see Ibond and Insurance $20,100,10 directions(attached pages 4 6) coin our well site at
IMillm .vY wr°wry�;i�mmll�m�o�,!r.t illl gg. min mmo� rowrmr'��tiruurliTimmiml �u�irnrrmits m;)irmJlliine. ���yirrr��irt to he]pt'he contractcor
navigatoe the process,. Attached is a copy of our sarnplle CO]. The c;contractoir ni meet the mrmiirmiirrrurrr
The iinsur�raince cert c.an Ibie ermrnail'edi tco Wmw y.p iumrrm lmtl,� w a m.11 r mrrmirm H g2 , Tittle the en�aH I[Peirrniiit
d9uuimnmber]Iins r,ance
Notes
o work may be pe�rfcoirrned° iitlhiiin(the County Right of Way until al s'iignie ' ple�rrrmi�t is issue ,
Hanhaiuipd,
Jelly 26, 2021
Ms. Rat! Akash
VIiIIII ge of IBuff llo Grove
Community Devdopme nt
50 Raupp Blvd.
Bufif llo Grove, IL 60069
RE: PROPOSED IMPROVEMENT FOR RICKY ROCKET
('700 Be ILAKB COOK ROAD)
Dear Ms. Akashe
Rease find erncllosed the fclHowirng documents for youir irevliew and ppirov lle
• R n ll Brnglirneeiriirng Ra ns for On-elite Ricky Rockets Improvements
• R n ll Brnglirneeirlirng Ra ns for Off-elite IL ke Cook Roadway Improvements
• R n ll Stoirmwateir Management Report
• R n ll Landscape Ran
• Sa6ltairy PE C Ilcdll fio ns Sheet— Under Separate Cover
• IEPA Water Permit Applllicatlio n — Under Separate Cover
• IEPA Sa6ltairy Permit Applllicatlio n — Under Separate Cover
• WDO Permit Applllicatlio n
• NPDES Permit Active Confirmation and "Copy of Record„
• CCDOTHI Peer rest# 20-11-10367
• EOPC
• Rat of Subdivision
• Rat of Vacation
• Bdlilldlirng BIIevtliorns
• Sign Package
• Photometirlics
• Traffic Impact Study
• Traffic Study Addendum
Note that many otlheir Items acre being submitted as pain of the oveirdllll submre ltt ll, and the Items llisted
above acre speclifiicaIllly ir6l ted to the Brnglirneeirlirng Review Comments.
In irespornse to youir ireviiew Iletteir dated May 19, 2021, we offeir the follllowlirng irespornses, In bolo/and
italics, to the outstanding comments:
IE IER L
1e Rease pirovlide otlheir agency permits Giese IEPA NOI & Water Maim, CCDOTHI, etc.).
Response These permits will be provided once available. See below for summary:
• IPIDIE —Approved, as shown on the new IPIDIE online Ipoirtal (unclear ar If the IIEIP
has stopped mailing hard copies of permits of-t I -time). please refer-to "Active
Permit Confirmation" are "Copy of Record"
• 11EIPA Sainitairy/Wateir— (Pending Approval. Currently in coordination with Lake
County Public Works to obtain signatures lbefoire submittal.
8`vlkjnhln,)Ird +;� - ✓100 SID1 6tii�or (_�¢wc,1 arnb drd Wl r)oi;- e (31,•,Ew 4 ;]f.:R.R °."L`.l"afti:1� � �r��urorr,,Frcl c,onr
Mr.Test Sianis, P.E.
July 26,2021
Pa e 2
CCIDOTIHI — IPlains Ihave been approved and permit Ihas been Issued„
2. If ILots 3 & 4 afire not devdoped as ,pain of this project, they will ireg,dliire separate develloprrlernt
agreements In the futuire when dev61opme nt of these hots occuirs.
Response Understood.
3. The Village did not irec live the plan set titled Ricky Rockets Access Dirrlve. Please pirovlide these
plans for irevliew.
Response The o site roadway improvement Plana have been included as Part of this
submitt L Please note that these have been reviewed and approved by CCDOTH, and
their review comments have been incorporated.
4. Please provide an Engineers Opinion of Probably Cost (EOPC). Include a 10% contingency as
well as an 8% lirncire se for ILetteir of Ciredlit purposes pear ordinance 16.20.130.
Response: EOPC has been provided
5. Once the Village has an EOPC, we will devdop and pirovlide you a dir ft Dev61opme nt
Improvement Agreement (ILIA). The Devellopeir will be ireg,dliired to execute and subrrllit the ILIA
irnclludlirnge
. Letteir of Credit
b. Ernglirneeir9lrng ireviiew and Inspection fees; and
C. Pirovide s rnit iry seirv�lce PE calculations
Response Understood.
6. Pirovlide s relit iry seirvllce PE caIlcdll tlio ns.
Response Calculations have been provided in a separate document and sent directly to
Ted Sianis. Total Sanitary PE Calculations for Lot 1 and Lot 2 is approximately 64 PE.
IPLAN SHEETS
Overall It IE!R j ofi j2j
1. Please pirovlide detail ireg irdlirng the closing of the south parking lot entrance east of lot 3 and
new north connection to parking Ilot.
Response Specific details regarding closing and re-connection to the existing parking lot
can be added to the Plana as requested. Please provide any specific details that the
Village would like to be incorporated(sign age, etc,)
Site Dimensional al and
1. Please pirovlide legend for p vlirng rrl teirii ll caress sections and rrlateirii lls.
Response Pavement ement sections have been added to the plans per the Geotechnical Report
recommendations
tions
2. VViiIIII tlheire be dirylirng seirvlic scorn the cair wash site and afire they anticipated to g,ue at the cair wash
exit?
Response There is no hand-drying service and carrs are not anticipated to que at the car
wash exit,
Mr.Test Sianis, P.E.
July 26,2021
Pa e 3
3. Rease confirm sign placement near north ILeA ngto n erntir me /eAt does not lirnteirfeire with line of
sight for mote idsts exiting the devellopme nt.
Response The Sight-Triangle has been added to the landscape plan to confirm that there
is no interference with Line of Sight for exiting motorists.
4. Rease veirlify parking lot ccrin,plllies with Village Cade 1 .50.150 — Parking ILots for landscaping
islands (li.e. 160 sf peir 20 parking spaces).
Response There are 64 Parking spaces on Lot 1, therefore there is roughly 600 sf of
landscape islands required. My calculations estimate that there is 2376 sf of area on Lot 1
which should be considered "Landscape Island". If an exhibit is required, please advise
and we will provide for your review.
5. Rease pirovlide sidewalk along ILeA ngto n Dirrlve within property limits.
Response Sidewalk along Lexington ®rime is now proposed, located 1' within the
property limit
iriB� (6 ofi �
1. Rease pirovlide grading details for hots 3 & 4.
Response Proposed grading contourrs have been added to.show the general mass-
grading din concepts/elevations for Lots 3
2. A benchmark will be ireg,dliired to be placed piroir to the completion of the devdopme nt. We can
discuss wlheire that benchmark should be placed based on current and future out lot construction
plans.
Response Understood.
tilit IC�I�ir� j7 ofi � �
1. Addlitlio n ll w tear maim may be rnec ss iry depending on Fire Department comments ireg irdlirng
hydrant locations.
Response Understood. No comments from Fire Department received yet, please provide
Fire Dept review when possible.
2. No 900 bends allowed on Village water maim (i.e. dry connection at NW corner of site).
Response Understood. This has been revised to.show 45 degree bends.
3. C7dy one w tear seirVice is shown for both the proposed fret fill and convenience stores. Rease
pirovlide a w tear seirVice to both buildings oar expa1 lirn ireaso lirng for only one w tear seirvlic .
Response Per the I®PH regulations, fire suppression and domestic services .shall be.split
inside the building. Therefore, it is proposed to have a single combined service enter the
building and then be split into Fire suppression and the domestic service for each tenant
space,
4. Rim and lirnveirt dev tlio ns not pirovlided on grading oar utility plan for proposed utilities. Rease add
to the plans.
Response: Full sewer design information is now included in the plan set,
5. Include hydrocarbon irerrncv ll technology based on the proposed use of the sites.
Response:A Water Quality Structure has been added to the proposed plans ( ontech
Mr.Test Sianis, P.E.
July 26,2021
Pa e 4
Vora entry or approved equal) which has documentation.showing effective hydrocarbon
removal. This has been installed to most efficiently clean the drainage area underneath
the fueling canopy,
IEr C IPlain j ofi 121
1. Please show a ccrncirete washout location.
ResponseConcrete Washout has been added to SESC Plan,
2. Shaw any potential stockplille locations including rnec ss iry SE/SC protection measures.
Response Topsoil Stockpile and surrounding Silt Fence has been added to the Plan.
Coin tiructlon Ig tgll je - 1 ofi Q
1. Update mateir9i ll standards to match enclosed Village Exhibit No. 109.
Response Village Material Standards have been added to the Plans.
2. Add the enclosed Village Exhibits 101, 109, 201, 301, 401, 501, and 502 to the plans.
Response The referenced Village Exhibits have been added to the Plan,
3. Retaining w II s sh IIII be designed by a stiructuir ll erncglirneeir.
Response o retaining wall proposed.
PLATS
IPlat of Resubdivision
1. Please pirovlide a plat of vacation for the existing bll rnket easement.
Response Plat of Vacation is included in the submittal.
2. Grass access easements rnec ssairy for parking lot entrances east of ILot 3.
Response Access will be granted to the lot seat of Lot 3 via separate Plat of Easement.
3. Please provide a 5' public utility easement on either side of the new interior lot limes.
Response 5'PUE-s have been added to the Plat:
4. After ireviiew and appirovall of the plat of iresubdlivlI§Zorn, you will be irep,Uliired to piroviide myll it
copies of the plat for execution and recording (to be ireccirded by devdopeir) in IL ke County.
Response Understood.
5. Add storm w teir lirnfirastiructuire maintenance actlivlity and irespo n§liblilllity language.
Response Refer to Soil Erosion Control Plan for maintenance ctivity and responsibility
language,
. l.Jtlilllize the rn tuirdll gas seirvllce easement language for the company that will be pirovlidlirncg seirvlic .
Response oath Shore language has been removed.
Mr.Test Sianis, P.E.
July 26,2021
Pa e 5
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1. The stc irmw tear management wlillll be ireq,diired updates to lin'ndllude stc irm seweir caIlcdl tllon'n, betteir
defiin'nlitllon'n of RVR methods, Ihydirocairbon'n iremov ll teclhn'ndlogy, etc. pir oir to appirovall of fiin'n ll
e ncglimneeiriimncg
ResponseStorm sewer has been designed and modeled using Bentley StormCAD
software. Sewer was routed/designed specifically to convey stormw ter effectively while
allowing the regional basin outf ll to remain undisturbed. RVR methodology has been
updated to included Water Quality BMP/Hydroc r on removal structure. Please refer to
the Stormwater Management report for more details.
2. In'ndllude pidv to stc irmw tear lin'nfir stiructuire mahtenance actiVity and ires,pon'n§liblilllity Il n'ngu ge ,past
devellopmen'nt complletllon'n.
Response Understood. Please advise if a specific agreement will be required or if
specific language must be included.
3. When fiin'n ll en'ncglin'neeirlin'ncg Is heady, pile se submit a complleted IL ke County W teirslhed
Devdopmen'nt Oirdinance peirmIt.
Response A Lake County WDO Permit Application is submitted as park of this package.
If you have any questions oir need any addltlonall lin'nfoirm tlion'n, pile se contact use
Youirs Tirdly,
Hairrlison'n Meyeir, P.E.
08/18/2021
Village Planner Akash said they received two calls asking what the variance was for and
had no issues.
RESULT: APPROVED [6 TO 3]
AYES: Moodhe, Spunt, Cesario, Weinstein, Richards, Worlikar
NAYS: Stephen Goldspiel, Zill Khan, Amy Au
2. Consider a Vadation to InstMH a 6 Foot Open Fence in the Rear Yard Abufting a GdIf
Course at 316 Checker Drive. (Trustee Rike) (Staff Contact: Mcdle Woods)
Village Planner Akash provided a brief background at the subject property far a 6-foot
solid fence backing a golf course. The petitioner also has a pool.
Mr. Karabetsos described his proposal for a 6-foot aluminum open style fence.
Chairperson Cesario clarified for the record that the subject property is asking for a
variance because they back to a golf course.
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Corn, Moodhe asked if the variance was still needed even though the fence is not on the
rear lot line. 0
Village Planner Akash said yes because no fence is allowed on properties backing a golf
course.
Deputy Community Development Director Woods provided additional comments
regarding the ordinance.
Com. Moodhe reference packet page 20. N
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Corn, Moodhe asked the petitioner about the lot line.
00
Mr. Karabetsos said he believes it goes all the way back to the golf course.
Com. Khan noted he was out at the subject property and spoke about the chain-link 4-
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fence in the rear yard.
Mr. Karabetsos went over where the fence would be installed.
Com. Richards asked if a 6-foot open fence would be permitted if the property was not
abutting a golf course.
Village Planner Akash said that it would be permitted if it was not abutting a golf course.
The Village staff report was entered as exhibit one
Public hearing was closed at 8:11 PM.
Corn, Moodhe made a motion to
Com. Spent seconded
Com. Au discussed the difference between this petition verse the pervious one.
RESULT: APPROVED [UNANIMOUS]
AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards,
Worlikar
3. Consider Approval) of a Rlat of SubdlMislion; Rezonling to IB3 Rlanned lBusliness Center;
Sped4l Use for a Rlanned Unit Devellopment; Spediall Use for a Drlive-Through; and a
Devellopment Rlan with Zonling and &ign Varliances for a New Devellopment at'700 ILake
Cook Rd. (Trustee Johnson) (Staff Contact: Mcdle Woods)
I Packet Pg. 15
08/18/2021
Village Planner Akash provided a background on the subject property and reviewed the
changes they have made based on previous workshop recommendations from the
Planning and Zoning Commission.
Mr. Paionk provided a description of the property and summary of their requests and
changes they have made to the site plan based on previous workshops with the Planning
and Zoning Commission.
Corn Au asked the petitioner to go over how they come to combine the building spaces.
Mr. Paionk went over the process.
Corn Au asked about the vision of the retail spaces. Would there be a drive-through
request in the future,
Mr. Paionk said no.
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Corn, Au asked what the proposed drive-through is for. 0
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Mr. Paionk said the proposed drive-through is for the store space. >
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Corn Au asked about the signagefor the drive-though.
Mr. Paionk said there will be additional way signage to assist drivers.
Com. Richards asked about the cross access and asked if it connects all the way to
Hastings.
Mr. Paionk said they are providing easement.
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Corn Richards reviewed the requests before the Planning and Zoning Commission. 06'
Mr. Paionk clarified that the sign requests are a part of the development plan approval.
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Com. Goldspiel asked about the height of the tower on the car wash 0
Village Planner Akash said it is 36-feet in total.
Com. Goldspiel asked what the purpose of the tower is.
Mr. Paionk said it holds a lot equipment for the facility to maintain the open glazing.
Com. Goldspiel asked if it can be shorter.
u
Mr. Paionk talked about the elevation and the different levels of the building, noting how u
the current design give a nice architectural look.
Com. Goldspiel asked about the flags on the traffic study.
Mr. Aboona, Traffic study consultant, provided additional details of the flags in the
traffic study.
Com. Goldspiel asked if there would be any effect on Lake Cook road for those not using
the site.
Mr. Aboona said no.
Com. Goldspiel asked about the impact of the deceleration lone. He noted it was long.
Mr. Aboona said it would be a positive impact.
Com. Goldspiel asked if it would pose as a confusion.
Mr. Aboona said no.
Packet Pg. 16
08/18/2021
Chairperson Cesario asked about the allocation of the parking stalls.
Mr. Paionk reviewed the number of parking stalls and fueling stations.
Chairperson Cesario asked to see who the traffic flow will operate.
Mr. Paionk briefly spoke about the flow and the improvement to the site plan.
Com. Moodhe commented on the number of variations.
Deputy Community Development Director went over the variations, specifically signs.
Com. Moodhe asked the petitioners to go over the signs.
Mr. Paionk reviewed the signs and said the lighting of the signs would meet Village
Code,
Village Planner Akash noted the number of calls they have received for the development.
She also noted the document that was signed they will comply with a//electronic sign 0
code. Ii
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Corry, Moodhe asked if they were 4 separate pins.
Mr. Paionk said yes.
Com. Moodhe said each lot could be sold tip separately.
Mr. Paionk said yes, theoretically.
Com. Moodhe asked about the QSR. N
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Mr. Paionk replied yes there is a restaurant is inside the convenience store. 06'
Corry, Moodhe reference packet page 23.
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Civil Engineer//Mr. Sianis noted that the petitioners did submit a photometric plan as 0
part of their proposal. He noted that light does not escape the site.
Mr. Paionk went over the traffic flow on page 23.
Corry, Moodhe asked how many cars can be stacked for the convenience store
considering the vacuums.
Mr. Paionk said there are 10 stacking spaces and additional flow to avoid backup.
Com. Moodhe reference packet page 23, again.
Mr. Paionk showed the commission where the orders would be taken for the
convenience store.
Com. Spent asked about the sign on the front,
Mr. Paionk said you can see itfirom either access point.
Com. Spent asked about the hours of operation of the drive-through.
Mr. Paionk said the convenience store is 24 hours, but the drive-through will not be. No
hours have been determined.
Com. Spent asked about the underground storage tank placement.
Mr. Paionk talked about the placement and access.
Com. Spent asked about solar panels
Packet Pg. 17
08/18/2021
Mr. Poionk said no
Corn Au asked the lights of the cars will shine into the residents while cars are in the
drive-through
Mr. Poionk said there will be landscaping to mitigate the light.
Chairperson Cesorio reference packet page 26 and reviewed the four signs that do
require a variation.
Mr. Poionk went through the variations with the Commission.
Corn, Au asked about sign number 3 and the size.
Mr. Poionk said becouse it is the only sign at a full-access entrance and advertises for the
whole development.
Com. Au asked about how much traffic will go through that access point. 4-
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Mr. Poionk said they appreciate the feedback. They believe they can go back to the Ii
drawing board to get it to an acceptable size. 2
Corry, Moodhe referenced packet page 146.
Mr. Poionk said those are the poll lights and be angled in and will be LED lights.
Village Planner Akash said that engineering will look at the photometric plan for
correctness.
Chairperson Cesorio entered the staff report as exhibit 1, the PowerPoint as exhibit Z
and the visual as exhibit 3.
Jim Miller, 1150 North Berry Ln, expressed his concerns regarding the development.
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Buffalo Grove Resident, 1166 North Berry Ln, expressed her concerns regarding the 0
development.
Mr. Poionk said the traffic study was done in 2020 with a sidewalk proposed.
Additionally, he thanked the Tillage for their time and help in developing the concept,
which has become a standard for a//of their future buildings.
Com. Moodhe reference packet page 31.
u
Public Hearing was closed at 9:39 PM. u
Com. Khan made a motion to recommend approval to the Village Board to approve Plot
of Subdivision; Rezoning to B3 Planned Business Center;Special Usefor a Planned Unit
Development;Special Use for a Drive-Through; and Development Plan approval with
Zoning and Sign Variances of the property proposed to contain a retail establishment,
convenience store,fuel center and car wash on two of four lots within this site. Subject to
the following conditions:
1. The proposed development shall be developed in substantial conformance to the
plans attached
as part of the petition.
2. A final plot of subdivision shall be revised in a manner acceptable to the Village as
required. The
Packet Pg. 18
08/18/2021
plot shall include a cross access easements in a manner and form acceptable to the
Village.
3. Final Engineering plans shall be revised in a manner acceptable to the Village as
required.
4. Any directional or incidental sign added to the sign package provided shall be
reviewed
administratively by Staff.
5. The future development of lots 3&4 shall be subject to the review and approval of the
Village
and in accordance with Village Code,
6. Future permitted and special uses on the Property shall comply with the B3 Planned
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Business 0
1i
Center District. >
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7. Staff will work with petitioners on sign number three to conform with Village Code,
8. Petitioners will work with staff on the height on the car wash equipment tower.
9. Village Staff will work on the reviewing the photometric plan.
Com Moodhe seconded the motion.
N
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Chairperson Cesorio reviewed the elements of use and noted the thoughtful plan design. N
Com. Moodhe spoke in favor of the motion.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] <
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Next: 9/20/2021 7:30 PM
AYES: Moodhe, Struant, Cesario, Goldspiel, Khan, Weinstein, Au, Richards,
Worlikar
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Other Matteirs for Discusslioin U
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&REML2MR2192
1. Rlannling and Zonling Commission - RegUlar IMeetling -Aug 4, 2021 12:00 AM M.
RESULT: ACCEPTED [UNANIMOUS]
AYES: Moodhe, Struant, Cesario, Goldspiel, Khan, Weinstein, Au,
Richards, Worlikar
Cha1iirmgn:a_!3gj22g
Chairperson Cesado taRed about the new mask mandate for meetings and thanked the
commission for fieAMy and aNlIlity to adapt to change.
Committee air d L1ia jag fl_R222[!s
Packet Pg. 19