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2022-06-20 - Ordinance 2022-063 - AMENDMENT TO PUD ORD. 86-61, FOR APPR OF A SPECIAL USE FOR MIXED USE PLND DEVELOPMENT, FINAL PLAT OF SUB & FINAL DEVELOPMNT PLAN W/ SPECIAL USES, VARIATIONS & AMENDMENTS (Town Center Redevelopment)oRDtNANCE NO. 2022-063 AN ORDINANCE APPROVING AN AMENDMENT TO PI.ANNED DEVELOPMENT ORDINANCE 86.51, AS AMENDED, FOR APPROVAT OF A SPECIAL U5E FOR A MIXED USE PTANNED DEVELOPMENT, APPROVAL OF A FINAT PIAT OF SUBDIVISION AND APPROVAT OF A FINAL DEVETOPMENT PLAN WITH SPECIAT USES, VARIATIONS AND AMENDMENTS VILTAGE OF BUFFALO GROVE, COOI( AND I.AKE COUNTIES, ILTINOIS 100-228 N McHenry Road (excluding 150 N McHenry), and 270-314 N McHenry Road, Buffalo Grove, tL 50089 and commonly referred to as Buffalo Grove Town Center WHEREAS, the Village of Buffalo Grove is a Home Rule Unit by virtue of the lllinois Constitution of l97O; and, WHEREAS, 100-228 N McHenry Road (excluding 150 N McHenry), and 210-3L4 N McHenry Road (hereinafter referred to as the "Property'') and legally described on Exhibit A, is currently improved as a 22 acre commercial shopping center and was approved as a Planned Development in 1986; and, WHEREAS, IMKD 5 LLC and Urban Street Group (hereinafter referred to as "Petitioner" or "Developer"), have entered into a contract to purchase and redevelop the existing Property. The development will include a 7 -sloty, approximately 297-unit residential building and parking deck with approximately 18,000 square feet of commercial space on the ground floor, a new 43,000 square foot grocery store, multiple retail/restaurant outlets, fagade improvements to the existing center north of Old Checker Road a nd a pu blic pa rk (collectively, the "Development") pursuant to and in accordance with Exhibit B attached hereto; and, WHEREAS, the Petitioner has filed a petition requesting approval of: (1) an amendment to Planned Development Ordinances 86-61, as amended; (2) a Final Plat ofSubdivision; (3) a Final Development Plan; and (4) the following special uses, variations, and amendments: Zoning Ordinance 1. A Special Use for a 7-story mixed occupancy residential, commerclal and office building with a 4- story attached parking deck; and 2. A Special Use for a supermarket; and 3. A Special Use for multiple drive-through resta u ra nts/outlots as depicted on Exhibit B; and 4. Variation to Section 17.44.060 of the Zoning Ordinance red ucing the requ ired building and parking lot setbacks, as depicted on Exhibit B; and, 5. A Variation to Section 17.44.060 of the Zoning Ordinance reducing the required perimeter and landscaping setbacks and buffers as depicted on Exhibit B; and 6. A Variation to Section 17.44.060 of the Zoning Ordinance to reduce the mlnimum lot area and exceed the maximum lot coverage, maximum density and maxim u m floor area ratio as depicted on Exhibit B; and 7. A Variation to Section 17.44.060 of the Zoning Ordinance to increase the maximum building height for a 7-story mixed occupancy residential, commercial and office building with a 4-story attached parking deck; and 2 8. A Variation to Section 17.36.030 of the Zon ing Ordinance regarding the dimensional requirements for parking lot design as depicted on Exhibit B; and 9. Amendment to allow certain permitted and special uses, as identified in the 85 Town Center Planned District, to be incorporated within the Development Plan and Final Planned Development Ordina nce; and 10. A Variation to Sections 17.44.060 D a nd 17.44.060 E perta in inB to pa rkinB, landscapingand lighting; and 11. Any additional Variations to Chapters 17.28 and 17.36 and Sections 17.44.060 that may be necessary to accommodate the proposed development as depicted on the Development Plans submitted as part of the petition. Sign Code 1. A Variation to Chapter 14.16 of the Sign Code to exceed the maximum allowable number of wall signs for multiple buildings and outlots as shown on Exhibit B; and, 2. A Variation to Chapter 14.16 of the Sign Code to allow multiple wall signstoexceed the maximum size as for multiple buildings and outlots shown on Exhibit B; and, 3. A Variation to Chapter 14.16 of the Sign Code to allow ground signs to encroach into the required setbacks as depicted on Exhibit B; and, 4. Variation to Chapters 14.16 and 14.20 of the Sign Code to allow for an electronic message board sign which will exceed the maximum heiBht, text and size as shown on Exhibit B; and, 5. A Variation to Chapter 14.16 of the Sign Code to allow ground signs to exceed the maximum number, size and height allowed as shown on Exhibit B; and, 6. Variations to Chapters 1.4.16 and 14.20 ofthe Sign Code to allow multiple menu boards to exceed the maximum size and height as shown on Exhibit B; and, 7. Variation to Chapter 14.16 of the Sign Code Sign Code to permit multiple ground signs and allow them to be closer than 250 feet as depicted on Exhibit B; and 8. A Variation to the Sign Code Section 14.16 and 14.20 to allow for temporary subdivision development signs 9. Any additional Variations to Chapters 14 that may be necessary to accommodate the proposed development as depicted on Exhibit B and submitted as part of the petition. 10. A Variation to the Sign Code Section 14.16 to exceed number a nd size of directional and incidental signs as shown on the Development Plans- Chris let's discuss this WHEREAS, the proposed Development is being requested pursuant to the following exhibits EXHIBIT A Legal Description EXHIBIT B Complete Plan set EXH IB IT C Minutes from the April 6,2022 and May L8,2022 Planning & Zoning Commission Meeting WHEREAS, the Village Planning & Zoning Commission conducted a public hearing on April6,2022 and May 18, 2022 concerning the Development; and, WHEREAS, the Planning & Zoning Commission made a finding as represented by the minutes attached as Exhibit C and determined that the testimony and exhibits presented by the petitioner at the J public hearing demonstrated support for the requested Development; and, WHEREAS, the Planning & Zoning Commission voted 6-0 recommending approval of the Development. 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 approvinB; (1) an amendment to Planned Development Ordinances 86-61, as amended; (2) a Final Plat of Subdivision; (3) a Final Development Plan; and (4) special uses and variations to the Zoning Ordinance and SiBn Code, with the following conditions: 1. The proposed development shall be developed in substantial conformance to the plans attached as Exhibit B, as well as those plans and findings as part of the April 6,2022 and May 18, 2022 public hearinB. A final plat of subdivision shall be revised in a manner acceptable to the Village as required Final Engineering plans shall be revised in a manner acceptable to the Village as required 4. Finallandscape plan shall be su bject to the review and approval of theVillage. Asdirected bythe Village Forester, developer must remove any trees that are in poor condition or are considered an invasive species and replaced with alternative trees. ln addition, the developer must provide an a lternative species in certain locations. Landscape maintenance is the responsibility of the owner. 5. Permitted and Special Uses for the first floor of the mixed-use building on Lot 7 shall conform to the B-5 commercial and office subdistrict. No more than a combined total of 7,000 square feet of the first-floor area, excluding lobby and leasing area, shall be used for medical, business, financial/banking and professional offices and/or health clubs as identified in the B-5 District. 6. Permitted and Special Uses for lots 2 through 6 and lot 10 shall conform with the uses and classifications listed in the B-5 zoning commercial subdistrict. 7. Permitted and SpecialUses for lot 9 shall conform with the uses and classifications listed in the B-5 zoning commercial and office subdistrict. 8. The following additional uses shall be permitted on all lots a. Candy and/or ice cream shop b. Liquor Store c. Dry-clea ning establish ments when employing facilities for the cleaning and pressing of dry goods for retail trade only, conducted on the premises. 2 3 4 9. Any directional or incidental sign added to the sign package provided shall be reviewed a d m in istrative ly by staff. 10. The petitioners shall enter into a Redevelopment Agreement in a form and substance acceptable to the Village- 13. Any amendments to the existing 1998 Operation and Easement Agreement shall be reviewed by the Village. Section 3. The terms and conditions of approval set forth in Village Ordinance Ordinances 86- 61, as amended, remain in fullforce and effect unless specifically modified by this Ordinance. Section 4. This Ordinance shall be in fullforce and effect. This Ordinance shall not be codified. AYES: NAYES: ABSENT: PASSED: APPROVED: ATTEST: Janet 5 - Ottenheimer. Weidenfeld, Johnson, Smith, Pike 0 - None 1 - Stein lune 20,2022 lune 20.2022 APPROVED Beverly Sussm a8e President r\- 8'.,^9;*.- ian, \rillage Clerk 11. At the request of the Village and prior to the final acceptance of the public improvements, the petitioners shall donate the park space identified as lot 5 to the Village of Buffalo Grove. 12. The electronic sign shall be operated in conformance with all other standards set forth in Section 74.20.O7O D of the Village of Buffalo Grove Sign Code. The sign shall be made available for Village promotions and other activities as determined by the Village. 5 EXHIBIT A - legal Description 100-228 N McHenry Road (excluding 150 N McHenry), and 270-374 N McHenry Road PARCEI.ll LOI ] IN BUFFATO GROVT TOWN CEN]ER UNIT6,8€II{G A RISUSOIVISION OF LOIS 1AI]D 3IN BUFFALO GROVE TOWN CTNTER UNIT 5AND PART OF THE SOUIHWTST OUARTEN OF sECNO 33, TOWNSHIP 43 NORTH, RA'IGE ll EAST OF ]}IT THISO PRINCIPAI MEflIOIAN, ACCORDINGTOTHE PLAI oFsAto SutFAto GRoVE TowN cEr/TtR u MT 5, RECOR0IDoCIoBER 21,1991rS 00CUM0'JT t419t08, rN u(E COUtir, rLUNorS. PARCEL2: LOI5 l AND 3IN BUFFALO 6ROVTTOWII CENTER UI{IT 8, gTI}IG A RESUEDIVISIOI'] Of tOT 2IN BUFFAI.O GROVE TOWN CINTER U I{IT 5, N I}IT SOUTH WEY QUARTTR OF SECIIOI{ 3],IOWNSHIP 4] NON'IH, RANGE Il EAST OF THT I}IIRO PRINCIPAL MERIDIAN, ACCORDITIG TOTHT PLAT OT SAID BUFFALO GfiOVE TOWN CIMIR U'{IT8, RICORDTD ]UIY 24, 1998 AS DOCUMINT 4173676,IN LAff COUNTY. ILtINOIS, PAsCTL2A: RECIPROCAT IASEMTMS FOfi I}I[ BINTFIT OF PAiGL 2ISCONTAITIEO It{ AGRTIMIIiI DATED iuLY 28, 1998 AND RECoBoEDiULY 29, 1998 AS DOCUMI NT 417687{ 8Y SUFfAto GRoVE]o tT vEl,IIURt AND EAGLE FoOD CEiITERS, lNC. PARCEL3: LOT1II{ BUfFALOGROVE TOWN CTNTTRUNIT9, BEI 6ANESUBOIVISIONOTIOTS1AIID2I}I EUTTAIO GNOVE TOWN CENTEi UNIT /, It{ SECION ]3,IOWNSHIP 13 TIORT}I, R.ANGI11EAsT OF IHE THIRD PRINCIPAL MERlDIAN, ACCORD]NG ]O T}1E PLAT OF SAIO BUfFAI.O GfiOVE CINIIR UI{IT 9, REConDE0 oCroBE R 6, 1999 AS DoCUMINT 4,t31048, tN L,Arc CoUNTY, lLL {Ots. EXCEPTII{GTHAT PARTOF LOT lTAKEN IN C{5816E09 ONDEfl RECORDE D A5 DOCU MTNI7487965 DESCntSE0 AS F0LI0WS: COMMENCING AITHI MOST EASITRLY CORNER OF SAID LOT II IHENCE I,IORIHWE9IEflLY 19,12 FEEr (19.17 FtEr, RtCoRDtDiATONG TirE EASIRLY LiNE 0f SA|D tOT l Ofl A CURVE T0 THE f,rGHT HAVIIIG A RADIUS OF 1497,59 TEET, THI CTORD OF SAID CUNVT SEARS OI'I AI{ ILIINOIS COORD]NAIT sYytM NAD83l2m7i STZot'rE EEAnrNG OF NORTH 9 DEGREISI8 MI,IIJILS ]9SICoNDS Wrtr, 19.12 FE[T ]04 Polfll 0F IAl,/Gtl{(Y O'{ SA10 EISTIRIY LINEj THENCT NORTtl9 0IGREES 15 MINUIIs42 SECONDs WIST ALOIIG THT EASTTRLY L1NE OF SAiD LOT 1, A DISTAITIE OF 295,8] FEET T0IHE Poll,aI0F BtGlNNll.iG; THEiICE SOUTH 80 DIGRIES4l MINUIIS 3l5ECoNDSWESI, A DlStANCt 0F 11.00 FttT;IHEl.lct flofiTH 9 DEGRETS 16 MlllUItS29 SICoNoS WtSl A DISTANCE 0f 125.m FEEI;THINCE NoRTH 80 DEGRIES43 MINUTES ll StCoNDS [AST, A DISTAIiCE 0F 5.00 FEEI;lHEl{CE NoflTH 9oEGREIS t5 MINUIIS 29SICoNDSWEST, A0ISTA CE0t155.91F[ET; THEIICE NoiTH4 DIGRIES13 MINUTES3I SECONDS WEST, A oISTANCE 0F 151-30 FtEIi]}lEl'lCE NoRTH 9 0IGREE516 Mli/UTtS 29 5[C0N0S WESI A 0ISIANCE 0t48.27 FEEIj IiIENCE NoRTH 80 DEGREES 43 MIIIUTES 31 STCONDS EAST, A DISTAI{CIOF 8.96 FEET TO THE EASTTRTYIINEOF SAID LoT 1;TIENCE SOUTH 9 oEGREES 16 MINtITS42 SECOtiDS €ASI AIoNG THE IASIERLY LINE 0F 5,410 iOT I,ADISIA Cf 0F 110.84 fttT IO Al{ AIIGLE Po|NI otl SAlD EASTERIY tlNE; IHEIC E SOUTI] 6 DEGRETS 24 MI}IUTES 55 STCONDS EASI ATONG THE EANERLYLII{EOF IA]D tOT 1, A DISIANCE 0t lm.11ttEI TO AN A{GLE Poll{I0 sAlD EASTERLY LlNt; Tilttlc SoUTH 9 DtGRt[S 16 MINUTES!2 SECONDS IAST ALOI{G THE IASTTRLY IINE OF SAIO LOI 1, A OISTAI'JC€ Oi 222.48 rrEr TOA SoUIH LINE 0F LoI lj IHEi{CE Souni89 DtGntES 30 MlliUIIS 53 5ECOi{DSWEST ALONG A SOUTH LIIIE Of SAID LOT I, A OISIANCE OF 10.12 fIET IO]HE IASITRLY LINE OT LOT l: THENCE SOUIH 9 DEGRTES 16 MINUTES 42 SECONDSTASTALONG THE TASTERTY LINE OF SAID LOT 1, A OISTANCT OT 48,24 FETTTO IHE POINTOF BEGINNING EAsEMENI FOR IHE AENTFIIOF PARCELs1,2 ANO ], FOR ORAINAGE IN'O RTIENTION PONO, A5 CRTATEO 8Y THE ORAINAGE ANO CONSIiUCIION IASEMENT A6qEEMENI RICORDTD NOVEMBER ]0,1998 AS OOCUMINI NUMSER 42487'5, OV€N AND ACROSsIHAT PART O' LOI 1 IN WALGREENS AUFFATO GiOVE RTSUEOIVIsION, BEING A RESUAOIVIsION OF PARTSOF IHE SOUTHWEST 1/4 OF SECTION ]]. TOWNSHtP4:t NORTH, ANO PARTOF THE NORTHWESI l/4 OT SECTION ],IOWNSHIP 42 NORIH, RANG' 11 EASI OfTHE IHIRD PflINCIPAL MEfiIDIAN IN LAXE ANO COOK COUNIIIS,IlLINO]S, OEsCRIAEDA5 FOILOWs: COMMENCING A, A POINI ON THEWESI LINE OF LOT 1lN SUFFALO 6ROVE TOWN CENTER UNIf 1, BEiNG A SUBOIVISION ]N SAID SOUIHWESI 1/4 OF SECIION 33, IOWNSHIP 43 NORTH, RANGE 11EA T, ACCOROING TO THE PLATTHEREOF RECORDED NOVEMBER 4,1988 AS OOCUMENT NUMBER 2737813, THAT POINTALSO SEING TI]E NORTHEd'T CORNER OF LOT 2 rN FTRNBACH SUBOIV|STON, BEINGA SrrBOtVtstON N SAtO SOUTHWEST 1/4 OF SEC-r|Ol{ 33, RECOROED AS oOCUMENT NUMBER 103291} IHTNCE SOUIH 22 OEGSEES 19 MINUTE5 24 SECONDS EASI,41.50 FEETALONGtqIO WESTLINC; lHtNCt NOATH 85 OEGREES 58 MINUM 44StCOTIOS 845T,202^9 FEETAIONG IHt SOUTH LlNaOf SAlO LOI l;THENCE SOUTH 12 DEGRTES 25 MrNUIts 09 SECOI!OS EASL 215.71 FEE[; THENCE SOUIH 81 OEGREES0O MINU1ESOO SECONOS EASI,25.38 FEETALONG THE NORTH UIIE OF FORMER SCHOOL LOT, AISO BEIN6 THE sOUTH LINI OF SAID LOI l IO THE POINT Ol BEGINNING; ItiENCE SOUTH ll DEGiEtS 00 MINUTES @ SECONOS IASI ATONG SA|O SOOTII LlNE,10a-72 FEET; IHENCE SOITH 55 DEGRttS09 MINUIES42 SECON OS WEST, 8O.4l FEET: ISENCE NORTH 14 oEGREES 06 MlNUII5 02 SECOIIDS WtST,51.34 FE€TTO THE POIMI OF BEGINNING, AIL IN LAXE COUNTY, ITLINOIS. 6 7 EXHIBIT B - The Clove Plan Set 100-228 N McHenry Road (excluding 150 N McHenry), and 270-314 N McHenry Road PROJECT SUMMARY PROJECT SUMMARY THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL PROJECT SUMMARY THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL Overview IMKD 5, LLC (Kensington) has entered into a contract to purchase and redevelop the 20+ acre Town Center Development located at the northwest corner of Lake Cook Road and McHenry Road. The property is located along the Lake Cook Corridor which is seen as the commercial thoroughfare in the Village of Buffalo Grove. Presently the Corridor is lacking a true “destination” for the community and consumers. The existing Town Center Shopping Center situated on the development parcel is underutilized and contains several vacant storefronts. Kensington’s goal is to a provide a high quality redevelopment of the shopping center that will bene öt the Village and the resi- dents by creating job opportunities, serve further development of adjacent areas, strengthen the commercial sector of the Village and enhance the tax base of the Village. The program for this redevelopment includes a retail anchor grocery store, restaurant dining options as well as a mixed-use offer - ing. In addition to the retail center, the redevelopment includes multifamily apartments and space for a public park. North of Old Checker Road, the existing multi-tenant building and Bowlero will continue to provide retail and entertainment options and will beneöt from the new traffic to the development. The opportunity to create a multi-use hub is seen as a vehicle to drive traffic both during the daytime and evenings. We imagine this to be a place where residents and guests øock to shop and be entertained and we feel the proposed program addresses the communities’ priorities outlined in both the Lake Cook Corridor Market Study and Plan along as well as the Village’s Comprehensive Plan. Vision Our proposed vision for the redevelopment is to create a one of a kind, eye catching retail mixed use center which will create in- terest and compliment the surrounding developments. Our goal is to make a new statement along the Lake Cook Corridor by uti- lizing architectural features that will announce the property from the adjacent roadways while dining plazas and green spaces will attract patrons to the property. Beneöting from the high-end mid-rise apartments, the project will convey a sense of density unlike most along the thoroughfare. The core of the project will be the park at is center which is øanked on the north, south and west sides by future dining and retail options. Outdoor seating areas, lush landscaping and inviting destinations will be used to create much needed ambiance. The concept for the architectural design blends a pallet of materials including masonry, concrete, wood, steel, glass and metal panels. The key to the success of the design lies in its composition – juxtaposing materials against one another to create dynamic storefront and building facades. PROJECT SUMMARY THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL Overall Rendered Plan PUD APPLICATION AND SUBMITTAL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL KENSINGTON DEVELOPMENT PARTNERS © 2017 THE LAKOTA GROUPAPRIL 29, 2022 THE CLOVE BUFFALO GROVE,ILLINOIS MASTER PLAN CONCEPT - FULL SITE 170’43’85’0 THE CLOVE BUFFALO GROVE,ILLINOIS NORTH 34 26 24 32 26 309 35 ROUTE 8313 OLD CHECKER ROADOLD C H E C K E R R O A D Post Office Deerfield’s 13 25333223 33 Walgreens Jewel-OscoLAKE COOK ROAD BUFF AL O G R O VE R O A D Rotary Village Green MCHENRY R O A D Retail SpaceRes. Lobby 16 23 6 Retail Space Amenities Area Restaurant Space 6 49 50 14 30 17 14 11 1310 13 52 20 7 2 12 20 14 J N M K A C O B G F F H L I E D EXISTING BOWLERO •54,000 Square Feet EXISTING COMMERCIAL BUILDING •~22,600 SF Ground-Floor Retail •~11,400 SF Second Story Office/Services NEW DRIVE-THRU RESTAURANT •Chick-Fil-A (5,400 Square Feet) 1-STORY COMMERCIAL USES •~6,150 SF Building Footprint 1-STORY COMMERCIAL USES •~4,200 SF Building Footprint NEW MIXED-USE DEVELOPMENT •7-Story Building with 4-Story Parking Deck •16,200 SF Ground-floor Retail/Dining Space •297 Residential Units (Floors 1–7) •558 Dedicated Parking Spaces for Residential & Ground-Floor Retail (1.87/unit) NEW VILLAGE ‘MAIN STREET’ •Updated Circulation / Connectivity •65 On-Street Parking Spaces VILLAGE GREEN •~0.85 Acre Open Space •Amenities Shown for Reference Only 1-STORY COMMERCIAL USE •Boston Market to remain (3,000 SF) NOTES A B C D E F G H I Northwest Community Healthcare NEW DRIVE-THRU RESTAURANT •Guzman & Gomez (3,000 SF) EXISTING RESTAURANT •Burger King to remain (3,000 SF) •Drive-Thru Lane GROCER •43,000 Square Feet SHARED PARKING LOT •196 Parking Spaces ENHANCED RETENTION PONDS •Naturalized Landscape Edging PARKING LOT SCREENING •Shrubs, Grasses, and Perennials J K L M N O Rendered Perspectives –Looking Southwest from restaurant’s outdoor dining Rendered Perspectives –Looking Southwest from Route 83 & Old Checker Road Aerial View of Aerial View of Final Plat of Subdivision PUD APPLICATION AND SUBMITTAL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL DEVELOPMENT PLANS-RETAIL Site Plan DEVELOPMENT PLANS-RETAIL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39 ' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'S00° 15' 59"E19.00'S89° 44' 01"W 201.50'N06° 34' 55"W70.43'N89° 44' 01"E34.21'N06° 34' 55"W43.45'N83° 25' 05"E14.00'S06° 34' 55"E45.00'N89° 44' 01"E40.17'S00° 15' 59"E8.00'N89° 44' 01"E14.60'S84° 33' 21"E29.55'N00° 15' 59"W10.94'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'N85° 58' 54"E63.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'N80° 43' 44"E86.11'5.14'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 '67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'GENERATOR MOBILE LOT 1LOT 3LOT 4LOT 7LOT 5LOT 6LOT 8LOT 2PARKPROGRAMMINGBY OTHERSPROPOSEDPARKINGDECKPROPOSEDMIXED USEPROPOSEDRESTAURANTPROPOSEDGROCER43,365 SFEXISTINGRETAIL TOREMAINPROPOSEDRETAIL6,167 SFPROPOSEDRETAIL4,210 SFEXISTINGRESTAURANTTO REMAINEXISTINGRESTAURANTTO REMAINLOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRU35' BUILDING SETBACK20' PARKING SETBACK35' BUILDING SETBACK20' PARKING SETBACK35' BU ILD ING SETBACK20' PARK ING SETBACK2 STORY BRICKBUILDINGILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.N04° 01' 06"W 312.36'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'LOT 11LOT 9EXISTING RETAILTO REMAIN(ENTERTAINMENT)EXISTINGRETAIL TOREMAINDRAWING NO.C3.0N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C3.0 OvSite20360 S03.dwg5/9/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS OVERALL LAYOUT PLAN THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE THIS SHEET FOR CONTINUATIONMATCHLINE SEE THIS SHEET FOR CONTINUATION ILLINOIS ROUTE 83FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERBUILDING HEIGHT20.9'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"EN04° 01' 06"WN85° 58' 54"E63.10'N80° 43' 44"E86.11'5.14'67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'LOT 7LOT 5LOT 6PARKPROGRAMMINGBY OTHERSPROPOSEDPARKINGDECKEXISTINGRETAIL TOREMAINPROPOSEDRETAIL6,167 SFPROPOSEDRETAIL4,210 SFEXISTINGLOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRU124228669614151410165989812121251111110101320' PARKING SETBACK35' BUILDING SETBACKPROPOSED MONUMENTSIGN LOCATION24'18.5'36'24'18.5'5'24.5'18.5'18.5'24.5'25'15'15'25.1'32.7'28'41.9'44.2'10'19.5'6'9'TYP.25'18.5'24'18.5'15.8'19.5'24'19.5'10'25'25'19'62.8'44.1'64.2'50.3'2325'25'10.5'3'12.5'9'18.5'30.5'60.3'66.7'54.8'43.4'14.6'5.2'12.5'3'10.5'18.5'24.5'8'8'8'9'TYP.DRAWING NO.C3.2N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C3.1 Site20360 S03.dwg5/9/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS LAYOUT PLAN - AREA 2 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALENOTES:1. ALL DIMENSIONS SHOWN ARE TO BACK OF CURBUNLESS OTHERWISE NOTED.2. ALL PROPOSED ON-SITE STRIPING SHALL BEPAINTED YELLOW UNLESS OTHERWISE NOTED.3. BUILDING DIMENSIONS ARE TO OUTSIDE FACE OFBUILDING UNLESS OTHERWISE NOTED.4. ALL CURB AND GUTTER SHALL BE B6.12 UNLESSOTHERWISE NOTED.CONCRETE SIDEWALKPAVING LEGENDMATCHLINE SEE SEE C3.3 FOR CONTINUATIONMAINTENANCE AS NECESSARYASPHALT RESURFACING OR FULL DEPTH PAVEMENT ASNECESSARYMATCHLINE SEE SEE C3.1 FOR CONTINUATION DEVELOPMENT PLANS-RETAIL Preliminary Engineering DEVELOPMENT PLANS-RETAIL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL DRAWING NO.C0.0N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C0.0 Tsht20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS TITLE SHEET THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneILLINOIS LICENSED DESIGN FIRM NO. 184-000902I, JOHN BROWN, A LICENSED PROFESSIONAL ENGINEER OF ILLINOIS, HEREBY CERTIFY THATTHE CIVIL ENGINEERING PLANS WERE PREPARED ON BEHALF OF KENSINGTON DEVELOPMENTPARTNERS BY V3 COMPANIES, LTD. UNDER MY PERSONAL DIRECTION. THIS TECHNICALSUBMISSION IS INTENDED TO BE USED AS AN INTEGRAL PART OF AND IN CONJUNCTION WITHTHE PROJECT SPECIFICATIONS AND CONTRACT DOCUMENTS.DATED THIS DAY OF , A.D., 2022.ILLINOIS LICENSED PROFESSIONAL ENGINEER 062-050103MY LICENSE EXPIRES ON FEBRUARY 30, 2022JointUtilityLocatingInformationforExcavatorsCall48 hours before you digNO SCALEFORBUFFALO GROVE, ILLINOISTITLE SHEETGENERAL NOTES , LEGEND, AND ABBREVIATIONSEXISTING CONDITIONS PLANPRELIMINARY DEMOLITION PLAN - AREA 1PRELIMINARY DEMOLITION PLAN - AREA 2PRELIMINARY DEMOLITION PLAN - AREA 3PRELIMINARY OVERALL SITE PLANPRELIMINARY SITE PLAN - AREA 1PRELIMINARY SITE PLAN - AREA 2PRELIMINARY SITE PLAN - AREA 3PRELIMINARY OVERALL GRADING PLANPRELIMINARY GRADING PLAN - AREA 1PRELIMINARY GRADING PLAN - AREA 2PRELIMINARY GRADING PLAN - AREA 3PRELIMINARY OVERALL UTILITY PLANPRELIMINARY UTILITY PLAN - AREA 1PRELIMINARY UTILITY PLAN - AREA 2PRELIMINARY UTILITY PLAN - AREA 3C0.0C1.0C2.0C2.1C2.2C2.3C3.0C3.1C3.2C3.3C4.0C4.1C4.2C4.3C5.0C5.1C5.2C5.3PRELIMINARY ENGINEERING PLANSCIVIL ENGINEERING PLANSTHE CLOVENO SCALEINDEXALTA, TOPOGRAPHIC, & TREE SURVEY4 SHEETSSUPPORTING DOCUMENTSBENCHMARKSLOCATION MAPVICINITY MAPPROFESSIONAL ENGINEER'S CERTIFICATIONPROJECTLOCATIONPROJECTLOCATIONSOURCE:STATION DESIGNATION: AJ3076ESTABLISHED BY: SECIDATE: 07/25/2000ELEVATION: 676.01 (PUBLISHED AND HELD)DATUM: NAVD88DESCRIPTION: STATION LOCATED 33 FT SOUTH OF THE EASTBOUNDCENTERLINE OF LAKE-COOK RD, 300 FT WEST OF BUFFALO GROVE ROADAND 2.0 FT SOUTH OF AN ORANGE FIBERGLASS WITNESS POST.SITE:STATION DESIGNATION: SBM#1ESTABLISHED BY: V3 COMPANIESDATE: 11-20-2021ELEVATION: 686.60 (MEASURED)DATUM: NAVD88DESCRIPTION: SOUTHEAST TAG BOLT ON FIRE HYDRANT NEAR SOUTHLINE OF PARCEL 2, LOCATED 4.0' SOUTH OF SOUTHERLY CURB OF ACCESSDRIVE AND 5.0' WEST OF BACK OF WALK ALONG WEST SIDE OF IL. RT. 83.STATION DESIGNATION: SBM#2ESTABLISHED BY: V3 COMPANIESDATE:11-20-2021ELEVATION: 683.67 (MEASURED)DATUM: NAVD88DESCRIPTION: NORTHWEST TAG BOLT ON FIRE HYDRANT ON LOT 1 INTOWN CENTER SUBDIVISION (SHELL PROPERTY), LOCATED 16.6' NORTHOF THE NORTH CURB LINE OF LAKE COOK ROAD AND 53.9' WEST OF THEWEST CURB LINE OF IL. RT. 83.THE ELEVATIONS ABOVE WERE KNOWN TO BE ACCURATE AT THE TIMETHEY WERE ESTABLISHED. V3 DOES NOT CERTIFY TO THE ACCURACYTHEREAFTER, NOR ASSUMES RESPONSIBILITY FOR THE MIS-USE ORMIS-INTERPRETATION OF THE INFORMATION SHOWN HEREON.IT IS ADVISED THAT ALL OF THE ABOVE ELEVATIONS BE CHECKEDBETWEEN EACH OTHER AND VERIFY A MINIMUM OF 3 SURROUNDINGUTILITY RIM ELEVATIONS AND ANY ADJACENT BUILDING FINISHED FLOOROR TOP OF FOUNDATION ELEVATIONS SHOWN HEREON PRIOR TO USE ORCOMMENCEMENT OF ANY CONSTRUCTION OR OTHER WORK.PERSONS USING THIS INFORMATION ARE TO CONTACT V3 IMMEDIATELYWITH ANY DISCREPANCIES FOUND PRIOR TO THE START OF ANY WORK.PROJECT TEAMENGINEEROWNER/DEVELOPERV3 Companies, Ltd.7325 Janes AvenueWoodridge, Illinois 60517630 724 9200Project Manager: John Brown, P.E.jbrown@v3co.comProject Engineer: Tom Kunschke, P.E.tkunschke@v3co.comProject Engineer: Matt Vogelmvogel@v3co.comIMKD5, LLC710 Commerce Drive, Suite 130Oak Brook, IL 60523630 473 6550Contact: Dan ReaBGA Residential, LLC2250 Progress ParkwaySchaumburg, IL 60173312 726 9966Contact: Jim Wells DRAWING NO.C1.0N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C1.0 Gal20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS GENERAL NOTES, LEGEND AND ABBREVIATIONS THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phone GENERAL NOTES1.EXISTING SITE TOPOGRAPHY, UTILITIES, RIGHT-OF-WAY ANDHORIZONTAL CONTROL SHOWN ON THE DRAWINGS WEREOBTAINED FROM A SURVEY PREPARED BY:V3 COMPANIES, LTD.7325 JANES AVENUEWOODRIDGE, IL 60517COPIES OF THE SURVEY ARE AVAILABLE FROM THESURVEYOR. SITE CONDITIONS MAY HAVE CHANGED SINCE THESURVEY WAS PREPARED. CONTRACTORS TO VISIT SITE TOFAMILIARIZE THEMSELVES WITH THE CURRENT CONDITIONS.2.ALL EXISTING TOPOGRAPHY, UNDERGROUND UTILITIES,STRUCTURES AND ASSOCIATED FACILITIES SHOWN ON THESEDRAWINGS HAVE BEEN PLOTTED FROM AVAILABLE SURVEYSAND RECORDS. THEREFORE, THEIR LOCATIONS ANDELEVATIONS MUST BE CONSIDERED APPROXIMATE ONLY.THERE MAY BE OTHER FACILITIES, THE EXISTENCE OF WHICHARE NOT PRESENTLY KNOWN.3.CONTRACTOR IS TO VERIFY ALL EXISTING STRUCTURES ANDFACILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIESPRIOR TO ORDERING MATERIAL AND STARTING WORK.4.ALL APPLICABLE PROVISIONS OF THE CURRENTOCCUPATIONAL SAFETY AND HEALTH ACT ARE HEREININCORPORATED BY REFERENCE.5.THE CONTRACTOR SHALL SUBSCRIBE TO ALL GOVERNINGREGULATIONS AND SHALL OBTAIN ALL NECESSARY PUBLICAGENCY PERMITS PRIOR TO STARTING WORK. THECONTRACTOR, BY USING THESE PLANS FOR THEIR WORK,AGREE TO HOLD HARMLESS V3 COMPANIES LTD., THEMUNICIPALITY, THEIR EMPLOYEES AND AGENTS AND THEOWNER WHILE ACTING WITHIN THE SCOPE OF THEIR DUTIESFROM AND AGAINST ANY AND ALL LIABILITY, CLAIMS,DAMAGES, AND THE COST OF DEFENSE ARISING OUT OFCONTRACTOR(S) PERFORMANCE OF THE WORK DESCRIBEDHEREIN, BUT NOT INCLUDING THE SOLE NEGLIGENCE OF THEOWNER, HIS AGENTS, THE ENGINEER, HIS EMPLOYEES ANDAGENTS.6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAININGALL REQUIRED PERMITS FOR CONSTRUCTION ALONG ORACROSS EXISTING STREETS OR HIGHWAYS. CONTRACTORSHALL MAKE ARRANGEMENTS FOR THE PROPER BRACING,SHORING AND OTHER REQUIRED PROTECTION OF ALLROADWAYS BEFORE CONSTRUCTION BEGINS. CONTRACTORSHALL BE RESPONSIBLE FOR ANY DAMAGE TO THE STREETSOR ROADWAYS AND ASSOCIATED STRUCTURES AND SHALLMAKE REPAIRS AS NECESSARY TO THE SATISFACTION OF THEOWNER OF THE ROADWAY.7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THEINSTALLATION AND MAINTENANCE OF ADEQUATE SIGNS,TRAFFIC CONTROL DEVICES AND WARNING DEVICES TOINFORM AND PROTECT THE PUBLIC DURING ALL PHASES OFCONSTRUCTION. BARRICADES AND WARNING SIGNS SHALL BEPROVIDED IN ACCORDANCE WITH THE IDOT STANDARDSPECIFICATIONS. ALL TRAFFIC CONTROL WORK SHALL BEDONE IN ACCORDANCE WITH THE "MANUAL ON UNIFORMTRAFFIC CONTROL DEVICES."8.EXCEPT WHERE MODIFIED BY THE CONTRACT DOCUMENTS,ALL WORK PROPOSED HEREON SHALL BE IN ACCORDANCEWITH THE FOLLOWING SPECIFICATIONS WHICH ARE HEREBYMADE A PART HEREOF:a."STANDARD SPECIFICATIONS FOR ROAD AND BRIDGECONSTRUCTION" AS PREPARED BY IDOT, LATEST EDITION.b.”STANDARD SPECIFICATIONS FOR WATER AND SEWER MAINCONSTRUCTION IN ILLINOIS," LATEST EDITION.c.ILLINOIS RECOMMENDED STANDARDS FOR SEWAGEWORKS," AS PUBLISHED BY THE IEPA. LATEST EDITION.d.THE LATEST EDITIONS OF THE MUNICIPAL CODE ANDSTANDARDS OF THE VILLAGE OF BUFFALO GROVE.e.THE NATIONAL ELECTRIC CODE.f.THE ILLINOIS ACCESSIBILITY CODE.g.CLEAN CONSTRUCTION OR DEMOLITION DEBRIS (CCDD)REQUIREMENTS AS PUBLISHED BY THE IEPA. TESTING OFSOILS BEING EXPORTED FROM THE SITE AND APPROPRIATEDISPOSAL SHALL BE THE RESPONSIBILITY OF THECONTRACTOR.IN THE EVENT OF CONFLICTING SPECIFICATIONS WITH REGARDTO SITE WORK ISSUES DESIGNED BY THE ENGINEER, THEMORE STRINGENT REQUIREMENT SHALL GOVERN.9.THE CONTRACTOR SHALL NOTIFY THE AUTHORITY HAVINGJURISDICTION AT LEAST 48 HOURS PRIOR TO COMMENCINGANY WORK AND FOR ANY NEW CONSTRUCTION REQUIRINGINSPECTION.10.ALL TREES TO BE SAVED SHALL BE IDENTIFIED PRIOR TOCONSTRUCTION AND SHALL BE PROTECTED PER IDOTSTANDARDS. THE RIGHT-OF-WAY LINE AND LIMITS OF THECONTRACTOR'S OPERATIONS SHALL BE CLEARLY DEFINEDTHROUGHOUT THE CONSTRUCTION PERIOD. ALL TREESIDENTIFIED TO REMAIN SHALL BE PROTECTED FROM DAMAGEINCLUDING TRUNKS, BRANCHES AND ROOTS. NO EXCAVATING,FILLING OR GRADING IS TO BE DONE INSIDE THE DRIP LINE OFTREES UNLESS OTHERWISE INDICATED.11.CONSTRUCTION ACCESS POINTS TO THE SITE SHALL BEPROTECTED IN SUCH A WAY AS TO PREVENT ACCUMULATIONOF MUD OR SOIL ON PUBLIC THOROUGHFARES. AT THE END OFEACH DAY AND AS OFTEN AS OTHERWISE NECESSARY THECONTRACTOR SHALL CLEAN UP ALL MUD OR SOIL WHICH HASBEEN TRACKED ONTO PUBLIC STREETS AS REQUIRED BY THEAUTHORITIES HAVING JURISDICTION AND AS DETAILED IN THESTORM WATER POLLUTION PREVENTION PLAN.12.THE CONTRACTOR SHALL PROVIDE FOR THE SAFE ANDORDERLY PASSAGE OF TRAFFIC AND PEDESTRIANS WHEREHIS/HER OPERATIONS ABUT PUBLIC THOROUGHFARES ANDADJACENT PROPERTY IN ACCORDANCE WITH THE VILLAGE OFBUFFALO GROVE MUNICIPAL CODE AND IDOT REQUIREMENTS.13.NO HOLES ARE TO BE LEFT OPEN IN THE PAVEMENT ORPARKWAY OVER A HOLIDAY, WEEKEND OR AFTER 3:00 P.M. ONTHE DAY PRECEDING A HOLIDAY OR A WEEKEND.14.ALL EXISTING PAVEMENT OR CONCRETE TO BE REMOVEDSHALL BE SAWCUT ALONG LIMITS OF PROPOSED REMOVALBEFORE COMMENCEMENT OF PAVEMENT REMOVAL.15.REMOVED PAVEMENT, SIDEWALK, CURB AND GUTTER, ETC.SHALL BE LEGALLY DISPOSED OF BY THE CONTRACTOR ASPART OF THE BASE CONTRACT.16.NO BURNING OR INCINERATION OF RUBBISH WILL BEPERMITTED ON SITE.17.FOR REGULATED UTILITY LOCATIONS, THE CONTRACTORSHALL CONTACT THE JOINT UTILITY LOCATION INFORMATIONFOR EXCAVATORS, "J.U.L.I.E." AT 1-800-892-0123. LOCALGOVERNMENT AGENCIES SHOULD BE CONTACTED BY THECONTRACTOR FOR LOCATION OF ALL NONREGULATED UTILITYLOCATIONS. CALL FOR LOCATES AT LEAST 48 HOURS INADVANCE OF CONSTRUCTION.18.BEFORE EXCAVATING OVER OR ADJACENT TO ANY EXISTINGUTILITIES, CONTRACTOR SHALL NOTIFY THE OWNER OF SUCHUTILITIES TO ENSURE THAT PROTECTIVE WORK WILL BECOORDINATED AND PERFORMED BY THE CONTRACTOR INACCORDANCE WITH THE REQUIREMENTS OF THE OWNER OFTHE UTILITY INVOLVED. IF ANY EXISTING SERVICE LINES,UTILITIES AND UTILITY STRUCTURES WHICH ARE TO REMAIN INSERVICE ARE UNCOVERED OR ENCOUNTERED DURING THISOPERATION, THEY SHALL BE SAFEGUARDED, PROTECTEDFROM DAMAGE AND SUPPORTED IF NECESSARY.19.THE CONTRACTOR IS RESPONSIBLE FOR HAVING A SET OF"APPROVED" ENGINEERING PLANS WITH THE LATEST REVISIONDATE ON THE JOB SITE PRIOR TO THE START OFCONSTRUCTION.20.THE CONTRACTOR SHALL BE RESPONSIBLE FOR EROSION ANDSEDIMENTATION CONTROL AS DETAILED IN THE STORM WATERPOLLUTION PREVENTION PLAN.21.ALL CURB RADII REFER TO BACK OF CURB.22.ANY AREAS THAT ARE DISTURBED DURING CONSTRUCTIONSHALL BE RESTORED IN CONFORMANCE WITH THEREQUIREMENTS OF THE AUTHORITY HAVING JURISDICTIONAND SHALL BE INCIDENTAL TO THE CONTRACT.23.STREET PAVING AND CURBS TO REMAIN SHALL BE PROTECTEDFROM DAMAGE AND IF DAMAGED, SHALL BE REPLACEDPROMPTLY IN CONFORMANCE WITH THE MUNICIPALITY ORIDOT STANDARD SPECIFICATIONS IN MATERIALS ANDWORKMANSHIP.24.PROPOSED ELEVATIONS INDICATE FINISHED CONDITIONS. FORROUGH GRADING ELEVATIONS ALLOW FOR THICKNESS OFPROPOSED PAVING (ROADS, WALKS, DRIVES, ETC.) ORTOPSOIL AS INDICATED ON DRAWINGS.25.CAD FILES ARE AVAILABLE FOR CONSTRUCTION LAYOUT UPONREQUEST.26.BACKFILL SHALL BE PLACED NEXT TO THE CURB AS SOON ASPERMISSIBLE AFTER CONSTRUCTION TO PREVENT SCOURINGAND UNDERCUTTING BY STORM WATER RUNOFF.27.BUTT JOINTS SHALL BE PROVIDED WHEREVER NEW PAVEMENTABUTS EXISTING PAVEMENT. ALL BUTT JOINTS SHALL BECONSTRUCTED BY MILLING AND SHALL BE CONSIDEREDINCIDENTAL TO THE COST OF THE BITUMINOUS SURFACECOURSE.28.WHEN AN EXISTING DRAINAGE ROUTE, EITHER A STORMSEWER OR WATERWAY, IS INTERRUPTED DUE TOCONSTRUCTION, THE DRAINAGE ROUTE SHALL BEREESTABLISHED TO ORIGINAL CONDITIONS BY THE END OFTHE SAME WORK DAY. POSITIVE DRAINAGE MUST BEMAINTAINED AT ALL TIMES DURING CONSTRUCTION.29.PROVIDE SMOOTH VERTICAL CURVES THROUGH HIGH ANDLOW POINTS INDICATED BY SPOT ELEVATIONS. PROVIDEUNIFORM SLOPES BETWEEN NEW AND EXISTING GRADES.AVOID RIDGES AND DEPRESSIONS.30.FINAL ADJUSTMENT OF FIRE HYDRANTS, VALVE VAULTS ANDMANHOLES TO FINISHED GRADE ARE INCIDENTAL TO THEIRCOST.31.ANY EXISTING UTILITY STRUCTURES REQUIRING ADJUSTMENTARE TO BE ADJUSTED OR RECONSTRUCTED BY THECONTRACTOR TO THE UTILITY OWNER'S SATISFACTION.ADJUSTMENTS OR RECONSTRUCTIONS NOT CALLED FOR ONTHE PLANS SHALL BE CONSIDERED INCIDENTAL TO THECONTRACT.32.ALL UTILITY CONNECTIONS TO EXISTING LINES SHALL BECONSTRUCTED IN ACCORDANCE WITH THE REGULATIONS ANDTO THE SATISFACTION OF THE UTILITY OWNER.33.PROVIDE TRENCH BACKFILL IN ACCORDANCE WITH THEDETAILS OF THE PLANS FOR ALL UTILITY LINES (OR ASOTHERWISE NOTED ON PLANS). BACKFILL SHALL BE PLACEDAND COMPACTED PER THE MUNICIPALITY AND IDOTSPECIFICATIONS. COST OF BACKFILL IS TO BE CONSIDEREDINCIDENTAL TO THE UTILITY WORK.34.ANY DAMAGE TO EXISTING UTILITIES SHALL BE REPAIRED ATTHE CONTRACTOR'S EXPENSE.35.PRIOR TO DEMOBILIZATION, ALL WORK SHALL BE CLEANEDAND INSPECTED TO THE SATISFACTION OF THE AUTHORITYHAVING JURISDICTION. THE COST OF THIS WORK SHALL BECONSIDERED INCIDENTAL TO THE CONTRACT.36.THE GENERAL CONTRACTOR SHALL COORDINATE WITHUTILITY COMPANIES TO PROVIDE CABLE TV, PHONE, ELECTRIC,GAS AND IRRIGATION SERVICES. GENERAL CONTRACTORSHALL BE RESPONSIBLE FOR SECURING SITE LAYOUTS FORTHESE UTILITIES AND SHALL COORDINATE AND PROVIDECONDUIT CROSSINGS AS REQUIRED. THIS COORDINATIONSHALL BE CONSIDERED INCIDENTAL TO THE CONTRACT. ANYCONFLICTS IN UTILITIES SHALL BE CORRECTED BY THEGENERAL CONTRACTOR AT NO ADDITIONAL COST TO THEOWNER.37.BAND-SEAL CONNECTORS OR EQUIVALENT SHALL BE USED TOJOIN PIPES OF DISSIMILAR MATERIAL.38.CONTRACTOR SHALL MAINTAIN ACCURATE RECORDS OF ALLCONSTRUCTION IN CONFORMANCE WITH ALL MUNICIPAL ANDCLIENT REQUIREMENTS FOR USE IN PREPARING RECORDDRAWINGS.39.THE SUBCONTRACTOR SHALL INSTALL A 2”x4”x6' POSTADJACENT TO THE TERMINUS OF UTILITY MAINS AND SERVICELINES. POSTS SHALL BE MARKED IN ACCORDANCE WITH THEVILLAGE STANDARDS.40.THE CONTRACTOR SHALL BE RESPONSIBLE FOR DEWATERINGANY EXCAVATION. ANY DEWATERING REQUIRED SHALL BEINCIDENTAL TO THE CONTRACT.41.COPIES OF SOILS INVESTIGATION REPORTS MAY BE OBTAINEDFROM THE OWNER. ANY BRACING, SHEETING OR SPECIALCONSTRUCTION METHODS REQUIRED IN ORDER TO INSTALLTHE PROPOSED IMPROVEMENTS SHALL BE CONSIDEREDINCIDENTAL TO THE COST OF THE PROJECT. ANY ADDITIONALSOILS DATA NEEDED TO CONFIRM THE CONTRACTOR'SOPINIONS OF THE SUBSOIL CONDITIONS SHALL BE DONE ATTHE CONTRACTOR'S EXPENSE. THE CONTRACTOR SHALLOBTAIN THE OWNER'S WRITTEN AUTHORIZATION TO ACCESSTHE SITE TO CONDUCT A SUPPLEMENTAL SOILSINVESTIGATION.42.ALL FIELD TILE ENCOUNTERED DURING CONSTRUCTIONOPERATIONS SHALL BE CONNECTED TO THE PROPOSEDSTORM SEWER OR EXTENDED TO OUTLET INTO A PROPOSEDDRAINAGE WAY AS DETERMINED BY THE ENGINEER. IF THISCANNOT BE ACCOMPLISHED, THEN IT SHALL BE REPAIREDWITH NEW PIPE OF SIMILAR SIZE AND MATERIAL TO THEORIGINAL LINE AND PUT IN ACCEPTABLE OPERATIONALCONDITION. A RECORD OF THE LOCATION OF ALL FIELD TILEFOR ON-SITE DRAIN PIPE ENCOUNTERED SHALL BE KEPT BYTHE SUBCONTRACTOR AND SUBMITTED TO THE ENGINEERUPON COMPLETION OF THE PROJECT. ALL FIELD TILE REPAIRSSHALL BE CONSIDERED AS INCIDENTAL TO THE CONTRACTAND NO ADDITIONAL COMPENSATION WILL BE PROVIDED.43.THE ENGINEER AND OWNER ARE NOT RESPONSIBLE FOR THECONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCESOR PROCEDURES, TIME OF PERFORMANCE, PROGRAMS ORFOR ANY SAFETY PRECAUTIONS USED BY THE CONTRACTOR.THE CONTRACTOR IS SOLELY RESPONSIBLE FOR EXECUTIONOF HIS/HER WORK IN ACCORDANCE WITH THE CONTRACTDOCUMENTS AND SPECIFICATIONS.SPECIFICATIONSEARTHWORK1.THE GRADING OPERATIONS ARE TO BE INSPECTED BY ATHIRD PARTY SOILS ENGINEER. THE CONTRACTOR'SREPRESENTATIVE MUST BE NOTIFIED PRIOR TO ANYUNSUITABLE SOIL REMOVAL AND MUST APPROVE, INWRITING, ANY REMEDIATION. BOTH THE CONTRACTORAND SOILS ENGINEER MUST BE PRESENT DURINGREMEDIATION.2.THE PROPOSED GRADING ELEVATIONS SHOWN ON THEPLANS ARE FINISH GRADE. A MINIMUM OF 6 INCHES OFTOPSOIL IS TO BE PLACED BEFORE FINISH GRADEELEVATIONS ARE ACHIEVED, UNLESS OTHERWISE NOTED.AREAS IN DETENTION FACILITIES NOTED TO BEESTABLISHED WITH NATIVE VEGETATION SHALL REQUIREA MINIMUM OF 12 INCHES OF TOPSOIL. REFER TOPLANTING PLANS TO VERIFY TOPSOIL THICKNESSREQUIREMENTS.3.THE SURFACE VEGETATION, TOPSOIL, TRANSITIONALMATERIAL, AND ANY OBVIOUSLY SOFT UNDERLYING SOILSHALL BE STRIPPED FROM ALL AREAS TO RECEIVESTRUCTURAL FILL. IF THE UNDERLYING SUBGRADE ISFOUND TO BE UNSUITABLE FOR PROPER COMPACTION,CONTRACTOR TO CONSULT WITH SOILS ENGINEER PRIORTO REMEDIATION.4.EMBANKMENT MATERIAL WITHIN ROADWAY, DRIVEWAY,BUILDING AND OTHER STRUCTURAL CLAY FILL AREASSHALL BE COMPACTED TO A MINIMUM OF 95% OFMAXIMUM DENSITY IN ACCORDANCE WITH ASTMSPECIFICATION D1557 (MODIFIED PROCTOR METHOD), ORTO SUCH OTHER DENSITY AS MAY BE DETERMINEDAPPROPRIATE BY THE SOILS ENGINEER, THE AUTHORITYHAVING JURISDICTION, AND THE CONTRACTOR.5.ALL PAVEMENT SUBGRADE SHALL MEET THEREQUIREMENTS DETERMINED BY THE SOILS ENGINEERAND DOCUMENTED IN THE GEOTECHNICAL REPORT. IFAREAS OF PAVEMENT SUBGRADE ARE ENCOUNTEREDWHICH DO NOT MEET THESE REQUIREMENTS, SUBGRADEREPLACEMENT OR PAVEMENT DESIGN REVISIONS SHALLBE PROVIDED WHICH ARE ADEQUATE TO OBTAINEQUIVALENT PAVEMENT STRENGTH AS DETERMINED BYTHE ENGINEER, SOILS ENGINEER, AND THE AUTHORITYHAVING JURISDICTION.6.COMPLETED GRADING (FINISHED FINE GRADE) FORPROPOSED PAVEMENT SUBGRADE AREAS, BUILDINGPADS, AND OPEN SPACE AREAS SHALL BE WITHIN A 0.1'TOLERANCE OF DESIGN SUBGRADE.7.THE SUBGRADE FOR PROPOSED STREET AND PAVEMENTAREAS SHALL BE PROOF-ROLLED BY THESUBCONTRACTOR IN THE PRESENCE OF THEJURISDICTIONAL INSPECTOR, CONTRACTOR, AND SOILSENGINEER.8.BORROW PIT LOCATION(S) SHALL BE APPROVED BY THEOWNER, ENGINEER, AND GEOTECHNICAL ENGINEER.SANITARY SEWER1.SANITARY SEWERS SHALL BE CONSTRUCTED OF THEFOLLOWING MATERIALS AS SPECIFIED ON THE PLANS:A.POLYVINYL CHLORIDE PLASTIC SEWER PIPE (PVC)CONFORMING TO ASTM D2241 WITH AN SDROF 26 WITH ELASTOMETRIC GASKET JOINTSCONFORMING TO ASTM D3139.B.DUCTILE IRON PIPE, CLASS 52, CONFORMING TO ANSIA21.51 (AWWA C151) WITH JOINTS CONFORMING TOANSI 21-11 (AWWA C-111).2.MANHOLES SHALL BE PRECAST CONCRETE STRUCTURES,WITH APPROPRIATE FRAME AND LIDS (SEECONSTRUCTION DETAIL SHEETS). LIDS SHALL BEIMPRINTED “SEWER”.3.ALL SANITARY SEWER SHALL BE TESTED FORLEAKAGE AND DEFLECTION IN ACCORDANCE WITHSECTION 31-1.12 AND 31-1.13 OF THE STANDARDSPECIFICATIONS FOR WATER AND SEWER MAINCONSTRUCTION IN ILLINOIS.4.ALL SANITARY MANHOLES SHALL BE TESTED FOR WATERTIGHTNESS IN ACCORDANCE WITH ASTM C969 OR ATSMC1244.5.CONTRACTOR SHALL VERIFY THAT THE TESTINGMETHODS DESIGNATED HEREIN ARE ACCEPTABLE TOLOCAL AUTHORITIES HAVING JURISDICTION OVER THISPROJECT. IF THE LOCAL JURISDICTION HAS MORESTRINGENT TESTING REQUIREMENTS THE CONTRACTORSHALL ADHERE TO THE MORE STRINGENTREQUIREMENTS. THE COST SHALL BE INCIDENTAL TO THECONTRACT.WATERMAIN DISTRIBUTION SYSTEM1.WATER MAIN SHALL BE CONSTRUCTED OF THEFOLLOWING MATERIAL AS SPECIFIED ON THE PLANS:A.DUCTILE IRON PIPE, CLASS 52 CONFORMING TO ANSIA21.51, AWWA C-151 WITH CEMENT LININGCONFORMING TO ANSI A21.4, AWWA C-104 ANDPUSH-ON JOINTS CONFORMING TO ANSI A21.11,AWWA C-111. FITTINGS SHALL COMPLY WITH ANSIA21.10, AWWA C110. ALL DUCTILE IRON PIPE SHALLBE WRAPPED IN POLYETHYLENE IN ACCORDANCEWITH AWWA C105.B.POLYVINYL CHLORIDE PIPE, PVC CONFORMING TOASTM C-900, WITH ELASTOMETRIC GASKET JOINTSCONFORMING TO ASTM D3139.C.WATER SERVICE LINES SHALL BE CONSTRUCTED OFCLASS K COPPER.2.MINIMUM COVER OVER WATER MAIN SHALL BE 5' - 6”FROM FINISHED GRADE TO TOP OF PIPE.3.VALVE VAULTS SHALL BE USED AT ALL VALVE LOCATIONSWHERE WATER MAIN IS 8” DIAMETER OR LARGER.VAULTS SHALL BE PRECAST CONCRETE STRUCTURES,WITH APPROPRIATE FRAME AND LIDS (SEECONSTRUCTION DETAIL SHEETS). LIDS SHALL BEIMPRINTED “WATER”.4.THRUST BLOCKING OR RESTRAINED JOINTS SHALL BEINSTALLED ON WATER MAINS AT ALL BENDS, TEES,ELBOWS, ETC. AS REQUIRED BY THE AUTHORITY HAVINGJURISDICTION. COST OF SAME SHALL BE INCIDENTAL TOTHE UNIT PRICE FOR PIPE INSTALLED.5.WATER MAIN FITTINGS (BENDS, ELBOWS, TEES,INCREASES, REDUCERS, ETC.) MAY OR MAY NOT BESPECIFICALLY REFERENCED ON THE CONSTRUCTIONPLANS. THEY ARE TO BE CONSIDERED AS INCIDENTALAND INCLUDED IN THE LINEAL FOOTAGE COST OF THEWATER MAIN.6.ALL WATER LINES ARE TO BE PRESSURE TESTED ANDCHLORINATED PER THE REQUIREMENTS OF THEMUNICIPALITY AND THE ILLINOIS ENVIRONMENTALPROTECTION AGENCY.STORM SEWER1.STORM SEWERS SHALL BE CONSTRUCTED OF THEFOLLOWING MATERIALS AS SPECIFIED ON THE PLANS:A.REINFORCED CONCRETE PIPE ( RCP) INCONFORMANCE WITH IDOT STANDARDSPECIFICATIONS DETERMINATION FOR PIPE CLASS,AND CONFORMING TO ASTM C76. ALL STORM SEWERSHALL HAVE GASKETED JOINTS CONFORMING TOASTM C-361, UNLESS OTHERWISE NOTED.B.POLYVINYL CHLORIDE PLASTIC SEWER PIPE (PVC)CONFORMING TO ASTM D3034 WITH ELASTOMERICGASKETED JOINTS CONFORMING TO ASTM D3212.C.HIGH DENSITY POLYETHYLENE PIPE, HDPE,CONFORMING TO ASTM D3350 WITH ELASTOMERICJOINTS CONFORMING TO ASTM D3212.D.DUCTILE IRON PIPE, CLASS 52, CONFORMING TO ANSIA21.51 (AWWA C151) WITH JOINTS CONFORMING TOANSI 21-11 (AWWA C-111).2.STORM SEWER STRUCTURES SHALL BE PRECAST OF THETYPE AND DIAMETER AS SPECIFIED IN THE PLANS WITHAPPROPRIATE FRAME AND LIDS (SEE CONSTRUCTIONDETAIL). LIDS SHALL BE IMPRINTED “STORM”.IEPA CROSSING REQUIREMENTS1.HORIZONTAL SEPARATION:A.WATERMAINS SHALL BE LAID AT LEAST TEN FEETHORIZONTALLY FROM ANY EXISTING OR PROPOSEDDRAIN, STORM SEWER, SANITARY SEWER OR SEWERSERVICE CONNECTION.B.WATERMAINS MAY BE LAID CLOSER THAN TEN FEETTO A SEWER LINE WHEN: I. LOCAL CONDITIONS PREVENT A LATERAL SEPARATION OF TEN FEET;II. THE WATERMAIN IS AT LEAST 18 INCHES ABOVETHE CROWN OF THE SEWER; AND III. THE WATERMAIN IS EITHER IN A SEPARATETRENCH OR IN THE SAME TRENCH ON AN UNDISTURBED EARTH SHELF LOCATED TO ONESIDE OF THE SEWER.I.BOTH THE WATERMAIN AND DRAIN OR SEWER SHALL BE CONSTRUCTED OF SLIP-ON OR MECHANICALJOINT CAST OR DUCTILE IRON PIPE, PRESTRESSEDCONCRETE PIPE, OR PVC PIPE MEETING THEREQUIREMENTS OF SECTION 653.111 WHEN IT ISIMPOSSIBLE TO MEET (A) OR (B) ABOVE. THE DRAINOR SEWER SHALL BE PRESSURE TESTED TO THEMAXIMUM EXPECTED SURCHARGE HEAD BEFOREBACKFILLING.2.VERTICAL SEPARATION:A.A WATERMAIN SHALL BE LAID SO THAT ITS INVERT IS18 INCHES ABOVE THE CROWN OF THE DRAIN ORSEWER WHENEVER WATERMAINS CROSS STORMSEWERS, SANITARY SEWERS OR SEWER SERVICECONNECTIONS. THE VERTICAL SEPARATION SHALLBE MAINTAINED FOR THAT PORTION OF THEWATERMAIN LOCATED WITHIN TEN FEETHORIZONTALLY OR ANY SEWER OR DRAIN CROSSED.A LENGTH OF WATERMAIN PIPE SHALL BE CENTEREDOVER THE SEWER TO BE CROSSED WITH JOINTSEQUIDISTANT FROM THE SEWER OR DRAIN.B.BOTH THE WATERMAIN AND SEWER SHALL BECONSTRUCTED OF SLIP-ON OR MECHANICAL JOINTCAST OR DUCTILE IRON PIPE, PRESTRESSEDCONCRETE PIPE, OR PVC PIPE MEETINGREQUIREMENTS OF SECTION 653.111 WHEN:I. IT IS IMPOSSIBLE TO OBTAIN THE PROPER VERTICAL SEPARATION AS DESCRIBED IN 9A) ABOVE; ORII. THE WATERMAIN PASSES UNDER A SEWER DRAIN.C.A VERTICAL SEPARATION OF 18 INCHES BETWEENTHE INVERT OF THE SEWER OR DRAIN AND THECROWN OF THE WATERMAIN SHALL BE MAINTAINEDWHERE A WATERMAIN CROSSES UNDER A SEWER.SUPPORT THE SEWER OR DRAIN LINES TO PREVENTSETTLING AND BREAKING THE WATERMAIN.D.CONSTRUCTION SHALL EXTEND ON EACH SIDE OFTHE CROSSING UNTIL THE NORMAL DISTANCE FROMTHE WATERMAIN TO THE SEWER OR DRAIN LINE IS ATLEAST TEN FEET.PAVING1.BASE COURSE SHALL BE AGGREGATE BASE COURSE,CONFORMING TO IDOT STANDARD SPECIFICATIONS (SEEPLANS FOR THICKNESS).2.SURFACE COURSE AND BINDER COURSE SHALL BEHOT-MIX ASPHALT (HMA) CONFORMING TO IDOTSTANDARD SPECIFICATIONS (SEE PLANS FORTHICKNESS).3.CURB & GUTTER AND SIDEWALK SHALL BE CLASS SIPORTLAND CEMENT CONCRETE CONFORMING TO IDOTSTANDARD SPECIFICATIONS.4.SUBGRADE SHALL BE FINISHED TO BE WITHIN 0.1 FEET OFDESIGN SUBGRADE ELEVATIONS BY THE EARTHWORKCONTRACTOR. FINE GRADING FOR PAVEMENTS ANDSIDEWALKS SHALL BE THE RESPONSIBILITY OF THEPAVING CONTRACTOR.5.AGGREGATE BASE COURSES SHALL BE PRIMED AT THERATE OF 0.25 TO 0.50 GALLONS PER SQUARE YARD ANDBRICK, CONCRETE, OR HMA BASES SHALL BE PRIMED ATTHE RATE OF 0.05 TO 0.10 GALLONS PER SQUARE YARDWITH LIQUID ASPHALT CONFORMING TO THE IDOTSTANDARD SPECIFICATIONS AND APPROPRIATE FORPREVAILING WEATHER AND SITE CONDITIONS. PRIMECOAT AND CLEANING THE EXISTING SURFACE SHALL BECONSIDERED AS INCIDENTAL TO THE CONTRACT.6.PAVEMENT SHALL BE CONSTRUCTED ON A THOROUGHLYCOMPACTED SUBGRADE MEETING THE REQUIREMENTSOF THE STANDARD SPECIFICATIONS ANDRECOMMENDATIONS OF THE GEOTECHNICALCONSULTANT. PRIOR TO PLACEMENT OF THE NEWPAVEMENT, THE SUBGRADE SHALL BE PROOF ROLLEDWITH A FULLY LOADED TANDEM AXLE DUMP TRUCK(MINIMUM 20 TONS). PROOF ROLLING SHALL BEWITNESSED BY THE GEOTECHNICAL CONSULTANT.7.SIDEWALKS SHALL BE OF THE THICKNESS ANDDIMENSIONS AS SHOWN IN THE CONSTRUCTION PLANS.CONTRACTION JOINTS SHALL BE SET AT 5' CENTERS AND½ INCH PREMOLDED FIBER EXPANSION JOINTS SHALL BESET AT 50' CENTERS AND WHERE THE SIDEWALK MEETSTHE CURB, A BUILDING, OR AT THE END OF EACH POUR.ALL SIDEWALKS CONSIDERED TO BE ACCESSIBLE ROUTESAS DEFINED BY THE AMERICANS WITH DISABILITIES ACT(ADA) SHALL BE SUBJECT TO ILLINOIS ACCESSIBILITYCODE (IAC) REQUIREMENTS, UNLESS OTHERWISE NOTED.8.TESTING OF THE SUBBASE, BASE COURSE, BINDERCOURSE, SURFACE COURSE, AND CONCRETE WORKSHALL BE REQUIRED IN ACCORDANCE WITH IDOTSTANDARD SPECIFICATIONS AND IN ACCORDANCE WITHTHE SPECIFIC REQUIREMENTS OF THE AUTHORITYHAVING JURISDICTION. A QUALIFIED TESTING FIRM SHALLBE EMPLOYED TO PERFORM THE REQUIRED TESTS.9.ASPHALT JOINTS FOR BINDER AND SURFACE COURSESARE TO BE STAGGERED.XXW GT/EETBENCHMARKEASEMENT LINEFENCE LINECENTERLINEPROPERTY CORNERUNDERGROUND TELEPHONE& ELECTRIC DUCT BANKBURIED CABLE-TELEPHONESOIL BORINGTELEPHONE MANHOLECONTOURSPOT ELEVATIONWATER MAINGAS MAINCURB INLETUTILITY STUB POST INDICATOR VALVETHRUST BLOCKCONCRETE HEADWALLFLARED END SECTION (F.E.S.)SUBMERGED HEADWALLGUY WIRESFLOOD LIGHTFIRE HYDRANTLIGHT STANDARDIRRIGATION HEADSSIGNUTILITY POLEUTILITY TO BE ABANDONEDFEATURE TO BE REMOVEDDESCRIPTIONSTORMWATER FLOW DIRECTIONSANITARY SEWERSTORM SEWERSILT FENCEWATER MAIN PROTECTIONRAILROAD TRACKSGUARDRAILHAND HOLEGATE VALVE IN VALVE VAULTREVISION DELINEATIONSTORMWATER OVERFLOW ROUTEVALVE IN VALVE BOX DRAINAGE STRUCTURE WITH OPEN LIDSANITARY FORCE MAINPROPERTY LINE (EXTERIOR)LOT LINE (INTERIOR)TREETREE LINETRAFFIC SIGNAL POLETELEPHONE PEDESTALTRANSFORMER PADUTILITY STRUCTURE WITH CLOSED LIDRIGHT-OF-WAY LINEMONITORING WELLCONSTRUCTION LIMIT LINEREVERSE PITCHED CURBRETAINING WALLTREE PROTECTION FENCECURB & GUTTERDEPRESSED CURB & GUTTERDITCH CHECKBURIED CABLE-ELECTRICTOP OF CURB ELEVATIONEDGE OF PAVEMENT ELEVATIONUTILITY CROSSING LABELINLET FILTER BASKETRIP RAPBOLLARDBACK OF CURBCATCH BASINFIRE HYDRANTBACK TO BACK OF CURBB/CB-BBMCURB AND GUTTERC & GCBDRAWINGDIWMDUCTILE IRON WATER MAINDIAMETERF/GFINISHED GRADEF-FFACE TO FACE OF CURBF/LFHFESFLOW LINEFLARED END SECTIONGGV/VBGV/VVHDPEHORIZONTALHPHWLIEHIGH POINTHIGH WATER LEVELINVERT ELEVATIONINLETLPLLEFTMHMANHOLENWLNORMAL WATER LEVELPCCPIPRCPOINT OF INTERSECTIONPOINT OF REVERSE CURVATUREPOINT OF TANGENCYPROPERTY LINEPOINT OF CURVATUREPOINT OF VERTICAL INTERSECTIONPVCPTPLPCPVIRRIGHT OF WAYSFMSHTSANITARY FORCE MAINSHEETSTATIONSTORM MANHOLESUBMERGED HEADWALLSHWSTMHSSANSMHSANITARYSANITARY MANHOLETT/CT/PTOP OF PIPETYPTYPICALVERTICALWATER MAINWMELEVATIONEJEXPANSION JOINTPPPOWER POLEPORTLAND CEMENT CONCRETEVCVERTICAL CURVEENNORTHPOINT OF VERTICAL CURVATUREOR POLYVINYL CHLORIDE PIPESLOPE OR SOUTHW WESTOLOPEN LIDF & GFRAME & GRATETYTYPECLCLOSED LIDPUBLIC UTILITY EASEMENTEAST OR ELECTRIC OR EDGEE/PEDGE OF PAVEMENTEXISTINGFINISHED FLOORGAS LINEHDWHEADWALLGATE VALVE IN VALVE BOXGATE VALVE IN VALVE VAULTHIGH DENSITY POLYETHYLENE PIPERCPREINFORCED CONCRETE PIPESTTANGENT LENGTH OR TELEPHONELFLINEAL FEETSFSILTATION FENCELOW POINT OR LIGHT POLEBV/VVBUTTERFLY VALVE IN VALVE VAULTBLDGBUILDINGINCLDIPDUCTILE IRON PIPEEX.PGLPROFILE GRADE LINEPVTPOINT OF VERTICAL TANGENCYRADIUS OR RIGHTCENTERLINENOT IN CONTRACT / NOT INCLUDEDTOP OF CURB STORM STRUCTURE OR STORM SEWERHDCPHANDICAPON CENTERUPUTILITY POLEMWMONITORING WELLT/WTOP OF WALLMATCH EXISTINGF & OLF & CLFRAME & CLOSED LIDFRAME & OPEN LIDCOCLEAN OUTB/PBOTTOM OF PIPEAARC LENGTHOR POINT OF COMPOUND CURVEVERTSTADIADWGELEVFFHORMENICOCPUEROW710706.0782.62782.12SFCLLVCPVITRIFIED CLAY PIPEC01PROPOSEDEXISTINGATLAS LOCATED UTILITYLEGENDABBREVIATIONS 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CORNER12.71' N.FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' S. & 0.51' E.FOUND IRON PIPE0.60' W. & 0.30' N.FOUND IRON PIPE0.53' W. & 0.12' NFOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERBUILDING CORER4.73' S.N. FACE OF WALL0.53' N.N. FACE OF SIGN1.2' S.W. FACE OF SIGN0.4' E.BUILDING HEIGHT20.9'BUILDING HEIGHT20.6'BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'BUILDING HEIGHT49.0'WATERWATERWATERWATER E E E E G G#20526INLETRIM=685.64IE 12" W=682.04#20617INLETRIM=686.37IE 12" NE=677.74IE 12" SE=675.85IE 12" W=675.97#20598INLETRIM=685.62IE 12" N=681.52IE 24" NE=679.27IE 24" S=679.30#20699SANRIM=684.97IE 8" E=673.37IE 8" S=673.57#20781WVVRIM=684.92T/PIPE 10" N-S=679.62#20101WVVRIM=684.96T/PIPE 8" E-W=679.86#23131STMRIM=684.94IE 10" S=680.84#20241INLETRIM=683.76IE 10" S=680.21#20249INLETRIM=684.06IE 10" N=679.31IE 12" E,W=675.06IE 10" S=679.61#20108INLETRIM=684.81IE 10" N=679.61IE 12" W=676.51#20111SANRIM=684.44UNABLE TO OPEN#20267INLETRIM=684.17IE 10" N=680.22#20268INLETRIM=684.43IE 48" NE,W=672.68#20525STMRIM=685.94IE 12" N,SW=678.74#20102GREASE TRAPRIM=685.11#2049INLETRIM=683.42IE 10" N=679.59#2042INLETRIM=683.38IE 10" N=678.08IE 10" SE=679.63IE 10" S=678.13IE 12" W=678.08#2743INLETRIM=683.43IE 10" S=679.72#2746WVVRIM=683.77T/PIPE N-S=677.72WATER FILLED#7555SANRIM=684.99IE 6" N=679.04IE 8" S=679.04#3159STMRIM=684.52UNABLE TO OPEN#11066STMRIM=686.11IE 6" N,E=681.21IE 10" W=681.16#2056724" FESIE=679.58#20478FESIE=679.79E E E E E E E E E E #22673INLETRIM=687.28IE 10" W=684.15#22227INLETRIM=685.80IE 18" E=673.75IE 18" NW=674.07#22795INLETRIM=687.90IE 18" S,NW=674.43#22755WVVRIM=685.60T/PIPE 10" N-S-W=679.80#22245INLETRIM=684.20IE 10" E=680.63RIM=686.06IE 12" S=681.88IE 6" NW=682.61#3046STMRIM=683.90IE 48" N,S=673.13#3131INLETRIM=683.54IE 12" N,SW=676.39#8584INLETRIM=687.94IE 12" E=685.72#5187SANRIM=687.30IE 8" N,SW=680.40STMRIM=685.86IE 12" N,S=680.42#5786INLETRIM=684.24IE 30" NE=675.20IE 48" S=674.60IE 12" NW=679.94#5340INLETRIM=684.50IE 10" N=677.75IE 12" E=677.87IE 10" S=678.00IE 8" NW=678.13#4135INLETRIM=686.03IE 12" SE,NW=680.33#4130INLETRIM=686.02IE 24" NE,SW=677.92IE 12" NW=678.37#8782STMRIM=687.90IE 24" E=682.95IE 24" SW=678.72#4198INLETRIM=685.52UNABLE TO OPEN#4012INLETRIM=685.37IE 24" N,W=674.57IE 12" SE=675.57GG G#22403STMRIM=686.16IE 30" NE,SW=675.10IE 12" SE=675.43#22080INLETRIM=686.95IE 12" N=680.27IE 10" S,W=680.27#22072INLETRIM=686.46IE 10" N=682.05#21978WVVRIM=680.10T/PIPE 10" E-W, 8" S=680.10#21715INLETRIM=686.34T/WATER=682.24BOTTOM=679.52NO VISIBLE OUTLET#21559SANRIM=684.83IE 8" N,S=669.68#21764INLETRIM=686.29T/WATER=682.19BOTTOM=679.29NO VISIBLE OUTLET#21763SANRIM=686.53IE 6" N,E,W,NW=679.28#21784SANRIM=687.36IE 8" N,S=670.76IE 8" SW=670.86#20406INLETRIM=686.37T/WATER=682.37BOTTOM=678.37NO VISIBLE OUTLET#21540INLETRIM=683.91IE 10" NE=680.43#21510INLETRIM=684.47IE 10" NW=680.72#20122STMRIM=685.65IE 48" N,S=673.15IE 10" W=677.80#20092STMRIM=685.01IE 12" S=679.66#20093SANRIM=684.36UNABLE TO OPEN#20099STMRIM=684.96IE 12" W=676.86#21827INLETRIM=684.25IE 12" S=680.15IE 12" NW=680.20#22283STMRIM=685.99IE 10" S=680.84#21839SANRIM=685.32IE 8" N,E=679.07#21840INLETRIM=684.41IE 12" N,SW=679.44#21815INLETRIM=684.46IE 30" N=674.40IE 36" S=674.40#21881SANRIM=685.19IE 8" N,SE,S=669.56#21848STMRIM=685.56IE 10" N=679.76IE 12" SE=679.81IE 12" SW=676.96#21786INLETRIM=684.44IE 18" E,W=677.37IE 12" S=677.64#22587GREASE TRAPRIM=686.23#22552INLETRIM=686.07IE 12" N=679.23IE 12" W=676.79#22550INLETRIM=684.78IE 12" E,SW=676.38#7256WVVRIM=684.88T/PIPE 10" N-S=679.68#7255WVVRIM=684.83T/PIPE 10" N-S=679.50#22310SANRIM=686.11IE 8" N,S=669.11IE 6" E=669.11IE 9" E=676.76IE 12" NE=678.93INLETRIM=686.45IE 8" S,W=674.95#2789INLETRIM=683.35IE 10" N=678.15IE 12" W=678.15#2840INLETRIM=683.38IE 10" S=679.70#2882INLETRIM=683.31IE 10" N=679.57#2926INLETRIM=683.45IE 10" N,S=678.40IE 12" W=678.40#2976INLETRIM=683.52IE 24" E,W=674.52#3082INLETRIM=683.53IE 12" SW=678.79#3345STMRIM=684.54UNABLE TO OPEN#3852INLETRIM=683.53IE 10" S=677.02#4814INLETRIM=686.46IE 12" SW=681.61#4805WVVRIM=686.78T/PIPE 12" E-W=682.09#4806WVVRIM=686.78T/PIPE 12" N-S=682.28#5064INLETRIM=686.37IE 12" S=682.37#5399INLETRIM=684.56IE 10" S=680.76#5016INLETRIM=684.54IE 10" N=680.61#4932INLETRIM=683.95UNABLE TO OPEN#4783SANRIM=686.80UNABLE TO OPEN#4162SANRIM=686.30UNABLE TO OPEN#3993INLETRIM=685.57IE 12" NE,NW=679.19EE EE G G G #20807INLETRIM=683.99IE 12" E,W=675.49#21048INLETRIM=685.54IE 24" N=679.64IE 12" S=681.49#21123INLETRIM=686.24IE 12" N,S=681.94#21243INLETRIM=685.62IE 12" N=682.62#20880INLETRIM=684.86IE 10" S=681.64#21220INLETRIM=684.01IE 10" E=677.01IE 12" W=675.46#21164INLETRIM=684.52IE 10" W=681.06#21308SANRIM=684.65UNABLE TO OPEN#21344SANRIM=681.94IE 8" E=678.82IE 8" W=678.85#20925STMRIM=686.49IE 48" NE,S=672.27#20799WVVRIM=684.63T/PIPE 10" N,S,W=679.23#23129INLETRIM=684.88IE 10" S=679.98#20824INLETRIM=684.84IE 10" N=679.49IE 12" W=676.66#8360INLETRIM=683.94IE 12" N,SE=681.14#2369STMRIM=685.39IE 10" NE=680.34IE 10" SW=680.07#2367INLETRIM=684.20IE 10" E,W=679.80IE 12" S=679.80#2308INLETRIM=683.85IE 12" N=680.92#2282SANRIM=685.23IE 6" E,S=679.58#2280GREASE TRAPRIM=685.21#2281GREASE TRAPRIM=685.23#2279GREASE TRAPRIM=685.26#1136INLETRIM=682.46IE 12" N=679.75#2131WVVRIM=683.93T/PIPE 10" E-W=676.78#2132WVVRIM=683.82T/PIPE 10" N-S=676.62#2120INLETRIM=683.04IE 10" E=678.14IE 10" S=678.34IE 12" W=678.24#1582STMRIM=683.92IE 48" N,SE=671.88#2102INLETRIM=682.96IE 10" N=677.98IE 12" W=677.92#2085INLETRIM=683.19IE 10" S=679.45#1666SANRIM=683.85IE 8" E,S=677.19#2070INLETRIM=683.17IE 10" N=679.62#2487SANRIM=684.33IE 8" N,W=678.02#2057INLETRIM=683.36IE 12" E=678.18IE 10" S=678.26IE 15" W=678.19#2608STMRIM=685.16IE 10" NE,SE=680.42IE 12" W=680.23#1249INLETRIM=684.51IE 12" E=675.79IE 10" W=680.31#1050SANRIM=683.91IE 8" N,W=675.21IE 8" E=675.31#7665INLETRIM=684.89IE 10" S=679.94#7729INLETRIM=684.58IE 12" N=679.07IE 12" E=677.34#7752INLETRIM=684.86IE 10" N=680.82#2680INLETRIM=684.89IE 10" NE=680.69IE 10" SE=680.54IE 10" NW=680.52#7642INLETRIM=684.90IE 12" SW=681.30#1093SANRIM=684.40IE 8" E,W=677.62#8285INLETRIM=683.59IE 48" SE,NW=671.31#8261INLETRIM=683.80IE 12" W=681.89#1076INLETRIM=682.72IE 12 E,W=678.42#8293INLETRIM=684.05IE 12" E,W=680.40#8068WVVRIM=682.99T/PIPE E-W=675.71WATER FILLED#1063INLETRIM=682.77IE 12" E=678.87#8307INLETRIM=684.07IE 12" E,W=680.67#8132INLETRIM=683.28IE 10" SW=680.65#10672INLETRIM=678.87IE 12" W=675.77#10756SANRIM=682.05IE 6" SE,W=676.25#10733WVVRIM=678.09T/PIPE N-S=667.46WATER FILLED#10544INLET#10535INLET#10559STMRIM=678.86#10564STMRIM=679.13IE 24" NE=671.22IE 24" S=671.75IE 12" W=673.7110701STMIE 48" N,S=673.9110431INLETRIM=680.39IE 12" E=676.02#10435INLETRIM=680.40IE 12" E,W=675.90GRATE=675.56IE 24" RCP=671.46#21398SANRIM=684.52IE 10" E,W=675.40IE 8" S=675.40#21411INLETRIM=684.14IE 10" N=677.07#11015INLETRIM=684.04IE 12" NE=680.94IE 12" W=680.90#7597GREASE TRAPRIM=685.55#7602INLETRIM=684.95IE 10" S=677.30#10076SANRIM=682.47IE 8" N,W=678.45#10244INLETRIM=678.92IE 18" S,W=673.42#10291INLETRIM=678.95IE 18" N,E,W=672.55#2303018" FESIE=672.58#2039248" FESIE=671.43#22285GREASE TRAPRIM=685.58#22286GREASE TRAPRIM=685.59#22284GREASE TRAPRIM=685.57PEDESTRIAN ACCESS EASEMENTPER DOCUMENT 5593528ACCESS EASEMENTPER DOCUMENT 5593529PYLON SIGNPYLON SIGNPYLON SIGNPYLON SIGNPARCEL 3ASTORMWATER DETENTIONEASEMENT 2STORMWATERDETENTIONEASEMENT 2PER DOC 4248745THAT PART TAKEN PER CONDEMNATION CASERECORDED AS DOC. 7487965TEMPORARY CONSTRUCTIONEASEMENT PER 7487965TEMPORARY CONSTRUCTIONEASEMENT PER 7487965TEMPORARY CONSTRUCTIONEASEMENT PER 7487965EXCEPTION TOBLANKET EASEMENTBUFFALO GROVE TOWN CENTERUNIT 6REC 10/21/1993 - DOC. 3419308PARCEL 1LOT 3LOT 2NOT INCLUDEDBUFFALO GROVE TOWN CENTERUNIT 9REC 10 /06 /1999 - DOC . 4431048LOT 2NOT INCLUDEDLOT 2BUFFALO GROVE TOWN CENTERUNIT 7NOT INCLUDEDPARCEL 3LOT 161.25'61.36'66.02'BUILDING CORNER12.71' N.79.25'64.32'117.23'93.88'62.38'134.19'FIRE LANE EASEMENTPER DOC. 4431048ACCESS EASEMENTACCESS EASEMENTACCESS EASEMENTACCESS EASEMENT ACCESS EASEMENT ACCESS EASEMENT ACCESS EASEMENT ACCESS EASEMENTEXCEPTION TO BLANKETEASEMENT PER DOC. 2737813ACCESS EASEMENT35' B.S.L.35' B .S .L .35' B.S.L.ACCESS EASEMENT BUFFALO GROVE ROADHERETOFORE DEDICATED100' R.O.W.LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.P.O.B.PARCEL 3AP.O.C.PARCEL 3AP.O.C.EXCEPTION TO PARCEL 3P.O.B.EXCEPTION TO PARCEL 3FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' S. & 0.51' E.FOUND IRON PIPE0.60' W. & 0.30' N.FOUND IRON PIPE0.53' W. & 0.12' NFOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERLOT 1WALGREEN'S BUFFALO GROVERESUBDIVISIONLOT 2WALGREEN'S BUFFALO GROVERESUBDIVISIONLOT 1FIRNBACHSUBDIVISION LOT 1TURNBERRY SUBDIVISIONBUFFALO GROVE TOWN CENTERUNIT 5EXCEPTION TO BLANKET EASEMENT1 STORY BRICKBUILDINGBUILDING FOOTPRINT = 22,692 SQ. FT. #270-314 McHENRY ROAD 1 STORY BRICKBUILDING99,958 SQ. FT.#108-228MCHENRY ROADEXCEPTION TOBLANKET EASEMENTBUILDING CORER4.73' S.N. FACE OF WALL0.53' N.12.72'N. FACE OF SIGN1.2' S.W. FACE OF SIGN0.4' E.70.00'70.00'121.50'LOT 1TOWN CENTERSUBDIVISIONBUILDING HEIGHT20.9'BUILDING HEIGHT20.6'BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'BUILDING HEIGHT49.0'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39 ' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'S00° 15' 59"E19.00'S89° 44' 01"W 201.50'N06° 34' 55"W70.43'N89° 44' 01"E34.21'N06° 34' 55"W43.45'N83° 25' 05"E14.00'S06° 34' 55"E45.00'N89° 44' 01"E40.17'S00° 15' 59"E8.00'N89° 44' 01"E14.60'S84° 33' 21"E29.55'N00° 15' 59"W10.94'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'N85° 58' 54"E63.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'N80° 43' 44"E86.11'5.14'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 '67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 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PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'#6320INLETRIM=685.21IE 10" E,NW=682.29#6843STMRIM=686.09IE 8" NE,W=682.54#6860STMRIM=686.06IE 12" S=681.88IE 6" NW=682.61#6025INLETRIM=685.65IE 10" NE=683.13#6128INLETRIM=685.83IE 12" N=677.23IE 30" E,W=676.33IE 12" S=677.43IE 10" SW=681.48#8543INLETRIM=686.08IE 10" N=682.08#8524STMRIM=688.36IE 24" E=682.86IE 10" S=681.48IE 30" W=676.73#6095INLETRIM=684.91IE 12" N,S=679.56#5948INLETRIM=685.60IE 12" W=682.89#5773INLETRIM=685.79IE 12" E,S=681.54#6381INLETRIM=685.19IE 12" S,W=681.14#9406INLETRIM=682.40IE 24" N,W=677.70IE 10" S=677.95#6950INLETRIM=683.98IE 24" E,S=677.53#7103SANRIM=677.24IE 8" NE,SW=667.24#7070INLETRIM=685.07IE 24" NE,SW=676.32IE 10" E=679.42#6943STMRIM=685.89IE 6" E=680.34IE 12" S=680.24IE 10" W=680.31#6791WVVRIM=686.09T/PIPE N-S=679.47WATER FILLED#6897SANRIM=686.17IE 8" N,S=667.82IE 8" W=668.27#6800INLETRIM=686.16IE 12" NW=682.19#6415INLETRIM=685.36IE 10" SE=682.63#9174STMRIM=685.06IE 12" NE,SE,SW=678.91#10005INLETRIM=683.60IE 12" SE=679.97IE 6" W=680.62#9990INLETRIM=684.74IE 12" NE,SE=679.79IE 12" W=679.64IE 12" NW=679.74#9862INLETRIM=683.80IE 12" S=680.50#9327WVVRIM=684.58T/PIPE N-S=678.91WATER FILLED#9358INLETRIM=684.02IE 12" SW=679.76#9372SANRIM=683.92IE NE=667.72IE SE,SW=667.52IE SE=673.22IE SW=675.01#9407INLETRIM=682.47IE 12" N=678.42IE 12" E,S=678.05#6739INLETRIM=685.40IE 12" N,E=681.50#8845WVVRIM=688.97T/PIPE 10" N-S=682.82#6707INLETRIM=684.46IE S=682.45#8878WVVRIM=687.52T/PIPE 10" N-S=679.72#9114INLETRIM=684.94IE 10" NW=680.63#8892STMRIM=685.29IE 15" N=681.45#8993SANRIM=686.48IE SE=679.73IE W=678.28#9001INLETRIM=685.44IE 12" N=680.34IE 12" S=680.44#9139INLETRIM=685.49IE 12" S,NW=680.21#5749STMRIM=685.86IE 12" N,S=680.42#5793INLETRIM=684.09IE 12" N=676.71IE 30" E,SW=675.69#5786INLETRIM=684.24#6773WVVRIM=689.85T/P N-S=682.40#6743INLETRIM=685.40IE 12" S,W=681.05MH PER ATLASNOT FOUND IN FIELDG#6196INLETRIM=684.90IE 12" N,S=680.40PYLON SIGNFIRE LANE EASEMENTMODIFIED PER DOC 7002240NO DIMENSIONAL DATA PROVIDEDBUFFALO GROVE TOWN CENTERUNIT 8REC 07 /24 /1998 - DOC . 4173676LOT 2NOT INCLUDEDPARCEL 2LOT 12 STORY BRICKBUILDINGEXCEPTION TO BLANKET EASEMENT72.38'61.76'49.76'28.51'24.46'ACCESS EASEMENT ACCESS EASEMENT ACCESS EASEMENTFIRE LANE EASEMENTPER DOC. 4173676ACCESS EASEMENT IBT EASEMENT PER DOC. 2737813WATERMAIN EASEMENTPER DOC. 243294335' B.S.L.ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUFFALO GROVE TOWN CENTERUNIT 4TOWN PLACE TOWNHOMESBUILDING FOOTPRINT = 22,692 SQ. FT.BUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'PARCEL 2LOT 2DRAWING NO.C2.0N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C2.0 ExCond20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS EXISTING CONDITIONS PLAN THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALE #22755#6320INLETRIM=685.21IE 10" E,NW=682.29#6843STMRIM=686.09IE 8" NE,W=682.54#6860STMRIM=686.06IE 12" S=681.88IE 6" NW=682.61#22896INLETRIM=684.76IE10" NE=680.86#6025INLETRIM=685.65IE 10" NE=683.13#6128INLETRIM=685.83IE 12" N=677.23IE 30" E,W=676.33IE 12" S=677.43IE 10" SW=681.48#8543INLETRIM=686.08IE 10" N=682.08#8524STMRIM=688.36IE 24" E=682.86IE 10" S=681.48IE 30" W=676.73#6095INLETRIM=684.91IE 12" N,S=679.56#5948INLETRIM=685.60IE 12" W=682.89#5773INLETRIM=685.79IE 12" E,S=681.54#6381INLETRIM=685.19IE 12" S,W=681.14#9406INLETRIM=682.40IE 24" N,W=677.70IE 10" S=677.95#6950INLETRIM=683.98IE 24" E,S=677.53#7103SANRIM=677.24IE 8" NE,SW=667.24#7070INLETRIM=685.07IE 24" NE,SW=676.32IE 10" E=679.42#6943STMRIM=685.89IE 6" E=680.34IE 12" S=680.24IE 10" W=680.31#6791WVVRIM=686.09T/PIPE N-S=679.47WATER FILLED#6897SANRIM=686.17IE 8" N,S=667.82IE 8" W=668.27#6800INLETRIM=686.16IE 12" NW=682.19#6415INLETRIM=685.36IE 10" SE=682.63#9174STMRIM=685.06IE 12" NE,SE,SW=678.91#10005INLETRIM=683.60IE 12" SE=679.97IE 6" W=680.62#9990INLETRIM=684.74IE 12" NE,SE=679.79IE 12" W=679.64IE 12" NW=679.74#9862INLETRIM=683.80IE 12" S=680.50#9327WVVRIM=684.58T/PIPE N-S=678.91WATER FILLED#9358INLETRIM=684.02IE 12" SW=679.76#9372SANRIM=683.92IE NE=667.72IE SE,SW=667.52IE SE=673.22IE SW=675.01#9407INLETRIM=682.47IE 12" N=678.42IE 12" E,S=678.05#6739INLETRIM=685.40IE 12" N,E=681.50#8845WVVRIM=688.97T/PIPE 10" N-S=682.82#6707INLETRIM=684.46IE S=682.45#8878WVVRIM=687.52T/PIPE 10" N-S=679.72#9114INLETRIM=684.94IE 10" NW=680.63#8892STMRIM=685.29IE 15" N=681.45#8993SANRIM=686.48IE SE=679.73IE W=678.28#9001INLETRIM=685.44IE 12" N=680.34IE 12" S=680.44#9139INLETRIM=685.49IE 12" S,NW=680.21#5749STMRIM=685.86IE 12" N,S=680.42#5793INLETRIM=684.09IE 12" N=676.71IE 30" E,SW=675.69#5786INLETRIM=684.24IE 30" NE=675.20IE 48" S=674.60IE 12" NW=679.94#6773WVVRIM=689.85T/P N-S=682.40#6743INLETRIM=685.40IE 12" S,W=681.05MH PER ATLASNOT FOUND IN FIELDG#22895SANRIM=686.74IE 8" NE,S=668.19#22877STMRIM=688.63IE 30" NE,SE=675.43IE 12" NE=678.93#7186WVVRIM=687.04T/PIPE 2" E-W=681.54#22859INLETRIM=686.45IE 8" S,W=674.95#6196INLETRIM=684.90IE 12" N,S=680.40PYLON SIGNFIRE LANE EASEMENTMODIFIED PER DOC 7002240NO DIMENSIONAL DATA PROVIDEDBUFFALO GROVE TOWN CENTERUNIT 8REC 07 /24 /1998 - DOC . 4173676LOT 2NOT INCLUDEDPARCEL 2LOT 12 STORY BRICKBUILDINGEXCEPTION TO BLANKET EASEMENT72.38'61.76'49.76'28.51'24.46'ACCESS EASEMENT ACCESS EASEMENT ACCESS EASEMENTFIRE LANE EASEMENTPER DOC. 4173676ACCESS EASEMENT IBT EASEMENT PER DOC. 2737813WATERMAIN EASEMENTPER DOC. 2432943ACCESS EASEMENT35' B.S.L.ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUFFALO GROVE TOWN CENTERUNIT 3BUFFALO GROVE TOWN CENTERUNIT 4TOWN PLACE TOWNHOMESSUBDIVISIONBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'PARCEL 2LOT 2DRAWING NO.C2.1N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C2.1 Demo20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS DEMOLITION PLAN - AREA 1 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C2.2 FOR CONTINUATIONDEMOLITION LEGENDMILL AND RESURFACE OR FULLDEPTH REMOVAL AS NEEDEDCONCRETE PAVEMENT OR SIDEWALKREMOVAL (FULL-DEPTH)CONC. CURB/GUTTER OR UTILITY LINETO BE REMOVEDSTRUCTURE/TREE TO BE REMOVED E G#20526INLET#20598INLET#20101WVVRIM=684.96T/PIPE 8" E-W=679.86#23131STMRIM=684.94IE 10" S=680.84#20241INLETRIM=683.76IE 10" S=680.21#20525STMRIM=685.94IE 12" N,SW=678.74#20102GREASE TRAPRIM=685.11#2743INLETRIM=683.43IE 10" S=679.72#2746WVVRIM=683.77T/PIPE N-S=677.72WATER FILLED#3159STMRIM=684.52UNABLE TO OPEN#2056724" FESIE=679.58#20478FESIE=679.79E E E E E E E E E E #22673INLETRIM=687.28IE 10" W=684.15#22227INLETRIM=685.80IE 18" E=673.75IE 18" NW=674.07#22795INLETRIM=687.90IE 18" S,NW=674.43#22755WVVRIM=685.60T/PIPE 10" N-S-W=679.80#22245INLETRIM=684.20IE 10" E=680.63#3046STMRIM=683.90IE 48" N,S=673.13#3131INLETRIM=683.54IE 12" N,SW=676.39#8584INLETRIM=687.94IE 12" E=685.72#5187SANRIM=687.30IE 8" N,SW=680.40#5340INLETRIM=684.50IE 10" N=677.75IE 12" E=677.87IE 10" S=678.00IE 8" NW=678.13#4135INLETRIM=686.03IE 12" SE,NW=680.33#4130INLETRIM=686.02IE 24" NE,SW=677.92IE 12" NW=678.37#8782STMRIM=687.90IE 24" E=682.95IE 24" SW=678.72#4198INLETRIM=685.52UNABLE TO OPEN#4012INLETRIM=685.37IE 24" N,W=674.57IE 12" SE=675.57GG G#22403STMRIM=686.16IE 30" NE,SW=675.10IE 12" SE=675.43#22080INLETRIM=686.95IE 12" N=680.27IE 10" S,W=680.27#22072INLETRIM=686.46IE 10" N=682.05#21978WVVRIM=680.10T/PIPE 10" E-W, 8" S=680.10#21715INLETRIM=686.34T/WATER=682.24BOTTOM=679.52NO VISIBLE OUTLET#21559SANRIM=684.83IE 8" N,S=669.68#21764INLETRIM=686.29T/WATER=682.19BOTTOM=679.29NO VISIBLE OUTLET#21763SANRIM=686.53IE 6" N,E,W,NW=679.28#21784SANRIM=687.36IE 8" N,S=670.76IE 8" SW=670.86#20406INLETRIM=686.37T/WATER=682.37BOTTOM=678.37NO VISIBLE OUTLET#21540INLETRIM=683.91IE 10" NE=680.43#21510INLETRIM=684.47IE 10" NW=680.72#20122STMRIM=685.65IE 48" N,S=673.15IE 10" W=677.80#20092STMRIM=685.01IE 12" S=679.66#20093SANRIM=684.36UNABLE TO OPEN#20099STMRIM=684.96IE 12" W=676.86#21827INLETRIM=684.25IE 12" S=680.15IE 12" NW=680.20#22283STMRIM=685.99IE 10" S=680.84#21839SANRIM=685.32IE 8" N,E=679.07#21840INLETRIM=684.41IE 12" N,SW=679.44#21815INLETRIM=684.46IE 30" N=674.40IE 36" S=674.40#21881SANRIM=685.19IE 8" N,SE,S=669.56#21848STMRIM=685.56IE 10" N=679.76IE 12" SE=679.81IE 12" SW=676.96#21786INLETRIM=684.44IE 18" E,W=677.37IE 12" S=677.64#22587GREASE TRAPRIM=686.23#22552INLETRIM=686.07IE 12" N=679.23IE 12" W=676.79#22550INLETRIM=684.78IE 12" E,SW=676.38#7256WVVRIM=684.88T/PIPE 10" N-S=679.68#7255WVVRIM=684.83T/PIPE 10" N-S=679.50#22310SANRIM=686.11IE 8" N,S=669.11IE 6" E=669.11IE 9" E=676.76#2789INLETRIM=683.35IE 10" N=678.15IE 12" W=678.15#2840INLETRIM=683.38IE 10" S=679.70#2882INLETRIM=683.31IE 10" N=679.57#2926INLETRIM=683.45IE 10" N,S=678.40IE 12" W=678.40#2976INLETRIM=683.52IE 24" E,W=674.52#3082INLETRIM=683.53IE 12" SW=678.79#3345STMRIM=684.54UNABLE TO OPEN#3852INLETRIM=683.53IE 10" S=677.02#4814INLETRIM=686.46IE 12" SW=681.61#4805WVVRIM=686.78T/PIPE 12" E-W=682.09#4806WVVRIM=686.78T/PIPE 12" N-S=682.28#5064INLETRIM=686.37IE 12" S=682.37#5399INLETRIM=684.56IE 10" S=680.76#5016INLETRIM=684.54IE 10" N=680.61#4932INLETRIM=683.95UNABLE TO OPEN#4783SANRIM=686.80UNABLE TO OPEN#4162SANRIM=686.30UNABLE TO OPEN#3993INLETRIM=685.57IE 12" NE,NW=679.19#22285GREASE TRAPRIM=685.58#22286GREASE TRAPRIM=685.59#22284GREASE TRAPRIM=685.57PEDESTRIAN ACCESS EASEMENTPER DOCUMENT 5593528PYLON SIGNTEMPORARY CONSTRUCTIONEASEMENT PER 7487965EXCEPTION TOBLANKET EASEMENTLOT 2NOT INCLUDEDBUFFALO GROVE TOWN CENTERUNIT 9REC 10 /06 /1999 - DOC . 443104861.25'61.36'66.02'BUILDING CORNER12.71' N.79.25'ACCESS EASEMENTACCESS EASEMENTACCESS EASEMENT ACCESS EASEMENT EXCEPTION TO BLANKETEASEMENT PER DOC. 2737813ACCESS EASEMENT ILLINOIS ROUTE 83FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNEREXCEPTION TO BLANKET EASEMENT1 STORY BRICKBUILDINGBUILDING FOOTPRINT = 22,692 SQ. FT. #270-314 McHENRY ROAD 1 STORY BRICKBUILDING99,958 SQ. FT.#108-228MCHENRY ROAD12.72'70.00'70.00'121.50'BUILDING HEIGHT20.9'BUILDING HEIGHT20.6'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"EN04° 01' 06"WN85° 58' 54"E63.10'N80° 43' 44"E86.11'5.14'67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'BUILDING TO BE REMOVEDTREE TO BEREMOVED(TYP.)BRICK PAVERS TOBE REMOVEDBRICK PAVERS TOBE REMOVEDELECTRIC METERTO BE REMOVED(TYP.)TRANSFORMER TO REMAINTRANSFORMER TO REMAIN3 PHASE ELECTRIC LINE TO BERELOCATED.DRAWING NO.C2.2N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C2.1 Demo20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS DEMOLITION PLAN - AREA 2 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C2.3 FOR CONTINUATIONDEMOLITION PLAN1.THE EXTENT OF DEMOLITION WORK IS AS GENERALLY SHOWN ON THE CONSTRUCTION DOCUMENTS. SPECIFICDEMOLITION PROCESSES OR PROCEDURES FOR DEMOLITION AND STRUCTURAL CONSIDERATIONS ARE THERESPONSIBILITY OF OTHERS. DEMOLITION INCLUDES, BUT IS NOT LIMITED TO, REMOVAL AND DISPOSAL OFFSITE OFTHE FOLLOWING ITEMS:·SIDEWALK AND ON-SITE PAVEMENT·BUILDINGS, FOUNDATIONS, AND SUPPORTING WALLS AND SLABS·UTILITIES·CONSTRUCTION DEBRIS2.ALL PAVEMENT TO BE REMOVED ADJACENT TO PAVEMENT THAT IS TO REMAIN SHALL BE SAWCUT FULL DEPTH ATTHE EDGES PRIOR TO REMOVAL TO OBTAIN A "CLEAN" JOINT WHERE IT ABUTS NEW CURB OR PAVEMENT.3.CONTRACTOR MUST RECEIVE APPROVAL FROM CIVIL ENGINEER AND GEOTECHNICAL ENGINEER FOR THE MATERIALTYPE AND USE IF CONTRACTOR DESIRES TO REUSE DEMOLISHED SITE PAVEMENT AS STRUCTURAL FILL.4.STRUCTURES TO BE DEMOLISHED SHALL BE VACATED AND DISCONTINUED FROM USE PRIOR TO START OF WORK.OWNER ASSUMES NO RESPONSIBILITY FOR ACTUAL CONDITION OF STRUCTURES TO BE DEMOLISHED. CONDITIONSEXISTING AT TIME OF INSPECTION FOR BIDDING PURPOSES WILL BE MAINTAINED BY OWNER IN SO FAR ASPRACTICABLE. HOWEVER, VARIATIONS WITHIN THE STRUCTURES MAY OCCUR BY OWNER'S REMOVAL AND SALVAGEOPERATIONS PRIOR TO START OF DEMOLITION WORK.5.ITEMS OF SALVAGEABLE VALUE TO CONTRACTOR MAY BE REMOVED AS WORK PROGRESSES AND AS APPROVED BYTHE OWNER. SALVAGED ITEMS MUST BE TRANSPORTED FROM THE SITE AS THEY ARE REMOVED. STORAGE ORSALE OF REMOVED ITEMS ON SITE WILL NOT BE PERMITTED.6.CONDUCT DEMOLITION OPERATIONS AND REMOVAL OF DEBRIS IN SUCH A MANNER TO ENSURE MINIMUMINTERFERENCE WITH ROADS, STREETS, WALKS AND OTHER ADJACENT FACILITIES.7.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTION OF BUILDINGS, PAVEMENTS AND UTILITIES TO REMAINFROM ANY DAMAGE AND SHALL BE RESPONSIBLE FOR REPAIRING THE SAME.8.EXISTING UTILITIES, WHICH DO NOT SOLEY SERVICE STRUCTURES BEING DEMOLISHED, ARE TO BE KEPT IN SERVICEAND PROTECTED AGAINST DAMAGE DURING DEMOLITION OPERATIONS. CONTRACTOR SHALL ARRANGE FORSHUT-OFF OF UTILITIES SERVING STRUCTURES TO BE DEMOLISHED. CONTRACTOR IS RESPONSIBLE FOR TURNINGOFF, DISCONNECTING, AND SEALING INDICATED UTILITIES BEFORE STARTING DEMOLITION OPERATIONS.9.EXISTING UTILITIES TO BE ABANDONED ARE TO BE CAPPED AT BOTH ENDS AND FILLED WITH FA-1 OR APPROVEDEQUAL. ALL UNDERGROUND UTILITIES TO BE REMOVED ARE TO HAVE THEIR TRENCHES BACKFILLED WITHENGINEERED FILL OR SELECT EXCAVATED MATERIAL, AS APPROVED BY THE GEOTECHNICAL ENGINEER, TO 95% OFMODIFIED PROCTOR DENSITY.10.ALL PRIVATE UTILITIES (ELECTRIC, CABLE, TELEPHONE, FIBER OPTIC, GAS) SHALL BE REMOVED AND RELOCATED PERTHE UTILITY OWNER AND THE LOCAL MUNICIPALITY'S REQUIREMENTS.11.CONTRACTOR SHALL LOCATE AND PROTECT EXISTING UNDERGROUND AND OVERHEAD UTILITIES DURINGCONSTRUCTION. UTILITY PROTECTION SHALL BE COORDINATED WITH THE RESPECTIVE UTILITY OWNER AND THEGOVERNING MUNICIPALITY. DAMAGED CABLES/CONDUITS SHALL BE REPLACED IMMEDIATELY. ALL EXISTINGSTRUCTURES TO REMAIN SHALL BE PROTECTED THROUGHOUT THE CONSTRUCTION PROCESS. ALL DAMAGEDSTRUCTURES SHALL BE REPLACED IN-KIND AND THEIR REPLACEMENT COST SHALL BE CONSIDERED INCIDENTAL TOTHE CONTRACT.12.REMOVAL, ABANDOMENT, AND RELOCATION OF EXISTING UTILITIES SHALL BE COMPLETED AS GENERALLY DEPICTEDON THESE PLANS. CONTRACTOR TO COORDINATE RELOCATIONS WITH THE UTILITY OWNER. CONTRACTOR SHALLMINIMIZE DISRUPTION OF SERVICE AND SHALL WORK WITH UTILITY OWNER TO MAINTAIN AN ACCEPTABLE LEVEL OFSERVICE.13.USE WATER SPRINKLING, TEMPORARY ENCLOSURES, AND OTHER SUITABLE METHODS TO MINIMIZE DUST AND DIRTFROM RISING AND SCATTERING IN THE AIR. COMPLY WITH ALL GOVERNING REGULATIONS PERTAINING TOENVIRONMENTAL PROTECTION.14.DEMOLITION DEBRIS SHALL BE REMOVED FROM THE SITE AND DISPOSED OF IN A LEGAL MANNER.15.COMPLETELY FILL BELOW-GRADE AREAS AND VOIDS RESULTING FROM DEMOLITION TO THE FINAL LINES ANDGRADES SHOWN ON THE CONTRACT DOCUMENTS. BACKFILL MATERIAL SHALL BE IDOT APPROVED AGGREGATE(CA-6) OR APPROVED EQUAL.16.SEE LANDSCAPE PLANS FOR INFORMATION ON LANDSCAPE AND TREE PROTECTION, PRESERVATION, AND REMOVAL.17.EXISTING MONITORING WELLS ARE TO BE REMOVED AS NECESSARY AND SEALED BY STATE LICENSED WELL DRILLERPER ILLINOIS DEPARTMENT OF PUBLIC HEALTH REQUIREMENTS AND/OR LOCAL/COUNTY REQUIREMENTS.18.THESE DRAWINGS DO NOT INCLUDE THE REMOVAL OF UNDERGROUND STORAGE TANKS. SHOULD UNDERGROUNDSTORAGE TANKS BE ENCOUNTERED, CONTRACTOR TO CONTACT OWNER AND ENGINEER TO DETERMINERESPONSIBILITY FOR ANY ENVIRONMENTAL REMEDIATION OR REMOVAL WORK AS NECESSARY. ANY REMOVAL OFUNDERGROUND STORAGE TANKS MUST BE IN CONFORMANCE WITH LOCAL AND STATE STANDARDS.DEMOLITION LEGENDMILL AND RESURFACE OR FULLDEPTH REMOVAL AS NEEDEDCONCRETE PAVEMENT OR SIDEWALKREMOVAL (FULL-DEPTH)CONC. CURB/GUTTER OR UTILITY LINETO BE REMOVEDSTRUCTURE/TREE TO BE REMOVEDMATCHLINE SEE SEE C2.1 FOR CONTINUATION E E E G #20526INLETRIM=685.64IE 12" W=682.04#20617INLETRIM=686.37IE 12" NE=677.74IE 12" SE=675.85IE 12" W=675.97#20598INLETRIM=685.62IE 12" N=681.52IE 24" NE=679.27IE 24" S=679.30#20699SANRIM=684.97IE 8" E=673.37IE 8" S=673.57#20781WVVRIM=684.92T/PIPE 10" N-S=679.62#20249INLETRIM=684.06IE 10" N=679.31IE 12" E,W=675.06IE 10" S=679.61#20108INLETRIM=684.81IE 10" N=679.61IE 12" W=676.51#20111SANRIM=684.44UNABLE TO OPEN#20267INLETRIM=684.17IE 10" N=680.22#20268INLETRIM=684.43IE 48" NE,W=672.68STMRIM=685.94IE 12" N,SW=678.74#2049INLETRIM=683.42IE 10" N=679.59#2042INLETRIM=683.38IE 10" N=678.08IE 10" SE=679.63IE 10" S=678.13IE 12" W=678.08#7555SANRIM=684.99IE 6" N=679.04IE 8" S=679.04#11066STMRIM=686.11IE 6" N,E=681.21IE 10" W=681.16EE EE G G G #20807INLETRIM=683.99IE 12" E,W=675.49#21048INLETRIM=685.54IE 24" N=679.64IE 12" S=681.49#21123INLETRIM=686.24IE 12" N,S=681.94#21243INLETRIM=685.62IE 12" N=682.62#20880INLETRIM=684.86IE 10" S=681.64#21220INLETRIM=684.01IE 10" E=677.01IE 12" W=675.46#21164INLETRIM=684.52IE 10" W=681.06#21308SANRIM=684.65UNABLE TO OPEN#21344SANRIM=681.94IE 8" E=678.82IE 8" W=678.85#20925STMRIM=686.49IE 48" NE,S=672.27#20799WVVRIM=684.63T/PIPE 10" N,S,W=679.23#23129INLETRIM=684.88IE 10" S=679.98#20824INLETRIM=684.84IE 10" N=679.49IE 12" W=676.66#8360INLETRIM=683.94IE 12" N,SE=681.14#2369STMRIM=685.39IE 10" NE=680.34IE 10" SW=680.07#2367INLETRIM=684.20IE 10" E,W=679.80IE 12" S=679.80#2308INLETRIM=683.85IE 12" N=680.92#2282SANRIM=685.23IE 6" E,S=679.58#2280GREASE TRAPRIM=685.21#2281GREASE TRAPRIM=685.23#2279GREASE TRAPRIM=685.26#1136INLETRIM=682.46IE 12" N=679.75#2131WVVRIM=683.93T/PIPE 10" E-W=676.78#2132WVVRIM=683.82T/PIPE 10" N-S=676.62#2120INLETRIM=683.04IE 10" E=678.14IE 10" S=678.34IE 12" W=678.24#1582STMRIM=683.92IE 48" N,SE=671.88#2102INLETRIM=682.96IE 10" N=677.98IE 12" W=677.92#2085INLETRIM=683.19IE 10" S=679.45#1666SANRIM=683.85IE 8" E,S=677.19#2070INLETRIM=683.17IE 10" N=679.62#2487SANRIM=684.33IE 8" N,W=678.02#2057INLETRIM=683.36IE 12" E=678.18IE 10" S=678.26IE 15" W=678.19#2608STMRIM=685.16IE 10" NE,SE=680.42IE 12" W=680.23#1249INLETRIM=684.51IE 12" E=675.79IE 10" W=680.31#1050SANRIM=683.91IE 8" N,W=675.21IE 8" E=675.31#7665INLETRIM=684.89IE 10" S=679.94#7729INLETRIM=684.58IE 12" N=679.07IE 12" E=677.34#7752INLETRIM=684.86IE 10" N=680.82#2680INLETRIM=684.89IE 10" NE=680.69IE 10" SE=680.54IE 10" NW=680.52#7642INLETRIM=684.90IE 12" SW=681.30#1093SANRIM=684.40IE 8" E,W=677.62#8285INLETRIM=683.59IE 48" SE,NW=671.31#8261INLETRIM=683.80IE 12" W=681.89#1076INLETRIM=682.72IE 12 E,W=678.42#8293INLETRIM=684.05IE 12" E,W=680.40#8068WVVRIM=682.99T/PIPE E-W=675.71WATER FILLED#1063INLETRIM=682.77IE 12" E=678.87#8307INLETRIM=684.07IE 12" E,W=680.67#8132INLETRIM=683.28IE 10" SW=680.65#10672INLETRIM=678.87IE 12" W=675.77#10756SANRIM=682.05IE 6" SE,W=676.25#10733WVVRIM=678.09T/PIPE N-S=667.46WATER FILLED#10491INLET#10544INLETRIM=678.04IE 12" E=673.94IE 12" S=673.99#10535INLETRIM=677.60IE 12" N=674.31#10559STMRIM=678.86IE 24" N,NE=670.96IE 36" S=670.76#10564STMRIM=679.13IE 24" NE=671.22IE 24" S=671.75IE 12" W=673.7110701STMIE 48" N,S=673.9110431INLETRIM=680.39IE 12" E=676.02#10435INLETRIM=680.40IE 12" E,W=675.90GRATE=675.56IE 24" RCP=671.46#21398SANRIM=684.52IE 10" E,W=675.40IE 8" S=675.40#21411INLETRIM=684.14IE 10" N=677.07#11015INLETRIM=684.04IE 12" NE=680.94IE 12" W=680.90#7597GREASE TRAPRIM=685.55#7602INLETRIM=684.95IE 10" S=677.30#10076SANRIM=682.47IE 8" N,W=678.45#10244INLETRIM=678.92IE 18" S,W=673.42#10291INLETRIM=678.95IE 18" N,E,W=672.55#2303018" FESIE=672.58#2039248" FESIE=671.43ACCESS EASEMENTPER DOCUMENT 5593529PYLON SIGNPYLON SIGNPARCEL 3ASTORMWATER DETENTIONEASEMENT 2PER DOC 4248745STORMWATERDETENTIONEASEMENT 2PER DOC 4248745THAT PART TAKEN PER CONDEMNATION CASERECORDED AS DOC. 7487965TEMPORARY CONSTRUCTIONEASEMENT PER 7487965TEMPORARY CONSTRUCTIONEASEMENT PER 7487965LOT 2NOT INCLUDEDLOT 2BUFFALO GROVE TOWN CENTERUNIT 7NOT INCLUDEDPARCEL 3LOT 164.32'117.23'93.88'62.38'134.19'FIRE LANE EASEMENTPER DOC. 4431048ACCESS EASEMENTACCESS EASEMENT ACCESS EASEMENT35' B.S.L.35' B .S .L .LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.P.O.B.PARCEL 3AP.O.C.PARCEL 3AP.O.C.EXCEPTION TO PARCEL 3P.O.B.EXCEPTION TO PARCEL 3FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.LOT 1WALGREEN'S BUFFALO GROVERESUBDIVISIONLOT 2WALGREEN'S BUFFALO GROVERESUBDIVISIONLOT 1FIRNBACHSUBDIVISION LOT 1TURNBERRY SUBDIVISIONEXCEPTION TOBLANKET EASEMENTBUILDING CORER4.73' S.N. FACE OF WALL0.53' N.LOT 1TOWN CENTERSUBDIVISIONBUILDING HEIGHT17.3'BUILDING HEIGHT15.9'BUILDING HEIGHT49.0'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 'BUILDING TO BE REMOVEDTRANSFORMER TO REMAINTRANSFORMERTO REMAINTRANSFORMERTO REMAINTRANSFORMER TO REMAINBOLLARDSTO REMAINBOLLARDS TOREMAINBOLLARDSTO REMAINCUT AND CAPEXISTING GAS MAINDRAWING NO.C2.3N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C2.1 Demo20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS DEMOLITION PLAN - AREA 3 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C2.2 FOR CONTINUATIONDEMOLITION LEGENDCONCRETE PAVEMENT OR SIDEWALKREMOVAL (FULL-DEPTH)CONC. CURB/GUTTER OR UTILITY LINETO BE REMOVEDSTRUCTURE/TREE TO BE REMOVEDMILL AND RESURFACE OR FULL DEPTHREMOVAL AS NEEDED LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39 ' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'S00° 15' 59"E19.00'S89° 44' 01"W 201.50'N06° 34' 55"W70.43'N89° 44' 01"E34.21'N06° 34' 55"W43.45'N83° 25' 05"E14.00'S06° 34' 55"E45.00'N89° 44' 01"E40.17'S00° 15' 59"E8.00'N89° 44' 01"E14.60'S84° 33' 21"E29.55'N00° 15' 59"W10.94'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'N85° 58' 54"E63.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'N80° 43' 44"E86.11'5.14'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 '67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'GENERATOR MOBILE LOT 1LOT 3LOT 4LOT 7LOT 5LOT 6LOT 8LOT 2PARKPROGRAMMINGBY OTHERSPROPOSEDPARKINGDECKPROPOSEDMIXED USEPROPOSEDRESTAURANTPROPOSEDGROCER43,365 SFEXISTINGRETAIL TOREMAINPROPOSEDRETAIL6,167 SFPROPOSEDRETAIL4,210 SFEXISTINGRESTAURANTTO REMAINEXISTINGRESTAURANTTO REMAINLOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRU35' BUILDING SETBACK20' PARKING SETBACK35' BUILDING SETBACK20' PARKING SETBACK35' BU ILD ING SETBACK20' PARK ING SETBACK2 STORY BRICKBUILDINGILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.N04° 01' 06"W 312.36'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'LOT 11LOT 9EXISTING RETAILTO REMAIN(ENTERTAINMENT)EXISTINGRETAIL TOREMAINDRAWING NO.C3.0N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C3.0 OvSite20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS OVERALL LAYOUT PLAN THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE THIS SHEET FOR CONTINUATIONMATCHLINE SEE THIS SHEET FOR CONTINUATION 2 STORY BRICKBUILDINGILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'LOT 11LOT 9EXISTING RETAILTO REMAIN(ENTERTAINMENT)EXISTINGRETAIL TOREMAIN752PROPOSED MONUMENTSIGN LOCATION9'DRAWING NO.C3.1N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C3.1 Site20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS LAYOUT PLAN - AREA 1 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALENOTES:1. ALL DIMENSIONS SHOWN ARE TO BACK OF CURBUNLESS OTHERWISE NOTED.2. ALL PROPOSED ON-SITE STRIPING SHALL BEPAINTED YELLOW UNLESS OTHERWISE NOTED.3. BUILDING DIMENSIONS ARE TO OUTSIDE FACE OFBUILDING UNLESS OTHERWISE NOTED.4. ALL CURB AND GUTTER SHALL BE B6.12 UNLESSOTHERWISE NOTED.CONCRETE SIDEWALKPAVING LEGENDMATCHLINE SEE SEE C3.2 FOR CONTINUATIONASPHALT RESURFACING OR FULL DEPTH PAVEMENT ASNECESSARYMILL AND RESURFACE ILLINOIS ROUTE 83FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERBUILDING HEIGHT20.9'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"EN04° 01' 06"WN85° 58' 54"E63.10'N80° 43' 44"E86.11'5.14'67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'LOT 7LOT 5LOT 6PARKPROGRAMMINGBY OTHERSPROPOSEDPARKINGDECKEXISTINGRETAIL TOREMAINPROPOSEDRETAIL6,167 SFPROPOSEDRETAIL4,210 SFEXISTINGLOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRU124228669614151410165989812121251111110101320' PARKING SETBACK35' BUILDING SETBACKPROPOSED MONUMENTSIGN LOCATION24'18.5'36'24'18.5'5'24.5'18.5'18.5'24.5'25'15'15'25.1'32.7'28'41.9'44.2'10'19.5'6'9'TYP.25'18.5'24'18.5'15.8'19.5'24'19.5'10'25'25'19'62.8'44.1'64.2'50.3'2325'25'10.5'3'12.5'9'18.5'30.5'60.3'66.7'54.8'43.4'14.6'5.2'12.5'3'10.5'18.5'24.5'8'8'8'9'TYP.DRAWING NO.C3.2N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C3.1 Site20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS LAYOUT PLAN - AREA 2 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALENOTES:1. ALL DIMENSIONS SHOWN ARE TO BACK OF CURBUNLESS OTHERWISE NOTED.2. ALL PROPOSED ON-SITE STRIPING SHALL BEPAINTED YELLOW UNLESS OTHERWISE NOTED.3. BUILDING DIMENSIONS ARE TO OUTSIDE FACE OFBUILDING UNLESS OTHERWISE NOTED.4. ALL CURB AND GUTTER SHALL BE B6.12 UNLESSOTHERWISE NOTED.CONCRETE SIDEWALKPAVING LEGENDMATCHLINE SEE SEE C3.3 FOR CONTINUATIONMAINTENANCE AS NECESSARYASPHALT RESURFACING OR FULL DEPTH PAVEMENT ASNECESSARYMATCHLINE SEE SEE C3.1 FOR CONTINUATION LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.BUILDING CORER4.73' S.N. FACE OF WALL0.53' N.BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 ' GENERATORMOBILE LOT 1LOT 3LOT 4LOT 2PROPOSEDMIXED USEPROPOSEDRESTAURANTPROPOSEDGROCER43,365 SFEXISTINGRESTAURANTTO REMAINEXISTINGRESTAURANTTO REMAIN232281312513119547716710146111215899988442741225'8.2'8'20' PARK ING SETBACK35' BU ILD ING SETBACKPROPOSED MONUMENTSIGN LOCATIONPROPOSED MONUMENTSIGN LOCATION18.5'24.5'5.4'18.5'23.8'24'36'9'TYP.9'TYP.8'6'13.9'18.5'6'7'24'18'24'18.5'18.5'6'18.5'24'18.5'24.5'18.5'9'TYP.13.5'7.2'6'18'25'6.1'29'25'67.6'84'20' PARKING SETBACK35' BUILDING SETBACK49.3'104.3 '83.6'11.5'10'DRAWING NO.C3.3N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C3.1 Site20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS LAYOUT PLAN - AREA 3 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALENOTES:1. ALL DIMENSIONS SHOWN ARE TO BACK OF CURBUNLESS OTHERWISE NOTED.2. ALL PROPOSED ON-SITE STRIPING SHALL BEPAINTED YELLOW UNLESS OTHERWISE NOTED.3. BUILDING DIMENSIONS ARE TO OUTSIDE FACE OFBUILDING UNLESS OTHERWISE NOTED.4. ALL CURB AND GUTTER SHALL BE B6.12 UNLESSOTHERWISE NOTED.MATCHLINE SEE SEE C3.2 FOR CONTINUATIONCONCRETE SIDEWALKPAVING LEGENDMAINTENANCE ASNECESSARYASPHALT RESURFACING ORFULL DEPTH PAVEMENT ASNECESSARY 685.52685.39685.38685.44685.42685.40685.42687.66690.03683.60683.33683.49683.41683.37683.32683.26683.27683.36683.34683.35679.72679.85679.76679.80679.81679.83679.77679.78679.84679.84679.90679.73679.95687.55687.44679.42679.16681.00671.94671.74671.86671.81671.79671.77671.76671.82671.79671.79675.61675.56678.87676.62675.52675.56676.02671.80671.93675.06676.30671.80671.81674.55673.62671.85671.83671.82671.83671.80671.84671.84671.77671.85671.93671.85671.85671.80671.87679.65680.41681.12682.35682.36678.51676.51674.80671.95671.82671.80671.78671.78671.81671.78671.83671.81671.84671.84671.83671.87671.86671.87671.87677.98679.36680.44675.84671.80671.82671.86671.86671.72674.16674.47676.16677.21679.77671.68671.78671.79671.86671.84671.78671.76BUILDING CORNER12.71' N.FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' S. & 0.51' E.FOUND IRON PIPE0.60' W. & 0.30' N.FOUND IRON PIPE0.53' W. & 0.12' NFOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERBUILDING CORER4.73' S.N. FACE OF WALL0.53' N.N. FACE OF SIGN1.2' S.W. FACE OF SIGN0.4' E.BUILDING HEIGHT20.9'BUILDING HEIGHT20.6'BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'BUILDING HEIGHT49.0'WATERWATERWATERWATER E G E E E E E E E E G G E E E E E G G LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' S. & 0.51' E.FOUND IRON PIPE0.60' W. & 0.30' N.FOUND IRON PIPE0.53' W. & 0.12' NFOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERBUILDING CORER4.73' S.N. FACE OF WALL0.53' N.12.72'N. FACE OF SIGN1.2' S.W. FACE OF SIGN0.4' E.70.00'70.00'121.50'BUILDING HEIGHT20.9'BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39 ' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'S00° 15' 59"E19.00'S89° 44' 01"W 201.50'N06° 34' 55"W70.43'N89° 44' 01"E34.21'N06° 34' 55"W43.45'N83° 25' 05"E14.00'S06° 34' 55"E45.00'N89° 44' 01"E40.17'S00° 15' 59"E8.00'N89° 44' 01"E14.60'S84° 33' 21"E29.55'N00° 15' 59"W10.94'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'N85° 58' 54"E63.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'N80° 43' 44"E86.11'5.14'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 '67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'GENERATOR MOBILE LOT 1LOT 3LOT 4LOT 7LOT 5LOT 6LOT 8LOT 2LOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRUTFF 686.00FF 686.00FF 686.00FF 686.00FF 686.00FF 686.50FF 688.00FF 686.00R 682.77R 682.72R 684.14R 684.04R 683.99R 684.60R 684.84R 683.90R 684.89R 684.89R 684.90R 685.20R 683.60R 684.00R 684.30R 684.43R 684.04R 684.30R 684.30R 684.30R 684.30R 684.30R 684.50R 686.00686.40R 687.00R 685.90687.40R 684.50R 686.50R 686.37R 683.85R 683.95R 685.65R 684.01687.70685.70685.00685.00685.10686.10687.15687.50684.80686.10685.55685.40686.00686.40685.30685.40685.30685.00686.35686.85686.20685.80685.50685.00684.75685.40686.20686.20686.35686.50686.50686.40R 685.00685.80685.30685.40685.30687.40687.30685.80686.20686.40687.40687.40686.20685.70687.90685.40687.25687.18687.20685.70685.34R 685.18684.96685.14685.00686.00686.00684.29R 683.91686.00685.00684.66686.30686.03685.30686.10685.19685.22686.00685.93685.00684.80685.50685.30685.10685.20684.20684.90686.15686.09685.50684.40R 684.20684.60685.00685.00685.00683.80683.90684.00R 683.50684.00684.00R 683.60R 683.60684.00684.00684.80684.80684.75685.40686.00685.30686.00683.90686.00685.30685.40684.70685.40685.20685.10686.00685.40685.20685.40685.20685.30685.30684.65685.18684.78684.50685.50684.33684.41684.81685.40684.08T/C 686.00E/P 685.50T/C 686.00E/P 685.50684.70685.50682.00684.99684.49685.40685.10684.32685.30684.69685.20R 683.76684.50684.25684.25685.20R 683.20683.60684.20685.00686.00685.80684.80685.60685.30684.70685.40685.80685.20684.70686.30684.40684.20685.90685.30685.69684.71685.50685.55685.00684.90684.40FF 687.00685.00686.30686.10R 687.20685.00687.50687.50R 687.20687.40687.40687.40687.50687.40684.75684.50684.50683.25684.15684.50684.68684.25684.24684.16684.91684.92684.80684.70684.60684.60684.65R 685.20R 685.20R 685.65686.50685.70686.90687.96687.93R 686.90R 685.20685.20684.46684.38684.51684.70684.95685.25685.22684.10684.55684.62R 685.12686.37684.35689.15686.60685.70686.48FF 688.00685.72688.09688.33687.50R 687.25R 685.29R 686.80686.96684.10686.70HWL = 678.50NWL = 672.00685.57685.60686.79686.90686.62686.90687.10687.29687.29686.36685.58685.50685.55685.45685.51685.40686.36686.10686.75685.50685.42686.18686.10686.27686.10686.27686.10686.10686.56685.49685.80687.13R 686.65R 686.60687.44687.33687.38687.01687.22687.40687.16687.33686.90687.37687.30687.56686.97688.43687.11687.99686.72686.49686.29687.20R 687.12R 687.00686.53686.65686.69686.69684.30684.29684.42684.61684.78684.68FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT28.3'E E G2 STORY BRICKBUILDINGILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'LOT 11LOT 9DRAWING NO.C4.0N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C4.0 OvGrd20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS OVERALL GRADING PLAN THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE THIS SHEET FOR CONTINUATIONMATCHLINE SEE THIS SHEET FOR CONTINUATION 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PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'E E E E G2 STORY BRICKBUILDINGILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'LOT 11LOT 9686.62686.72686.49686.29DRAWING NO.C4.1N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C4.1 Grd20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS GRADING PLAN - AREA 1 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C4.2 FOR CONTINUATIONNOTES:1. ALL PAVEMENT SPOT GRADE ELEVATIONS ANDRIM ELEVATIONS WITHIN OR ALONG CURB ANDGUTTER REFER TO EDGE OF PAVEMENTELEVATIONS UNLESS OTHERWISE NOTED.2. ALL ELEVATIONS SHOWN DEPICT FINISHEDGRADE UNLESS OTHERWISE NOTED.SUBTRACT TOPSOIL THICKNESS OR PAVEMENTSECTION TO ESTABLISH SUBGRADEELEVATIONS.3. PROVIDE 1.50% CROSS SLOPE AND 4.00%MAXIMUM LONGITUDINAL SLOPE ON ALLSIDEWALKS AND PEDESTRIAN PATHS UNLESSOTHERWISE INDICATED. PLEASE NOTE THATTHE ILLINOIS ACCESSIBILITY CODE REQUIRESA MAXIMUM CONSTRUCTED CROSS SLOPE OF2.00% AND LONGITUDINAL SLOPE OF 5.00%. 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CORNER12.71' N.FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERBUILDING HEIGHT20.9'BUILDING HEIGHT20.6'WATERWATER G E E E E E EGGG ILLINOIS ROUTE 83FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNER12.72'70.00'70.00'121.50'BUILDING HEIGHT20.9'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"EN04° 01' 06"WN85° 58' 54"E63.10'N80° 43' 44"E86.11'5.14'67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'LOT 7LOT 5LOT 6LOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRUFF 686.00FF 686.00FF 688.00FF 686.00R 685.20R 684.30R 684.30R 684.30R 684.30R 684.30R 684.50R 686.00686.40R 687.00R 685.90687.40R 684.50R 686.50R 686.37R 683.85R 683.95R 685.65R 684.01687.70685.70685.00685.00685.10686.10687.15687.50684.80686.10685.40686.00686.40685.30685.40685.30685.00686.35686.85686.20685.80685.50685.00684.75685.40686.20686.20686.35686.50686.50686.40R 685.00685.80685.30685.40685.30687.40687.30685.80686.20686.40687.40687.40686.20685.70687.90685.40687.25687.18687.20685.70685.34R 685.18684.96685.14685.00686.00686.00684.29R 683.91686.00685.00684.66686.03685.00684.70685.55685.00684.90684.40FF 687.00685.00686.30686.10R 687.20685.00687.50687.50R 687.20687.40687.40687.40687.50687.40684.75684.50684.50R 685.20R 685.20R 685.65686.50685.70686.90687.96687.93R 686.90R 685.20685.20684.46684.38684.51684.70684.95685.25685.22684.10684.55684.62R 685.12686.37684.35689.15686.60685.70686.48FF 688.00685.72688.09688.33R 687.25686.70685.57685.60686.79686.90686.62686.90687.10687.29687.29686.36685.58685.50685.55685.45685.51685.40686.36686.10686.75685.50685.42686.18686.10686.27686.10686.27686.10686.10686.56685.49685.80687.13R 686.65R 686.60687.44687.33687.38687.01687.22687.40687.16687.33686.90687.37687.30687.56686.97688.43687.11687.99686.72686.49686.29687.20R 687.12R 687.00DRAWING NO.C4.2N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C4.1 Grd20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS GRADING PLAN - AREA 2 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C4.3 FOR CONTINUATIONNOTES:1. ALL PAVEMENT SPOT GRADE ELEVATIONS ANDRIM ELEVATIONS WITHIN OR ALONG CURB ANDGUTTER REFER TO EDGE OF PAVEMENTELEVATIONS UNLESS OTHERWISE NOTED.2. ALL ELEVATIONS SHOWN DEPICT FINISHEDGRADE UNLESS OTHERWISE NOTED.SUBTRACT TOPSOIL THICKNESS OR PAVEMENTSECTION TO ESTABLISH SUBGRADEELEVATIONS.3. PROVIDE 1.50% CROSS SLOPE AND 4.00%MAXIMUM LONGITUDINAL SLOPE ON ALLSIDEWALKS AND PEDESTRIAN PATHS UNLESSOTHERWISE INDICATED. PLEASE NOTE THATTHE ILLINOIS ACCESSIBILITY CODE REQUIRESA MAXIMUM CONSTRUCTED CROSS SLOPE OF2.00% AND LONGITUDINAL SLOPE OF 5.00%.MATCHLINE SEE SEE C4.1 FOR CONTINUATION 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IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.BUILDING CORER4.73' S.N. FACE OF WALL0.53' N.BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'BUILDING HEIGHT49.0'WATERWATERE G E E E EE G G G LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.BUILDING CORER4.73' S.N. FACE OF WALL0.53' N.BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 ' GENERATORMOBILE LOT 1LOT 3LOT 4LOT 2TFF 686.00FF 686.00FF 686.00FF 686.50R 682.77R 682.72R 684.14R 684.04R 683.99R 684.60R 684.84R 683.90R 684.89R 684.89R 684.90R 685.20R 683.60R 684.00R 684.30R 684.43R 684.04685.55686.30686.03685.30686.10685.19685.22686.00685.93684.80685.50685.30685.10685.20684.20684.90686.15686.09685.50684.40R 684.20684.60685.00685.00685.00683.80683.90684.00R 683.50684.00684.00R 683.60R 683.60684.00684.00684.80684.80684.75685.40686.00685.30686.00683.90686.00685.30685.40684.70685.40685.20685.10686.00685.40685.20685.40685.20685.30685.30684.65685.18684.78684.50685.50684.33684.41684.81685.40684.08T/C 686.00E/P 685.50T/C 686.00E/P 685.50685.50682.00684.99684.49685.40685.10684.32685.30684.69685.20R 683.76684.50684.25684.25685.20R 683.20683.60684.20685.00686.00685.80684.80685.60685.30684.70685.40685.80685.20684.70686.30684.40684.20685.90685.30685.69684.71685.50683.25684.15684.50684.68684.25684.24684.16684.91684.92684.80684.70684.60684.60684.65687.50R 685.29R 686.80686.96684.10HWL = 678.50NWL = 672.00DRAWING NO.C4.3N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C4.1 Grd20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS GRADING PLAN - AREA 3 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C4.2 FOR CONTINUATIONNOTES:1. ALL PAVEMENT SPOT GRADE ELEVATIONS ANDRIM ELEVATIONS WITHIN OR ALONG CURB ANDGUTTER REFER TO EDGE OF PAVEMENTELEVATIONS UNLESS OTHERWISE NOTED.2. ALL ELEVATIONS SHOWN DEPICT FINISHEDGRADE UNLESS OTHERWISE NOTED.SUBTRACT TOPSOIL THICKNESS OR PAVEMENTSECTION TO ESTABLISH SUBGRADEELEVATIONS.3. PROVIDE 1.50% CROSS SLOPE AND 4.00%MAXIMUM LONGITUDINAL SLOPE ON ALLSIDEWALKS AND PEDESTRIAN PATHS UNLESSOTHERWISE INDICATED. PLEASE NOTE THATTHE ILLINOIS ACCESSIBILITY CODE REQUIRESA MAXIMUM CONSTRUCTED CROSS SLOPE OF2.00% AND LONGITUDINAL SLOPE OF 5.00%. E G #20526INLETRIM=685.64IE 12" W=682.04#20617INLETRIM=686.37IE 12" NE=677.74IE 12" SE=675.85IE 12" W=675.97#20598INLETRIM=685.62IE 12" N=681.52IE 24" NE=679.27IE 24" S=679.30#20699SANRIM=684.97IE 8" E=673.37IE 8" S=673.57#20781WVVRIM=684.92T/PIPE 10" N-S=679.62#20241INLETRIM=683.76IE 10" S=680.21#20249INLETRIM=684.06IE 10" N=679.31IE 12" E,W=675.06IE 10" S=679.61#20111SANRIM=684.44UNABLE TO OPEN#20268INLETRIM=684.43IE 48" NE,W=672.68#20525STMRIM=685.94IE 12" N,SW=678.74#2049INLETRIM=683.42IE 10" N=679.59#2042INLETRIM=683.38IE 10" N=678.08IE 10" SE=679.63IE 10" S=678.13IE 12" W=678.08#2743INLETRIM=683.43IE 10" S=679.72#2746WVVRIM=683.77T/PIPE N-S=677.72WATER FILLED#7555SANRIM=684.99IE 6" N=679.04IE 8" S=679.04#3159STMRIM=684.52UNABLE TO OPEN#11066STMRIM=686.11IE 6" N,E=681.21IE 10" W=681.16#2056724" FESIE=679.58#20478FESIE=679.79E E E E E E E E#22673INLETRIM=687.28IE 10" W=684.15#22227INLETRIM=685.80IE 18" E=673.75IE 18" NW=674.07#22795INLETRIM=687.90IE 18" S,NW=674.43#22755WVVRIM=685.60T/PIPE 10" N-S-W=679.80#22245INLETRIM=684.20IE 10" E=680.63#8584INLETRIM=687.94IE 12" E=685.72#5187SANRIM=687.30IE 8" N,SW=680.40INLETRIM=684.24IE 30" NE=675.20IE 48" S=674.60IE 12" NW=679.94#5340INLETRIM=684.50IE 10" N=677.75IE 12" E=677.87IE 10" S=678.00IE 8" NW=678.13#8782STMRIM=687.90IE 24" E=682.95IE 24" SW=678.72#4198INLETRIM=685.52UNABLE TO OPENG G#22403STMRIM=686.16IE 30" NE,SW=675.10IE 12" SE=675.43#22080INLETRIM=686.95IE 12" N=680.27IE 10" S,W=680.27#22072INLETRIM=686.46IE 10" N=682.05#21978WVVRIM=680.10T/PIPE 10" E-W, 8" S=680.10#21715INLETRIM=686.34T/WATER=682.24BOTTOM=679.52NO VISIBLE OUTLET#21559SANRIM=684.83IE 8" N,S=669.68#21764INLETRIM=686.29T/WATER=682.19BOTTOM=679.29NO VISIBLE OUTLET#21763SANRIM=686.53IE 6" N,E,W,NW=679.28#21784SANRIM=687.36IE 8" N,S=670.76IE 8" SW=670.86#20406INLETRIM=686.37T/WATER=682.37BOTTOM=678.37NO VISIBLE OUTLET#20093SANRIM=684.36UNABLE TO OPEN#21827INLETRIM=684.25IE 12" S=680.15IE 12" NW=680.20#21840INLETRIM=684.41IE 12" N,SW=679.44#21815INLETRIM=684.46IE 30" N=674.40IE 36" S=674.40#21881SANRIM=685.19IE 8" N,SE,S=669.56#22587GREASE TRAPRIM=686.23#22552INLETRIM=686.07IE 12" N=679.23IE 12" W=676.79#22550INLETRIM=684.78IE 12" E,SW=676.38#7256WVVRIM=684.88T/PIPE 10" N-S=679.68#7255WVVRIM=684.83T/PIPE 10" N-S=679.50#22310SANRIM=686.11IE 8" N,S=669.11IE 6" E=669.11IE 9" E=676.76#2789INLETRIM=683.35IE 10" N=678.15IE 12" W=678.15#2840INLETRIM=683.38IE 10" S=679.70#2882INLETRIM=683.31IE 10" N=679.57#2926INLETRIM=683.45IE 10" N,S=678.40IE 12" W=678.40#2976INLETRIM=683.52IE 24" E,W=674.52#4805WVVRIM=686.78T/PIPE 12" E-W=682.09#4806WVVRIM=686.78T/PIPE 12" N-S=682.28#5064INLETRIM=686.37IE 12" S=682.37#5399INLETRIM=684.56IE 10" S=680.76#5016INLETRIM=684.54IE 10" N=680.61#4932INLETRIM=683.95UNABLE TO OPEN#4783SANRIM=686.80UNABLE TO OPEN#3993INLETRIM=685.57IE 12" NE,NW=679.19E E E E E G G #20807INLETRIM=683.99IE 12" E,W=675.49#21048INLETRIM=685.54IE 24" N=679.64IE 12" S=681.49#21123INLETRIM=686.24IE 12" N,S=681.94#21243INLETRIM=685.62IE 12" N=682.62#21220INLETRIM=684.01IE 10" E=677.01IE 12" W=675.46#21308SANRIM=684.65UNABLE TO OPEN#21344SANRIM=681.94IE 8" E=678.82IE 8" W=678.85#20925STMRIM=686.49IE 48" NE,S=672.27#20799WVVRIM=684.63T/PIPE 10" N,S,W=679.23#20824INLETRIM=684.84IE 10" N=679.49IE 12" W=676.66#8360INLETRIM=683.94IE 12" N,SE=681.14#2369STMRIM=685.39IE 10" NE=680.34IE 10" SW=680.07#2367INLETRIM=684.20IE 10" E,W=679.80IE 12" S=679.80#2308INLETRIM=683.85IE 12" N=680.92#2282SANRIM=685.23IE 6" E,S=679.58#2280GREASE TRAPRIM=685.21#2281GREASE TRAPRIM=685.23#2279GREASE TRAPRIM=685.26#1136INLETRIM=682.46IE 12" N=679.75#2131WVVRIM=683.93T/PIPE 10" E-W=676.78#2132WVVRIM=683.82T/PIPE 10" N-S=676.62#2120INLETRIM=683.04IE 10" E=678.14IE 10" S=678.34IE 12" W=678.24#1582STMRIM=683.92IE 48" N,SE=671.88#2102INLETRIM=682.96IE 10" N=677.98IE 12" W=677.92#2085INLETRIM=683.19IE 10" S=679.45#2070INLETRIM=683.17IE 10" N=679.62#2487SANRIM=684.33IE 8" N,W=678.02#2057INLETRIM=683.36IE 12" E=678.18IE 10" S=678.26IE 15" W=678.19#2608STMRIM=685.16IE 10" NE,SE=680.42IE 12" W=680.23#1050SANRIM=683.91IE 8" N,W=675.21IE 8" E=675.31#7665INLETRIM=684.89IE 10" S=679.94#7729INLETRIM=684.58IE 12" N=679.07IE 12" E=677.34#7752INLETRIM=684.86IE 10" N=680.82#2680INLETRIM=684.89IE 10" NE=680.69IE 10" SE=680.54IE 10" NW=680.52#7642INLETRIM=684.90IE 12" SW=681.30#1093SANRIM=684.40IE 8" E,W=677.62#8285INLETRIM=683.59IE 48" SE,NW=671.31#8261INLETRIM=683.80IE 12" W=681.89#1076INLETRIM=682.72IE 12 E,W=678.42#8293INLETRIM=684.05IE 12" E,W=680.40#8068WVVRIM=682.99T/PIPE E-W=675.71WATER FILLED#1063INLETRIM=682.77IE 12" E=678.87#8307INLETRIM=684.07IE 12" E,W=680.67#8132INLETRIM=683.28IE 10" SW=680.65#10672INLETRIM=678.87IE 12" W=675.77#10756SANRIM=682.05IE 6" SE,W=676.25#10733WVVRIM=678.09T/PIPE N-S=667.46WATER FILLED#10544INLET#10535INLET#10559STMRIM=678.86#10564STMRIM=679.13IE 24" NE=671.22IE 24" S=671.75IE 12" W=673.7110701STMIE 48" N,S=673.9110431INLETRIM=680.39IE 12" E=676.02#10435INLETRIM=680.40IE 12" E,W=675.90GRATE=675.56IE 24" RCP=671.46#21398SANRIM=684.52IE 10" E,W=675.40IE 8" S=675.40#21411INLETRIM=684.14IE 10" N=677.07#11015INLETRIM=684.04IE 12" NE=680.94IE 12" W=680.90#10076SANRIM=682.47IE 8" N,W=678.45#10244INLETRIM=678.92IE 18" S,W=673.42#10291INLETRIM=678.95IE 18" N,E,W=672.55#2303018" FESIE=672.58#2039248" FESIE=671.43LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' S. & 0.51' E.FOUND IRON PIPE0.60' W. & 0.30' N.FOUND IRON PIPE0.53' W. & 0.12' NFOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNERBUILDING CORER4.73' S.N. FACE OF WALL0.53' N.12.72'N. FACE OF SIGN1.2' S.W. FACE OF SIGN0.4' E.70.00'70.00'121.50'BUILDING HEIGHT20.9'BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39 ' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'S00° 15' 59"E19.00'S89° 44' 01"W 201.50'N06° 34' 55"W70.43'N89° 44' 01"E34.21'N06° 34' 55"W43.45'N83° 25' 05"E14.00'S06° 34' 55"E45.00'N89° 44' 01"E40.17'S00° 15' 59"E8.00'N89° 44' 01"E14.60'S84° 33' 21"E29.55'N00° 15' 59"W10.94'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'N85° 58' 54"E63.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'N80° 43' 44"E86.11'5.14'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 '67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'GENERATOR MOBILE LOT 1LOT 3LOT 4LOT 7LOT 5LOT 6LOT 8LOT 2PARKPROGRAMMINGBY OTHERSPROPOSEDPARKINGDECKPROPOSEDMIXED USEPROPOSEDRESTAURANTPROPOSEDGROCER43,365 SFEXISTINGRETAIL TOREMAINPROPOSEDRETAIL6,167 SFPROPOSEDRETAIL4,210 SFEXISTINGRESTAURANTTO REMAINEXISTINGRESTAURANTTO REMAINLOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRUTHWL = 678.50NWL = 672.00E E #6320INLETRIM=685.21IE 10" E,NW=682.29#6843STMRIM=686.09IE 8" NE,W=682.54#6860STMRIM=686.06IE 12" S=681.88IE 6" NW=682.61#6025INLETRIM=685.65IE 10" NE=683.13#6128INLETRIM=685.83IE 12" N=677.23IE 30" E,W=676.33IE 12" S=677.43IE 10" SW=681.48#8543INLETRIM=686.08IE 10" N=682.08#8524STMRIM=688.36IE 24" E=682.86IE 10" S=681.48IE 30" W=676.73#6095INLETRIM=684.91IE 12" N,S=679.56#5948INLETRIM=685.60IE 12" W=682.89#5773INLETRIM=685.79IE 12" E,S=681.54#6381INLETRIM=685.19IE 12" S,W=681.14#9406INLETRIM=682.40IE 24" N,W=677.70IE 10" S=677.95#6950INLETRIM=683.98IE 24" E,S=677.53#7103SANRIM=677.24IE 8" NE,SW=667.24#7070INLETRIM=685.07IE 24" NE,SW=676.32IE 10" E=679.42#6943STMRIM=685.89IE 6" E=680.34IE 12" S=680.24IE 10" W=680.31#6791WVVRIM=686.09T/PIPE N-S=679.47WATER FILLED#6897SANRIM=686.17IE 8" N,S=667.82IE 8" W=668.27#6800INLETRIM=686.16IE 12" NW=682.19#6415INLETRIM=685.36IE 10" SE=682.63#9174STMRIM=685.06IE 12" NE,SE,SW=678.91#10005INLETRIM=683.60IE 12" SE=679.97IE 6" W=680.62#9990INLETRIM=684.74IE 12" NE,SE=679.79IE 12" W=679.64IE 12" NW=679.74#9862INLETRIM=683.80IE 12" S=680.50#9327WVVRIM=684.58T/PIPE N-S=678.91WATER FILLED#9358INLETRIM=684.02IE 12" SW=679.76#9372SANRIM=683.92IE NE=667.72IE SE,SW=667.52IE SE=673.22IE SW=675.01#9407INLETRIM=682.47IE 12" N=678.42IE 12" E,S=678.05#6739INLETRIM=685.40IE 12" N,E=681.50#8845WVVRIM=688.97T/PIPE 10" N-S=682.82#6707INLETRIM=684.46IE S=682.45#8878WVVRIM=687.52T/PIPE 10" N-S=679.72#9114INLETRIM=684.94IE 10" NW=680.63#8892STMRIM=685.29IE 15" N=681.45#8993SANRIM=686.48IE SE=679.73IE W=678.28#9001INLETRIM=685.44IE 12" N=680.34IE 12" S=680.44#9139INLETRIM=685.49IE 12" S,NW=680.21#5749STMRIM=685.86IE 12" N,S=680.42#5793INLETRIM=684.09IE 12" N=676.71IE 30" E,SW=675.69#5786INLETRIM=684.24#6773WVVRIM=689.85T/P N-S=682.40#6743INLETRIM=685.40IE 12" S,W=681.05MH PER ATLASNOT FOUND IN FIELDG#6196INLETRIM=684.90IE 12" N,S=680.402 STORY BRICKBUILDINGILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'LOT 11LOT 9EXISTING RETAILTO REMAIN(ENTERTAINMENT)EXISTINGRETAIL TOREMAINDRAWING NO.C5.0N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C5.0 OvUtl20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS OVERALL UTILITY PLAN THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE THIS SHEET FOR CONTINUATIONMATCHLINE SEE THIS SHEET FOR CONTINUATION E E E E#22755#6320INLETRIM=685.21IE 10" E,NW=682.29#6843STMRIM=686.09IE 8" NE,W=682.54#6860STMRIM=686.06IE 12" S=681.88IE 6" NW=682.61#22896INLETRIM=684.76IE10" NE=680.86#6025INLETRIM=685.65IE 10" NE=683.13#6128INLETRIM=685.83IE 12" N=677.23IE 30" E,W=676.33IE 12" S=677.43IE 10" SW=681.48#8543INLETRIM=686.08IE 10" N=682.08#8524STMRIM=688.36IE 24" E=682.86IE 10" S=681.48IE 30" W=676.73#6095INLETRIM=684.91IE 12" N,S=679.56#5948INLETRIM=685.60IE 12" W=682.89#5773INLETRIM=685.79IE 12" E,S=681.54#6381INLETRIM=685.19IE 12" S,W=681.14#9406INLETRIM=682.40IE 24" N,W=677.70IE 10" S=677.95#6950INLETRIM=683.98IE 24" E,S=677.53#7103SANRIM=677.24IE 8" NE,SW=667.24#7070INLETRIM=685.07IE 24" NE,SW=676.32IE 10" E=679.42#6943STMRIM=685.89IE 6" E=680.34IE 12" S=680.24IE 10" W=680.31#6791WVVRIM=686.09T/PIPE N-S=679.47WATER FILLED#6897SANRIM=686.17IE 8" N,S=667.82IE 8" W=668.27#6800INLETRIM=686.16IE 12" NW=682.19#6415INLETRIM=685.36IE 10" SE=682.63#9174STMRIM=685.06IE 12" NE,SE,SW=678.91#10005INLETRIM=683.60IE 12" SE=679.97IE 6" W=680.62#9990INLETRIM=684.74IE 12" NE,SE=679.79IE 12" W=679.64IE 12" NW=679.74#9862INLETRIM=683.80IE 12" S=680.50#9327WVVRIM=684.58T/PIPE N-S=678.91WATER FILLED#9358INLETRIM=684.02IE 12" SW=679.76#9372SANRIM=683.92IE NE=667.72IE SE,SW=667.52IE SE=673.22IE SW=675.01#9407INLETRIM=682.47IE 12" N=678.42IE 12" E,S=678.05#6739INLETRIM=685.40IE 12" N,E=681.50#8845WVVRIM=688.97T/PIPE 10" N-S=682.82#6707INLETRIM=684.46IE S=682.45#8878WVVRIM=687.52T/PIPE 10" N-S=679.72#9114INLETRIM=684.94IE 10" NW=680.63#8892STMRIM=685.29IE 15" N=681.45#8993SANRIM=686.48IE SE=679.73IE W=678.28#9001INLETRIM=685.44IE 12" N=680.34IE 12" S=680.44#9139INLETRIM=685.49IE 12" S,NW=680.21#5749STMRIM=685.86IE 12" N,S=680.42#5793INLETRIM=684.09IE 12" N=676.71IE 30" E,SW=675.69#5786INLETRIM=684.24IE 30" NE=675.20IE 48" S=674.60IE 12" NW=679.94#6773WVVRIM=689.85T/P N-S=682.40#6743INLETRIM=685.40IE 12" S,W=681.05MH PER ATLASNOT FOUND IN FIELDG#22895SANRIM=686.74IE 8" NE,S=668.19#22877STMRIM=688.63IE 30" NE,SE=675.43IE 12" NE=678.93#7186WVVRIM=687.04T/PIPE 2" E-W=681.54#22859INLETRIM=686.45IE 8" S,W=674.95#6196INLETRIM=684.90IE 12" N,S=680.402 STORY BRICKBUILDINGILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND PK NAIL0.35' NW.FOUND PK NAIL0.40' NW. & 0.02' N.FOUND PK NAIL0.37' W'LY. & 0.14' NBUILDING HEIGHT32.7'BUILDING HEIGHT32.1'BUILDING HEIGHT28.3'N25° 58' 54"E62.13'N89° 41' 29"E 453.55'N88° 58' 54"E7.84'N5 0 ° 0 8 ' 1 6 "E 2 2 4 . 6 1 'A=68.52' R=1093.04'CB=S27°40'04"EA=34.38' R=40.00'CB=S74°45'31"WS5 0 ° 0 8 ' 1 6 "W 4 0 . 0 0 'S59° 19 ' 19 "W 143 .24 'N47° 13' 38"W35.42'LOT 11LOT 9EXISTING RETAILTO REMAIN(ENTERTAINMENT)EXISTINGRETAIL TOREMAINDRAWING NO.C5.1N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C5.1 Utl20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS UTILITY PLAN - AREA 1 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C5.2 FOR CONTINUATIONNOTES:1.CONTRACTOR TO FIELD VERIFY LOCATION, INVERT, AND SIZE OF ALLEXISTING UTILITIES PRIOR TO ORDERING MATERIALS OR BEGINNING UTILITYWORK. CONTRACTOR TO NOTIFY ENGINEER OF ANY DISCREPANCIESIMMEDIATELY.2.UNLESS INDICATED OTHERWISE, FRAME AND OPEN LID STORM STRUCTURESIN PAVEMENT SHALL BE NEENAH R-2502 WITH TYPE D LID OR APPROVEDEQUAL, AND FRAME AND CLOSED LID STORM STRUCTURES IN PAVEMENTSHALL BE NEENAH R-1772 OR APPROVED EQUAL. FRAME AND OPEN LIDSTORM STRUCTURES IN OPEN SPACE SHALL BE R-4340-B OR APPROVEDEQUAL. ALL FRAME AND GRATES SHALL CONFORM TO LOCAL MUNICIPALITYREQUIREMENTS.FRAME AND CLOSED LID STORM STRUCTURES LOCATED WITHIN ANACCESSIBLE ROUTE SHALL BE “NEENAH R-1772 WITH TYPE C LID (OREQUIVALENT) WITH PERMA-GRIP SURFACE. DRILL 1 - 1” DIAMETER LIFT HOLEINSTEAD OF A STANDARD PICK HOLE.”3.LIGHT POLES SHOWN FOR COORDINATION OR LOCATION PURPOSES ONLYAND DO NOT REPRESENT ACTUAL SIZE. SEE PLANS BY SITE LIGHTINGCONSULTANT FOR SITE LIGHTING INFORMATION. #20526INLET#20598INLET#20241INLETRIM=683.76IE 10" S=680.21#20525STMRIM=685.94IE 12" N,SW=678.74#2743INLETRIM=683.43IE 10" S=679.72#2746WVVRIM=683.77T/PIPE N-S=677.72WATER FILLED#3159STMRIM=684.52UNABLE TO OPEN#2056724" FESIE=679.58#20478FESIE=679.79E E E E E E E#22673INLETRIM=687.28IE 10" W=684.15#22227INLETRIM=685.80IE 18" E=673.75IE 18" NW=674.07#22795INLETRIM=687.90IE 18" S,NW=674.43#22755WVVRIM=685.60T/PIPE 10" N-S-W=679.80#22245INLETRIM=684.20IE 10" E=680.63#8584INLETRIM=687.94IE 12" E=685.72#5187SANRIM=687.30IE 8" N,SW=680.40IE 12" NW=679.94#5340INLETRIM=684.50IE 10" N=677.75IE 12" E=677.87IE 10" S=678.00IE 8" NW=678.13#8782STMRIM=687.90IE 24" E=682.95IE 24" SW=678.72#4198INLETRIM=685.52UNABLE TO OPENG G#22403STMRIM=686.16IE 30" NE,SW=675.10IE 12" SE=675.43#22080INLETRIM=686.95IE 12" N=680.27IE 10" S,W=680.27#22072INLETRIM=686.46IE 10" N=682.05#21978WVVRIM=680.10T/PIPE 10" E-W, 8" S=680.10#21715INLETRIM=686.34T/WATER=682.24BOTTOM=679.52NO VISIBLE OUTLET#21559SANRIM=684.83IE 8" N,S=669.68#21764INLETRIM=686.29T/WATER=682.19BOTTOM=679.29NO VISIBLE OUTLET#21763SANRIM=686.53IE 6" N,E,W,NW=679.28#21784SANRIM=687.36IE 8" N,S=670.76IE 8" SW=670.86#20406INLETRIM=686.37T/WATER=682.37BOTTOM=678.37NO VISIBLE OUTLET#20093SANRIM=684.36UNABLE TO OPEN#21827INLETRIM=684.25IE 12" S=680.15IE 12" NW=680.20#21840INLETRIM=684.41IE 12" N,SW=679.44#21815INLETRIM=684.46IE 30" N=674.40IE 36" S=674.40#21881SANRIM=685.19IE 8" N,SE,S=669.56#22587GREASE TRAPRIM=686.23#22552INLETRIM=686.07IE 12" N=679.23IE 12" W=676.79#22550INLETRIM=684.78IE 12" E,SW=676.38#7256WVVRIM=684.88T/PIPE 10" N-S=679.68#7255WVVRIM=684.83T/PIPE 10" N-S=679.50#22310SANRIM=686.11IE 8" N,S=669.11IE 6" E=669.11IE 9" E=676.76#2789INLETRIM=683.35IE 10" N=678.15IE 12" W=678.15#2840INLETRIM=683.38IE 10" S=679.70#2882INLETRIM=683.31IE 10" N=679.57#2926INLETRIM=683.45IE 10" N,S=678.40IE 12" W=678.40#2976INLETRIM=683.52IE 24" E,W=674.52#4805WVVRIM=686.78T/PIPE 12" E-W=682.09#4806WVVRIM=686.78T/PIPE 12" N-S=682.28#5064INLETRIM=686.37IE 12" S=682.37#5399INLETRIM=684.56IE 10" S=680.76#5016INLETRIM=684.54IE 10" N=680.61#4932INLETRIM=683.95UNABLE TO OPEN#4783SANRIM=686.80UNABLE TO OPEN#3993INLETRIM=685.57IE 12" NE,NW=679.19ILLINOIS ROUTE 83FOUND IRON PIPE0.08 S. & 0.63' E.FOUND IRON PIPE0.09' W.FOUND IRON PIPEAT CORNER12.72'70.00'70.00'121.50'BUILDING HEIGHT20.9'OLD CHECKER ROADS85° 58' 54"W 17.00'N49° 01' 06"W 16.97'N04° 01' 06"W 312.36'S09° 16' 29"E 785.34'S80° 43' 44"W8.97'S09° 16' 16"E48.27'S04° 43' 20"E 151.30'N06° 35' 44"W 333.60'S89° 44' 01"W50.00'N00° 15' 59"W12.00'S89° 44' 01"W63.25'A=22.04' R=77.00'CB=N82°04'08"WS00° 15' 59"E15.13'S89° 44' 01"W 215.41'N00° 15' 59"W19.00'S89° 44' 01"W65.00'N89° 44' 01"E 243.32'N52° 51' 30"E 13.76'S39° 36' 19"E 11.10'A=28.99' R=125.49'CB=N47°20'41"EN38° 26' 06"E 30.95'N53° 51' 25"W 12.00'A=74.99' R=375.00'CB=N30°24'49"EN24° 41' 02"E82.00'A=22.80' R=150.00'CB=N29°02'17"ES56° 37' 28"E 11.52'A=29.86' R=97.00'CB=N42°11'34"EA=24.01' R=25.00'CB=N23°29'45"EN04° 01' 06"W 25.03'S04° 01' 06"EN04° 01' 06"WN85° 58' 54"E63.10'N80° 43' 44"E86.11'5.14'67.42'147.99'N00° 15' 59"W42.71'A=30.58' R=210.00'A=119.00' R=425.00'N24° 41' 02"E42.14'N04° 01' 06"W74.98' (74.97')9.00'16.03'N85° 58' 54"E 487.58'426.01'LOT 7LOT 5LOT 6PARKPROGRAMMINGBY OTHERSPROPOSEDPARKINGDECKEXISTINGRETAIL TOREMAINPROPOSEDRETAIL6,167 SFPROPOSEDRETAIL4,210 SFEXISTINGLOT 10COMMERCIALWITHDRIVE-THRUDRIVETHRU12" ST12" ST48" ST 48" ST48" ST 48" SAN12" ST6" SAN8" SAN10" WM 10" WM 24" ST 15" ST 1 2 " S T8" SAN10" WM12" S T 10" WM DRAWING NO.C5.2N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C5.1 Utl20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS UTILITY PLAN - AREA 2 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C5.3 FOR CONTINUATIONNOTES:1.CONTRACTOR TO FIELD VERIFY LOCATION, INVERT, AND SIZE OF ALLEXISTING UTILITIES PRIOR TO ORDERING MATERIALS OR BEGINNING UTILITYWORK. CONTRACTOR TO NOTIFY ENGINEER OF ANY DISCREPANCIESIMMEDIATELY.2.UNLESS INDICATED OTHERWISE, FRAME AND OPEN LID STORM STRUCTURESIN PAVEMENT SHALL BE NEENAH R-2502 WITH TYPE D LID OR APPROVEDEQUAL, AND FRAME AND CLOSED LID STORM STRUCTURES IN PAVEMENTSHALL BE NEENAH R-1772 OR APPROVED EQUAL. FRAME AND OPEN LIDSTORM STRUCTURES IN OPEN SPACE SHALL BE R-4340-B OR APPROVEDEQUAL. ALL FRAME AND GRATES SHALL CONFORM TO LOCAL MUNICIPALITYREQUIREMENTS.FRAME AND CLOSED LID STORM STRUCTURES LOCATED WITHIN ANACCESSIBLE ROUTE SHALL BE “NEENAH R-1772 WITH TYPE C LID (OREQUIVALENT) WITH PERMA-GRIP SURFACE. DRILL 1 - 1” DIAMETER LIFT HOLEINSTEAD OF A STANDARD PICK HOLE.”3.LIGHT POLES SHOWN FOR COORDINATION OR LOCATION PURPOSES ONLYAND DO NOT REPRESENT ACTUAL SIZE. SEE PLANS BY SITE LIGHTINGCONSULTANT FOR SITE LIGHTING INFORMATION. E G #20526INLETRIM=685.64IE 12" W=682.04#20617INLETRIM=686.37IE 12" NE=677.74IE 12" SE=675.85IE 12" W=675.97#20598INLETRIM=685.62IE 12" N=681.52IE 24" NE=679.27IE 24" S=679.30#20699SANRIM=684.97IE 8" E=673.37IE 8" S=673.57#20781WVVRIM=684.92T/PIPE 10" N-S=679.62#20249INLETRIM=684.06IE 10" N=679.31IE 12" E,W=675.06IE 10" S=679.61#20111SANRIM=684.44UNABLE TO OPEN#20268INLETRIM=684.43IE 48" NE,W=672.68STMRIM=685.94IE 12" N,SW=678.74#2049INLETRIM=683.42IE 10" N=679.59#2042INLETRIM=683.38IE 10" N=678.08IE 10" SE=679.63IE 10" S=678.13IE 12" W=678.08#7555SANRIM=684.99IE 6" N=679.04IE 8" S=679.04#11066STMRIM=686.11IE 6" N,E=681.21IE 10" W=681.16E E E EE G G #20807INLETRIM=683.99IE 12" E,W=675.49#21048INLETRIM=685.54IE 24" N=679.64IE 12" S=681.49#21123INLETRIM=686.24IE 12" N,S=681.94#21243INLETRIM=685.62IE 12" N=682.62#21220INLETRIM=684.01IE 10" E=677.01IE 12" W=675.46#21308SANRIM=684.65UNABLE TO OPEN#21344SANRIM=681.94IE 8" E=678.82IE 8" W=678.85#20925STMRIM=686.49IE 48" NE,S=672.27#20799WVVRIM=684.63T/PIPE 10" N,S,W=679.23#20824INLETRIM=684.84IE 10" N=679.49IE 12" W=676.66#8360INLETRIM=683.94IE 12" N,SE=681.14#2369STMRIM=685.39IE 10" NE=680.34IE 10" SW=680.07#2367INLETRIM=684.20IE 10" E,W=679.80IE 12" S=679.80#2308INLETRIM=683.85IE 12" N=680.92#2282SANRIM=685.23IE 6" E,S=679.58#2280GREASE TRAPRIM=685.21#2281GREASE TRAPRIM=685.23#2279GREASE TRAPRIM=685.26#1136INLETRIM=682.46IE 12" N=679.75#2131WVVRIM=683.93T/PIPE 10" E-W=676.78#2132WVVRIM=683.82T/PIPE 10" N-S=676.62#2120INLETRIM=683.04IE 10" E=678.14IE 10" S=678.34IE 12" W=678.24#1582STMRIM=683.92IE 48" N,SE=671.88#2102INLETRIM=682.96IE 10" N=677.98IE 12" W=677.92#2085INLETRIM=683.19IE 10" S=679.45#2070INLETRIM=683.17IE 10" N=679.62#2487SANRIM=684.33IE 8" N,W=678.02#2057INLETRIM=683.36IE 12" E=678.18IE 10" S=678.26IE 15" W=678.19#2608STMRIM=685.16IE 10" NE,SE=680.42IE 12" W=680.23#1050SANRIM=683.91IE 8" N,W=675.21IE 8" E=675.31#7665INLETRIM=684.89IE 10" S=679.94#7729INLETRIM=684.58IE 12" N=679.07IE 12" E=677.34#7752INLETRIM=684.86IE 10" N=680.82#2680INLETRIM=684.89IE 10" NE=680.69IE 10" SE=680.54IE 10" NW=680.52#7642INLETRIM=684.90IE 12" SW=681.30#1093SANRIM=684.40IE 8" E,W=677.62#8285INLETRIM=683.59IE 48" SE,NW=671.31#8261INLETRIM=683.80IE 12" W=681.89#1076INLETRIM=682.72IE 12 E,W=678.42#8293INLETRIM=684.05IE 12" E,W=680.40#8068WVVRIM=682.99T/PIPE E-W=675.71WATER FILLED#1063INLETRIM=682.77IE 12" E=678.87#8307INLETRIM=684.07IE 12" E,W=680.67#8132INLETRIM=683.28IE 10" SW=680.65#10672INLETRIM=678.87IE 12" W=675.77#10756SANRIM=682.05IE 6" SE,W=676.25#10733WVVRIM=678.09T/PIPE N-S=667.46WATER FILLED#10491INLET#10544INLETRIM=678.04IE 12" E=673.94IE 12" S=673.99#10535INLETRIM=677.60IE 12" N=674.31#10559STMRIM=678.86IE 24" N,NE=670.96IE 36" S=670.76#10564STMRIM=679.13IE 24" NE=671.22IE 24" S=671.75IE 12" W=673.7110701STMIE 48" N,S=673.9110431INLETRIM=680.39IE 12" E=676.02#10435INLETRIM=680.40IE 12" E,W=675.90GRATE=675.56IE 24" RCP=671.46#21398SANRIM=684.52IE 10" E,W=675.40IE 8" S=675.40#21411INLETRIM=684.14IE 10" N=677.07#11015INLETRIM=684.04IE 12" NE=680.94IE 12" W=680.90#10076SANRIM=682.47IE 8" N,W=678.45#10244INLETRIM=678.92IE 18" S,W=673.42#10291INLETRIM=678.95IE 18" N,E,W=672.55#2303018" FESIE=672.58#2039248" FESIE=671.43LAKE COOK ROADHERETOFORE DED ICATEDVARIABLE W IDTH R .O .W .ILLINOIS ROUTE 83(McHENRY ROAD)HERETOFORE DEDICATEDVARIABLE WIDTH R.O.W.FOUND IRON PIPEAT CORNERFOUND CROSSAT CORNERFOUND CROSSAT CORNERFOUND IRON PIPEAT CORNERFOUND IRON PIPE0.22 N'LY & 0.07' E'LYFOUND IRON ROD0.54 N'LY & 1.12' E'LYFOUND DISK0.76' E'LY & 0.07' N'LYFOUND IRON PIPE0.41' W.FOUND IRON PIPE0.54' N. & 0.04' E.FOUND DISK0.10' E. & 0.14 N.BUILDING CORER4.73' S.N. FACE OF WALL0.53' N.BUILDING HEIGHT17.3'BUILDING HEIGHT15.9'S09° 16' 16"E 155.91'S80° 43' 44"W5.00'S09° 16' 16"E 125.00'N80° 43' 44"E11.00'S09° 16' 29"E 295.83'A=19.17' R=1498.91'CB=S09°38'28"ES69° 39' 20"W 159 .83 'S13° 13' 04"E 159.87'A=83.81' R=2356.83'CB=S66°41'02"WN01° 19' 44"E23.30'N80° 30' 23"W 183.88'N11° 56' 32"W 215.71'S86° 26' 20"W 202.59'N21° 49' 45"W72.15'N00° 34' 45"E23.72'N01° 03' 14"W 427.88'N89° 35' 41"E 138.55'S04° 01' 06"E67.10'S85° 58' 54"W63.10'N04° 01' 06"W67.10'S09° 16' 29"E138.23'S85° 58' 40"W88.02'N07° 59' 17"W132.11'N82° 00' 43"E84.71'A=231.86'R=2347.24'A=149.59'R=1487.69'29. 4 1 ' GENERATORMOBILE LOT 1LOT 3LOT 4LOT 2PROPOSEDMIXED USEPROPOSEDRESTAURANTPROPOSEDGROCER43,365 SFEXISTINGRESTAURANTTO REMAINEXISTINGRESTAURANTTO REMAINT12" ST12" ST8" SAN 8" SAN6" SAN10" WM 10" WM 6" SAN8" WMHWL = 678.50NWL = 672.00DRAWING NO.C5.3N:\2020\20360\Drawings\ACAD\LD\S03.3\Sheet Drawings\C5.1 Utl20360 S03.dwg5/10/2022PROJECT NO.: PROJECT MANAGER: DRAWN BY: DESIGNED BY: 20360 MV/TK BD PM BUFFALO GROVE ILLINOIS UTILITY PLAN -AREA 3 THE CLOVEwww.v3co.com DESCRIPTIONDATENO. R E V I S I O N S 1 04-29-22 2 05-09-22 REVISED TO INCLUDE PHASE 2 REVISED LOT 10 ORIGINAL ISSUE DATE:APRIL 21, 2022 DESCRIPTIONDATENO. 7325 Janes Avenue Woodridge,IL 60517 630.724.9200 phoneGRAPHIC SCALEMATCHLINE SEE SEE C5.2 FOR CONTINUATIONNOTES:1.CONTRACTOR TO FIELD VERIFY LOCATION, INVERT, AND SIZE OF ALLEXISTING UTILITIES PRIOR TO ORDERING MATERIALS OR BEGINNING UTILITYWORK. CONTRACTOR TO NOTIFY ENGINEER OF ANY DISCREPANCIESIMMEDIATELY.2.UNLESS INDICATED OTHERWISE, FRAME AND OPEN LID STORM STRUCTURESIN PAVEMENT SHALL BE NEENAH R-2502 WITH TYPE D LID OR APPROVEDEQUAL, AND FRAME AND CLOSED LID STORM STRUCTURES IN PAVEMENTSHALL BE NEENAH R-1772 OR APPROVED EQUAL. FRAME AND OPEN LIDSTORM STRUCTURES IN OPEN SPACE SHALL BE R-4340-B OR APPROVEDEQUAL. ALL FRAME AND GRATES SHALL CONFORM TO LOCAL MUNICIPALITYREQUIREMENTS.FRAME AND CLOSED LID STORM STRUCTURES LOCATED WITHIN ANACCESSIBLE ROUTE SHALL BE “NEENAH R-1772 WITH TYPE C LID (OREQUIVALENT) WITH PERMA-GRIP SURFACE. DRILL 1 - 1” DIAMETER LIFT HOLEINSTEAD OF A STANDARD PICK HOLE.”3.LIGHT POLES SHOWN FOR COORDINATION OR LOCATION PURPOSES ONLYAND DO NOT REPRESENT ACTUAL SIZE. SEE PLANS BY SITE LIGHTINGCONSULTANT FOR SITE LIGHTING INFORMATION. DEVELOPMENT PLANS-RETAIL Landscape Plan DEVELOPMENT PLANS-RETAIL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL Conceptual design. Park programming and construction is by the Village of Buffalo Grove. KENSINGTON DEVELOPMENT PARTNERS © 2017 THE LAKOTA GROUPAPRIL 29, 2022 THE CLOVE BUFFALO GROVE,ILLINOIS PHASE 2 MASTER PLAN CONCEPT - NORTH © 2017 THE LAKOTA GROUP THE CLOVE BUFFALO GROVE,ILLINOIS ROUTE 83 13 OLD CHECKER ROADOLD C H E C K E R R O A D Rotary Village Green 23 A C B E F D D EXISTING BOWLERO • 54,000 Square Feet EXISTING COMMERCIAL BUILDING • ~22,600 SF Ground-Floor Retail • ~11,400 SF Second Story Office/Services NEW DRIVE-THRU RESTAURANT • Chick-Fil-A (5,400 Square Feet) PARKING LOT SCREENING • Shrubs, Grasses, and Perennials DECORATIVE CROSSWALK OUTDOOR DINING OPPORTUNITY NOTES A B C D E F 6 49 50 14 30 17 13 11 10 13 13 52 20 7 2 12 20 14 60’15’30’0 NORTH KENSINGTON DEVELOPMENT PARTNERS © 2017 THE LAKOTA GROUPAPRIL 29, 2022 THE CLOVE BUFFALO GROVE,ILLINOIS KENSINGTON DEVELOPMENT PARTNERSPHASE 2 MASTER PLAN - CHARACTER IMAGES 150’38’75’0 © 2017 THE LAKOTA GROUPAPRIL 29, 2022 THE CLOVE BUFFALO GROVE,ILLINOIS NORTH SPECIAL PAVING AND FURNITURE PARKING ISLAND PLANTING RETAIL/PARKING CONNECTIVITY DRIVE-THRU/PARKING LOT SCREENING KENSINGTON DEVELOPMENT PARTNERS © 2017 THE LAKOTA GROUPAPRIL 29, 2022 THE CLOVE BUFFALO GROVE,ILLINOIS KENSINGTON DEVELOPMENT PARTNERSPHASE 2 MASTER PLAN - PLANT IMAGES 150’38’75’0 © 2017 THE LAKOTA GROUPAPRIL 29, 2022BUFFALO GROVE,ILLINOIS NORTH Tilia euchlor ‘Redmond’ Redmond Linden Gymnocladus dioica Kentucky Coffee Tree Fagus sylvatica European Beech Ginkgo biloba ‘Princeton Sentry’ Princeton Sentry Maidenhair Tree Quercus macrocarpa Bur Oak EVERGREEN SHRUBS Syringa patula ‘Ms. Kim’ Ms. Kim Lilac Aronia melanocarpa Glossy Black Chokeberry Viburnum prunifolium Blackhaw Viburnum Myrica pensylvanica Bayberry Juniperus chinensis ‘Sea Green’ Sea Green Juniper Rhus aromatica ‘Gro Low’ Gro Low Sumac Taxus media ‘EverLow’ Everlow Yew Juniperus horizontalis ‘Plumosa Compacta’ Youngstown Andorra Juniper Spirea betulifolia ‘Tor’ Birchleaf Spirea Taxus media ‘Hicksii’ Hicks Yew DECIDUOUS SHRUBS DECIDUOUS TREES Thuja occidentalis ‘Nigra’ American Arborvitae Nepeta x mussini ‘Blue Wonder’ Blue Wonder Catmint Panicum virgatum ‘Shenandoah’ Shenandoah Switch Grass Sporobolus heterolepsis Prairie Dropseed GROUNDCOVERS Liriope spicata Lilyturf Waldsteinia ternata Barren Strawberry Deschampsia cespitosa Tufted Hair Grass Echinacea purpurea Purple Coneflower Allium ‘Summer Beauty’ Summer Beauty Allium Hemerocallis ‘Little Wine Cup’ Little Wine Cup Daylily Liatris spicata ‘Floristan White’ Blazing Star THE CLOVE PERENNIALS & ORNAMENTAL GRASSES DEVELOPMENT PLANS RETAIL Architectural Renderings DEVELOPMENT PLANS RETAIL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL 4.19.07.06.06.06.07.08.08.09.08.07.08.00.13.13.14.13.10.19.08.00.13.11.12.15.15.17.18.16.13.13.14.17.1 2.25.23.23.28.24.36.34.39.25.22.25.20.37.39.39.36.31.37.26.21.34.37.34.39.2 .58.48.34.39.31.68.68.45.48.38.20.46.53.37.28.28.20.34.30.49.37.36.36.30.48.45.58.50.64.55.45.31.30.31.39.27.27.21.33.31.36.22. 63.68.50.39.47.35.33.31.34.35.47.54.53.47.37.34.43.69.75.73.68.45.37.24.24.24.24.24.27.26.34.47.41.44.33.39.36.46.48.39.25.26.2 31.47.43.50.62.75.70.42.51.67.45.37.38.53.86.60.49.28.27.38.50.75.56.39.24.21.20.20.20.21.23.27.25.34.49.49.46.45.45.43.40.44.3 0.22.34.39.26.24.24.24.27.23.38.31.43.44.46.47.47.49.47.55.60.67.49.35.36.31.46.56.63.67.55.23.48.41.3 4.23.33.30.36.28.31.47.31.36.23.24.26.20.35.30.43.47.41.51.5 01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.01.00.00.01.01.01.00.00.00.00.00.00.00.00.00.00.00.00.0 5/5/2022 4:47:59 PMCHICK-FIL-A PERSPECTIVE VIEW 05/04/202205252, BUFFALO GROVE TOWN CENTER FSU, BUFFALO GROVE, IL DD-2 SCRIPT SIGN BR-B BR-A ALUMINIUM CANOPIES CP-1 SCONSE LIGHTING EC-1 SCRIPT SIGNBR-B BR-A MEAL PICKUP CANOPY CP-1 SCONSE LIGHTING EC-1 EXTERIOR FINISHES PREFINISHED METAL COPING COLOR: MIDNIGHT BRONZEBRICK VENEER COLOR: SLATE GREY SIZE: MODULAR PREFINISHED METAL COLOR: DARK BRONZE STOREFRONT COLOR: DARK BRONZE BRICK VENEER COLOR: RIDGEMAR SIZE: MODULAR BR-A BR-B EC-1 CP-1 ST-1 5/5/2022 8:49:57 AMCHICK-FIL-A ELEVATION 05/04/202205252, BUFFALO GROVE TOWN CENTER FSU, BUFFALO GROVE, IL DD-31/8" = 1'-0" SOUTH ELEVATION 1/8" = 1'-0" WEST ELEVATION SCRIPT SIGNBR-B BR-A MEAL PICKUP CANOPY CP-1 EC-1 ICON SIGN BR-B BR-A MEAL PICKUP CANOPY CP-1 SCONSE LIGHTING EC-1 EXTERIOR FINISHES PREFINISHED METAL COPING COLOR: MIDNIGHT BRONZEBRICK VENEER COLOR: SLATE GREY SIZE: MODULAR PREFINISHED METAL COLOR: DARK BRONZE STOREFRONT COLOR: DARK BRONZE BRICK VENEER COLOR: RIDGEMAR SIZE: MODULAR BR-A BR-B EC-1 CP-1 ST-1 5/5/2022 8:50:02 AMCHICK-FIL-A ELEVATIONS 05/04/202205252, BUFFALO GROVE TOWN CENTER FSU, BUFFALO GROVE, IL DD-41/8" = 1'-0" NORTH ELEVATION 1/8" = 1'-0" EAST ELEVATION Proposed Renovation of Existing North Building Proposed Renovation of Building B Proposed Renovation of Building B Proposed Renovation of Building B Proposed Renovation of Building B DEVELOPMENT PLANS RETAIL Photometrics DEVELOPMENT PLANS RETAIL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL 2.28.21.34.21.23.30.47.49.52.62.55.41.48.36.36.37.37.37.37.30.45.42.55.55.51.63.77.76.78.66.48.23.25.20.33.32.38.22.2 9.14.1 34.32.33.35.34.45.55.51.52.53.57.56.64.77.65.57.46.24.37.39.37.36.31.48.43.52.54.48.37.35.44.54.50.57.49.48.47.47.46.49.49.45.3 5.29.36.34.35.31.48.43.56.58.53.59.48.55.73.78.63.88.77.42.48.53.70.69.30.38.25.31.21.31.30.30.31.34.38.2 8.40.53.31.42.68.59.34.39.38.58.77.59.44.50.56.45.44.40.42.33.2 7.21.48.32.39.29.22.33.37.38.23.25.25.27.27.25.24.25.25.25.26.28.36.62.5 7.21.49.33.39.29.20.32.36.35.20.24.27.27.25.23.23.23.23.22.25.26.38.56.4 5.28.37.32.30.39.21.35.30.45.21.28.20.39.26.25.26.25.23.22.23.22.38.40.4 4.27.37.33.31.30.32.36.32.46.21.28.22.33.39.29.21.38.24.22.23.21.31.52.5 8.27.49.43.49.36.35.35.30.44.31.20.37.32.40.47.31.42.45.38.25.20.35.45.4 Revisions Luminaire Schedule Symbol Qty Tag Description Lum. Lumens Calculation Summary Lum. Watts Total Watts LLF Label Units Avg Max Min Avg/Min Max/Min 15 Buffalo Grove_8_Planar Fc 2.44 WM 11L NTW-A-WM-T3-11L-40K-XX-XX_CON 11175 74 1110 0.850 11.8 0.0 50 3M 16L CREE OSQM-B-16L-40K7-3M-Ux-xx-xx-xxxx 16100 104 5200 N.A.N.A. 0.850 39 4M 16L CREE OSQM-B-16L-40K7-4M-Ux-xx-xx-xxxx 16098 104 4056 0.850 32 WM 7L CREE NTW-A-WM-T3-7L-40K-XX-XX_STD1 6727 46.4 1484.8 0.850 22 3M 16L CREE OSQM-B-16L-40K7-3M-Ux-xx-xx-xxxx w_OS12700 104 2288 0.850 2 5M 16L CREE OSQM-B-16L-40K7-5M-Ux-xx-xx-xxxx 15300 104 208 0.850 CalcPts_1 Fc 0.00 0 0 N.A.N.A. GENERATORMOBILE LOT 1 LOT 3 LOT 4 LOT 7 LOT 5 LOT 6 LOT 8 LOT 2 PARK PROGRAMMI NG BY OTHERS PROPOSED PARKING DECK PROPOSED MIXED USE PROPOSED RESTAURAN T 43,000 SF PROPOSED GROCER TO REMAIN EXISTING RESTAURANT 6,167 SF PROPOSED RETAIL 4,210 SF PROPOSED RETAIL TO REMAIN EXISTING RESTAURANT DOG PARK POOL AMENITY SPACE CLUBHOUSE EXTERIOR MH: 30 3M 16L 3M 16L MH: 30 4M 16L MH: 30 4M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 303M 16L MH: 30 4M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 MH: 30 3M 16L4M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 4M 16L MH: 30 4M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 WM 7L MH: 15WM 7L MH: 15 WM 7L MH: 15 3M 16L MH: 30 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 15 WM 7L MH: 30 WM 7L MH: 30 MH: 30 4M 16L MH: 30 4M 16L 4M 16L MH: 304M 16L MH: 30 WM 7L MH: 15 3M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 MH: 30 4M 16L3M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30MH: 30 3M 16L 4M 16L MH: 30 3M 16L MH: 30 MH: 30 4M 16L3M 16L MH: 30 4M 16L MH: 30 4M 16L MH: 30MH: 30 3M 16L 4M 16L MH: 30 3M 16L MH: 30 MH: 30 3M 16L 4M 16L MH: 30 4M 16L MH: 30 MH: 30 4M 16L MH: 15 WM 7L WM 7L MH: 15 WM 7L MH: 15 MH: 15 WM 7L WM 7L MH: 15 4M 16L MH: 30 3M 16L MH: 30 4M 16L MH: 30 3M 16L MH: 30 MH: 30 4M 16L3M 16L MH: 30 MH: 15 WM 7L WM 7L MH: 15 MH: 30 4M 16L 4M 16L MH: 30 4M 16L MH: 30 MH: 30 4M 16L 3M 16L MH: 30 3M 16L MH: 30 MH: 30 3M 16L 3M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 MH: 30 3M 16L MH: 30 3M 16L 3M 16L MH: 30 MH: 30 3M 16L BLS 3M 16L BLS MH: 30 MH: 30 4M 16L 3M 16L BLS MH: 30 3M 16L BLS MH: 30 5M 16L MH: 30 5M 16L MH: 30 3M 16L BLS MH: 30 3M 16L BLS MH: 30 3M 16L BLS MH: 30 3M 16L BLS MH: 30 3M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 3M 16L MH: 30 3M 16L BLS MH: 30 MH: 30 3M 16L BLS3M 16L BLS MH: 30 3M 16L BLS MH: 303M 16L BLS MH: 30 3M 16L BLS MH: 30 MH: 15 WM 11L WM 11L MH: 15 WM 11L MH: 15 WM 11L MH: 30MH: 15 WM 11L WM 11L MH: 15 WM 11L MH: 15 WM 11L MH: 15 MH: 15 WM 11L WM 11L MH: 15 MH: 15 WM 11L WM 11L MH: 15 MH: 15 WM 11L WM 11L MH: 15 WM 11L MH: 15 3M 16L MH: 30 MH: 30 3M 16L 3M 16L BLS MH: 30 MH: 30 3M 16L BLS 3M 16L BLS MH: 30 3M 16L BLS MH: 30 MH: 30 3M 16L 3M 16L MH: 30 MH: 30 3M 16L BLS 3M 16L BLS MH: 30 3M 16L BLS MH: 30 MH: 30 3M 16L BLS MH: 15 WM 7L WM 7L MH: 15 WM 7L MH: 30 MH: 30 WM 7L MH: 30 WM 7L MH: 30 WM 7LWM 7L MH: 30 WM 7L MH: 30 0 0 0 0 0 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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6.0 4.8 3.7 3.6 4.3 5.4 6.0 5.1 4.4 4.4 4.4 4.2 3.9 3.6 3.3 3.0 0.5 0.2 0.2 0.1 2.5 3.0 3.4 3.5 3.3 3.1 2.9 2.9 2.8 2.8 3.0 3.3 3.6 3.9 3.8 3.5 3.1 37.31.45.43.59.65.76.36.44.59.35.26.25.46.61.50.33.25.25.37.50.76.56.38.23.20.29.19.19.19.10.23.28.24.39.39.36.34.33.32.30.37.2 .4 3.7 4.6 6.0 6.5 5.5 4.6 4.3 4.2 4.1 4.0 3.9 3.7 3.5 3.3 2.9 2.5 2.6 2.6 2.3 1.4 0.5 0.3 0.2 0.1 2.3 2.7 2.9 2.5 2.4 2.2 2.6 2.7 2.9 3.2 3.3 3.2 2.9 2.4 2.0 1.7 1.5 1.4 1.4 1.3 1.3 1.3 1.1 6.05.17.22.32.31.34.39.30.42.43.44.45.46.46.48.46.54.68.55.46.31.31.35.30.54.65.68.52.20.44.46.24.1 0.3 0.2 0.1 1.0 1.0 2.2 2.4 2.7 2.8 2.8 2.5 2.2 1.8 1.4 1.1 1.0 0.9 0.8 0.7 0.7 0.5 2.2 2.4 2.7 3.2 4.0 5.2 5.8 5.3 4.9 5.1 5.4 5.1 4.8 4.8 4.8 4.6 4.4 4.0 3.7 3.8 3.7 2.9 1.5 0.7 0.4 0.2 0.1 0.4 0.4 2.1 2.4 2.5 2.5 2.3 2.1 1.7 1.3 0.9 0.6 0.5 0.5 0.4 0.4 0.3 1.3 2.1 2.4 2.8 3.6 4.6 5.5 5.4 5.2 5.4 5.8 5.7 5.3 5.5 5.6 5.1 4.8 4.4 4.0 4.1 4.0 3.0 1.5 0.8 0.4 0.2 0.1 0.1 0.2 2.3 2.5 2.4 2.2 2.0 1.7 1.3 0.8 0.5 0.4 0.3 0.2 0.2 0.1 1.6 2.5 2.5 2.7 3.3 4.3 5.3 5.8 5.5 5.3 5.7 6.0 6.1 6.4 6.3 5.4 4.9 4.7 4.2 4.0 3.8 2.8 1.6 1.0 0.5 0.2 0.1 0.1 2.4 2.5 2.3 2.0 1.7 1.4 0.9 0.5 0.3 0.2 0.2 0.2 0.1 3.0 3.4 2.7 2.7 3.2 4.1 5.3 6.0 5.6 5.2 5.4 5.9 6.3 6.9 6.9 5.8 5.0 4.8 4.6 4.2 3.7 2.6 1.8 1.2 0.6 0.2 0.1 2.7 2.6 2.2 1.9 1.6 1.2 0.7 0.4 0.2 0.2 0.1 0.1 5.1 4.7 3.0 2.7 3.3 4.2 5.6 6.5 6.0 5.4 5.4 5.6 6.3 7.0 6.7 5.8 5.1 4.9 4.7 4.2 3.6 2.7 2.1 1.4 0.6 0.2 3.0 2.9 2.6 2.2 1.9 1.5 0.9 0.5 0.3 0.2 0.1 5.6 4.9 3.0 2.6 3.1 4.2 5.6 6.7 6.2 5.6 5.2 5.2 5.9 6.5 6.0 5.5 5.1 4.7 4.5 4.0 3.3 2.7 2.2 1.5 0.6 0.2 3.1 2.8 2.4 2.1 1.8 1.3 0.7 0.4 0.2 0.1 3.8 3.8 2.7 2.4 2.9 3.7 5.1 6.2 5.9 5.2 5.1 5.1 5.6 5.7 5.4 5.0 4.6 4.2 4.0 3.6 3.1 2.6 2.3 1.5 0.6 0.2 3.0 2.9 2.6 2.3 2.0 1.6 1.0 0.5 0.3 0.2 2.8 3.1 2.6 2.3 2.6 3.2 4.2 5.1 4.9 4.4 4.7 5.1 5.3 5.1 4.8 4.3 3.9 3.8 3.8 3.4 3.0 2.7 2.5 1.6 0.5 0.2 3.0 2.8 2.6 2.3 2.0 1.4 0.8 0.4 0.2 2.7 2.9 2.5 2.2 2.3 2.7 3.4 4.1 4.1 3.8 4.4 5.1 5.3 5.0 4.4 3.7 3.3 3.3 3.3 3.0 2.8 2.8 2.6 1.5 0.5 3.2 3.2 3.1 2.8 2.3 1.8 1.1 0.6 0.3 2.8 3.0 2.6 2.2 2.2 2.3 2.7 3.2 3.3 3.5 4.2 5.2 5.7 5.4 4.6 3.6 2.9 2.7 2.7 2.5 2.5 2.6 2.4 1.4 0.5 3.6 3.5 3.1 2.5 2.0 1.4 0.8 0.4 2.9 3.1 2.7 2.3 2.2 2.2 2.3 2.5 2.5 2.8 3.5 4.5 5.3 5.4 4.7 3.5 2.7 2.4 2.3 2.1 2.2 2.3 2.1 1.1 0.4 3.7 3.6 3.2 2.6 2.2 1.7 1.1 0.6 7.06.18.18.16.30.46.30.34.21.20.21.22.23.24.26.29.21.39.2 0.3 3.5 3.2 2.8 2.4 2.0 1.5 0.8 3.0 3.1 3.2 2.9 2.6 2.5 2.4 2.1 1.9 1.9 1.9 2.1 2.5 3.0 1.1 0.4 0.2 3.4 3.0 2.6 2.2 1.8 1.0 1.6 3.1 3.0 3.1 3.1 2.8 2.6 2.4 2.1 2.0 1.9 1.9 2.1 2.6 3.1 1.1 0.8 0.3 0.2 3.6 3.4 2.9 2.5 2.0 1.2 1.7 3.0 3.0 3.0 3.1 3.2 3.0 2.7 2.4 2.3 2.2 2.1 2.3 3.0 3.7 0.9 0.5 0.2 0.1 3.6 3.2 2.6 2.1 1.5 0.7 1.7 2.8 2.9 2.9 3.1 3.5 3.4 3.1 2.8 2.7 2.6 2.3 2.6 3.4 3.9 0.7 0.4 0.2 3.5 3.2 2.7 2.3 1.9 1.0 2.6 3.2 3.1 3.2 3.4 3.8 3.6 3.2 3.0 2.9 2.8 2.6 2.7 3.4 3.8 0.6 0.4 0.2 3.1 2.8 2.6 2.4 2.2 1.8 1.7 1.6 1.3 1.1 2.2 3.7 3.7 3.5 3.6 3.8 3.9 3.8 3.4 3.1 3.0 2.8 2.6 2.7 3.1 3.3 0.5 0.3 0.2 9.20.39.29.29.22.35.39.32.41.42.42.49.39.32.42.37.19.19.10.22.24.23.20.20.22.27.26.23.20.21.25.27.27.27.27.27.28.20.31.3 0.5 0.3 0.2 3.2 3.1 2.9 2.8 2.9 2.8 2.7 2.6 2.5 2.4 2.6 2.6 2.6 2.5 2.4 2.6 2.9 3.1 3.1 3.0 3.1 3.3 3.4 3.2 3.0 3.2 3.5 4.4 4.5 4.2 4.2 4.4 4.3 4.1 4.3 4.1 3.7 3.5 3.5 3.5 3.7 0.5 0.3 0.2 3.3 3.3 3.0 2.9 2.9 3.0 3.1 3.3 3.4 3.3 3.0 2.8 2.5 2.4 2.4 2.6 2.8 2.8 2.8 2.9 3.0 3.1 3.1 3.1 3.1 3.4 3.8 4.3 4.4 4.2 4.1 4.1 4.1 4.0 4.2 4.2 4.0 4.0 4.2 4.5 4.7 4.7 4.1 3.2 2.3 1.7 1.4 1.2 0.9 0.7 0.5 0.3 0.2 3.1 2.9 2.9 3.0 3.2 3.6 4.2 4.6 4.5 4.0 3.4 2.8 2.5 2.5 2.6 2.6 2.5 2.6 2.8 3.0 3.0 3.0 2.9 2.9 3.2 3.5 3.8 4.0 3.9 3.9 3.8 3.8 3.9 4.0 4.0 3.9 3.8 4.1 4.4 4.9 5.0 4.4 3.5 2.5 1.9 1.5 1.2 0.9 0.6 0.4 0.3 2.6 2.6 2.8 3.0 3.4 4.0 4.6 4.7 4.3 3.6 3.0 2.7 2.6 2.6 2.6 2.5 2.6 3.0 3.5 3.7 3.5 3.1 2.8 2.9 3.2 3.3 3.5 3.5 3.5 3.5 3.6 3.8 3.7 3.6 3.4 3.3 3.3 3.5 3.7 3.8 3.4 2.8 2.1 1.7 1.4 1.1 0.8 0.6 0.4 0.3 2.3 2.4 2.5 2.7 2.9 3.3 3.9 4.3 4.1 3.5 3.0 2.7 2.6 2.6 2.6 2.6 3.1 3.9 4.8 5.1 4.8 3.8 3.1 2.8 2.9 2.9 3.1 3.0 2.8 2.9 3.0 3.2 3.2 3.1 3.2 3.2 3.1 3.2 3.4 3.2 2.8 2.1 1.6 1.3 1.1 0.9 0.7 0.5 0.3 0.2 1.8 2.1 2.2 2.3 2.5 3.1 3.8 4.3 4.3 3.9 3.2 2.7 2.5 2.4 2.4 2.5 3.1 4.2 5.3 5.9 5.5 4.3 3.2 2.6 2.5 2.7 2.8 2.5 2.2 2.3 2.4 2.6 2.6 2.8 3.0 3.2 3.6 4.2 4.5 4.2 3.5 2.4 1.7 1.2 1.0 0.8 0.6 0.4 0.3 0.2 1.0 1.5 1.7 1.8 2.0 2.5 3.3 4.0 4.0 3.7 3.1 2.6 2.3 2.1 2.0 2.0 2.3 3.0 3.9 4.4 4.2 3.5 2.6 2.1 2.0 2.3 2.3 1.9 1.6 1.6 1.8 2.0 2.2 2.3 2.5 3.1 4.1 5.3 5.9 5.8 4.8 3.3 2.1 1.4 1.1 0.8 0.6 0.4 0.3 0.2 1.3 1.6 2.0 2.4 2.5 2.4 2.1 1.9 1.8 1.7 1.6 1.6 1.7 2.0 2.4 2.6 2.6 2.2 1.8 1.5 1.6 1.8 1.7 1.4 1.2 1.2 1.3 1.5 1.6 1.7 1.8 2.3 3.2 4.4 5.2 5.2 4.4 3.2 2.1 1.5 1.1 0.9 0.6 0.4 0.3 0.2 1.6 1.6 1.6 1.5 1.3 1.2 1.3 1.4 1.3 1.1 0.9 0.9 1.0 1.1 1.2 1.3 1.3 1.6 2.0 2.7 3.1 3.1 2.8 2.1 1.6 1.2 1.0 0.8 0.5 0.4 0.2 0.8 1.0 1.1 1.1 1.2 1.4 1.7 1.8 1.9 1.7 1.4 1.1 1.0 0.8 0.6 0.4 0.3 0.2 0.5 0.4 0.2 0.2 LOT 9EXISTING RETAIL TO REMAINEXISTING RETAIL TO REMAINLOT 10WITH DRIVE-THRU COMMERCIALLOT 1PARCEL 2BUILDING2 STORY BRICK72.38'61.76'49.76' 28.51' 24.46'ACCESS EASEMENTACCESS EASEMENTACCESS EASEMENTIBT EASEMENT PER DOC. 2737813ACCESS EASEMENT3 5 ' B .S .L .EXCEPTION TO BLANKET EASEMENTOLD CHECKER ROAD0Illumination results shown on this lighting designare based on project parameters provided toCree Lighting used inconjunction with luminairetest procedures conducted under laboratoryconditions. Actual project conditions differingfrom these design parameters may affect fieldresults. The customer is responsible forverifying dimensional accuracy along withcompliance with any applicable electrical,lighting,or energy code.9201 Washington Ave, Racine, WI 53406 https://creelighting.com - (800) 236-6800CREEGHTINGLI_______________________A COMPANY OFIDEAL INDUSTRIES, INC.Footcandles calculated at gradeFilename: 220428DL1CIS.AGIScale 1" = 40'80 160Project Name: Buffalo Grove Chick-Fil-a Site Town CenterLayout By:Chris SchlitzDate:4/28/2022CASE #: 00493851NEW POLE BASESPole Fixture Mounting Height: 30' AFG (27' pole +3' base)Pole Schedule(4) SSS-4-11-27-CW-BS-1D-C-__ (27' X 4" X 11ga STEEL SQUARE POLE)Proposed poles meet 120 MPH sustained winds.Additional Equipment:(16) OSQ-ML-B-DA-__ (Direct Arm Mount)*** CUSTOMER TO VERIFY ORDERING INFORMATION ANDCATALOGUE NUMBER PRIOR TO PLACING ORDER ***5M-30L-2MH: 30MH: 305M-30L-2MH: 303M-30LMH: 303M-30LXP-4MH: 15MH: 15XP-4MH: 15XP-4XP-4MH: 15MH: 15XP-4XP-4MH: 15MH: 15XP-4XP-4MH: 15XP-4MH: 155M-30L-3MH: 305M-30L-2MH: 30MH: 15XP-4MH: 305M-30L-2MH: 303M-30LMH: 305M-30L0.10.20.20.20.20.10.10.10.10.20.20.10.10.10.10.10.10.10.10.00.00.10.20.10.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.21.5 1.1 0.8 0.6 0.4 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ScheduleProject: Project_1SymbolCalculation Summary (Footcandles calculated using initial lumen values @ 25°C)LabelUnitsAvgQtyLabelArrangementLMFLum. LumensLum. WattsPart NumberMaxMinAvg/MinMax/MinCalcPtsFc1.619.00.0N.A.N.A.PROPERTY LINE33M-30LSINGLE1.00031000202OSQL-B-30L-40K7-3M-UL-NM-__ w/OSQ-ML-B-DA-__15M-30LSingle1.00027800202OSQL-B-30L-40K7-5M-UL-NM-__ w/OSQ-ML-B-DA-__45M-30L-22 @ 180°1.00027800202OSQL-B-30L-40K7-5M-UL-NM-__ w/OSQ-ML-B-DA-__15M-30L-33 @ 90°1.00027800202OSQL-B-30L-40K7-5M-UL-NM-__ w/OSQ-ML-B-DA-__10XP-4Single1.000610047XSPW-B-WM-4ME-6L-40K-UL-__Fc0.160.20.0N.A.N.A.CHICK-FIL-A PKG LOTFc2.848.81.02.848.80PARKING LOTFc2.399.00.92.6610.00PARKING LOTCHICK-FIL-A PKG LOT DEVELOPMENT PLANS RESIDENTIAL Site Plan DEVELOPMENT PLANS RESIDENTIAL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL IV. B 1 2250 PROGRESS PARKWAY| SCHAUMBURG, IL 60173 P 312.726.9966 | F 312.726.6777 | URBANSTREETGROUP.COM Nicole Woods, AICP May 10, 2022 Director of Community Development Village of Buffalo Grove 50 Raupp Boulevard Buffalo Grove, IL 60089 Re: The Clove Building Height Adjustment, Nicole, As we continue to advance construction documents for The Clove residential apartment building our design team has requested an additional 2-0 heigh variance changing the originally submitted overall building height from 84’-6” to 86-6”. The design process has advanced from the conceptual drawing stage to working construction documents involving additional design consultants including the structural engineer who has found they need deeper floor and roof trusses. The truss depth increase accounts for the majority of the height request with the remaining height being added to the parapet to provide better angulation and flashing details for at the roof to wall area and building coping. There are no other changes to the exterior of the building. Please feel free to contact me directly if there are any questions or additional issues that need to be addressed regarding this issue. Sincerely, Jim Wells Jim Wells Sr. Vice President, Development Urban Street Group, LLC. 847-942-0841 Cell jwells@urbanstreetgroup.com as agent for BGA Residential, LLC. Exterior Elevations Mixed-Use Retail & Residential Building Exterior Materials (Typical) :-----Building Signage URBAN TR E GROUP LLC C> "iii :r: C>, .!: 'I' "C -- "' ·5 CX) � Main Roof (+) 81'-6" Residential 07 (+) 70'-2" Residential 06 (+) 59'-2" Residential 05 (+) 48'-2" Residential 04 (+) 37'-2" Residential 03 (+) 26'-2" Residential 02 (+) 15'-2" Entry Level 01 +0'-0" South Elevation Scale= 1 :20 The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © 2022 BSB Design, Inc. �--Aluminum Storefront Buffalo Grove Town Center Buffalo Grove, IL BSB May 6, 2022 I MU210689.00 DESIGN BSBDESIGN.COM DEVELOPMENT PLANS RESIDENTIAL Landscape Plan DEVELOPMENT PLANS RESIDENTIAL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL DEVELOPMENT PLANS RESIDENTIAL Architecture/Renderings DEVELOPMENT PLANS RESIDENTIAL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL 2250 PROGRESS PARKWAY| SCHAUMBURG, IL 60173 P 312.726.9966 | F 312.726.6777 | URBANSTREETGROUP.COM Nicole Woods, AICP May 10, 2022 Director of Community Development Village of Buffalo Grove 50 Raupp Boulevard Buffalo Grove, IL 60089 Re: The Clove Building Height Adjustment, Nicole, As we continue to advance construction documents for The Clove residential apartment building our design team has requested an additional 2-0 heigh variance changing the originally submitted overall building height from 84’-6” to 86-6”. The design process has advanced from the conceptual drawing stage to working construction documents involving additional design consultants including the structural engineer who has found they need deeper floor and roof trusses. The truss depth increase accounts for the majority of the height request with the remaining height being added to the parapet to provide better angulation and flashing details for at the roof to wall area and building coping. There are no other changes to the exterior of the building. Please feel free to contact me directly if there are any questions or additional issues that need to be addressed regarding this issue. Sincerely, Jim Wells Jim Wells Sr. Vice President, Development Urban Street Group, LLC. 847-942-0841 Cell jwells@urbanstreetgroup.com as agent for BGA Residential, LLC. Mixed-Use Retail & Residential Building Exterior Materials (Typical) :-----Building Signage URBAN TR E GROUP LLC C> "iii :r: C>, .!: 'I' "C -- "' ·5 CX) � Main Roof (+) 81'-6" Residential 07 (+) 70'-2" Residential 06 (+) 59'-2" Residential 05 (+) 48'-2" Residential 04 (+) 37'-2" Residential 03 (+) 26'-2" Residential 02 (+) 15'-2" Entry Level 01 +0'-0" South Elevation Scale= 1 :20 The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan I floor plan changes, etc.) © 2022 BSB Design, Inc. �--Aluminum Storefront Buffalo Grove Town Center Buffalo Grove, IL BSB May 6, 2022 I MU210689.00 DESIGN BSBDESIGN.COM Exterior Elevations DEVELOPMENT PLANS RESIDENTIAL Student Impact DEVELOPMENT PLANS RESIDENTIAL THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL TO: Mr. Jon Dennis Urban Street Group FROM: Linda Goodman, Principal Zach Lowe, Senior Consultant DATE: March 7, 2022 RE: Analysis of Student Generation – Buffalo Grove Town Center At the request of UrbanStreet Group, Goodman Williams Group investigated the potential impact of the redevelopment of a portion of the Buffalo Grove Town Center on area primary and secondary schools. Specifically focusing on the proposed development of 297 new market-rate, non-age restricted rental apartments, this memorandum provides a summary of our findings, along with a forecast of the number of students likely to live in the new units. Our analysis utilizes the unit size, mix, configuration and other product details included in the February 16, 2022 Project Summary provided by UrbanStreet Group. With the current analysis, Goodman Williams Group concludes that the Buffalo Grove Town Center development is likely to generate a total of eleven students (i.e., children between the ages of five and nineteen). While many of these students will attend area public schools, some may also attend area parochial or private schools. Site and Development Plan UrbanStreet Group is negotiating to acquire a 4.4-acre property in Buffalo Grove, IL at the northwest corner of Lake Cook Road and McHenry Road to construct 297 multifamily residential units, together with associated parking and related building and community amenities. The multifamily development will be the center of a larger 22-acre retail lifestyle redevelopment site that will include approximately 136,000 square feet of retail, including a newly built 35,000 square foot Amazon Fresh grocery store, as well as a new one-acre park that will be donated to the Village. The development will occupy a site on the northwest corner of Lake Cook Road and McHenry Road and will be accessible directly off McHenry Road (Route 83), as well as Lake Cook Road and Buffalo Grove Road. Located approximately 30 miles northwest of Chicago’s Loop, the site is well-served by area automotive transportation networks and boasts high accessibility and visibility. Student Generation Buffalo Grove Town Center p. 2 The first phase of the current redevelopment plans for Buffalo Grove Town Center calls for the demolition of the existing shopping center and the construction of a seven-story building with 16,200 square feet of retail on the ground floor and rental apartments on floors two through seven. Additional redevelopment plans include new food and beverage offerings, outdoor amenities, and ample parking for residents and shoppers. As currently conceived, the new development will include 297 units in one seven-story building, with an adjacent four-story parking structure providing 558 parking spaces. The residential development will be highly amenitized, including a community clubhouse, swimming pool, fitness center, café, demonstration kitchen, business offices, outdoor grilling, and dog area. In consideration of anticipated impacts on area schools, UrbanStreet Group has agreed to pay a $54,000 school impact fee. Figure 1: Buffalo Grove Town Center Site Plan Source: UrbanStreet Group A mix of one-, two and three-bedroom unit types will be offered, some with dens. Average proposed rents range from $1,790 to $3,815. The average plan size is 1,130 square feet, yielding an average rent of $2.43 per square foot. More details on the unit information can be seen in Table 1 on page 3. Student Generation Buffalo Grove Town Center p. 3 Table 1 Buffalo Grove Town Center Unit Information Unit Type # Units % Mix Average SF Rent/Mo/Unit Rent/SF 1 BR / 1 BA 176 59% 615 – 921 $2,120 - $2,4400 $2.22 - $2.49 1 BR / 1 BA + den 30 10% 1,010 $2,660 - $2,650 $2.35 - $2.39 2 BR / 2 BA 79 27% 1,246 – 1,559 $2,645 - $3,750 $2.33 - $2.47 3 BR / 2 BA 12 4% 1,688 $3,215 - $3,815 $2.56 - $2.58 Totals/Average 297 100%1,130 $2,542 $2.43 Source: UrbanStreet Group Public Schools The subject site is served by Aptakisic-Tripp School District #102 (kindergarten through eighth grade) and Adlai Stevenson School District #125 (ninth through twelfth grade). Public school students living within the proposed development will attend Tripp Elementary School (kindergarten through third grade), Meridian School (fourth through fifth grade), Aptakisic Junior High School (sixth through eighth grade), and Stevenson High School (ninth through twelfth grade). The schools within both districts are widely considered to be exceptional. Table 2 Public Schools in School Districts #102 and #125 School District / School Grades # Students (2021) Aptakisic-Tripp School District #102 Tripp Elementary School K - 3 554 Meridian School 4 – 5 647 Aptakisic Junior High 6 - 8 755 Adlai E Stevenson High School District #125 Stevenson High School 9 – 12 4,310 Source: greatschools.org Student Generation Buffalo Grove Town Center p. 4 Methodology The fundamental measure of likely impacts on area schools utilized in this assignment is the number of school-age children (those aged 5-19 years) who are likely to reside within the new development and who would be considered incremental additions to the school system. In order to estimate this number, Goodman Williams Group analyzed apartment developments located throughout the region deemed comparable to what is planned for the subject site and for whom decennial Census data is available at the block level. Comparability was determined on the basis of three factors: 1) Age of development (all were built after 2000); 2) Locational attributes (all are situated in suburban locations near primary thoroughfares proximate to major regional concentrations of employment); and 3) Product type (all are “luxury style” mixed-use and/or mid-rise buildings featuring a high level of features, finishes, and building amenities). Our methodology involves using the most recent Decennial Census data available (2010) where the actual block level matches the boundaries of the comparable apartment development. That allows us to get actual data from the Census on the number of school age-children who lived in the apartments in 2010. Four comparable developments were considered for this analysis, two of which are located within the northern suburbs of Glenview and Buffalo Grove, with the other two located in the western suburbs of Oakbrook Terrace and Downers Grove. It should be noted that this methodology, while highly accurate in allowing us to construct a picture of resident mix in 2010, does not allow us to include comparable apartment developments completed post 2010, since neither the Census Bureau’s annual American Community Survey, nor private demographic data sources like Esri Business Analyst, have current estimates of the demographics at the block level. (Additionally, 2020 Decennial Census data will not be released at the block level until later this year.) Therefore, some nearby developments completed after 2010 that may be considered comparable in terms of product type and vintage are not included in this analysis. It is assumed that virtually all school-age children live in units with two or more bedrooms. (This is born out in our review of secondary research on the subject of school impacts of multifamily housing, as discussed below.) Therefore, the number of school-age children living within each comparable apartment development was divided by an estimate of the number of occupied units with two or more bedrooms to create a ratio representing the number of children per multi- bedroom unit. Occupancy data was derived from the Census, while data from CoStar provided unit mix characteristics for the apartment comparables. Note that, while occupancy data by unit type is not available, it is assumed that actual occupancies across each development at the time of the Census closely reflected the unit mix within the development. Student Generation Buffalo Grove Town Center p. 5 Findings Our analyses revealed that the number of school-age children living within area apartment developments comparable to those planned for the subject site is quite low. Specifically, the number of school-age children living in multi-bedroom apartment units ranged from 0.05 to 0.21 per unit. On average, school-age children made up 4.1% of all apartment residents. By contrast, across the Chicago metropolitan region as a whole, school-age children made up 21.2% of the population at the time of the 2010 Census. A closer look at the Census Data reveals that more than half (56.7%) of the 30 school age children living in the comparable apartment buildings were 5-14 years of age at the time of data collection and would most likely have attended a primary school. A smaller percentage (43.3%) were aged 15-19 and would likely have attended high school. Table 3 Summary of Rental Apartment Comparables Attribute Aloft at Glen Town Center Regency Place Residences at the Grove Riverwalk Place Average Location Glenview Oakbrook Terrace Downers Grove Buffalo Grove - Year Built 2004 2007 2008 2006 - Stories 3 5 7 7 - Avg. Unit Size 1,032 1,199 1,004 1,131 1,092 Total Units 181 112 294 90 169 Studio 0 0 21 0 5 1-Bed 115 40 144 50 87 2-Bed 66 56 129 40 73 3-Bed 0 16 0 0 4 Occupied Units (2010 Census)160 90 188 57 124 Estimated Occupied Units w/ 2+ BR 58 58 82 25 56 Total Residents 245 140 265 86 184 Children Age 5-19 12 12 4 2 8 Per Units w/ 2+ BR 0.21 0.21 0.05 0.08 0.13 Percent of All Residents 4.9% 8.6% 1.5% 2.3% 4.1% Sources: U.S. Census Bureau, CoStar, Goodman Williams Group Student Generation Buffalo Grove Town Center p. 6 Figure 2: Map of Rental Apartment Comparables Source: Goodman Williams Group Student Generation Buffalo Grove Town Center p. 7 All of the comparable developments are located within school districts that are generally considered good to very good. As one measure of district quality, the website SchoolDigger.com ranks all school districts within the state by student performance on standardized tests. As shown in the following table, out of 736 school districts within the state, the highest ranking elementary district among the comparables set is Glenview Community Consolidated School District 34, ranked 98th. The highest ranking high school district is Adlai E. Stevenson High School District, ranked fifth. (Ranking data for Aptakisic-Tripp Central Consolidated School District 102, which serves both Riverwalk Place and the subject site, is not available.) Table 4 School District Rankings – Comparable Developments Development School District Rank* Aloft at Glen Town Center Glenview Community Consolidated School District 34 98 Northfield TWP HS District 225 14 Regency Place School District 45 DuPage County 398 DuPage High School District 88 183 Residences at the Grove Lombard School District 44 182 Glenbard Township High School 87 109 Riverwalk Place Aptakisic—Tripp Consolidated School District 1012 N/A Adlai E Stevenson High School District 125 5 Subject Site Aptakisic—Tripp Consolidated School District 1012 N/A Adlai E Stevenson High School District 125 5 *Of 736 Illinois School Districts Source: schooldigger.com Student Generation Buffalo Grove Town Center p. 8 Conclusions The investigation detailed in this memorandum suggests that student generation for new, luxury- style apartment units in suburban Chicago is quite low relative to many other forms of housing. According to current plans, 91 of the 297 units to be developed at Buffalo Grove Town Center will contain two or more bedrooms. Of these, 87 are expected to be occupied once stabilized occupancy has been achieved (here defined as 95%). Based on the average number of school- age children found within the comparable area apartment developments, we thus estimate that the proposed apartments will generate eleven students. In accordance with comparable averages, of the eleven students generated, slightly more than half at any given time can expected to be of primary school age, while the remainder will be of high school age. While most are likely to attend public schools, some may also attend area parochial or private schools. Table 5 Projected Student Generation in Buffalo Grove Town Center Total Units 297 1-Bedroom 206 2-Bedroom 79 3-Bedroom 12 Two or More Bedrooms Occupied*87 Estimated School-Age Children per 2 Bedroom Unit 0.13 Total School-Age Children at Stabilized Occupancy (rounded)11.0 *Based on 95% stabilized occupancy Source: Goodman Williams Group Student Generation Buffalo Grove Town Center p. 9 Additional Demographic Analysis While block level data are not yet available from the Census Bureau beyond the 2010 Decennial Census, an analysis of Public Use Microdata Sample (PUMS) files from the American Community Survey allows us to further corroborate our primary findings with supporting evidence. These data are available at the Public Use Microdata Area (PUMA) and state levels. The subject site is located in the Lake County--Vernon, Moraine, West Deerfield & Libertyville (Southeast) Townships PUMA (number 03310), outlined in green in the map below. Figure 3: Lake County – Vernon Public Use Microdata Area (PUMA) Source: U.S Census Bureau, American Community Survey Estimates 2015 - 2019 As of the 2019 ACS, the Census Bureau estimated that 27,733 children between the ages of five and 18 lived within this PUMA, or 20.6% of the total PUMA population. Of these, 364 lived in multifamily buildings (including both rental and ownership units) with 20 or more units. There were a total of 5,887 units of this type in the PUMA, yielding a total of .06 students per unit (roughly six students per 100 units). For the state as a whole, this number stands at .09 students per unit (nine students per 100 units). Noting that this figure encompasses multifamily units of all unit types (i.e., including studio and one-bedroom units that generally house few, if any, school-age children), our somewhat higher forecast of 0.13 students per two-bedroom unit at Buffalo Grove Town Center is considered justified. (Note further that among the comparables analyzed, the average number of school-age children per development stood at eight, while the average number of occupied units of all types stood at 124 – yielding an average of 0.06 school-age children per unit among all unit types.) Buffalo Grove Town Center Student Generation Buffalo Grove Town Center p. 10 Table 5 School Age Children by Dwelling Structure Type in Lake County-Vernon PUMA School-Age Children* Structure Type Units Total Per Unit Per 100 Units Mobile home or trailer 30 0 0.00 0.0 One-family house detached 34,298 21,893 0.64 63.8 One-family house attached 6,087 2,823 0.46 46.4 Multifamily, less than 20 units 5,346 2,512 0.47 47.0 Multifamily, 20 or more units 5,887 364 0.06 6.2 N/A -- 141 ---- *5-18 years old Source: 2019 American Community Survey, 5-year estimates; Goodman Williams Group. Recent Multifamily Experience and Supporting Research It has been our experience, in analyzing apartment developments across the Chicago region, that newer market rate multifamily suburban rental developments attract few families with children. Generally speaking, parents choose less dense housing (in both rental and ownership forms) that offers the additional living space and/or private outdoor space that are desirable for child-rearing. This is amply evident in our analysis of comparable multifamily developments region-wide. It is particularly true within the luxury apartment segment in the suburbs, where rents are often equal to or even higher than monthly housing costs for many ownership homes. Additionally, anecdotal evidence suggests that the aging of the regional population is in many ways changing the market profile of many higher-end apartment developments, with empty nesters and retirees representing an increasingly important target market. In fact, some developers and managers of apartment properties within the Chicago Metro have reported recently that older households now represent up to 50% of the tenant base for some newer developments, particularly within the northern and western suburbs. Moreover, a growing body of secondary research on the subject of multifamily housing impacts on schools and other municipal services corroborates this experience. For example, a 2005 Urban Land Institute report notes that, “multifamily housing attracts predominantly childless couples, singles, and empty nesters.”1 Similarly, a 2014 report from the Multifamily Housing Council found 1 Haughey, Richard M. “Higher-Density Development: Myth and Fact.” ULI – The Urban Land Institute, 2005. Student Generation Buffalo Grove Town Center p. 11 that, “on average, there are significantly fewer children in apartments than in single-family homes, whether renter or owner-occupied. The difference is even greater among recently built homes.”2 A 2007 paper published in the land economics journal Middle States Geographer shows that demographic shifts and lifestyle changes led to a significant reduction in the number of children living in multifamily housing in the late 1990s and early 2000s. This research found that while perceptions of negative impacts from higher-density housing on municipal services and public schools persist, they do so “despite overwhelming evidence that demographic shifts have changed the composition of multi-family households.”3 A 2015 analysis from the National Association of Home Builders 4 utilized ACS data to demonstrate that new construction, in general, contributes fewer students to public schools than existing housing and that larger-scale developments contribute the fewest number of students to the public schools in their area. Specifically, the analysis found that, on average, multifamily rental developments with 20 or more units generated 21.0 school-age children per 100 units. However, that number fell to 11.0 school-age children per 100 units for new construction. Finally, these trends have been well-researched and documented over time. For example, a 1966 report by the American Society of Planning Officials (now the American Planning Association) analyzed 17 studies dealing with the impacts of multifamily housing on local schools in locations across the country demonstrated the significant and inverse relationship between rent level and student generation. Specifically, the studies analyzed showed that “conventional” (i.e., market rate) rental apartments produce, on average, far fewer than 0.5 students per two-bedroom unit, and essentially no students per one-bedroom unit. The report concluded that Luxury apartments tend to be occupied by families with few or no school-age children, while low- rent apartments are occupied by both large and small families with an average higher number of school-age children. The reason, of course, is that for low-income families low-rent apartments, often in public housing projects, may be the only housing alternative, while high- income families with children prefer single-family homes. While this is a small sampling of available research on the municipal impacts of multifamily housing, the trends these reports discuss persist today and are evident in our findings. As a final note, we recognize that our conclusion of an estimated 11 school age children likely to reside in the subject property is lower that what the Village of Buffalo Grove has projected based on a formula in their municipal code. Nonetheless, we feel it is a realistic projection that is fully supported by the findings of our research and analysis as detailed in this report. 2 Obrinsky, Mark. “Apartments Versus Schools Redux.” National Multifamily Housing Council, 2014. 3 Ives-Dewey, Dorothy. “The Multi-Family Myth: Exploring the Fiscal Impacts of Apartments in the Suburbs.” Middle States Geographer, 40, 39-46, 2007. SIGNAGE PLAN Retail SIGNAGE PLAN THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL ALLOWED PROPOSED Sign Face (sf) Requested #of Signs 1 EACH1 TOTAL1 Site Signage *Frontage listed is propertyfrontage 1 124 120 1 315sf 1 2176 120 1 175sf 1 2176 120 1 196sf 1 2176 120 1 160sf 1 70 120 1 196sf Lot2(GROCER) *Does not include parkinglot signage for desginated parking or cart corrals GROCER Primary East 1 198 Ō 594sf 1 156sf 156sf Secondary East 0 198 Ō 0sf 1 100sf Secondary North 0 230 Ō 0sf 1 132sf Secondary South 0 230 Ō 0sf 1 132sf Temporary East 1 198 Ō 32sf 1 192sf 192sf Lot3Guzman YGomez Guzman YGomez Primary North 1 85 Ō 255sf 1 60sf Primary North 0 85 Ō 0sf 1 64sf Secondary East 0 40 Ō 0sf 1 87sf Secondary South 0 85 Ō 0sf 1 56sf Secondary South 0 85 Ō 0sf 1 50sf Secondary West 0 40 Ō 0sf 1 60sf Drivethru Sign 2 19sf 38sf Menu Sign 4 23sf 90sf Lot6 MTB North - TenantA Primary West 1 33 Ō 89sf 1 64sf 64sf Secondary West 1 33 Ō 1 16sf 16sf Secondary North 0 75 Ō 0sf 1 72sf Secondary East 0 33 Ō 0sf 1 80sf MTB North - TenantB Primary West 1 21 Ō 57sf 1 64sf 64sf Secondary East 0 21 Ō 0sf 1 72sf 72sf MTB North - TenantC Primary West 1 32 Ō 86sf 1 96sf 96sf Secondary South 0 73 Ō 0sf 1 72sf Secondary East 0 32 Ō 0sf 1 108sf MTB South - Tenant A Primary West 1 33 Ō 89sf 1 80sf 80sf Secondary East 0 33 Ō 0sf 1 68sf Secondary South 0 73 Ō 0sf 1 120sf MTB South - Tenant B Primary West 1 29 Ō 78sf 1 80sf 80sf Secondary East 0 27 Ō 0sf 1 80sf Secondary North 0 73 Ō 0sf 1 120sf Lot7// Ground Level Retail Typical Primary East 1 20 Ō 60sf South Tenant Secondary South 1 120sf 120sf Lot9(EXISTINGRETAILTO REMAIN) Typical Primary East 1 20 Ō 60sf South Tenant Secondary South 1 120sf 120sf North Secondary North 2 120sf 240sf Lot10 Future Tenant Primary North 1 120sf 120sf Secondary East 1 120sf Secondary South 1 120sf Secondary West 1 120sf Sign 1 Sign 2 Sign 3 Sign 4 Sign 5 Signage Types and Sizes Requested //THE CLOVE TenantFrontage (ElevaƟon Type) ElevaƟon LocaƟon #of Signs LinearFeetof Frontage Sign Face (sf) Allowed 360sf 152sf 180sf 188sf 200sf 253sf 364sf 124sf 4 sf per e very 1 lf for 90%of frontage of each individual tenant space 4 sf per e very 1 lf for 90%of frontage of each individual 1stand 2nd floortenantspace SCRIPT SIGN BR-B BR-A ALUMINIUM CANOPIES CP-1 SCONSE LIGHTING EC-1 SCRIPT SIGNBR-B BR-A MEAL PICKUP CANOPY CP-1 SCONSE LIGHTING EC-1 EXTERIOR FINISHES PREFINISHED METAL COPING COLOR: MIDNIGHT BRONZEBRICK VENEER COLOR: SLATE GREY SIZE: MODULAR PREFINISHED METAL COLOR: DARK BRONZE STOREFRONT COLOR: DARK BRONZE BRICK VENEER COLOR: RIDGEMAR SIZE: MODULAR BR-A BR-B EC-1 CP-1 ST-1 5/5/2022 8:49:57 AMCHICK-FIL-A ELEVATION 05/04/202205252, BUFFALO GROVE TOWN CENTER FSU, BUFFALO GROVE, IL DD-31/8" = 1'-0" SOUTH ELEVATION 1/8" = 1'-0" WEST ELEVATION SCRIPT SIGNBR-B BR-A MEAL PICKUP CANOPY CP-1 EC-1 ICON SIGN BR-B BR-A MEAL PICKUP CANOPY CP-1 SCONSE LIGHTING EC-1 EXTERIOR FINISHES PREFINISHED METAL COPING COLOR: MIDNIGHT BRONZEBRICK VENEER COLOR: SLATE GREY 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25,*,1$/8138%/,6+(' '(6,*1 &5($7(' %< &/$<721 6,*16,1&,7 ,6 127 72 %( 5(352'8&(' &+$1*('25 (;+,%,7(' 72 $1<21( 2876,'( 2) <285 &203$1< ,1 :+2/( 25 ,1 3$57 :,7+287 :5,77(1 3(50,66,21 )520 7+( 2:1(5 2) &/$<721 6,*16,1&$1< 68&+ $&7,216 0$< %( 68%-(&7 72 /(*$/ $&7,21 ,1$&2857 2) /$: $// (/(&75,&$/ 6,*16 $5( 92/76 81/(66 27+(5:,6( ,1',&$7(' '5$:,1* ),/(&)$%8))$/2 *529(,/6,*1$*(&'5 $// 5,*+76 5(6(59('& SIGNAGE PLAN Residential Leasing & Construction Signage Plan SIGNAGE PLAN THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL PARKING & TRAFFIC STUDY PARKING & TRAFFIC STUDY THE CLOVE BUFFALO GROVE, ILPUD SUBMITTAL Traffic Impact Study Buffalo Grove Town Center Redevelopment Buffalo Grove, Illinois Prepared For: IMKD 5, LLC & Urban Street Group, LLC-ACQ February 16, 2022 Town Center Redevelopment Buffalo Grove, Illinois i Table of Contents 1. Introduction ................................................................................................................................. 1 2. Existing Conditions ..................................................................................................................... 5 Site Location ............................................................................................................................... 5 Existing Roadway System Characteristics.................................................................................. 5 Traffic Signal Interconnect ......................................................................................................... 7 Lake Cook Road Corridor Construction ..................................................................................... 8 Existing Traffic Volumes ............................................................................................................ 8 Crash Data Analysis .................................................................................................................. 10 3. Traffic Characteristics of the Proposed Development ................................................................... 12 Proposed Site and Development Plan ....................................................................................... 12 Directional Distribution of Development Traffic ..................................................................... 13 Development Traffic Generation .............................................................................................. 15 4. Projected Traffic Conditions ..................................................................................................... 17 Development Traffic Assignment ............................................................................................. 17 Year 2027 No-Build Traffic Conditions ................................................................................... 17 Year 2027 Total Projected Traffic Conditions.......................................................................... 17 5. Traffic Analysis and Recommendations ................................................................................... 21 Traffic Analyses ........................................................................................................................ 21 Discussion and Recommendations ........................................................................................... 27 Parking Evaluation .................................................................................................................... 29 6. Conclusion ................................................................................................................................ 32 Town Center Redevelopment Buffalo Grove, Illinois ii List of Figures and Tables Figures Figure 1 – Site Location .................................................................................................................. 3 Figure 2 – Aerial View of Site Location ......................................................................................... 4 Figure 3 – Existing Roadway Characteristics ................................................................................. 6 Figure 4 – Year 2021 Base Traffic Volumes .................................................................................. 9 Figure 5 – Directional Distribution ............................................................................................... 14 Figure 6 – New Site Traffic Assignment ...................................................................................... 18 Figure 7 – Year 2027 No-Build Traffic Volumes ......................................................................... 19 Figure 8 – Year 2027 Total Projected Traffic Volumes ............................................................... 20 Tables Table 1 – Crash Data Summary – Lake Cook Road with McHenry Road ................................... 10 Table 2 – Crash Data Summary – McHenry Road with Access Drives ....................................... 10 Table 3 – Crash Data Summary – McHenry Rd. with Old Checker Rd. ...................................... 11 Table 4 – Crash Data Summary – McHenry Road with Townplace Parkway ............................. 11 Table 5 – Crash Data Summary – Buffalo Grove Rd. with Old Checker Rd ............................... 11 Table 6 – Estiamted Site-Generated Traffic Volumes .................................................................. 16 Table 7 – Capacity Analysis Results – Lake Cook Road with McHenry Road - Signalized ....... 22 Table 8 – Capacity Analysis Results – McHenry Road with Townplace Parkway - Signalized .. 23 Table 9 – Capacity Analysis Results – McHenry Road with Access Drives - Signalized ........... 24 Table 10 – Capacity Analysis Results – Buffalo Grove Rd. with Old Checker Rd. - Signalized 25 Table 11 – Capacity Analysis Results – McHenry Rd. with Old Checker Rd. - Unsignalized .... 26 Town Center Redevelopment Buffalo Grove, Illinois 1 1. Introduction This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for the proposed redevelopment of the Buffalo Grove Town Center located in the northwest quadrant of the intersection of Lake Cook Road with McHenry Road (IL Route 83) in Buffalo Grove, Illinois. As proposed, a portion of the Town Center will be redeveloped to provide approximately 42,215 square-feet of new commercial space, a 297-unit apartment building with ground floor retail space, and an approximately 43,000 square-foot grocery store. As part of the proposed redevelopment, the existing Bowlero Buffalo Grove, the approximately 34,000 square-foot commercial building located on the north side of Old Checker Road, the Boston Market, and Burger King restaurants will be maintained. Access to the Town Center will continue to be provided via the signalized access off McHenry Road aligned opposite The Grove shopping center access drive, the signalized intersection of McHenry Road with Townplace Parkway/Pauline Avenue, the two-way stop sign controlled intersection of McHenry Road with Old Checker Road, the signalized intersection of Buffalo Grove Road with Old Checker Road, and the right-in/right-out access drive off Lake Cook Road. 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 the traffic generated by the proposed development. Figure 1 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: • Existing roadway conditions • A description of the proposed development • Directional distribution of the development traffic • Vehicle trip generation for the development • Future traffic conditions including access to the development • Traffic analyses for the weekday morning, evening, and Saturday midday peak hours • Recommendations with respect to adequacy of the site access and adjacent roadway system • Evaluation of the adequacy of the proposed parking supply Town Center Redevelopment Buffalo Grove, Illinois 2 Traffic capacity analyses were conducted for the weekday morning, weekday evening, and Saturday midday peak hours for the following conditions: 1. Existing Conditions – Analyze the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2. No-Build Condition – Analyze the capacity of the future roadway system using the no-build traffic volumes that include the existing traffic volumes, ambient growth factor, and traffic estimated to be generated by other area developments. 3. Projected Conditions – Analyze the capacity of the future roadway system using the projected traffic volumes that include the existing traffic volumes, ambient traffic growth, and the traffic estimated to be generated by the full buildout of the proposed development. Town Center Redevelopment Buffalo Grove, Illinois 3 Site Location Figure 1 Figure 1 – Site Location SITE Town Center Redevelopment Buffalo Grove, Illinois 4 Aerial View of Site Location Figure 2 Figure 2 – Aerial View of Site Location Town Center Redevelopment Buffalo Grove, Illinois 5 2. Existing Conditions Existing traffic and roadway conditions were documented based on field visits and traffic counts conducted by KLOA, Inc. The following provides a detailed description of the physical characteristics of the roadways including geometry and traffic control, adjacent land uses and peak hour traffic flows along area roadways. Site Location The site, which is located on the west side of McHenry Road and is bounded by Lake Cook Road on the south and Townplace Parkway on the north, currently contains the Buffalo Grove Town Center commercial development. The Town Center currently provides two strip commercial buildings, a bowling alley (Bowlero Buffalo Grove), and two restaurant outlot buildings. Land uses in the vicinity of the site provide a mixture of commercial and residential in all directions, including The Grove shopping center to the east. Existing Roadway System Characteristics The characteristics of the existing roadways that surround the proposed development are illustrated in Figure 3 and described below. Lake Cook Road is an east-west arterial roadway that is under the jurisdiction of the Cook County Department of Transportation and Highways. Lake Cook Road is currently under construction (as discussed later) to provide three travel lanes in each direction within the vicinity of the site. Upon completion of the construction. Lake Cook Road at its signalized intersection with McHenry Road will provide dual left-turn lanes, three through lanes, and an exclusive right-turn lane on the eastbound and westbound approaches. Furthermore, all four legs of the intersection will provide high visibility crosswalks. Lake Cook Road is classified as a Strategic Regional Arterial, carries an AADT volume of 36,000 vehicles (IDOT AADT 2018) and has a posted speed limit of 45 miles per hour. McHenry Road is generally a north-south arterial roadway that in the vicinity of the site provides two travel lanes in each direction. At its signalized intersection with Lake Cook Road, McHenry Road provides an exclusive left-turn lane, a through lane and a shared through/right-turn lane on the northbound and southbound approaches. Upon completion of the Lake Cook Road construction, this lane configuration will remain. At its signalized intersection with the Town Center/The Grove access drives, McHenry Road provide an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane on the northbound and southbound approaches. At its signalized intersection with Townplace Parkway/Pauline Avenue, McHenry Road provides an exclusive left-turn lane, a through lane, and a shared through/right-turn lane on the northbound approach and an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane on the southbound approach. At its unsignalized intersection with Old Checker Road/Bank Lane, McHenry Road provides an exclusive left-turn lane, a through lane and a shared through/right-turn lane on the northbound approach and an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane on the southbound approach. THE GROVE POST OFFICE UNITED STATES ESTATES WINCHESTER BANK AMERICAN FIRST AMERICA BANK OF SHELL SITE 83 Existing Roadway Characteristics Figure: 3Job No: 22-005 Kenig,Lindgren,O'Hara,Aboona,Inc. LEGEND N NOT TO SCALE R OAD O LD C H E C K E R ROADBUFFALO GROVEDAORYRNEHCMAVENUE PAULINE PARKWAY TOWNPLACE ACCESS DRIVE THE GROVE DAOR KOOC EKAL Buffalo Grove, Illinois Redevelopment Town Center 40 45 45 25 35 40 10 - TRAVEL LANE - TRAFFIC SIGNAL - STOP SIGN - SPEED LIMITXX - HIGH VISIBILITY CROSSWALK - STANDARD CROSSWALK 45 Town Center Redevelopment Buffalo Grove, Illinois 7 McHenry Road is under the jurisdiction of the Illinois Department of Transportation (IDOT), carries an annual average daily traffic (AADT) volume of 17,200 vehicles (IDOT AADT 2019), and has a posted speed limit of 45 miles per hour north of Lake Cook Road and a posted speed limit of 40 miles per hour south of Lake Cook Road. Buffalo Grove Road is a north-south arterial roadway that in the vicinity of the site provides two travel lanes in each direction. At its signalized intersection with Old Checker Road, Buffalo Grove Road provides an exclusive left-turn lane, a through lane, and a shared through/right-turn lane on the northbound and southbound approaches. Both legs provide high visibility crosswalks. North of Lake Cook Road, Buffalo Grove Road is under the jurisdiction of the Lake County Department of Transportation (LCDOT), carries an AADT volume of 12,600 vehicles (IDOT AADT 2019) and has a posted speed limit of 40 miles per hour. Old Checker Road is an east-west roadway that is classified as a collector road west of Buffalo Grove Road. At its signalized intersection of Old Checker Road with Buffalo Grove Road, Old Checker Road provides an exclusive left-turn lane and a shared through/right-turn lane on the eastbound and westbound approaches. Both legs provide high visibility crosswalks. At its unsignalized intersection with McHenry Road, Old Checker Road provides two eastbound lanes that are under stop-sign control and were historically striped to provide an exclusive left-turn lane and a shared through/right-turn lane. The east leg of this intersection is designated as Bank Lane which provides a shared left/through/right-turn lane that is under stop-sign control. West of Buffalo Grove Road, Old Checker Road is under local jurisdiction, carries an AADT volume of 3,000 vehicles, and has a posted speed limit of 35 miles per hour. Between Buffalo Grove Road and McHenry Road, Old Checker Road is under private ownership and has a posted speed limit of 10 miles per hour. Townplace Parkway is generally an east-west local private roadway that extends from Buffalo Grove Road with McHenry Road. At its signalized intersection with McHenry Road, Townplace Parkway provides an exclusive left-turn lane and a shared through/right-turn lane. Pauline Avenue is an east-west local roadway that extends from McHenry Road east to its terminus at Carman Avenue (east of Weiland Road). At its signalized intersection with McHenry Road, Pauline Avenue provides an exclusive left-turn lane and a shared through/right-turn lane. Pauline Avenue is under local jurisdiction and has a posted speed limit of 25 miles per hour. Traffic Signal Interconnect The intersections along McHenry Road are part of an eleven-signal traffic signal interconnect system that extends from Arlington Heights Road on the west to Lexington Drive on the east. Which includes the intersection of McHenry Road with Highpoint Road/Buffalo Grove shopping center, Pauline Avenue, and Buffalo Grove Drive. Town Center Redevelopment Buffalo Grove, Illinois 8 Lake Cook Road Corridor Construction It should be noted that the Cook County Department of Transportation and Highways, in partnership with IDOT, Lake County and the villages of Buffalo Grove and Wheeling are currently conducting a major roadway improvement project along Lake Cook Road between Raupp Boulevard and Hastings Lane. This project also includes the roadway segments for Buffalo Grove Road from north of Lake Cook Road to south of St. Mary’s Parkway, McHenry Road from north of the signalized access drive serving the Town Center to south of Weiland Road, and Weiland Road from north of Woodstone Drive to its proposed extension to Buffalo Grove Road. As part of this project, Lake Cook Road is being widened to provide three through lanes in each direction within the study area. Existing Traffic Volumes In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted peak period vehicle, pedestrian, and bicycle movement traffic counts utilizing Miovision Scout Video Collection Units on Tuesday, December 21, 2021 during the morning (7:00 to 9:00 A.M.) and evening (4:00 to 6:00 P.M.) peak periods and on Saturday, December 18, 2021 during the midday (11:00 A.M. to 2:00 P.M.) peak period at the following intersections: • McHenry Road with Lake Cook Road • McHenry Road with Town Center/The Grove Signalized Access Drive • McHenry Road with Old Checker Road • McHenry Road with Townplace Parkway/Pauline Avenue • Buffalo Grove Road with Old Checker Road The results of the traffic counts showed that the weekday morning peak hour of traffic occurs from 8:00 A.M. to 9:00 A.M., the weekday evening peak hour of traffic occurs from 4:30 P.M. to 5:30 P.M. and the Saturday midday peak hour occurs from 11:45 A.M. to 12:45 P.M. However, due to the COVID-19 pandemic and construction currently being conducted at the intersection of Lake Cook Road with McHenry Road, it is anticipated that traffic volumes within the study area are not representative of normal traffic conditions. As such, the traffic volumes within the study area were compared to historical weekday traffic data available from 2018 on the IDOT Traffic Count Database System (TCDS) website. A result of the comparison indicated the through traffic volumes along Lake Cook Road were approximately 100 percent less during the weekday morning peak hour and 35 percent less during the weekday evening peak hour and the through traffic volumes along McHenry Road and Buffalo Grove Road were approximately 75 percent less during the weekday morning peak hour and 40 percent less during the weekday evening peak hour. As such, the weekday morning and weekday evening peak hour traffic volumes were adjusted accordingly to reflect normal traffic conditions. It should be noted that to adjust the Saturday midday traffic volumes, the weekday evening adjustment was applied to the area traffic volumes. Figure 4 illustrates the Year 2021 base traffic volumes. Copies of the traffic count summary sheets are included in the Appendix. SITE 83 Figure: 4Job No: 22-005 Kenig,Lindgren,O'Hara,Aboona,Inc.Year 2021 Base Traffic Volumes [00]- SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) LEGEND 00 (00) N NOT TO SCALE 64 (183) [168] 96 (140) [172]43 (91) [106]28 (81) [144]46 (98) [153]65 (97) [152]49 (90) [122]- AM PEAK HOUR (8:00-9:00 AM) - PM PEAK HOUR (5:00-6:00 PM) R OAD O LD C H E C K E R ROADBUFFALO GROVEDAORYRNEHCMAVENUE PAULINE PARKWAY TOWNPLACE ACCESS DRIVE THE GROVE DAOR KOOC EKAL Buffalo Grove, Illinois Redevelopment Town Center 57 (39) [47]665 (584) [683]6 (12) [19]1 (4) [5] 7 (10) [9] 12 (11) [15] 48 (78) [58] 10 (26) [23] 29 (46) [57]9 (21) [13]403 (743) [757]16 (9) [45] 1 (6) [15] 10 (10) [16]3 (14) [5]448 (802) [799]27 (52) [80]12 (38) [46] 12 (9) [17] 38 (38) [87]26 (21) [48]653 (601) [638]11 (31) [52]24 (37) [37] 15 (46) [46] 40 (82) [74]58 (74) [78]326 (458) [420]20 (60) [49]25 (45) [38]387 (519) [351]15 (27) [14]25 (31) [19] 29 (31) [31] 30 (53) [62] 24 (66) [75] 0 (6) [16]11 (22) [29]420 (771) [613]1 (11) [14] 0 (4) [15] 10 (19) [36]5 (9) [7]639 (546) [605]THE GROVE ACCESS DRIVE IL ROUTE 83 @ 1576 (1035) [968] 128 (164) [120]14 (14) [20]366 (567) [454]149 (169) [157]273 (200) [270]452 (431) [455]956 (1592) [1084] 30 (52) [64] Town Center Redevelopment Buffalo Grove, Illinois 10 Crash Data Analysis KLOA, Inc. obtained crash data 1 for the most recent available five years (2016 to 2021) for the five study area intersections. The crash data for the intersections is summarized in Tables 1 through 5, respectively. A review of the crash data indicated that no fatalities were reported at either intersection. Table 1 MCHENRY ROAD WITH LAKE COOK ROAD – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2016 0 0 0 11 0 7 0 18 2017 0 0 0 9 1 8 0 18 2018 4 0 0 8 0 11 0 23 2019 4 0 0 8 2 8 0 22 2020 1 0 0 7 1 8 0 17 Total 9 0 0 43 4 42 0 98 Average 1.8 0 0 8.6 < 1 8.4 0 19.6 Table 2 MCHENRY ROAD WITH SIGNALIZED ACCESS DRIVES – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2016 1 0 0 0 0 2 0 3 2017 0 0 0 0 0 0 0 0 2018 0 0 0 2 1 1 0 4 2019 0 0 0 1 0 2 0 3 2020 0 0 0 1 0 2 1 4 Total 1 0 0 4 1 7 1 14 Average < 1 0 0 < 1 0 1.4 < 1 2.8 1 IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of the data recipient(s). Additionally, for coding years 2015 to present, the Bureau of Data Collection uses the exact latitude/longitude supplied by the investigating law enforcement agency to locate crashes. Therefore, location data may vary in previous years since data prior to 2015 was physically located by bureau personnel. Town Center Redevelopment Buffalo Grove, Illinois 11 Table 3 MCHENRY ROAD WITH OLD CHECKER ROAD – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2016 2 0 0 0 0 2 0 4 2017 1 0 0 0 0 0 0 1 2018 2 0 0 0 0 0 0 2 2019 1 0 1 0 0 1 0 3 2020 1 0 0 0 0 0 0 1 Total 7 0 1 0 0 3 0 11 Average 1.4 0 < 1 0 0 < 1 0 2.2 Table 4 MCENRY ROAD WITH TOWNPLACE PKWY/PAULINE AVENUE – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2016 0 0 0 0 0 2 0 2 2017 2 0 1 0 0 2 1 6 2018 2 0 0 0 0 1 0 3 2019 0 0 0 1 0 2 0 3 2020 0 0 0 0 0 2 0 2 Total 4 0 1 1 0 9 1 16 Average < 1 0 < 1 < 1 0 1.8 < 1 3.2 Table 5 BUFFALO GROVE ROAD WITH OLD CHECKER ROAD – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2016 3 0 0 0 0 0 0 3 2017 2 0 0 0 0 2 0 4 2018 0 0 0 0 0 0 0 0 2019 1 0 0 1 0 1 0 3 2020 1 0 0 1 0 2 0 4 Total 7 0 0 2 0 5 0 14 Average 1.4 0 0 < 1 0 1 0 2.8 Town Center Redevelopment Buffalo Grove, Illinois 12 3. Traffic Characteristics of the Proposed Development To evaluate the impact of the subject development on the area roadway system, it was necessary to quantify the number of vehicle trips the site will generate during the respective three peak hours and then determine the directions from which the proposed traffic will approach and depart the site. Proposed Site and Development Plan As proposed, the site will be redeveloped with a mixed-used development consisting of nine buildings consisting of the following: • Building 1 is the existing approximately 54,000 square-foot building that currently contains Bowlero Buffalo Grove. • Building 2 is the existing approximately 34,000 square-foot commercial building located on the north side of Old Checker Road along the west side of the site. This building contains approximately 22,600 square-feet of ground floor commercial spaces and approximately 11,400 square-feet of second story office/service space. • Building 3 is a proposed approximately 7,000 square-foot multi-tenant commercial building located on the north side of Old Checker Road fronting McHenry Road. • Building 4 is a proposed approximately 10,377 square-foot multi-tenant commercial building located on the south side of Old Checker Road fronting McHenry Road. • Building 5 is a proposed seven-story mixed-use building containing 297 residential units on floors one through seven, approximately 14,300 square-feet of ground floor retail, and an approximately 4,900 square-foot restaurant located on the ground floor. On the north side of the proposed mixed-use building, a four-story parking garage will be provided containing approximately 546 parking spaces. • Building 6 is the existing approximately 3,000 square-foot Boston Market restaurant. • Building 7 is a proposed approximately 3,000 square-foot fast food restaurant with drive- through. • Building 8 is a proposed approximately 43,000 square-foot grocery store located in the southwest corner of the site. • Building 9 is an existing approximately 3,000 square-foot Burger King restaurant that is located in the southeast corner of the site. Overall, the development will provide a total of approximately 1,395 parking spaces consisting of 558 parking garage spaces and 837 surface parking spaces. Town Center Redevelopment Buffalo Grove, Illinois 13 Access to the proposed development will continue to be provided via the existing access system serving the Town Center which consists of the following: • A signalized full movement access drive off McHenry Road, located approximately 600 feet north of Lake Cook Road, aligned opposite the access drive serving The Grove shopping center. Upon completion of the reconstruction of the intersection of Lake Cook Road with McHenry Road, this access drive will continue to provide two outbound lanes providing an exclusive left-turn lane and a shared through/right-turn lane. • A connection to Townplace Parkway which has a signalized intersection with McHenry Road, aligned opposite Pauline Avenue. As previously indicated, at its signalized intersection with McHenry Road, Townplace Parkway provides an exclusive left-turn lane and a shared through/right-turn lane. • Multiple connections to Old Checker Road which has a full movement unsignalized intersection with McHenry Road and a signalized intersection with Buffalo Grove Road. As previously indicated, at its unsignalized intersection with McHenry Road, Old Checker Road provides two eastbound lanes that were historically striped to provide an exclusive left-turn lane and a shared through/right-turn lane. At its signalized intersection with Buffalo Grove Road, Old Checker Road provides two westbound lanes striped to provide an exclusive left- turn lane and a shared through/right-turn lane. • A right-in/right-out access drive off Lake Cook Road, located approximately 300 feet west of McHenry Road. This access drive provides one inbound lane and one outbound lane with outbound movements under stop-sign control. Upon completion of the reconstruction of the intersection of Lake Cook Road with McHenry Road, turning movements at this access drive will be physically restricted to right-turns only via a raised triangular median on the access drive and via a barrier median along Lake Cook Road It should be noted that exclusive left-turn lanes and exclusive right-turn lanes are provided at all three access drives on McHenry Road. At the signalized intersection of Buffalo Grove with Old Checker Road an exclusive southbound left-turn lane is provided. Directional Distribution of Development Traffic The directional distribution of how traffic will approach and depart the site was estimated based on the general travel patterns through the study area derived from the peak hour traffic volumes. Figure 5 shows the established directional distribution for this development in addition to the distances, measured in feet, between the study area intersections. SITE1000'775'600'300' 8315%00' 00%- PERCENT DISTRIBUTION - DISTANCE IN FEET Figure: 5Job No: 22-005 Kenig,Lindgren,O'Hara,Aboona,Inc.Estimated Directional Distribution LEGEND N NOT TO SCALE R OAD O LD C H E C K E R ROADBUFFALO GROVEDAORYRNEHCMAVENUE PAULINE PARKWAY TOWNPLACE ACCESS DRIVE THE GROVE DAOR KOOC EKAL Buffalo Grove, Illinois Redevelopment Town Center 15%15%10%5% 20% 20% Town Center Redevelopment Buffalo Grove, Illinois 15 Development Traffic Generation The estimate of vehicle traffic to be generated by the proposed redevelopment is based upon the proposed land use types and sizes. The vehicle trip generation for all of the proposed land uses was calculated using data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition. The volume of trips estimated to be generated by the existing land-uses within the town center was estimated based on the traffic counts conducted at the four main access drives serving the town center. It is important to note that surveys conducted by ITE have shown that approximately 20 and 40 percent of trips made to retail uses and restaurant uses, respectively, 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. Such diverted trips are referred to as pass-by traffic. However, in order to provide a conservative analysis, no pass-by reduction was applied to the trips estimated to be generated by the proposed land-uses. Additionally, based on a Multi-Use Trip Generation calculation based on ITE procedures, approximately 30 percent of the trips generated by the proposed development will be internal trips given the mixed-use nature of the development. Approximately 20 percent of these trips will trips made to multiple commercial establishments (retail to retail) with approximately 10 percent of trips being made by residents of the proposed development to the various existing and proposed commercial developments (retail to residential). However, in order to provide a conservative analysis, a ten to fifteen percent interaction was applied to the estimated trip generation for the new land-uses to take into consideration customers that may patronize multiple uses within the proposed development. Table 6 shows the estimated vehicle trip generation for the weekday morning, weekday evening, and Saturday midday peak hours. Town Center Redevelopment Buffalo Grove, Illinois 16 Table 6 ESTIMATED PEAK HOUR VEHICLE TRIP GENERATION ITE Land Use Code Weekday Morning Peak Hour Weekday Evening Peak Hour Saturday Midday Peak Hour Type/Size In Out Total In Out Total In Out Total Residential Building 221 Multi-Family Housing Mid-Rise (297 Units) 27 92 119 71 45 116 61 59 120 932 High-Turnover Sit-Down Restaurant (4,900 s.f.) 26 21 47 27 17 44 28 27 55 822 Strip Retail Plaza (11,100 s.f.) 16 10 26 36 37 73 37 36 73 Shopping Center 822 Strip Retail Plaza (17,377 s.f.) 25 16 41 57 58 115 58 56 114 850 Supermarket (43,000 s.f.) 73 50 123 192 193 385 244 245 489 934 Fast Food Restaurant with Drive Through (3,000) 68 66 134 51 48 99 85 81 166 Development Subtotal 235 255 490 434 398 832 513 504 1,017 Interaction Reduction (10-15%) -36 -35 -71 -67 -62 -129 -64 -65 -129 New Site Traffic 199 220 419 367 336 703 449 439 888 Town Center Redevelopment Buffalo Grove, Illinois 17 4. Projected Traffic Conditions The total projected traffic volumes take into consideration the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject development. Development Traffic Assignment The estimated weekday morning, weekday evening, and Saturday midday 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. As can be seen from Figure 6, given the multiple various access points including three signalized intersections the site generated traffic will distributed among the access system with only 35 percent of the site generated traffic utilizing the existing signalized access drive aligned opposite The Grove shopping center access drive. Year 2027 No-Build Traffic Conditions 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 planned development). Based on AADT projections provided by the Chicago Metropolitan Agency for Planning (CMAP), the existing traffic volumes are projected to increase by an annual compounded growth rate of approximately 0.6 percent per year. As such, traffic volumes were increased by approximately four percent total (one-year buildout plus five years) to represent Year 2027 total projected conditions. A copy of the CMAP projections letter is included in the Appendix. The Year 2027 no-build traffic volumes are illustrated in Figure 7. Year 2027 Total Projected Traffic Conditions The new development-generated traffic (Figures 6) was added to the Year 2027 no-build traffic volumes to determine the Year 2027 total projected traffic volumes. Figure 8 illustrates the Year 2027 total projected traffic volumes. SITE 83 Figure: 6Job No: 22-005 Kenig,Lindgren,O'Hara,Aboona,Inc.Traffic Volumes Estimated Site-Generated [00]- SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) LEGEND 00 (00) N NOT TO SCALE - AM PEAK HOUR (8:00-9:00 AM) - PM PEAK HOUR (5:00-6:00 PM) R OAD O LD C H E C K E R ROADBUFFALO GROVEDAORYRNEHCMAVENUE PAULINE PARKWAY TOWNPLACE ACCESS DRIVE THE GROVE DAOR KOOC EKAL Buffalo Grove, Illinois Redevelopment Town Center 15 (28) [34]14 (27) [33]8 (12) [16] 28 (42) [55]66 (102) [132]24 (44) [54]16 (25) [33]30 (54) [67]22 (34) [44] 11 (17) [22] 33 (51) [66]20 (37) [45]10 (17) [23] THE GROVE ACCESS DRIVE IL ROUTE 83 @ 64 (97) [127]56 (102) [126]14 (27) [33]28 (42) [55]16 (25) [33]24 (44) [54]20 (36) [45] 20 (37) [45] 40 (73) [90]15 (22) [29]33 (50) [65]44 (67) [88]10 (18) [22]20 (37) [45]29 (45) [59]29 (55) [67]9 (13) [17]24 (37) [49]30 (55) [67]60 (111) [135] SITE 83 Figure: 7Job No: 22-005 Kenig,Lindgren,O'Hara,Aboona,Inc.Year 2027 No-Build Traffic Volumes [00]- SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) LEGEND 00 (00) N NOT TO SCALE 66 (189) [174] 99 (145) [178]43 (91) [106]- AM PEAK HOUR (8:00-9:00 AM) - PM PEAK HOUR (5:00-6:00 PM) R OAD O LD C H E C K E R ROADBUFFALO GROVEDAORYRNEHCMAVENUE PAULINE PARKWAY TOWNPLACE ACCESS DRIVE THE GROVE DAOR KOOC EKAL Buffalo Grove, Illinois Redevelopment Town Center 46 (98) [153]65 (97) [152]49 (90) [122]24 (66) [75] 0 (6) [16]11 (22) [29]434 (802) [641]1 (11) [14] 0 (4) [15] 10 (19) [36]5 (9) [7]662 (565) [626]THE GROVE ACCESS DRIVE IL ROUTE 83 @ 1632 (1072) [1002] 133 (170) [124] 990 (1649) [1122] 31 (54) [66]14 (14) [21]379 (587) [470]154 (175) [163]29 (84) [149]283 (207) [280]468 (446) [471]16 (9) [45] 1 (6) [15] 10 (10) [16]3 (14) [5]464 (830) [827]27 (52) [80]12 (38) [46] 12 (9) [17] 38 (38) [87]26 (21) [48]676 (622) [661]11 (31) [52]48 (78) [58] 10 (26) [23] 29 (46) [57]417 (769) [110]9 (21) [13]1 (4) [5] 7 (10) [9] 12 (11) [15]6 (12) [19]689 (605) [707]57 (39) [47]24 (37) [37] 15 (46) [46] 40 (82) [74] 25 (31) [19] 29 (31) [31] 30 (53) [62]58 (74) [78]337 (474) [435]20 (60) [49]25 (45) [38]401 (537) [363]15 (27) [14] SITE 83 Year 2027 Total Projected Traffic Volumes Figure: 8Job No: 22-005 Kenig,Lindgren,O'Hara,Aboona,Inc. [00]- SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) LEGEND 00 (00) N NOT TO SCALE 66 (80) [142] 86 (225) [219]88 (128) [145]51 (96) [134]43 (91) [106]- AM PEAK HOUR (8:00-9:00 AM) - PM PEAK HOUR (5:00-6:00 PM) R OAD O LD C H E C K E R ROADBUFFALO GROVEDAORYRNEHCMAVENUE PAULINE PARKWAY TOWNPLACE ACCESS DRIVE THE GROVE DAOR KOOC EKAL Buffalo Grove, Illinois Redevelopment Town Center 14 (14) [21]399 (624) [515]164 (193) [185]139 (268) [258] 1632 (1092) [1002] 133 (170) [124] 1010 (1686) [1167] 31 (54) [66]44 (106) [178]29 (45) [59]501 (496) [536]327 (274) [268]16 (9) [45] 1 (6) [15] 10 (10) [16] 20 (50) [62] 12 (9) [17]480 (855) [860]3 (14) [5]26 (21) [48]690 (649) [694]26 (59) [86]48 (78) [58] 10 (26) [23] 29 (46) [57]441 (806) [159]9 (21) [13]10 (17) [22] 7 (10) [9] 12 (11) [15]57 (39) [47]718 (660) [774]6 (12) [19]46 (71) [81] 26 (63) [68] 25 (31) [19] 39 (48) [54] 30 (53) [62]20 (6) [49]337 (474) [435]15 (27) [14]401 (537) [363]45 (82) [83]46 (98) [153]65 (97) [152]49 (90) [122]24 (66) [75] 0 (6) [16]458 (846) [695]17 (36) [47] 0 (4) [15]690 (607) [681]THE GROVE ACCESS DRIVE IL ROUTE 83 @ 74 (116) [163]67 (124) [155]19 (36) [40]73 (133) [140] 30 (55) [67] Town Center Redevelopment Buffalo Grove, Illinois 21 5. Traffic Analysis and Recommendations The following provides an evaluation conducted for the weekday morning, weekday evening, and Saturday midday peak hours. The 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. Traffic Analyses Roadway and adjacent or nearby intersection analyses were performed for the weekday morning, weekday evening, and Saturday midday peak hours for the existing (Year 2021), no-build, and Year 2027 total projected traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using the Synchro/SimTraffic 11 software. To determine the average overall vehicle delay and levels of service, the analysis for the traffic-signal controlled intersections of McHenry Road with Townplace Parkway/Pauline Avenue and Buffalo Grove with Old Checker Road were accomplished using actual cycle lengths, phasings and offsets. Due to the ongoing construction along Lake Cook Road, the intersection of Lake Cook Road with McHenry Road was analyzed utilizing the traffic signal timings summarized in the November 2012 Intersection Design Study for the intersection, and the intersection of McHenry Road with the Town Center access drive were accomplished utilizing estimated phasings, offsets and reflected the proposed cycle lengths at the intersection of Lake Cook Road with McHenry Road. 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 Highway Capacity 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 existing, no-build and total projected conditions are presented in Tables 7 through 11. A discussion of each intersection follows. Summary sheets for the capacity analyses are included in the Appendix. Town Center Redevelopment Buffalo Grove, Illinois 22 Table 7 CAPACITY ANALYSIS RESULTS – LAKE COOK ROAD WITH MCHENRY ROAD – SIGNALIZED Peak Hour Eastbound Westbound Northbound Southbound Overall L T R L T R L TR L T R Year 2021 Base Conditions Weekday Morning Peak Hour E 77.9 B 15.0 A 4.0 E 62.1 B 19.0 A 5.7 C 29.9 D 51.3 C 33.2 D 40.7 C – 25.3 B – 17.5 B – 19.4 D – 45.3 D – 38.0 Weekday Evening Peak Hour E 75.7 B 12.8 A 4.9 E 68.8 B 15.8 A 4.2 D 42.1 D 52.4 E 72.2 D 44.0 C – 27.8 B – 18.5 B – 16.2 D – 50.1 D – 52.0 Saturday Midday Peak Hour F 87.2 B 10.8 A 5.1 E 77.1 B 11.3 A 4.2 D 40.0 D 46.7 E 67.5 D 47.4 C – 29.2 C – 20.7 B – 13.6 D – 45.1 D – 53.6 Year 2027 No-Build Conditions Weekday Morning Peak Hour E 77.8 B 15.9 A 3.8 E 61.7 B 19.3 A 5.5 C 30.5 D 52.2 D 37.5 D 41.0 C – 26.1 B – 18.3 B – 19.7 D – 46.1 D – 39.7 Weekday Evening Peak Hour E 76.0 B 12.8 A 4.8 E 68.4 B 17.0 A 4.1 D 45.5 D 54.0 F 87.4 D 44.8 C – 29.3 B – 18.4 B – 17.2 D – 52.1 E – 56.7 Saturday Midday Peak Hour F 88.1 B 10.5 A 4.9 E 77.5 B 11.1 A 4.1 D 43.9 D 47.0 F 82.9 D 50.8 C – 30.8 C – 20.6 B – 13.4 D – 46.3 E – 60.8 Year 2027 Total Projected Conditions Weekday Morning Peak Hour F 85.1 B 14.7 A 4.0 E 70.3 C 20.1 A 5.3 C 29.8 D 51.7 D 42.6 C 34.0 C – 26.3 B – 19.0 C – 20.3 D – 45.5 D – 37.2 Weekday Evening Peak Hour F 95.7 B 15.0 A 5.7 E 70.4 C 26.2 A 4.0 D 45.5 E 75.2 E 73.4 D 39.5 D – 36.4 C – 25.8 C – 24.9 E – 68.3 D – 50.1 Saturday Midday Peak Hour F 93.0 C 20.0 A 7.0 E 76.1 C 25.5 A 4.7 C 32.0 D 53.5 E 57.1 D 47.3 D – 36.2 C – 30.9 C – 24.7 D – 48.0 D – 50.6 Letter denotes Level of Service Delay is measured in seconds. L – Left Turns T – Through R – Right Turns Town Center Redevelopment Buffalo Grove, Illinois 23 Table 8 CAPACITY ANALYSIS RESULTS – MCHENRY ROAD WITH TOWNPLACE PARKWAY – SIGNALIZED Peak Hour Eastbound Westbound Northbound Southbound Overall L T R L T R L TR L T R Year 2021 Base Conditions Weekday Morning Peak Hour B 20.0 C 28.2 C 21.8 C 30.3 A 5.3 A 9.1 A 1.2 A 3.6 A 3.8 A 7.4 A – 9.0 A – 3.4 A – 9.0 A – 3.4 Weekday Evening Peak Hour B 19.2 C 31.2 C 22.4 C 29.8 A 6.3 B 12.2 A 3.1 A 5.9 A 6.0 B 11.1 C – 29.1 C – 26.7 B – 12.1 A – 5.7 Saturday Midday Peak Hour B 17.0 C 28.3 C 20.1 C 27.4 A 6.8 B 13.7 A 3.3 A 5.4 A 5.5 B 11.2 C – 26.5 C – 24.4 B – 13.6 A – 5.3 Year 2027 No-Build Conditions Weekday Morning Peak Hour B 20.0 C 28.2 C 21.8 C 30.3 A 5.3 A 9.2 A 1.2 A 3.6 A 3.8 A 7.4 C – 27.8 C – 27.4 A – 9.1 A – 3.4 Weekday Evening Peak Hour B 18.5 C 29.8 C 21.2 C 30.8 A 6.8 B 13.1 A 3.1 A 6.2 A 6.2 B 11.7 C – 27.9 C – 27.9 B – 12.9 A – 6.0 Saturday Midday Peak Hour B 17.0 C 28.3 C 20.1 C 27.4 A 6.8 B 14.0 A 3.3 A 5.4 A 5.4 B 11.2 C – 26.5 C – 24.4 B – 13.9 A – 5.3 Year 2027 Total Projected Conditions Weekday Morning Peak Hour C 21.2 C 27.7 C 21.5 C 30.3 A 5.6 A 9.5 A 1.3 A 4.0 A 4.3 A 7.7 C – 25.5 C – 27.3 A – 9.4 A – 3.8 Weekday Evening Peak Hour B 19.9 C 29.2 C 20.2 C 30.8 A 6.8 B 13.1 A 3.1 A 6.2 A 6.2 B 11.7 C – 24.9 C – 27.8 B – 12.9 A – 6.0 Saturday Midday Peak Hour B 17.0 C 28.3 C 20.1 C 27.4 A 6.8 B 14.6 A 3.4 A 5.4 A 5.4 B 11.6 C – 26.5 C – 24.4 B – 14.5 A – 5.2 Letter denotes Level of Service Delay is measured in seconds. L – Left Turns T – Through R – Right Turns Town Center Redevelopment Buffalo Grove, Illinois 24 Table 9 CAPACITY ANALYSIS RESULTS – MCHENRY ROAD WITH ACCESS DRIVE – SIGNALIZED Peak Hour Eastbound Westbound Northbound Southbound Overall L T R L T R L TR L T R Year 2021 Base Conditions Weekday Morning Peak Hour D 44.0 D 54.6 D 50.6 D 54.4 A 1.1 A 3.4 A 0.5 A 3.0 A 5.0 A 3.2 A – 7.1 D – 53.7 D – 51.9 A – 3.0 A – 4.8 Weekday Evening Peak Hour D 36.5 E 56.0 D 45.8 D 51.4 A 2.2 A 4.7 A 1.5 A 5.9 A 9.0 A 5.9 B – 11.0 D – 49.5 D – 48.2 A – 4.3 A – 8.5 Saturday Midday Peak Hour C 31.6 E 58.6 D 41.9 D 44.1 A 4.3 A 6.7 A 1.9 A 8.3 B 12.3 A 8.1 B – 14.6 D – 52.9 D – 42.7 A – 5.7 B – 11.6 Year 2027 No-Build Conditions Weekday Morning Peak Hour D 44.0 D 54.6 D 50.6 D 54.4 A 0.9 A 2.9 A 0.6 A 3.0 A 5.1 A 3.2 A – 6.9 D – 53.7 D – 51.9 A – 2.5 A – 4.9 Weekday Evening Peak Hour D 36.5 D 56.0 D 45.8 D 51.4 A 2.2 A 4.8 A 1.5 A 6.0 A 9.0 A 5.9 B – 10.9 D – 49.5 D – 48.2 A – 4.4 A – 8.6 Saturday Midday Peak Hour C 31.6 D 58.6 D 41.9 D 43.5 A 4.4 A 7.1 A 1.9 A 8.4 B 12.4 A 8.4 B – 14.6 D – 52.9 D – 42.5 A – 6.0 B – 11.7 Year 2027 Total Projected Conditions Weekday Morning Peak Hour C 34.2 E 60.7 D 37.1 D 45.4 A 2.6 A 4.1 A 1.4 A 6.5 B 12.0 A 6.5 B – 12.4 E – 55.8 D – 39.9 A – 3.6 B – 11.5 Weekday Evening Peak Hour C 33.7 E 70.5 D 37.4 D 45.5 A 3.9 A 7.0 A 2.5 A 8.6 B 13.9 A 7.4 B – 15.4 E – 62.0 D – 40.8 A – 6.3 B – 12.9 Saturday Midday Peak Hour C 27.0 E 63.6 C 32.6 D 37.2 A 9.9 B 11.5 A 3.7 B 12.9 C 20.5 B 11.9 C – 20.3 E – 56.0 C – 34.4 B – 10.1 B – 19.0 Letter denotes Level of Service Delay is measured in seconds. L – Left Turns T – Through R – Right Turns Town Center Redevelopment Buffalo Grove, Illinois 25 Table 10 CAPACITY ANALYSIS RESULTS – BUFFALO GROVE ROAD WITH OLD CHECKER ROAD – SIGNALIZED Peak Hour Eastbound Westbound Northbound Southbound Overall L T R L T R L TR L T R Year 2021 Base Conditions Weekday Morning Peak Hour C 20.5 C 20.2 C 20.3 C 20.3 A 3.8 A 7.1 A 3.7 A 5.7 A 8.6 C – 20.3 C – 20.3 A – 6.9 A – 5.6 Weekday Evening Peak Hour C 23.4 C 23.9 C 25.5 C 23.8 A 4.3 A 9.4 A 4.2 A 9.5 B 11.9 C – 23.8 C – 24.7 A – 8.9 A – 9.1 Saturday Midday Peak Hour C 22.6 C 23.9 C 24.9 C 23.3 A 4.3 A 8.4 A 4.3 A 9.4 B 11.8 C – 23.7 C – 24.0 A – 8.1 A – 8.9 Year 2027 No-Build Conditions Weekday Morning Peak Hour C 20.8 C 20.5 C 20.6 C 20.5 A 3.8 A 7.1 A 3.7 A 5.7 A 8.5 C – 20.6 C – 20.6 A – 6.9 A – 5.6 Weekday Evening Peak Hour C 23.7 C 24.3 C 25.9 C 24.2 A 4.3 A 9.4 A 4.2 A 9.4 B 11.9 C – 24.2 C – 25.0 A – 8.9 A – 9.0 Saturday Midday Peak Hour C 22.7 C 24.1 C 25.1 C 23.5 A 4.3 A 8.4 A 4.3 A 9.4 B 11.8 C – 23.9 C – 24.2 A – 8.1 A – 8.9 Year 2027 Total Projected Conditions Weekday Morning Peak Hour C 22.5 C 22.7 C 24.7 C 23.1 A 4.2 A 9.6 A 4.3 A 7.0 B 11.2 C – 22.7 C – 23.9 A – 9.4 A – 6.7 Weekday Evening Peak Hour C 24.0 C 25.6 C 31.1 C 27.2 A 4.2 A 10.8 A 4.7 A 7.0 B 13.3 C – 25.3 C – 29.2 A – 10.7 A – 6.7 Saturday Midday Peak Hour C 23.9 C 28.1 D 39.0 C 29.9 A 4.5 B 11.9 A 5.1 A 9.8 B 16.4 C – 27.5 C – 34.3 B – 11.3 A – 8.9 Letter denotes Level of Service Delay is measured in seconds. L – Left Turns T – Through R – Right Turns Town Center Redevelopment Buffalo Grove, Illinois 26 Table 11 CAPACITY ANALYSIS RESULTS – MCHENRY ROAD WITH OLD CHECKER ROAD Weekday Morning Peak Hour Weekday Evening Peak Hour Saturday Midday Peak Hour Intersection LOS Delay LOS Delay LOS Delay Existing Conditions • Eastbound Left Turn C 19.5 C 24.9 E 36.3 • Eastbound Through/Right Turn B 13.9 B 14.2 C 16.9 • Westbound Approach B 13.5 C 22.7 D 25.8 • Northbound Left Turn A 9.7 A 9.2 A 9.7 • Southbound Left Turn A 8.5 A 9.9 B 10.0 Year 2027 No-Build Conditions • Eastbound Through/Left Turn C 20.1 D 25.8 E 38.3 • Eastbound Right Turn B 14.2 B 14.5 C 17.4 • Westbound Approach B 13.7 C 23.6 D 27.2 • Northbound Left Turn A 9.8 A 9.3 A 9.8 • Southbound Left Turn A 8.5 B 10.0 B 10.2 Year 2027 Projected Conditions • Eastbound Through/Left Turn C 22.4 D 34.9 F 73.7 • Eastbound Right Turn B 14.3 B 14.6 C 20.5 • Westbound Approach B 14.8 D 29.4 E 41.2 • Northbound Left Turn B 10.1 A 9.9 B 10.7 • Southbound Left Turn A 8.6 B 10.2 B 10.4 LOS = Level of Service Delay Measured in Seconds Town Center Redevelopment Buffalo Grove, Illinois 27 Discussion and Recommendations The following is an evaluation of the analyzed intersections based on the projected traffic volumes and the capacity analyses performed. McHenry Road with Lake Cook Road The results of the capacity analysis indicate that overall (with the proposed geometric improvements and proposed signal timings as outlined in the November 2012 IDS) this intersection currently operates at the acceptable level of service (LOS) C during the weekday morning, weekday evening and Saturday midday peak hours. Under Year 2027 no-build conditions, this intersection is projected to continue operating at LOS C during the weekday morning, weekday evening and Saturday midday peak hours with increases in delay of approximately one, two, and two seconds, respectively over existing conditions. Under Year 2027 total projected conditions, this intersection overall is projected to continue operating at LOS C during the weekday morning peak hour and is projected to operate at LOS D during the weekday evening and Saturday midday peak hours with increases in delay of less than one second, approximately six seconds, and approximately ten seconds over no-build conditions. Furthermore, the Lake Cook Road approaches are projected to continue operating at LOS C or better during the peak hours and the McHenry Road approaches are projected to continue operating at LOS D or better during the peak hours with the exception of the northbound approach during the weekday evening peak hour which is projected to operate at LOS E. However, this level of service is a result of the majority of green time being allocated to the Lake Cook Road approaches, which as previously indicated is classified as a Strategic Regional Arterial. As such, this intersection has sufficient reserve capacity to accommodate the traffic estimated to be generated by the proposed redevelopment and no additional geometric improvements will be required. McHenry Road with Townplace Parkway/Pauline Avenue The results of the capacity analysis indicate that overall this intersection currently operates at LOS A during the weekday morning peak hour and at LOS B during the weekday evening and Saturday midday peak hours. Under Year 2027 no-build and total projected conditions, this intersection overall is projected to continue operating at existing levels of service during the peak hours with increases in delay of less than one second. Furthermore, all of the approaches are projected to continue operating at LOS C or better during the peak hours. As such, this intersection has sufficient reserve capacity to accommodate the traffic estimated to be generated by the proposed redevelopment and no roadway improvements or signal modifications will be required. McHenry Road with Signalized Access Drive The results of the capacity analysis indicate that overall, this intersection currently operates at LOS A during the weekday morning peak hour and at LOS B during the weekday evening and Saturday midday peak hours. Under Year 2027 no-build conditions, this intersection overall is projected to continue operating at LOS A during the weekday morning peak hour and at LOS B during the weekday evening and Saturday midday peak hours with increases in delay of less than one second. Town Center Redevelopment Buffalo Grove, Illinois 28 Under Year 2027 total projected conditions, this intersection overall is projected to operate at LOS B during the weekday morning and weekday evening peak hours and at LOS C during the Saturday midday peak hour with increases in delay of approximately two, one and eight seconds, respectively over no build conditions. Furthermore, the northbound and southbound approaches are projected to continue operating at LOS B or better during the peak hours and the eastbound and westbound approaches are projected to operate at LOS E or better during the peak hours. However, it should be noted that the resulting LOS E is expected for an access driveway that has a signalized intersection with a major arterial roadway such as McHenry Road. This is due to the majority of green time being allocated to the McHenry Road approaches. It should be noted that the eastbound approach currently has an internal intersection with the north- south drive aisle serving the shopping center approximately 80 feet west of McHenry Road and this configuration will be maintained upon buildout of the proposed shopping center. Under existing conditions, the northbound and southbound approaches are under stop-sign control and inbound movements from McHenry Road operate under a free flow conditions. The results of the capacity analyses indicate that the 95th percentile queues for the eastbound approach at McHenry Road are projected to be 50 to 80 feet which can be accommodated without blocking inbound traffic and will not impact any parking spaces. However, in order to further clarify the operations of the internal connection, signage should be provided for the northbound and southbound drive- aisle approaches that inform drivers that inbound movements from McHenry Road do not stop. Overall, this intersection has sufficient reserve capacity to accommodate the traffic estimated to be generated by the proposed redevelopment and will ensure efficient and flexible access is provided. Buffalo Grove Road with Old Checker Road The results of the capacity analysis indicate that overall, this intersection currently operates at LOS A during the weekday morning peak hour and at LOS B during the weekday evening and Saturday midday peak hours. Under Year 2027 no-build condition, this intersection overall is projected to continue operating at LOS A during the weekday morning peak hour and at LOS B during the weekday evening and Saturday midday peak hours with increase in delay of less than one second. Under Year 2027 total projected conditions, this intersection overall is projected to operate at LOS B during all three peak hours with increases in delay of approximately five seconds or less. Furthermore, all of the approaches are projected to continue operating at LOS C or better during the peak hours with increases in delay of approximately ten seconds or less over existing conditions. As such, this intersection has sufficient reserve capacity to accommodate the traffic estimated to be generated by the proposed redevelopment and will ensure efficient and flexible access is provided. No roadway improvements or signal modifications will be required at this intersection. Town Center Redevelopment Buffalo Grove, Illinois 29 McHenry Road with Old Checker Road The results of the capacity analysis indicate that the eastbound movements at this intersection currently operate at LOS C or better during the weekday morning and weekday evening peak hours and at LOS E or better during the Saturday midday peak hour. Further, northbound and southbound left-turn movements operate at LOS B or better during both peak hours. Under Year 2027 no-build conditions, all movements are projected to continue to operate at LOS C or better during the weekday peak hours and LOS E or better during the Saturday midday peak hour. Under Year 2027 total projected conditions, eastbound and westbound movement are projected to operate at LOS D or better during the weekday morning and weekday evening peak hours. During the Saturday midday peak hour, the eastbound left turn is projected to operate at LOS F and the westbound approach is projected to operate at LOS E. This delay is typical and expected at the unsignalized intersection of a local road with an arterial road such as McHenry Road. However, this analysis does not take into consideration the signalized intersections along McHenry Road which will create gaps in the traffic stream, allowing vehicles to exit. Further, while eastbound and westbound vehicles may experience some delays, all movements are projected to operate with a volume to capacity (v/c) of less than one and 95th percentile queues of less than three vehicles indicating that vehicles will be able to turn. Lastly, during times of congestion, vehicles turning onto McHenry Road can utilize the signalized intersections of McHenry Road with Townplace Parkway to the north or the access drives to the south. As such, this access drive will be adequate in accommodating the traffic estimated to be generated by the full buildout of the proposed redevelopment and will ensure efficient and flexible access is provided. Parking Evaluation As proposed, the development will provide a total of approximately 1,395 parking spaces consisting of 558 parking garage spaces and 837 surface parking spaces. It should be noted that the parking garage will be electronically gated. Of the 558 parking garage spaces, 518 parking spaces will be reserved for residents of the proposed dwelling units. Given the electronic gate restriction, the remaining 40 parking spaces within the garage will be assigned at the discretion of the residential developer. It is our understand that these spaces will be assigned to the employees of the residential building as well as the employees or patrons for the commercial space within the residential building. Furthermore, 70 angled parking spaces located along the east side of the residential building (within Lot 7), will be for use of the 16,000 square-feet of commercial space within the residential building. Overall, the proposed residential building will provide a total of 628 parking spaces and the remainder of the shopping center will provide 767 parking spaces. Village of Buffalo Grove Code Requirements Based on the Village of Buffalo Grove municipal code, multifamily residential developments are required to provide parking at a ratio of 1.7 spaces per unit. Furthermore, shopping centers are required to provide parking at a ratio of one space per 220 square feet and park spaces requires parking at one parking space per 5,000 square feet. Town Center Redevelopment Buffalo Grove, Illinois 30 As such, the proposed residential building is required to provide a total of 505 residential parking spaces and 73 commercial parking spaces for a total of 578 parking spaces. Therefore, the proposed 518 residential parking spaces and 110 commercial parking spaces for the residential building will meet the Village parking requirements. For the remainder of the shopping center, the approximately 156,204 square feet of commercial space (inclusive of the existing and proposed land-uses) will require 710 parking spaces and the park space will require eight parking spaces for a total of 718 parking spaces. Therefore, the proposed 767 parking spaces will meet the Village Parking requirement. ITE Parking Generation Manual, 5th Edition Based on information published in the ITE, Parking Generation Manual, 5th Edition, multifamily residential, retail, restaurant, and office land-uses have the following estimated peak parking demands: • Multifamily Housing - Midrise o Weekday (Monday to Friday) – 1.31 spaces per dwelling unit o Saturday – 1.22 spaces per dwelling unit • High Turnover Sit-Down Restaurant o Weekday (Monday to Thursday) – 9.44 spaces per 1,000 s.f. o Friday – 11.33 spaces per 1,000 s.f. o Saturday – 12.28 spaces per 1,000 s.f. • Shopping Center o Weekday (Monday to Thursday) – 1.95 spaces per 1,000 s.f. o Friday – 2.61 spaces per 1,000 s.f. o Saturday – 2.91 spaces per 1,000 s.f. • Supermarket o Weekday (Monday to Thursday) – 2.93 spaces per 1,000 s.f. o Friday – 4.59 spaces per 1,000 s.f. o Saturday – 3.64 spaces per 1,000 s.f. • Fast Food Restaurant with Drive-Through o Weekday (Monday to Thursday) – 8.66 spaces per 1,000 s.f. o Friday – 12.41 spaces per 1,000 s.f. o Saturday – 9.18 spaces per 1,000 s.f. • Office o Weekday (Monday to Friday) – 2.39 spaces per 1,000 s.f. o Saturday – 0.28 spaces per 1,000 s.f. As such, the proposed residential building is projected to have the following average peak parking demands: • Weekday o Residential: 389 spaces o Restaurant: 46 spaces o Retail: 22 spaces o Total: 457 spaces Town Center Redevelopment Buffalo Grove, Illinois 31 • Friday o Residential: 389 spaces o Restaurant: 56 spaces o Retail: 29 spaces o Total: 474 spaces • Saturday o Residential: 362 spaces o Restaurant: 60 spaces o Retail: 32 spaces o Total: 454 spaces Therefore, the proposed 518 residential parking spaces and 110 commercial parking spaces for the residential building will be adequate in accommodating the estimated peak parking demands. The remainder of the shopping center, inclusive of all existing commercial and office space and the proposed commercial space is projected to have the following average peak parking demands: • Weekday o Supermarket: 126 spaces o Fast Food Restaurants with Drive-Through: 47 spaces o Shopping Center: 154 spaces o Restaurants: 167 spaces o Office: 27 spaces o Total: 521 spaces • Friday o Supermarket: 197 spaces o Fast Food Restaurants with Drive-Through: 67 spaces o Shopping Center: 206 spaces o Restaurants: 201 spaces o Office: 27 spaces o Total: 698 spaces • Saturday o Supermarket: 157 spaces o Fast Food Restaurants with Drive-Through: 50 spaces o Shopping Center: 229 spaces o Restaurants: 217 spaces o Office: 3 spaces o Total: 656 Therefore, the proposed 767 parking spaces will be adequate in accommodating the estimated average peak parking demand for the shopping center. Overall, the proposed 1,395 parking spaces will meet the Village parking requirements and will be adequate in accommodating the estimated average peak parking demands for the shopping center. Town Center Redevelopment Buffalo Grove, Illinois 32 6. Conclusion Based on existing conditions and the traffic capacity analyses for the full buildout of the development, the findings and recommendations of this study are outlined below: • The volume of traffic estimated by the proposed retail and restaurant development will be reduced due to internal capture and pass-by trips. • The results of the capacity analyses indicate that the existing roadway system will have sufficient reserve capacity to accommodate the traffic that will be generated by the proposed development. • The existing access system consisting of two signalized connections to McHenry Road, a signalized connection to Buffalo Grove Road, an unsignalized connection to McHenry Road, and a right-in/right-out connection to Lake Cook Road will be adequate in accommodating the traffic estimated to be generated by the proposed development and will ensure efficient and flexible access is provided. • Overall, the proposed 1,395 parking spaces will meet the Village parking requirements and will be adequate in accommodating the estimated average peak parking demands for the shopping center. 8 Exhibit C - Minutes from the April 6, 2022 and May 18,2022 PZC Public Hearing 100-228 N McHenry Road (excluding 150 N McHenry), and 270-314 N McHenry Road 04/6/2022 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD , BUFFALO GROVE, ILLINOIS ON WEDNESDAY, APRIL 6, 2022 Call to Order The meeting was called to order at 7:30 PM by Chairman Frank Cesario Public Hearings/Items For Consideration 1. Consider Approval for Rezoning, Preliminary Plan, and a Plat of Subdivision 22371 & 22405 N Prairie (Trustee Pike) (Staff Contact: Nicole Woods) Community Development Director Ms. Woods provided a brief background on 22371 & 22405 N. Prairie. No variations. Staff is in support of the proposal. Mr. Goodman provided background on Huron group and Avalon Crossing subdivision, which they plan to develop and, in the process, demolish 2 homes and build 6. The first request is to annex the property for R4 residential use, noting no variations are being requested. Com. Moodhe ask if the homes there are on similar lots. Mr. Goodman said yes, and they are lined up with the existing homes. Chairperson Cesario commented on the road and how the extension of the road will be a nice addition to make it look complete. Com. Weinstein asked the petitioner if they have seen the staff recommendation and are good with the conditions. Mr. Goodman said yes. Com. Richards asked about future variations over time once residents move into the homes. Mr. Goodman reference packet page 36, noting there is at least a 40 foot setback and about 50 to 60 feet to the street. Com. Moodhe asked if the extension of Avalon Drive would be a village street or private street. Mr. Goodman said it will be a Village owned street. They only have to connect homes to sewer hookup, and they will be paying the recapture fee. Com. Moodhe asked staff if the extension of the street will make it easier for plowing. Mr. Sianis, Village Engineering, said everything will be much easier for plowing. Com. Worlikar asked about the fence 4 foot that is existing. Mr. Goodman said it had been approved by the county. They will be removing existing sidewalk and add sidewalk to make it continuous, make it conform to what is already existing. Chairperson Cesario entered the Staff Report as exhibit one. 04/6/2022 Mr. Rosenberg, Buffalo Grove Resident, said there is not enough room for 6 homes. He also asked about the wires that are not buried. Additionally, he asked when construction will start and what it will do to the property value. Mr. Goodman said it will begin in May. They are putting in storm sewer to collect sump pump water. He noted that the electrical lines are not in their property, but part of the County. He said the new homes will not impact the existing homes in a negative way in terms of property value. Additionally, he mentioned all houses are the same size and have the same lot sizes as the existing homes. Com. Weinstein made a motion to approval of the rezoning to the R-4 One-Family Dwelling District, a Preliminary Plan, and a Plat of Subdivision, subject to the conditions outlined in the staff report. Com. Richards seconded the motion. Chairperson spoke in favor of the motion. Com. Moodhe spoke in favor of the motion. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 4/18/2022 7:30 PM AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar ABSENT: Zill Khan EXCUSED: Stephen Goldspiel 2. Consider Approval - Amend to PD, SU, Plat of Sub, Prelim & Final Dev Plan, SU and Var. at Town Center (Trustee Johnson) (Staff Contact: Nicole Woods) Director Community Development Director Ms. Woods provided a brief background on the development. Mr. Schoditsch, Kensington Development, spoke about the development and the work they have done with staff to get the project moving. He went through the history of Kensington and their standing in the area. He touched on their partnership with Urban Street. He explained the overall vision of The Clove and the planned project to create a one-of-a-kind, eye catching retail mixed use center, which will create interest and compliment the surrounding developments. The Central Park in the middle of The Clove will activate the development with the lush landscape and outdoor dining, as well as making it walkable. The vision is in line with the community’s vision. He talked about the parcels that are not being bought, but explained they are well positioned to purchase if they were to be sold. Additionally, he talked about the two phases and the purpose of the two phases as a big picture, noting the existing tenants will find their home in Phase 2, while work is done on Phase 1. Lastly, he went through the site plan from south to north. Calloway discussed, on a high level, the traffic and parking plan. He discussed the uniqueness of the development and its access points. He believes the mixed use and the access, the signalized intersections, provide adequate access to the site. The improvements made to Lake Cook also helps with the traffic the site may generate. Mr. Clark provided background on the landscape plan and the importance of the central green and how it creates a sense of place within the site as well as the community. He talked about programmed events that will breathe life into the site. He showed in the PowerPoint the difference in the green space that will be added to the site. Lastly, 04/6/2022 touched on the pedestrian connectivity that they have created to rid of conflict points between people and cars. Mr. Brown provided a brief overview of the overall utility plan. He noted the site is flat and drains north to south, discussing the storm and drainage storm water will be much the same. The overflow route will bring it all to the existing detention basin. He went over the pervious and impervious changes, which creates less runoff, a benefit to the site and the infrastructure. In closing he noted they will have to maintain and make small enhance to the pond, but the pound will be able to support the site. Mr. Schoditsch went over the signage plan, which will go at each access points and eplained why the signage is important to the site. He explained the anchors will need to be larger signs, but also wants the smaller tenants to have proper signage to be successful. Larger one on lake cook rd. will be a modernized electronic sign. Mr. Ludwig provided background on Building signage, architecture, and exterior design. Mr. Warlak talked about Guzman Y Gomez, an Australian restaurant. Noting it has been a successful store in Naperville. It is a fast casual, colorful, and nice outdoor dining establishment that uses fresh ingredients with a clean environment. Mr. Wisem added more about the building colors and elevation of Guzman Y Gomez, reviewing the square footage and outdoor dinning space. He talked about the drive-up art graphics that wrap the towers, noting each restaurant has unique art work inside. Mr. Rea provided additional overview of the out lot building architecture. Mr. Burk, Urban Street, provided background on the Urban Street group. He spoke about the rental housing market and the amenities of the mixed-use residential space. The area is what the market is demand. Thanked the commission for their commitment to the project. Mr. Morkron went through the details of the development of Urban Street. Reviewed the 7-story structure and the frontage retail that will be there on the first floor, promoting interconnectivity. There will be a surplus of parking in the garage and has parking on each side as well. Retail spaces will have their own trash and be separated that from the residents. He reviewed the proposed exterior material and the next generation of apartment amenities. Ms. Dixon reviewed the plan for the clubhouse space which includes, couches, chairs, dinning and outdoor cooking lounge area. She reviewed screening for the four seasons and talked about snow storage and snow removal. Additionally, she talked about the fenced dog park secured for resident use. Com. Moodhe asked where they came up with the name for the development. Mr. Schoditsch their marketing department was going for a name with a rich, warm, spice of life feels. Com. Moodhe asked about Brookfield, WI development as it relates to Buffalo Groves demographics. Mr. Schoditsch said no, the demographic is closer to Oak Brook. Buffalo Grove is more residental than re Com. Moodhe asked about the management company and if it was going to be contracted out. 04/6/2022 Mr. Schoditsch said Ion properties is the management company, noting they have a good relationship with them. Com. Moodhe asked if they will be looking at it in a similar light as the developers. Mr. Schoditsch talked about the leasing plan, that the management company understands the overall feel of high end will be throughout. Com. Moodhe asked about sidewalk width throughout the development. Mr. Rea said they have a mixture of sidewalk width, with a minimum of 5 foot to upwards of 10 foot as it gets closer to the park. Com. Moodhe asked if we are reducing retail square footage due to the parking garage and on the southeast side. Mr. Rea said they are decreasing overall retail square footage relative to what is currently there. Com. Moodhe asked staff if an impact study was done on sales tax as it relates to the new development and the loss of retail square footage. Community Development Director Ms. Woods reviewed the Lake Cook Corridor Economic Development Plan for the site. Noting the Village is confident the retail dollars will exceed what is currently coming in, especially with the grocer and well established restaurants that are not there currently. Deputy Village Manager, Mr. Stilling provided additional comments on the poor design of the current space. Com. Moodhe commented that he wants to make sure we are not building town center all over again with residents in it. Mr. Schoditsch said they put a lot of thought into the development. He noted the key elements that will make this development successful. Com. Moodhe asked about parking first floor of garage for retail. Mr. Schoditsch said the first floor of the parking garage is all for the residents, with 40 to 60 for retail tenants. Com. Moodhe asking if they were looking at passive/hanging greenery on the parking structure. Mr. Schoditsch said no. Com. Moodhe said he would like to see something there because it is so large. Com. Moodhe asked the Village attorney asked if they are restricted to the variances listed in the packet. Mr. Brankin, Village Attorney, said that is what is before. He told the Commission to keep in mind what is before them is an amendment baked into the approved PUD. Com. Worlikar asked about the parking, specifically how much of that space will be utilized/designation of spaces. Mr. Rea talked about the designation of parking spots. Com. Worlikar asked about the landscape and what the Village forester has said. 04/6/2022 Ms. Woods said the forester has reviewed the plan and has made some suggestions to the plan and will work with the developer on the landscape plan. Com. Worlikar asked about the delivery areas and emergency areas. Mr. Rea talked about the service areas and the truck study that has been conducted with the Village, which has met all requirements. Mr. Stilling provided additional information on the truck study and the additional access points in terms of safety plan. Com. Worliker asked if any of the amenities would be open to the public that are part of the residential development. Mr. Rea said the amenities that are part of the residential development are for those who live there. Additionally, he talked about the other amenities such as benches, sidewalks, and the programed park plans will be open to the community. Mr. Stilling noted the Village will take control over the park and partner with the developer to create a program plan to active it on a regular basis. Mr. Rea noted the outdoor dining is also available for non-residents of the development. Com. Richards asked about the current tenants that are still in the current dwelling. Ms. Shandish spoke about the phase 2 building and the investment that will be made for the tenants to be there, ensuring it is functional and safe. Com. Richards asked about repair on old checker. Mr. Rea talked about the repairs that will be done. Com. Richards asked if they are going to be making improvements to the right aways. Asking if anything will be touched to the roads that have been recently redone. Mr. Rea said they will not be making any improvements to the road improvements that have already been completed. Com. Spunt about if parking spots will be assigned and there were gates to access the garage. Mr. Rea said yes, they will have assigned parking spots for tenants and there will be gate access. Com. Spunt asked about the pool at the residential development. Ms. Dixon said there is no whirlpool. Com. Spunt asked about public restrooms throughout the site. Mr. Rea said no. Com. Spunt referenced page 41. He asked if there would be a sun glare off of the windows. Mr. Shandish said there is a lot in the way and would not cause any glare to drivers. Com. Spunt reference page 11. He said he is concerned with the main attraction and the access to the grocer. 04/6/2022 Mr. Schoditsch commented on the importance of the grocer and noted that the access points are more than sufficient. Com. Au asked about the parking structure and what will happen during peak times, such as issues when everyone is trying to leave the building. Mr. Calloway said there is plenty of room to move around and make their way to the different access points. Com Au asked if there was a lighting plan for the Central Park. Mr. Stilling said there will be surrounding lighting, however, right now there is no lighting plan for the park. There is now time to create a plan for the park. Mr. Schoditsch will bring proper infrastructure to the site to allow for lighting in the future. Com. Weinstein commented on the traffic study. Mr. Calloway said it will generate traffic, but it will not overwhelm the area because of the unique access points that are there. Additionally. the improvements of Lake Cook Rd also provided a lot of reserved capacity for traffic. Com. Weinstein asked about the total number of restaurants. Mr. Schoditsch said 6 or 7. Com. Weinstein asked if they could say what tenants are staying with the new development. Mr. Schoditsch said no. Com. Weinstein asked about full service vs. fast casual. Mr. Schoditsch talked about the restaurant plans. Com. Weinstein asked about drive-up windows. Mr. Schoditsch said there are two planned in phase one, and they could be a pickup window or drive up. Com. Weinstein commented on drive throughs. Mr. Stilling commented on drive throughs and the authority Kensington has on Boston Market, and what they have the potential to add as it relates to sit down restaurants. Mr. Schoditsch said they purposely left the pad with the Boston Market so they could add a full-service restaurant if it become available. Ms. Woods touched on walkability and the appropriate out lots. Com. Weinstein believes excitement will build when the names begin to be announced. Chairperson Cesario reference packet page 55. He asked if they are aware and comfortable with the requirements. Mr. Schoditsch said yes, they are. Chairperson Cesario asked about wall signs. Relative to the number of signs currently there, would there be a significant change. Mr. Rea said he is not sure how many are there are at the current development. 04/6/2022 Chairperson Cesario asked about the B4 Zoning Mr. Stilling provided additional detail. Com. Moodhe asked about seating area by the grocer that was in their previous plan. Mr. Rea said it was removed due to the slope that is there, which does not support a seating area. Com. Moodhe asked when phase 2 is down, will there be more variances. Mr. Stilling yes there may be some additional amendments throughout the process if there are variances, which allows for flexibility in the future. Chairperson Cesario entered the Village Staff Report as exhibit one and the email received as exhibit two. Evelyn Crawford, 544 Cherbourg Ct. expressed their concerns for the retailers and the lack of community outreach the Village has done. They do not like Lake Cook Road and is concerned about additional traffic. Said they are not a fan of the 7-story building. Ford Culbertson, 201 N. Buffalo Grove Road, asked about old checker road and the condition. Are the developers going to maintain the road? Poor lighting is also a concern. During construction is that road going to be closed. Worried about the grocer that will compete with the bakery. Thinks it will bring business and will grow the community. Appreciates what the Village is doing to try an improve the area and hopes it works. Rich Kane, 125 N. Buffalo Grove Road, Condo board of Turnberry. Spoke about the residents that live there. Asked about the hours of construction, cleanliness of the site and how they can continue to live with the construction. He asked that the developers to communicate with Turnberry. Lastly asked about security for the building and dog park hours. Dolly Granszowaiz, 125 N. Buffalo Grove Road, Turnberry resident. Asked how far the building is going to butt up to their property. She wants to know if she can they still use the back entrance and how the walkways work. In closing said she is all for something new and is excited for the change. Mr. Perez, 125 N. Buffalo Grove Road, Turnberry resident. Wants to know the impact of the building. Mr. Peock, owner of the auto repair shop on Buffalo Grove Road, asked about the impact the development will have on his existing sewer concerns. He expressed his concerns over how close the sidewalk is to 83 due to the reckless drivers on 83. Overall, the development is exciting. A current tenet of Buffalo Grove Town Center spoke in favor of the development, explained how excited she is for what is going to happen. She commented on how well the developers have communicated with her and thank the team. Chairperson Cesario read the email received by the Village from Greg Merrit, resident of Buffalo Grove. Mr. Schoditsch said they will talk to the president of Turnberry Mr. Sianis said there will be a maintenance review of access to the development as it is under construction and will communicate that with the public. 04/6/2022 Ms. Woods said they will maintain accessibility. Com. Moodhe asked if the Village has an ordinance for construction hour. Mr. Sianis said yes, they are 7am to 5pm. Noting the Village does strongly enforce the ordinance. Chairperson Cesario closed the public hearing at 10:13 PM. Com. Weinstein made a motion to grant approval for an amendment to Planned Development Ordinance No. 86-61, as amended, requesting approval for a special use for mixed use Planned Unit Development and approval of a Final Plat of Subdivision and Preliminary and Final Development Plan approval with Special Uses and Variations for a proposed plan for a 20-acre mixed-use redevelopment center with grocery store, retail, restaurants, and multi-family residential at the Buffalo Grove Town Center. Com. Moodhe seconded the motion Chairperson talked about the engagement process that took place for the plan. Spoke in favor of the development. Com. Worlikar spoke in favor of the development and the engagement process that has been done. Com. Moodhe spoke in favor of the development. Com. Spunt spoke in favor of the development. Com. Weinstein spoke in favor of the development and how it is a start of the big picture. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 4/18/2022 7:30 PM AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar ABSENT: Zill Khan EXCUSED: Stephen Goldspiel Regular Meeting Other Matters for Discussion Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Mar 16, 2022 7:30 PM RESULT: ACCEPTED [UNANIMOUS] AYES: Moodhe, Spunt, Cesario, Weinstein, Au, Richards, Worlikar ABSENT: Zill Khan EXCUSED: Stephen Goldspiel Chairman's Report Committee and Liaison Reports Com. Weinstein provided Com. Khans notes on the last Board meeting he attended. 04/6/2022 Staff Report/Future Agenda Schedule Ms. Woods provided details on upcoming agenda items. Public Comments and Questions Adjournment The meeting was adjourned at 10:22 PM Chris Stilling APPROVED BY ME THIS 6th DAY OF April , 2022 05/18/2022 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, MAY 18, 2022 Call to Order The meeting was called to order at 7:30 PM by Chairman Frank Cesario Public Hearings/Items For Consideration 1. Consider an Amendment to the Planned Unit of Development at 361 Raymond. (Trustee Johnson) (Staff Contact: Nicole Woods) Ms. Woods provided a background on the PUD to allow an addition outside the building blocks. Additionally, Ms. Woods reviewed the history of the property and the proposed addition. Mr. Entman, petitioner’s attorney, clarified that it is a room addition. He reviewed the plans and described the petitioners’ circumstances and the reason behind the addition. He reviewed the support by the neighbors and the homeowner’s association approval. Com. Richards asked if this creates a precedent within the neighborhood. Mr. Entman believes that the answer is no, but it could spark ideas. Ms. Woods commented on the amendment. She noted that if that were to occur, those petitioners would be evaluated on a case-by-case basis. Com. Worlikar asked the petitioners to walk through the design of the addition and how it will blend in with the neighborhood. Mr. Pavlovcik, petitioner’s architect, reviewed the characteristics of the design. Com. Worlikar asked if the colors match the existing structure. Mr. Pavlovcki said he cannot attest to the colors/materials at this time. Mr. Entman apologized by not have the colors/materials but believe will blend in with the home/existing structure. Com. Worlikar asked if there were any concerns from their neighbors. Mr. Youm said there are no complaints from his neighbors, the neighbors are excited. Chairperson Cesario asked to confirm that the homeowner’s association agreed. Mr. Entman said yes. The public hearing was closed at 7:52 PM Com. Khan made a motion to grant a positive recommendation to the Village Board for an amendment to the residential Planned Unit of Development (Ordinance Nos. 2005 - 24, 2005-25, 2005-26) to allow for an addition to extend outside the Building Box 18 as shown on the proposed plan subject to the following conditions listed below: 1. The addition shall be installed in accordance with the documents and plans submitted as part of the petition. Com. Richards seconded the motion. 05/18/2022 Com. Chairperson spoke in favor of the motion and thanked the homeowner for talking with his neighbors. Com. Khan spoke in favor of the motion. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 6/20/2022 7:30 PM AYES: Spunt, Cesario, Khan, Au, Richards, Worlikar ABSENT: Adam Moodhe, Mitchell Weinstein 2. Consider Approval - Amend to PD, SU, Plat of Sub, Prelim & Final Dev Plan, SU and Var. at Town Center (Trustee Johnson) (Staff Contact: Nicole Woods) Ms. Woods provided a background on the PUD amendment for The Clove. Mr. Schoditsch, Kensington, reviewed the PUD amendment to The Clove and walked through the process of combining phase 1 and 2, where previously they were going to do them separately. He went over the changes from the original PUD to the amendment, which is due to the development of Chick-Fil-A in the out lot that has changed the trajectory of the project. Mr. Clark, Lakotakota Group, went through the landscape plan and the walkability plan. Mr. Rea, Kensington, walked through building B explaining what will be replaced and enhanced. Mr. Lurk, with Chick-Fil-A, walked through the Chick-Fil-A plan and how the appearance looks like the rest of the development. He reviewed the canopies that are covering the pick-up lanes for their employees. Additionally, he reviewed the signage, materials, and colors that will be used. Lastly he talked about the pickup door vs. pickup window that will be part of the development and the dual drive lane. Mr. Wells, Urban Street, reviewed their request for 2 foot increase, which has been brought to their attention as they have moved from the plan design phase to the construction phase. Com. Spunt asked traffic flow. Mr. Schoditsch explained the traffic flow and access points. Com. Spunt asked if there would be any car changers in the lot. Mr. Schoditsch said no. Com. Spunt asked about Bowlaro and what they will be doing with that building. Mr. Schoditsch said they don’t own Bowlaro but will be paving their lot. Com. Au asked about the tenants who were going move originally to accommodate Phase 1 and asked what the plan is now for those tenants. Mr. Schoditsch explained the plan for the tenants. Com. Au asked about the drive through lane for Chick Fil A and asked if it was going to be enough room in the que for the number of customers they attract. Mr. Lurk said the current design is to keep traffic off Route 83. He also explained the rest of the traffic flow for cars accessing Chick-Fil-A. 05/18/2022 Com. Au asked if the cars would back up on Old Checker Rd. Mr. Lurk said the dual lane will help mitigate the traffic, which is unlike other locations. Com. Au asked if they know how many cars will be at this location at this time. Mr. Lurk said he does not. Mr. Schoditsch noted that in their original traffic study, they included Chick-Fil-A. Mr. Stilling commented that the proposed Chick-Fil-A would have a 25-stack ability, close to three times what the Village requires. Com. Richards asked about the safety of those who will have to throw out trash given the proposed location of the dumpster. Mr. Lurk reviewed the dumpster location and reviewed the safety precautions. Com. Richards asked if traffic would impact people walking. Mr. Lurk said it is no different from other locations. Mr. Schoditsch said there are other safety precautions in place to make sure those who park can safely enter Chick-Fil-A. Com. Richards asked about the landscape and softening up the area with more landscape. Mr. Schoditsch said they have tried to increase but explained the limitations they have with Bowlaro. Mr. Stilling explained that Bowlaro has a significant amount of control over the parking lot. Com. Spunt asked about the dual lane for Chick-Fil-A. Mr. Lurk explained that the dual lane provides a safe environment for their workers. Chairperson Cesario asked if they are aware of the thirteen conditions that are part of the petitioner’s packet created by staff. All Petitioners said yes, they are aware. Chairperson Cesario asked staff if the proposed variations that were part of the original PUD still exist. Ms. Woods said the reason they are back is because the plan has refined. Chairperson Cesario commented that the amendment is modest. Com. Worlikar asked if there is a similar design in other places for Chick-Fil-A with a dual lane that they could see. Mr. Lurk said the one in Algonquin is very similar to the proposed Buffalo Grove Chick-Fil- A. Com. Khan asked if they have contacted IDOT. Mr. Schoditsch said they have been working with IDOT continuously and have received informal approval from IDOT. Com. Khan asked if the improvements are enough or if IDOT is asking for more improvements. 05/18/2022 Mr. Schoditsch said they are not making any new request. Com. Spunt asked for additional clarification of the retailers who are staying and where they will be going during construction. Mr. Schoditsch went over the communication plan with the tenants, noting that they will be down for a few months and are aware of the situation and will continue to know what is going on. Com. Worlikar asked if they were going to be making improvements to Old Checker Rd. Mr. Rea said yes, they will be making improvements to Old Checker Rd to Buffalo Grove Road. Mr. Schoditsch thanked the Commission for their time. The public hearing was closed at 8:46 PM. Com. Khan made a motion to grant approval for an amendment to Planned Development Ordinance No. 86-61, as amended, requesting approval for a special use for mixed use Planned Unit Development and approval of a Final Plat of Subdivision and Preliminary and Final Development Plan approval with Special Uses and Variations for a proposed plan for a 20-acre mixed-use redevelopment center with grocery store, retail, restaurants, and multi-family residential at the Buffalo Grove Town Center. Com. Richards second the motion. Com. Au spoke in favor of the motion. Chairperson Cesario spoke in favor of the motion. RESULT: APPROVED [UNANIMOUS] AYES: Spunt, Cesario, Khan, Au, Richards, Worlikar ABSENT: Adam Moodhe, Mitchell Weinstein Regular Meeting Other Matters for Discussion 1. Workshop - Proposed Retail Building at 41 S McHenry (Trustee Pike) (Staff Contact: Nicole Woods) Ms. Woods provided a brief background on proposed 10,000 square feet retail building at 41 S. McHenry Rd. Mr. Goltz provided addition background on the development of the proposed development at 41 S. McHenry Rd. Com. Spunt asked if it would be better positioned in The Clove. Mr. Goltz said it is more complementary to the Clove with the hospital in mind. Com. Spunt asked the petitioner to explain Wild Fork. Mr. Goltz described the tenant as grab and go establishment. Ms. Woods commented on the development and why the development works in accordance with the Lake Cook Road Corridor plan. Com. Au explained more on Wildfork. 05/18/2022 Com. Au asked if the parking needs to be reconfigured for drivers who do delivery. Mr. Goltz explained the grab n go concepts, which puts no additional pressure or stress on parking. Com. Worlikar asked about access and traffic flow to the proposed retail development. Mr. Goltz said the access will remain what it is today. Com. Richards asked if the vet clinic was 24 hours. Mr. Goltz said no. Chairperson Cesario said the elevation is beautiful and really likes the concept design. Mr. Goltz thanked the Chairperson Cesario. Chairperson Cesario asked if they had any question they would like answered by the Commission. Mr. Goltz said no. Chairperson asked staff if they have anything they want the Commission to ask. Staff said no. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Apr 20, 2022 7:30 PM RESULT: ACCEPTED [5 TO 0] AYES: Spunt, Cesario, Au, Richards, Worlikar ABSTAIN: Zill Khan ABSENT: Adam Moodhe, Mitchell Weinstein Chairman's Report Chairperson Cesario congratulated the current members of the PZC on their reappointment to the Commission and went of the new addition to the Commission. Committee and Liaison Reports Chairperson Cesario provided a report of the Village Board meeting he attended. Staff Report/Future Agenda Schedule Ms. Woods provided an overview of what the future agenda schedule will be. Public Comments and Questions Adjournment The meeting was adjourned at 9:12 PM 05/18/2022 Chris Stilling APPROVED BY ME THIS 18th DAY OF May , 2022