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2021-08-18 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Villa a of Buffalo Grove Fifty Blvd g Buffalob u Grprove, IL 60089-2100 L u' Planning and Zoning Commission Phone:847-459-2500 Regular Meeting August 18, 2021 at 7:30 PM I. Call to Order II. Public Hearings/Items For Consideration 1. Consider a Variation to Install a 6 Foot Solid Fence in the Rear Yard at 98 Downing Road (Trustee Johnson) (Staff Contact: Nicole Woods) 2. Consider a Variation to Install a 6 Foot Open Fence in the Rear Yard Abutting a Golf Course at 316 Checker Drive. (Trustee Pike) (Staff Contact: Nicole Woods) 3. Consider Approval of a Plat of Subdivision; Rezoning to B3 Planned Business Center; Special Use for a Planned Unit Development; Special Use for a Drive-Through; and a Development Plan with Zoning and Sign Variances for a New Development at 700 Lake Cook Rd. (Trustee Johnson) (Staff Contact: Nicole Woods) III. Regular Meeting A. Other Matters for Discussion B. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting -Aug 4, 2021 12:00 AM C. Chairman's Report D. Committee and Liaison Reports E. Staff Report/Future Agenda Schedule F. Public Comments and Questions IV. Adjournment The Planning and Zoning Commission will make every effort to accommodate all items on the agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of matters to another meeting should the discussion run past 10:30 p.m. The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that persons with disabilities, who require certain accommodations to allow them to observe and/or participate in this meeting or have questions about the accessibility of the meeting or facilities, contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable accommodations for those persons. 2.1 .........................................T ............................... Action Item : Consider a Variation to Install a 6 Foot Solid Fence in the Rear Yard at 98 Downing Road ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Recommendation of Action ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Staff recommends approval, subject to the conditions in the attached staff report. The Petitioner, who resides at 98 Downing Road, is requesting to install a 6 foot wood solid privacy fence on specific sides of their rear yard. Pursuant to fence code any fence greater than 5 feet must be of an open design. As the Petitioner is proposing a solid fence greater than 5, a variation is required. ATTACHMENTS: • Staff Report (DOCX) • Plan Set (PDF) Trustee Liaison Staff Contact Johnson Nicole Woods, Community Development Wednesday, August 18, 2021 Updated: 8/13/2021 2:15 PM Pagel Packet Pg. 2 VILLAGE OF BUFFALO GROVE " PLANNING&ZONING COMMISSION STAFF REPORT MEETING DATE: August 18, 2021 SUBJECT PROPERTY LOCATION: 98 Downing Road ca 0 PETITIONER: David Kosak 3 PREPARED BY: Rati Akash,Village Planner 0 0 w rn REQUEST: A variation to install a 6 foot solid fence in the rear yard EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently zoned R5A. a� s COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property and the immediate neighborhood to be single family detached. c m U_ 2 0 co PROJECT BACKGROUND 01� �I li P The Petitioner is requesting to have a 6 foot wood solid privacy ti lii " fence installed on two sides enclosing the rear yard. Pursuant to fence code any fence greater than 5 feet must be of an open — design.As the Petitioner is proposing a solid fence greater than 5, y a variation is required. >r _ 0 0 PLANNING&ZONING ANALYSIS .0 • The Petitioner is proposing to install a 6foot solid vinyl privacy > fence installed on two sides (north and east property line) enclosing the rear yard. kah I��i I, u) c • The Subject Property has an existing 5'solid fence on the west _ v which is in a good condition, and hence the Petitioner is keeping that fence. 0 CL „ wym 0 • The existing 4' open fence on the East property is in a poor N w co condition and is owned by the Petitioner, and hence will be replaced by the proposed 6' solid fence. The open aluminum on the north/rear property line is owned by Neighbor to the north who is deciding whether to keep the fence up or not U according to the Petitioner. The Petitioner is proposing to �. ou;wwNip "Now Q install a 6' solid fence adjacent to this one. ,; iii" Packet Pg. 3 2.1.a • The Petitioner is requesting this 6 foot solid fence to provide privacy for an existing pool installed in the rear yard. • The Fence Code was recently updated to allow for 6 foot solid fences that abut major arterial roads, railroad right of ways, multi-family, parks or non-residentially zoned lots. In this case, the fence abuts single-family lots and hence requires a variance. a� c • Other than the variation for the height, the proposed fence meets all outlined fence code 3 requirements. 0 0 w rn VARIATIONS REQUESTED L A fence height variation from Section 15.20 from the Buffalo Grove fence code states that fencing material that is over five feet in height shall be of a design that is open so as to allow visibility. a� a� s The following is a list of approved fence height variations in the rear yard: _ c Address Year Approved Approved Fence Height Material and Type m LL 634 Buckthorn Ter 2020 6' Solid vinyl fence o co 466 Raphael Ave 2019 6' Solid vinyl fence 0 23 Columbus Pkwy 2018 6' Solid wood fence ii 5 Cambridge Ct 2016 6' Solid vinyl fence ca 6 Strathmore 2015 61 Solid wood fence 7 Strathmore Ct 2015 6' Solid fence 0 c 0 DEPARTMENTAL REVIEWS Village Department Comments > Engineering The Village Engineer has reviewed the proposed fence location and co a� does not have any engineering or line of sight concerns or objections with the proposed location of this fence. c U SURROUNDING PROPERTY OWNERS Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was C posted on the subject property. The posting of the public hearing sign and the mailed notifications were completed within the prescribed timeframe as required.As of the date of this Staff Report,the Village has received one call inquiring about the proposed fence, however no objections were expressed. y c d STANDARDS E The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the following criteria: Q 1. The plight of the owner is due to unique circumstances; 2. The proposed variation will not alter the essential character of the neighborhood; Packet Pg. 4 2.1.a 3. There are practical difficulties or particular hardships in carrying out the strict letter of this Chapter which difficulties or hardships have not been created by the person presently having an interest in the property; and, 4. The proposed variation will not be detrimental to the public health safety and welfare. �a The petitioner has provided a written response to the standards for a variation which are included in this packet. 3 O 0 CO STAFF RECOMMENDATION Village staff recommends approval of a variation for the installation of a 6 foot solid fence for the property at 98 Downing Road, subject to the following condition: ea L 1) The fence shall be installed in accordance with the documents and plans submitted as part of this petition. s ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation.The PZC shall make a final decision on whether or not to approve the variation. 0 Suggested PZC Motion PZC moves to grant a variation to Section 15.20 of the Buffalo Grove Fence Code to allow a proposed 6 Uo foot solid fence in the rear yard provided the fence shall be installed in accordance with the documents co �a and plans submitted as part of this petition. — �a N _ O _ O AD •L O �0 L y _ O U O O. a� w co _ d E s �a Q Packet Pg. 5 2.1.b David Kosak 98 Downing Road, Buffalo Grove, IL,60089 847-971-7227 co 0 KosakD@gmail.com �= a� 06/25/2021 3 The Village of Buffalo Grove Department of Building and Zoning p co 50 Raupp Drive Buffalo Grove, IL 60089 co Re: Reason for Fence Code Variation Request Property IN-98 Downing Road ° co 7- co cu Dear Sirs, cu I, David Kosak,am the owner of record of the captioned residential property for which I am seeking a fence code variation.The reason I am seeking the variation is a follows: 1) My family is planning to install a permanent above ground pool and every summer we currently install a temporary above ground pool. The 6'H fence will give us greater privacy while using the pool,will do a better job of blocking the view -o for our current neighbors(we are on a bit of a hill so we are more visible to the neighbors surrounding 6 to us) and it will also provide added security to ensure the pool is not accessible to the children in the neighborhood. I request that you allow the variation due to our situation and the unique circumstances U- of this property. 2)The proposed variation will not alter the essential character of the neighborhood. ca co Other families in the neighborhood have an existing fence on their properties similar to what we are proposing.What we are proposing is not only compatible with the exiting fences in the neighborhood but will follow the same fence lines for a consistent appearance. Accordingly,we request a finding that o we have met the requirements of the proposed variation. Based upon the forgoing, I respectfully c request that you grant our Fence Code variation Request. o 0 co co Sincerely, �- cu a U David Kosak 06/25/2021 +, cu c co a. c cu E U t0 Q Packet Pg. 6 2.1.b E.IVY LANE 7GSPECI.IllIN01S GOGSG?4-0595 FLAT or SURVEY JOHN M. HENRIKSEN OF LOT 337 N CAMBRt06E COURMYSI E UNIT SIX, SEMO A SUBDIVISION N THE NORTH HALF 11/91 OF SECTION 9, TOWNSHIP 42 NORTH. RANGE II EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO PLAT THEREOF REOWERED N THE OFFICE OF THE REGISTRAR OF TITLES OF COOK C"TY, ILLJNO13. ON AUGM T, 1967. As DOCUMENT NUMBER 233971t t� C EAST FACE OF FENCE 0.42 EAST AND SOUTH FACE OF FENCE 0.65 NORTH FENCE POST ON LINE 00 CHAIN FENCE 68► rn EAST FACE OF POST 0.1 6 FT fJL3EMENT FOR PUBLIC VMMES AND DRAINAGE EAST FACE OF FENCE OAT WEJ7 AND `_ t'�W _._,— " NORTH FACE OF POST t 'Q NORTH FACE OF FENCE 2,61 SOUTH y,7LOT r0 337 a) t __ _ o � ,���, WEST FACE OF FENCE 4.73 WEST 'O,y' " -..J"-H + �✓ LL EAST FACE OF FENCE 1J2 WEST �C2 27 —0.24 � 'O WOOD FENCE WEST FACE OF FENCE M WE3T— —* 27.04 °"f d ..EAST FACE OF POST a41 LO w� r •♦ of of 9RICK CD AND in r0 6 69 FRAME — 'Y RESIDENCE Ly7 WITH '�.TLI GARAGE — 6S6 20,37 o NO. 99 _ C 27.36 w � QQ REC. . 496.94 �C " :.YYAI.ICi`.: r0 EL 'CONCRETE:.'.'• CONCRETE GLIB L U . r0 NUMBER 981462 DOWNING ROAD AUGUST 31, 1998 I INCH = 15 FEET STATE OF ILLINOIS =D BY BERNARD ELBAUM °'""'°•t0""°"'°°' ,� ,.; „ ,.• „,.,. COUNTY OF COOK 1,JOHN MICHAEL HENRIKSEN, an III Surveyor, do hereby certify that I have sun LNG LINES. IF ANY.SHOWN HEREON ARE BUILDING property and that the plat hereon drawn Is SHOWN ON THE RECORDED SUBDIVISION PLAT. :; of said survey. ,1 ,P. lJL7 LOCAL A1rTHORITIES FOR BUILDING LINES r :: �•: Olmension3 are shown in ;USHED BY LOCAL ORDINANCES, at a temperature of 68°, renh Packet P9. 7 ;E CHECK LEGAL DESCRIPTION WITH DEED. ;; ;'. ;; ;; ;• ;; ;;; (1} f) .,I A. —'NI 2.1.b EN Solutions Co Fence Solutions Co. 545 Depot Place Buffalo Grove, Illinois 60089 847-383-6469 Licensed, bonded, insured info@thefencesolutions.com PRO POSAL/CONTRACT Page 1 of 1 03/29/2021 p Customer Information: Job Information: c David Kosak 847-971-7227 c 98 Downing Road kosakd@gmail.com �a Buffalo Grove, Illinois 60089 00 rn Notes: .c00 Fence Solutions agrees to provide all M labor to take down and haul existing fence c0 as needed. Fence Solutions also agrees to © (Y provide all labor and material to install 0) approx. 138' of 6'H White Fence Tech Privacy style PVC fence including 1-41Wi walk gate. Posts to be set in WI„ au wet soaked concrete footings per code. ' �■ Fence Solutions to obtain permit. d—/ 0) U- Sell Price: $6,971.00 HOUSE s p U) Thank you for the opportunity! p Katie Basham U- 630-329-0970 katie@thefencesolutions.com �••••-•-- -................--...-- r0 c0 Fence Solutions Co. requires 50% deposit and 50% footage of fencing built and the work performed. upon completion Partial billing for materials delivered to the job Fence Solutions Co. agrees to guarantee above site and work completed may be sent at weekly 0 fence to be free from defects in materials and intervals. Adjustments for material used on this " workmanship for one year. job and adjustments for labor will be charged or Fence Solutions Co. shall advise the customer as credited at the currently established rates. 0 to local zoning regulations but responsibility for Additional charges for any extra work not covered 2 complying with said regulations and obtaining any in this contract that was requested by the customer x- required permits shall rest with the customer. will also be added. The full amount of this Fence Solutions Co. will assist the customer, upon contract along with any additional charges will C>0 request, in determining where the fence is to be become payable upon completion of all work whether erected, but under no circumstance does Fence or not it has been invoiced. Solutions Co. assume any responsibility concerning A finance charge of 1 1/2% per month (or a CI property lines or in any way guarantee their minimum of $1.00), which is an annual percentage VJ accuracy. If property pins cannot be located it is rate of 18%, shall be applied to accounts that are recommended that the customer have the property not paid within 10 days after completion of any 0 surveyed. work invoiced. All materials will remain the U Fence Solutions Co. will assume the property of Fence Solutions Co. until all invoices responsibility for having underground public pertaining to this job are paid in full. The d utilities located and marked. However, Fence customer agrees to pay all interest and any costs Solutions Co. assumes no responsibility for incurred in the collection of this debt. c unmarked sprinkler lines, or any other unmarked Cancellation of this contract will incur a 50% buried lines or objects. The customer will assume restocking fee of initial depsoit plus the cost of C- all liability for any damage caused by directing any material purcahsed for the project. .j Fence Solutions Co. to dig in the immediate r- vicinity of known utilities. d The final billing will be based on the actual Approved & Accepted for Customer• v t0 Contract Amount: $ Customer Date Q Down Payment: $ Accepted for Fence Solutions Co. : Balance Due: $ Salesperson Date Packet Pg. 8 During your testimony at the public Hearing you need to testify and present your case for the variance being requested. During your testimony you need to affirmatively address the four (4) standards listed below. I have completed the first one for you since it is not applicable. I have left you room to write down your statements in advance of the meeting. 0Ca W The Planning & Zoning Commission is authorized to grant variations to the regulations of the T Fence Code based upon findings of fact which are made based upon evidence presented at the r-: 0 hearing that: a 00 M 1. The plight of the owner is due to unique circumstances; I.) the unique circumstance that is creating a plight to the homeowner is referring to a 5'H fence V >(a 6'H privacy fence, The Homeowner puts up a temporary pool every summer and is planning to pu a permanent pool. Home owner's lot is on a slight incline making the pool and the people using it � visible to the neighbors surrounding them making a &H privacy fence necessary. Additionally, the pool will be more secure with a 6H privacy fence surrounding it than a 5'H high privacy fence. E 2. The proposed variation will not alter the essential character of the neighborhood; U- :2 0 Yaur Evidentiary Statement. 2.) The proposed variation will not alter the essential characle-r" or the neighborhood because the 0 are privacy fences at multiple homes within the same neighborhood, Additionally, the home own UO- 5 proposing a &H vinyl privacy fence which comes with a limited lifetime warranty on the fence itsE tO CO and is considered a no maintenance fence meaning that it will continue to look brand new for the lifetime of the fence as it will not decay or need repair over time. The fence selected will add vale, M of only to the home owner's property but also to the surrounding homes because of the aesthetics i S 0 creates. 4� 3. There are practical difficulties or particular hardships in carrying out the strict letter of 2r- . this Chapter which difficulties or hardships have not been created by the person 1'2' presently having an interest in the property; and, > Your Evidentiary Statement: 3 ' - -.) The slope of the e grade is a difficulty or hardship that has not been created-f-by-the person who, 0 i an interest in the property as this grade existed before the home was purchased, 4) M 4. The proposed variation will not be detrimental to the public health safety and welfare. 01 E Your Evidentiary Statement: CO 4.) The proposed fence"w-ill­not be detrimental to the public raft ey-'and welfare, In fact, this fence promotes public saftey and welfare by creating a taller barrier between the fence and the neighborhood making it even harder for children or animal to come into contact with the pool, IPacket Pg. 9 r ya�x 2.1.b r O 'E r I ul r I 0 r rnw L d d yr rfi"ry„� f�rl LL U) f '1 v LL 01) O u � � r Mr y 11 r 0 EL I r � r �i 1 o , Packet Pg. 10 Co PRIV'Acy FENCE O MEMNON: 00 ............... L +S+ _ d LL O ii %% O LL ca � J / N U m N White "Tali = O a a� FEATURE SPOTLIGHT Ideal for use in: - Residential Homesca Our Privacy fencing is impervious to moisture, - Housing Developments Q termites and fungus. Rail inserts are manufactured - Retirement Villages with tongue and groove joints to ensure a smooth - HOA Communities elegant finish, identical on both sides ensuring our - Commercial Properties fences are pleasing for both you and your neighbors. Constructed to withstand high wind loads and work as a sound barrier with it's accoustic attributes. Packet Pg. 11 2.2 .........................................T ............................... Action Item : Consider a Variation to Install a 6 Foot Open Fence in the Rear Yard Abutting a Golf Course at 316 Checker Drive. ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Recommendation of Action ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Staff recommends approval, subject to the conditions in the attached staff report. The Petitioner, who resides at 316 Checker Drive is requesting to have a 6 foot open fence installed on three sides enclosing the rear yard that abuts a golf course. Pursuant to fence code no fence can be installed in the rear yard which abuts the golf course. ATTACHMENTS: • Staff Report (DOCX) • Plan Set (PDF) Trustee Liaison Staff Contact Pike Nicole Woods, Community Development Wednesday, August 18, 2021 Updated: 8/13/2021 2:14 PM Page 1 Packet Pg. 12 VILLAGE OF BUFFALO GROVE " PLANNING&ZONING COMMISSION STAFF REPORT MEETING DATE: August 18, 2021 M SUBJECT PROPERTY LOCATION: 316 Checker Drive d L PETITIONER: Tom Karabetsos c U w PREPARED BY: Rati Akash,Village Planner 0 c� REQUEST: A variation to install a 6 foot open fence in the rear yard a EXSITING LAND USE AND ZONING: The property is improved with a single-family home currently zoned R4. L COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property and the immediate neighborhood to be single family detached. s c c m PROJECT BACKGROUND c The Petitioner is requesting to have a 6 foot open fence installedCL on three sides enclosing the rear yard. Pursuant to fence code � � f � �' ' %'�' O no fence can be installed in the rear yard which abuts the golf �' ;;' � °o course. i IC j N PLANNING &ZONING ANALYSIS » c • The Petitioner is proposing to install a 6 foot open aluminum III $ privacy fence installed on two sides on the east and west c property line enclosing the rear yard. a • Presently, the Petitioner has a 4 foot tall fence surrounding �l the patio of the home which is permitted.Additionally,there is an existing 6 foot open fence on the rear property line ' owned by Buffalo Grove Golf Course. v • The Petitioner is requesting this 6 foot open fence to provide o CL privacy for an existing pool installed in the rear yard. Also, the Petitioner is proposing to plant bushes to further screen w the backyard. `d N � • It must be noted on the west side of the subject property there is no adjoining residence. s • Other than the variation, the proposed fence meets all outlined fence code requirements for height a and type. Packet Pg. 13 2.2.a VARIATIONS REQUESTED A fence height variation from Section 15.20 from the Buffalo Grove fence code states that no fencing is v allowed in the rear yard of a subject property that abuts a golf course. M �a d DEPARTMENTAL REVIEWS 0 Village Department Comments c� w Engineering The Village Engineer has reviewed the proposed fence location and o does not have any engineering or line of sight concerns or objections with the proposed location of this fence. 0 SURROUNDING PROPERTY OWNERS Q Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was L posted on the subject property. The posting of the public hearing sign and the mailed notifications were completed within the prescribed timeframe as required.As of the date of this Staff Report,the Village has received two calls inquiring about the proposed fence, however no objections were expressed. a� s STANDARDS c The Planning & Zoning Commission is authorized to grant variations of the Fence Code based on the following criteria: _ m a_ c 1. The plight of the owner is due to unique circumstances; a 2. The proposed variation will not alter the essential character of the neighborhood; 0 3. There are practical difficulties or particular hardships in carrying out the strict letter of this °o Chapter which difficulties or hardships have not been created by the person presently having an co interest in the property; and, 4. The proposed variation will not be detrimental to the public health safety and welfare. +g U) c The petitioner has provided a written response to the standards for a variation which are included in o this packet. r- 0 ca STAFF RECOMMENDATION Village staff recommends approval of a variation for the installation of a 6 foot open fence for the property at 316 Checker Drive, subject to the following condition: y 1) The fence shall be installed in accordance with the documents and plans submitted as part of this o petition. v 0 ACTION REQUESTED Q- m The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation.The PZC shall make a final decision on whether or not to approve the variation. Suggested PZC Motion PZC moves to grant a variation to Section 15.20 of the Buffalo Grove Fence Code to allow a proposed 6 s foot open fence in the rear yard provided the fence shall be installed in accordance with the documents +1 and plans submitted as part of this petition. a Packet Pg. 14 2.2.b Planning and Zoning Commission: We recently allowed the Village to remove a complete wall of trees at their request, on the west side of our residence. It is now completely open to the walking path that is there. U Having children and dogs it has become difficult to enjoy our back yard being that it is wide open, as well a as having concern for the people walking there. Everything is wide open to the nature preserve,with no y privacy or security whatsoever. 0 U It is imperative that we erect the fence for all involved.The aluminum, see through fence is a beautifying w fence and will not affect anyone negatively. c0 c� These are unique circumstances. c The proposed variation will not alter the essential character of the neighborhood and will not be a detrimental to our surroundings and neighbors. In fact, it may add character. L Please allow for this variance. L Thank you, a� s c Tom and Cathy Karabetsos c m LL c d a O 0 0 LL co M M c 0 c 0 ca •L ca 0 L .y C O U d c co a c m i= s Q Packet Pg. 15 2.2.b PLA T FOR BUILDING PERMIT LOT 1 IN ROSEGLEN SUBDIVISION PHASE 2,BEING A SUBDIVISION OF PART OF THE SOUTH HALF OF SECTION 32. TOWNSHIP TOWNSHIP 43 NOTRH,RANGE 11 EAST OF THE THIRD PRINICIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 20, 1994 AS DOCUMENT NO. 3594386,IN THE VILLAGE OF BUFFALO GROVE,LAIIE COUNTY, ILLINOIX — --' Q. ww — _— - --� 'ROAD ..-.�,== CHECKER AD D ° . cxl S .E I" =30" � qzu LT T M cr M Tww. lC aW'I L I uw r �. m (h 10 'll"r' .. I 8) 11) J 5 (5 1 LJ � ��"��' I� ^tea �. ."q�. � q III pz A scwwmw I 9 11 m Q .qa . � a mm..�.� I N riF 3 � �I LOT 2 '� PRaPOseD 2 STORY 0esNr,wacel taw m , 0. v m 1.14-o4f, v 'w y PROPOSED VlooL bEGK �_ Z. L c 1 d U �. W'. .-.' , LOT:1 Li CL ll - r �I y 1m P1AAI- 7.00 Z O 6e7.00 I CI U- IAN I d 1997 5 us O e Do' d °C > cr `m Lu :• LD cr- R m w m U 5URYEYOR'S CER77FlCATE STALE OF ILLINOIS ,) ca E.HAS, (ry COUNTY OF DUPACE 7M5 IS 70 CFR7IFY THAT THE ABOME DESCRIBED PROPERTY WAS SURVEYED BY HADENSEE Ax 2419 d. "WMNO CROUP,LID,UNDER THE OIREMM OF AN 81MaS PROFESSIONAL LAND PROFESSIONAL PERM I SW06 96 G "VEY. AND THAT THE K S HEREW7 DRAWN D A UALS REPRE5dfrARaJ OF SAID •_ 'SURVEY.ALL aS1ANCE5'ARE SHOW FEET AND OEOMALS THEREOF: ! LAND LOT S_ ........ GEF ��//` suavEvolt" m UNDER A77'HAND AND SEAL AT NAPB MLLE 91XOIS 7MS�DAY CF HAGEN8EE SURVEYN� 7 B-06-96 EF Ti GROUP LTD. E .A.D.199 (: spor er P r'1 �,o 2FINAL I aS PROFESS ONAL M SURVE Na 241S, T�OF 1 f- Q Aug 08.1006-14:12:08 DWO Numv F:\PROJE075\623-806\OFFIM-\PRY6\ROSEDL.ENZWO x REVISIONS LEGEND Flagensee Surveying Croup, Ltd. _FIXMD„D r"P( Pa PA ML-PueueMUM*DRAKMWCAMLOU T/V -TW OrFawM7M PALL -PV"VMMYfA9V4? 1815 Diehl Road Suite 100 ?/D -7W or a06 u.L -m4RYtAsono NapervWe, It. 60563 eR "" VAX�. f7=0 ,M (708) 369-1000 FAX (708) 369-1374 Drawn Ry7-�91_ Ddte18_RE-L5'Job No-623-806 Packet Pg.16 2.2.b During your testimony at the public Hearing you need to testify and present your case for the variance being requested. During your testimony you need to affirmatively address the four (4) standards listed below. I have completed the first one for you since it is not applicable. I have v left you room to write down your statements in advance of the meeting. co The Planning & Zoning Commission is authorized to grant variations to the regulations of the Fence Code based upon findings of fact which are made based upon evidence presented at the o hearing that: v a 1. The plight of the owner is due to unique circumstances; coo a� c Your +Evidentiary Statement: u.���-��o,�. � . VJ� 4�w�1 �,M Q It µ_{me ��;yc-�.-� �,r.A S�c;r�.,,,n'� IV c•.� '�-t-� .�o-•► c( .� 15 C c}.r p`Q.-� a 17�t... �'D `E"� v-Yj\ G//� v.3r:` .�1 t u - 't•^�.� \Ka/.iC'v AS V cII-P kvulVecQ Pu �(� t r wS• AS Si 2. The proposed variation will not alter the essential character of the neighborhood; c 'Ytour Evidentiary Statement: C CU ►-?- *Co cC.n-r,�c + ..� Tl � CL vL-4ti "\ t�\�L S O w 1j�l\ Ci U 7 f ��- ^� p.� v' s ! (.✓ C \" ��2.• \+ `�( C_.+�YY 2,. { �i wu{ 0 d LL �� . 4LO 3. There are practical difficulties or particular hardships in carrying out the strict letter of M this Chapter which difficulties or hardships have not been created by the person presently having an interest in the property; and, c c Your Evidentiary Statement: 1 �J , ° ��a�c UJ coo ��,� r Wi �-V1 c� �,.+iC►� v3�rJ �cty`? ��ft't - / V ) �fv,tt;,t DY yl L:../r r\+ t�0 CU U 4. The proposed variation will not be detrimental to the public health safety and welfare. c co Your Evidentiary Statement: °- E` L\(, L _ LCJ��/I ESL I w ; c` 4UO 1 Q 1 ` •e�� Q ka 114 '(Wei I v —t" CSC-.+l-v��� o��•� w C l•� M�/�r.�-�1 �l� c „�,,` Lou c �W M1 a .... Packet Pg, 17 y Via fs+-4 a J iP n i J L y� L t � r Q� I I � I LL D 1 fillCL IN J /! 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Recommendation of Action Staff recommends approval, subject to the conditions in the attached staff report. Bluestone Single Tenant Properties (BSTP Midwest) is proposing to redevelop a 7.6 acres lot at 700 Lake Cook Road to be subdivided into 4 lots. Lot 1 which is 2.32 acres in area is proposed to contain a retail establishment, convenience store (Ricky Rockets), and fuel center. Lot 2 which is 0.97 acres is proposed to contain a car wash (Ricky Rockets). Lot 3 (1.06 acres) and Lot 4 (3.24 acres)will be proposed to be developed at a future date. The proposed development requires approval of a Plat of Subdivision; Rezoning to B3 Planned Business Center; Special Use for a Planned Unit Development; Special Use for a Drive-Through; and Development Plan approval with Zoning and Sign Variances. ATTACHMENTS: • Staff Report (DOCX) • Plan Set (PDF) Trustee Liaison Staff Contact Johnson Nicole Woods, Community Development Wednesday, August 18, 2021 Updated: 8/13/2021 2:41 PM Pagel Packet Pg. 21 VILLAGE OF BUFFALO GROVE " PLANNING&ZONING COMMISSION STAFF REPORT 0 0 U MEETING DATE: August 18, 2021 J SUBJECT PROPERTY LOCATION: 700 Lake Cook Rd 0 ca PETITIONER: Bluestone Single Tenant Properties (BSTP Midwest) c PREPARED BY: Rati Akash,Village Planner REQUEST: Petition to the Village of Buffalo Grove for approval of a Plat of Subdivision; Rezoning to B3 Planned Business Center;Special Use a c for a Planned Unit Development;Special Use for a Drive-Through; E and Development Plan approval with Zoning and Sign Variances o of the property proposed to contain a retail establishment, a0>i convenience store, fuel center and car wash on two of four lots o l!1 within this site. m EXSITING LAND USE AND ZONING: The property is zoned I (Industrial District) 2 a� a COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this U property to be Industrial. c 0 N G1 PROJECT BACKGROUND Bluestone Single Tenant Properties ��°'�� (BSTP Midwest) is proposing to ✓���i� rl� ,'yr; redevelop a 7.6 acres lot at 700 Lake a i � ua�l rid/;�yi d✓il �i� Cook Road to be subdivided into 4 lots. Lot 1 which is 2.32 acres in area is proposed to contain a retail % c r r, % C establishment, convenience store �� �% � ���, �� Lot4 �f� � a �s�aa CL (Ricky Rockets), and fuel center. Lottµ, 2 which is 0.97 acres is proposed to contain a car wash (Ricky Rockets) n Lot 3 (1.06 acres) and Lot 4 (3.24 e I � o acres) will be proposed to be � o 1 �� developed at a future date. L��.._ .. ... 0 Lot 2 Lot 3 CL The site was formerly improved with a 100,000 square foot office a b� building, which was occupied by 9n ' ' III - BMO Harris Bank. This building is III currently demolished. z or ��Iq a cmiiiMmimuuemm�w "'Ly%rvri � v Q Packet Pg. 22 2.3.a The proposed development at 700 Lake Cook Road requires a plat of subdivision approval for 7.6 acre lot to be subdivided into 4 lots; Rezoning to B3 Planned Business District to allow for the commercial uses c proposed on the subject property; Special use for a Planned Unit Development; Special Use for a drive- 0 through; and a development plan approval with zoning and sign variances for the proposed retail center, convenience store, fuel center and car wash on two of the four lots within the site as outlined further in _J the report. c �a PLANNING &ZONING ANALYSIS c Workshop History This item had originally been heard before the Village Board on September 21, 2020 and was referred to > the Planning&Zoning Commission (PZC). Subsequent to the Board meeting,the PZC held two workshops = �a (October 7, 2020 and February 3, 2021) to review the proposed plans. Since the workshops were a conducted, BSTP Midwest have worked to address the PZC comments, which mainly revolved around circulation.Since the last workshop,the plans have remained generallythe same butthe car wash's fagade a has been modified. as a� Site Plan/Zoning Analysis Lot 1 • Lot 1 measures 101,079 square feet (2.32 acres) located on the west portion of subject property. "" " a • The proposed plan on Lot 1 includes an approximate 4,800 y ✓,� I I � sf retail center next to an 8,900 N e � sf convenience store. In ' addition, it contains a 6,480 sfCF fuel-canopy in the front they O retail and convenience store �m • In terms of setbacks, the codeM'^1( '" ,",�r� requires a set back on o�25 feet o from right of ways of an street, which are namely Lake Cook ""°°° "°" c Road and Lexington Road. All buildings meet this code requirement. a • In terms of height restrictions, the B3 district does not have a height restriction.The highest point is a L on this lot is the convenience store which reaches a height of 30 feet. .y C O U Retail Establishment • The 4,800 square foot retail establishment is a single-story building and presently proposed to contain o CL 5 tenants within this building. • The retail establishment is adjacent to the convenience store on the east. �a • The retail establishment contains 43 parking spaces which includes 2 accessible parking spaces. in Pursuant to the Zoning Code, retail establishments require 1 space per 250 sq ft which requires 19 parking spaces and has a surplus of 24 parking spaces. 1= • The parking stalls measure 9' by 18' which meets Code. • The highest point of the retail building will be 23'-6". Q Packet Pg. 23 2.3.a • The retail building has a staggered height breaking up the tenant spaces; and comprises of glass and paneling material. c 0 U <a J Convenience Store c Retail ., o IN a 1 ff r✓i�,,,r i. fn � i d�... f U 20 > 1T11 a c a� Convenience Store E a • The 8,900 square foot Ricky Rockets convenience store will comprise of a food and essential items, 2 and also has a drive-through restaurant integrated with this space. o • The drive-through restaurant requires a special-use for a drive-through facility which is located the vi north of the convenience store. The drive-through will provide a stacking 10 cars. y • The Ricky Rockets convenience store will be in operation 24 hours through the week. • The convenience store will employ approximately 20 full-time employees which includes 5/6 part- U time employees and 2 overnight employees. • Ricky Rockets convenience store will contain 21 parking spaces which includes 1 accessible parking space. Pursuant to the Zoning Code, retail establishments require 1 space per 250 sq ft which requires .0 37 parking spaces and has a deficit of 16 parking spaces. 0 • The parking deficit of 16 parking spaces will be made up by the surplus of 24 parking spaces parking W spaces available in the adjacent retail establishment. In addition, many will use the drive-through c facility to pick up food as opposed to parking. 0 • The parking stalls measure 9' by 18' which meets Code. • The highest point of the convenience store building will be 30'.This building tapers down to height of N 22' in the rear portion. o • Ricky Rockets convenience store comprises of their signature glass and aluminum framing building. E 0 L CL Fuel Canopy a • The 6,480 square foot fuel canopy will be operated by Ricky Rockets and located in front of the retail a L and convenience store. • The canopy will consist of 20 fueling stations. c • The height of the canopy measures 19'. (00 • The Village's Zoning Ordinance does not have specific parking requirements for gas stations. Therefore, the default parking would be for retail which is 1 space/250 sf. However, the petitioner Q. notes that additional parking is provided via the gas pumps and that most of their customers will park at the pumps(20 in number)when entering the store.Additionally,the customers can also the surplus of 24 parking spaces provided around the retail establishment if needed. in • The canopy is supported on piers which will comprise of a material that complements the convenient c m store and retail establishment to the north. s ea Q Packet Pg. 24 2.3.a Fuel Canopy ILL1IMNATEG METAL o 161'-/4f2' CAM FASCIA / 1 t,l n n a l J ?. OCSJ TIRVLEMENTUUULDING 40 � I N FROM ELEVAMIN 0 t� C Site Plan/Zoning Analysis Lot 2: > • Lot 2 measures 42,614 square feet (0.97 acres) located on middle lot between Lot 1 and Lot 2 of subject property. a c • The proposed plan on Lot 2 includes a 6,250 square foot car wash. E • In terms of setbacks,the code requires a set back on of 25 feet from right of ways of any street,which a O is namely Lake Cook Road. All buildings meet this code requirement. • In terms of height restrictions, the B3 district does not have a height restriction.The highest point is p on this lot is the architectural tower for the Ricky Rockets car was which is 36 ft tall. The height of each building is further discussed below. 2 U aD CL Car Wash n • The access to the Ricky Rockets car wash is on the north side of the building with the exit on the south, and also includes 12 vacuum stands on the east. E • The Ricky Rockets car wash will be in operation all 7 days of the week from 6:00 am to 10:00 pm, and N will employ 3 employees per shift. • The layout and configuration of the Ricky Rockets car wash remains the same since the last PZC c Workshop, the only changes made to car wash is the external appearance. • The Ricky Rockets car wash is a new modernistic building proposed, which complements the convenience with open glass structure and bold lines. ' w 0 Car Wash > 0 V L Q Q Q L � O U v O CL • The highest point of the Ricky Rockets car wash is 36' on the raised southeast corner of the car wash building, the rest of the building is 20' in height. • The car wash building comprises of primarily glass held together with a dark metal framing. Staff is in N support with the appearance of the car wash as it complements the Ricky Rockets convenient store with the materials used. m E Plat of Subdivision 0 • The existing site consists of a single parcel of land. Q Packet Pg. 25 2.3.a • As part of their request,the Petitioner is proposing a final plat of subdivision by subdividing the single parcel into 4 parcels/lots. 0 0 • As a condition of approval, the final plat shall be revised in a manner acceptable to the Village. c� m �a Landscaping Jc • The Petitioner has provided a landscape plan which adheres to all recommendations from the Village Forester, and the Code. a N d U Stormwater = • The project is reducing a total amount of impervious surface by a small fraction. • The northern portion of the lot contains an existing stormwater detention basin, which will have adequate storage volume for the proposed development. a • The final engineering plans have been reviewed by the Engineering Department, and the attached memo from Engineering shows no concerns related Stormwater Management Report and the E Engineering Plans.As a condition of approval,engineering plans will have to be submitted in a manner c acceptable to the Village. a� 0 Sign age vi m N Summary of Signage on Lot 1 and Lot 2 �o • As part of the development approval, BSTP Midwest is seeking approval of a uniform sign package,as a outlined in Section 14.16.050 of the Sign Code. • The applicant is proposing a total of 19 signs, 3 ground signs, 15 wall signs, and 1 roof sign. • BSTP Midwest is proposed landscaping around the 3 ground signs acceptable to the Village Forestry c Department. a0i • While some of the ground signs may seem large and additional requested wall signs on certain W c elevations, staff believes the request is reasonable given the overall size and scale of the buildings on 0 lot 1 and lot 2. Furthermore, had both lots been developed with a large multi-tenant shopping center, 2 it is likely that the total number of walls signs permitted would be higher than what is being proposed. Staff finds that the overall sign package is acceptable. cn w • The following is a diagram and matrix of the proposed signage (excluding incidental/directional 0 signage)for the development: > 0 L Q Diagram 1. Proposed Signage Locations a I, , PNPOo-PMO RETAIL PRQPO ED 1.31113F CON kPWIRhGE I', � � � � 0 CL a � 0' Packet Pg. 26 2.3.a Signage Matrix Ground Signs Location &Assigned No.on Proposed Sign Conformance to Code 0 Diagram Description C) Along Lake Cook Road #1 Electronic Digital • Variation for a digital fuel sign �a Fuel Sign • Variation for electronic message sign 0 17'tall; 153 sq ft; . Variation for exceeding max height 15' Encroaching 14 ft . Variation for exceeding max size area a into setback of 100 sq ft • Variation for encroachment into the 20 required setback of 15' Along Lake Cook Rd #2 Monument Sign • Variation for electronic message sign > EF with Electronic • Variation for exceeding max size area 2 Message of 80 sq ft in area a c 12'tall; 104 sq ft; . Variation to encroachment into the Encroaching14 ft E required setback of 15' c into setback as Along Lexington Drive #3 Monument Sign • Variation to the size of the sign of the p 10'tall; 102 sq ft required 80 sq ft in area vi m Waff Signs Location &Assigned No.on Proposed Number Conformance to Code Diagram of Signs Retail Bldgs #7 &#6 5 cn S&W Elevations di _ Fuel Canopy #8 2 0 S&W Elevation N Convenience Store #4 1 Meets Code for number, size and height °1 S Elevation = 0 Car Wash #9 2 .> S&W Elevation Retail Bldgs #6 N N Elevation 1 0 Fuel Canopy #8 1 E • Variation to allow wall sign not facing a > E Elevation L CL Convenience Store #12 1 public right of way a E Elevation L a� Car Wash #9 1 E Elevation y 0 Car Wash #9 1 • Variation to allow a second wall sign �? W Elevation facing a public right of way Roof Signs 0 a a� Location &Assigned No.on Proposed Number Conformance to Code Diagram Convenience Store #4 1 • Variation required for a roof sign. N South = m s ea Q Packet Pg. 27 2.3.a VARIATIONS 0 Zoning Ordinance U m The following is a summary of the requested Zoning Ordinance variations reflected in the plan: 0 0 A Variation to Section 17.32.020 of the Zoning Ordinance to allow an accessary structure in the front and a side yards as depicted on the Preliminary Plan; Per the Zoning Ordinance, any accessory structure (canopy) cannot be located closer to the front lot line U c than the principal building. Since the canopies are in front of the principal buildings, the variation is required.Staff notes that this is a common variation for all gas station requests and finds that the variation j is warranted. _ �a a A Variation to Section 17.36.040 of the Zoning Ordinance to allow fora reduction to the minimum number a� of parking spaces for a retail establishment. a The Village's Zoning Ordinance does not have specific parking requirements for gas stations. Therefore, 2 as the default parking would be for retail which is 1 space/250 sf. However, the petitioner notes that > additional parking is provided via the gas pumps and that most of their customers will park at the pumps (20 in number) when entering the store. Additionally, the customers can also the surplus of 24 parking y spaces provided around the retail establishment if needed. 2 U Signage a W Requested Sign Variations for Lot 1 which comprises of the retail establishment, convenience store and di fuel canopy: 0 a) A Variation to Chapter 14.16 of the Sign Code to exceed the maximum allowable number of wall signs on the fueling canopy, convenience store, and retail establishment,and, c b) A Variation to Chapter 14.16 of the Sign Code to allow for the 2 ground signs that encroach into the required 0 front yard and exceed the area and number of the ground signs permissible:and, 2 c) A Variation to Chapter 14.20 of the Sign Code to allow an Electronic Vehicle Fuel Sign and electronic message sign (one of the ground signs) to exceed the maximum height and size of the ground sign;and size of the U w digital display;and, 0 d) A Variation to Chapter 14.20 of the Sign Code to allow for a roof sign. c L Q Q Requested Sign Variations for Lot 2 which comprises of the Car Wash Q e) A Variation to Chapter 14.16 of the Sign Code to exceed the maximum allowable number of wall signs;and, f) A Variation to Chapter 14.20 to allow for an electronic message ground sign to exceed the size which y c encroaches into the required front yard setback. 0 U DEPARTMENTAL REVIEWS 0 CL CD X Village Department Comments Engineering The Engineering Department has reviewed the engineering plans and }; has no specific comments or concerns regarding the engineering plans. i= s �a Q Packet Pg. 28 2.3.a Landscaping The Village Forester has reviewed the landscape plan and has no concerns with the proposed landscaping. 0 Fire Department The Fire Department has reviewed the proposed plans and does not �j have any objections. J O O SURROUNDING PROPERTY OWNERS �a Pursuant to Village Code, the contiguous property owners were notified, and a public hearing sign was posted on the subject property. The posting of the public hearing sign and the mailed notifications were completed within the prescribed timeframe as required.As of the date of this report,the Village received `6 •L several calls from nearby residents asking to view the plans and needed further explanation. After > explaining the project, the Residents have raised no issues. A memo has been attached from the BSTP Midwest clarifying all the concerns raised by the President of Lexington Commons development on the a South of the proposed development. E a STANDARDS as a� Variations N The following are the applicable standards for a variations requested: y 1. The property in question cannot yield a reasonable return if permitted to be used only under 2 the conditions allowed by the regulations of the zoning district in which it is located except in Q. the case of residential zoning districts; _ 2. The plight of the owner is due to unique circumstances; 0 a� 3. The proposed variation will not alter the essential character of the neighborhood. 0 Petitioner has provided a response to the Standards 2 Special Use w The following is a response to the standards for a special use for the proposed drive-through facility in the 0 convenience store: > 0 L Q 1. The special use will serve the public convenience at the location of the subject property; or the a establishment, maintenance or operation of the special use will not be detrimental to or endanger a, the public health, safety, morals, comfort, or general welfare; y 0 2. The location and size of the special use, the nature and intensity of the operation involved in or v conducted in connection with said special use, the size of the subject property in relation to such o CL special use, and the location of the site with respect to streets giving access to it shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located; 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor s substantially diminish and impair other property valuations with the neighborhood; Q Packet Pg. 29 2.3.a 4. The nature, location and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder or discourage the development and use of c adjacent land and buildings in accord with the zoning district within which they lie; ° U 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be _J provided; c 6. Parking areas shall be of adequate size for the particular special use,which areas shall be properly cn located and suitably screened from adjoining residential uses, and the entrance and exit c driveways to and from these parking areas shall be designed so as to prevent traffic hazards, •L eliminate nuisance and minimize traffic congestion in the public streets. j �a Petitioner has provided a response to the Special Use Standards a c a� Signage Variation Standards and Electronic Signage Criteria E a The following is a response to the standards for a sign variations requested: c as a� The Planning & Zoning Commission is authorized to make a recommendation to the Village Board for a variation to the Sign Code based on the following criteria: y A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may 2 recommend approval or disapproval of a variance from the provisions or requirements of this ° a Title subject to the following: 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual c conditions pertaining to the specific building, parcel or property in question; and 2. The granting of the requested variance would not be materially detrimental to the property c owners in the vicinity; and ° D 3. The unusual conditions applying to the specific property do not apply generally to other 2 properties in the Village; and 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to cn w Section 14.04.020 ° B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to ° a support a finding under subsection (A), but some hardship does exist, the Planning & Zoning a a Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste; and 2. The entire site has been or will be particularly well landscaped. c U Petitioner has provided a response to the Signage Standards o a a� STAFF RECOMMENDATION Staff recommends approval of a Plat of Subdivision; Rezoning to B3 Planned Business Center; Special Use N for a Planned Unit Development; Special Use for a Drive-Through; and Development Plan approval with Zoning and Sign Variances of the property proposed to contain a retail establishment, convenience store, s fuel center and car wash on two of four lots within this site. Q Packet Pg. 30 2.3.a 1. The proposed development shall be developed in substantial conformance to the plans attached c as part of the petition. �j 2. A final plat of subdivision shall be revised in a manner acceptable to the Village as required. The _J plat shall include a cross access easements in a manner and form acceptable to the Village. c 3. Final Engineering plans shall be revised in a manner acceptable to the Village as required. y d 4. Any directional or incidental sign added to the sign package provided shall be reviewed administratively by Staff. 5. The future development of lots 3 &4 shall be subject to the review and approval of the Village and in accordance with Village Code. a� E 6. Future permitted and special uses on the Property shall comply with the B3 Planned Business c Center District. a� G N d ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the request.The PZC shall make a recommendation to the Village Board. (D a Suggested PZC Motion PZC moves to grant approval of Plat of Subdivision;Rezoning to B3 Planned Business Center;Special Use for a Planned Unit Development; Special Use for a Drive-Through; and Development Plan approval with N Zoning and Sign Variances of the property proposed to contain a retail establishment, convenience store, W fuel center and car wash on two of four lots within this site provided the;the proposed development shall c be developed in substantial conformance to the plans attached as part of the petition, a final plat of 0 .> 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, and any directional or incidental sign added to the sign package provided shall be reviewed administratively by Staff. o 0 L Q Q Q L .y C O U O O. d x N c m E s �a Q Packet Pg. 31 2.3.b I...,U E T N E SIIV(:L.E "G"ENAN'r PROPERTIES DEVELOPMENT NARRATIVE 700 E. Lake Cook Road o Northeast Corner E. Lake Cook Road & Lexington Drive ci BSTP Midwest, LLC is proposing a mixed-use redevelopment on the northeast corner of E. Lake Cook Road and Lexington Drive commonly known as 700 E. Lake Cook Road,which was currently occupied by a 100,000 0 square foot office building prior to demolition. The redevelopment of the 7.6-acre parcel will include an approximately 8,900 square foot convenience store, restaurant, and fuel center with twenty fueling locations. There will be a drive thru on the north side of the building, with the stacking lanes along the c north side of the building. The approximately 4,800 square foot retail center contiguous to the convenience store will be demised into smaller spaces based on tenant size requirements. This development will also > offer a state-of-the-art car wash.The car wash features dual conveyor belt system in lieu of the traditional �a metal guardrail conveyance systems, and the building has significant windows, enhancing the car wash a experience for customers and aesthetics for passerby vehicles. E a We are actively marketing the remaining one-acre retail outlot along the Lake-Cook Road frontage on the as eastern portion of our site. In addition, we have had several interested users in the approximately 1.8-acre a(i northern lot, and the ultimate configuration of this lot may have one or two users. vi m to The convenience store, its proprietary food program, and fuel center will be operated by Ricky Rockets, a locally owned operator based in Hoffman Estates. Their convenience store is significantly bigger than any 29 U other fueling operator in the market with approximately 8,900 square feet of interior space. Most other Q, operators' convenience stores range from 4,400 to 5,500 square feet without integrated food offerings. Our larger convenience store layout is due in part from Ricky Rockets'food program and the incorporation c of a drive-thru restaurant into the space. The Ricky Rockets' food offering includes made-to-order meals c from Ricky Rocket's commercial kitchen area, including pizza, burgers, pulled pork sandwiches and more. c The convenience store will operate 24 hours per day with a total of approximately 20 employees with 5 to y 6 employees per shift with a minimum of 2 employees for the overnight shift. There are 21 parking spaces 0 including 1 accessible space. Additionally,there are 12 fuel dispensers which allows for 24 fueling positions. The proposed 4,800 square foot retail will have 43 parking spaces including 2 accessible spaces. The hours of operation have not been determined as specific tenants have not been identified. c L Q The car wash will operate from 6:00 am to 10:00 pm and will have approximately 3 employees per shift. a Additionally, the car wash will have 12 vacuum stalls. .y The northern portion of the parcel contains an existing stormwater detention basin which currently c provides detention for the existing site. Based on the stormwater calculations, the existing stormwater v detention basin will have adequate storage volume for the proposed development. y c The development will have access via a right-in/right-out driveway and full access driveway to/from a Lexington Drive.The right-in/right-out access point will provide direct access to the convenience store and fuel center, and retail building. The full access point will provide access to all lots via a common access E drive extending to the east property line. The site will also have a right-in/right-out only driveway on Lake- Cook Road, directly servicing the fuel center and car wash, which has been approved by Cook County DOT. ea Q B1-1iFSJ'oNE SINGI..E T1NANT fRo11E WTI ES, LLC Wima11`1'Bim C N(i- NOR[11" O%V1.R 4]O N.Ml(,:nl(iAN Av[N11u,SLI�ut:t3.50 1 CHICAGO, IL 00611 Packet Pg. 32 1'1:1 H12)519-7100 1 FAX(,31 2 878.4860 2.3.b The location of the proposed signage for the development is as shown on the enclosed plans,with separate monument type signs on each of the lots. 0 0 Upon approval of these requests by the Village of Buffalo Grove, the development will commence v construction in Fall 2021. J (D Respectfully, �a N a1 U C Michael J. 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I ■ II I a rC J - 1 O F� II.J LL `I Y� W __ � " 6 I,km � p w I II II �o �w o N � 77 � uI a I l I ;I 1 I II 0 -- V - w _ ------------------ 2.3.b 0 Hanhard 0 c 0 N s IIIL.....°"I'° I IIII^ L'"T 0 �a J O O N d u C C a c a� FINAL STORMWATER o MANAGEMENT SUMMARY FOR y 10 u G1 Q RICKY ROCKETS DEVELOPMENT BUFFALO GROVE, ILLINOIS O A U) O 0 L Q 0- Prepared by: .y C MANHARD CONSULTING, LTD. 700 Springer Drive Lombard, IL 60148 a JOB CODE: HPLBGILOI a� s July 6, 2021 Q P:\Hpibgil01\Documents\StormWater Reports\Final Stormwater Reports\FIPIBGIL01-Final SW Report with Figure Exhibits.doc Packet Pg. 57 2.3.b TABLE OF CONTENTS 0 0 I. Project Narrative U 0 J • Introduction c • Project Description • Pre-Development Conditions y • Proposed Conditions • Summary •L II. Figures c �a a c • Location Map • Aerial Imagery a • Historical Imagery (earliest available) a—°, • Existing Flood Insurance Rate Map 0 • NRCS Web Soil Survey • National Wetland Inventory y �o III.Exhibits aD • Existing Impervious Area Exhibit (n • Proposed Imperious Area Exhibit • Storm Sewer Catchment Area Exhibit • Bentley StormCAD Sewer Calculations c O A 2 Appendix (Reference Documents) CO • Final Engineering Plans (Prepared by Manhard) 0 • Storm Sewer Atlas (Provided by Village) > • Topographic Survey (Prepared by WMA) a a L .y C O U d y c <a a c m E s 0 Q Packet Pg. 58 2.3.b PROJECT NARRATIVE 0 0 INTRODUCTION v m The purpose of this Final Stormwater Summary is to outline the stormwater requirements c pertaining to the development of the proposed commercial subdivision. The site development is located at the northeast corner of Lake Cook Road and Lexington Drive in the Village of Buffalo Grove, Illinois. c PROJECT DESCRIPTION a c The site development is located on a 7.6 Acre parcel northeast corner of Lake Cook Road and a Lexington Drive in the Village of Buffalo Grove, Illinois. The stormwater management plan is c subject to review under the Lake County Watershed Development Ordinance (WDO)by the £ Village of Buffalo Grove. This summary intends to propose stormwater methodology and o receive a degree of concurrence with the Village of Buffalo Grove that the project is in-line with the requirements set forth in the WDO. This report is also used to demonstrate that the o development, as proposed in the final document, will provide the necessary components to meet m or exceed the requirements of the Lake County WDO under the review of the Village of Buffalo M Grove. 2 U aD a The proposed improvements will disturb only 6.2 Acres of the 7.6-Acre property. The northern 1.4 Acres of the site is an existing stormwater detention basin which will remain undisturbed. The development will consist of a fueling center with convenience store and quick-service 0 restaurant, a car-wash, and two future outlots that shall be mass graded during phase 1 of the development. The overall site development plan has been designed so that there is a net CF reduction in impervious area (including future development of out-lots). Based on this criteria, stormwater detention shall be exempt per Article 3, Section 300.06 of the Lake County 2 Watershed Development Ordinance (WDO). w PRE-DEVELOPMENT CONDITIONS 0 0 The entire site is generally comprised of one (1) large drainage area. This large existing drainage a area is tributary to the existing on-site detention basin located on the north site of the side. The Q existing detention basin is a regional basin which has a total tributary area of approximately 25 Acres. Per the archived stormwater report provided by the Village of Buffalo Grove, the existing regional detention basin located on-site has the following characteristics: 0 U • Constructed in 1980 • Tributary Area of 25 Acres cn • 4.63 Acre-Feet of Detention Volume Provideda. _o • 10" and 4" restrictor outlet c a� None of these characteristics regarding the basin will change as a part of this proposed s development. The basin and outfall pipes will remain undisturbed. Q Packet Pg. 59 2.3.b The existing conditions of the on-site development is a large office building and parking facilities, which consists of predominantly impervious area (5.04 Acres Impervious - Refer to Existing Impervious Area Exhibit). 0 0 U ca WETLAND J 0 0 The U.S. Fish and Wildlife Service National Wetland Inventory was investigated in connection with o the proposed development plan. Per this analysis, there were not any wetlands identified within the existing property. •L FLOODPLAIN a a c The Federal Emergency Management Agency (FEMA) specifies that there are not any existing Zone AE Floodplains located within the subject improvements. Please refer to the provided Flood c Insurance Rate (FIRM) for additional clarification. ., a� 0 vi PROPOSED CONDITIONS y 2 The proposed conditions of the site will maintain all drainage patterns. The overall site U development plan has been designed so that there is a net reduction in impervious area. Based on a this criteria, stormwater detention shall be exempt per Article 3, Section 300.06 of the Lake d, County Watershed Development Ordinance (WDO). 0 N However, the proposed development is required to provide Runoff Volume Reduction (RVR) in W accordance with Article 5, Section 503 of the WDO. Therefore, RVR measures described in the c WDO have been incorporated into the preliminary engineering plan which bring the development in conformance with RVR requirements as described below: • Preservation and enhancement of stormwater management benefits o o Existing Stormwater Basin and outfall structures shall be maintained o Existing features shall be protected by appropriate SESC measures P a a a • Minimization of Impervious Surfaces o Existing Conditions = 5.04 Acres Impervious o Proposed Conditions = 4.94 Acres Impervious c ■ Note: Future Outlot Development Areas assumed to be 90% impervious v o Total Impervious Area Reduction=0.10 Acres c • Stormwater Quality Enhancement a o Installation of manufactured BMP for Stormwater Quality o Contech VortSentry or approved equal for capture of Hydrocarbons from incidental spills in fueling canopy area o TSS removal provided for stormwater Q Packet Pg. 60 2.3.b The storm sewer has been designed to convey the 10-year flow within the crown of the pipe and the 100-year storm within the Rim of the storm structures. Sewer conveys flow to the north for o storage in the regional stormwater basin. v The storm sewer was modeled via Bently StormCAD to ensure compliance with the above c criteria. In the case of a flooding event or sewer failure, there is a designated emergency overflow route to convey stormwater overland to the basin, while maintaining freeboard N requirements. U c It should be noted that Lot 3 is anticipated to utilize portions of the proposed Storm Sewer, and was therefore included in the model with an assumption of 90% impervious. Because Lot 4 is to c the north (downstream) and has direct access to the regional stormwater basin, it has been excluded from Storm Sewer calculations. The portion of Lexington Drive which is routed by c existing storm sewer onto the site has been accounted for an included in the model. £ a O Please refer to the Storm Sewer Catchment Area Exhibit and the StormCAD results for more > W information o vi SUMMARY �o • No Stormwater Detention is required per the Lake County WDO (exempt per Article 3, Section 300.06) • Runoff Volume Reduction (RVR) is required per the Lake County WDO, and all RVR requirements are met • The site development meets the stormwater management requirements of the Lake N County WDO and the Village of Buffalo Grove • Storm Sewer has been designed to convey the 10 year within the pipe and 100 year o within the rim > • Emergency overflow routing has been provided through the site to the basin while maintaining freeboard requirements CO 0 0 L Q Q Q L .y C O U d y c <a a c m s 0 Q Packet Pg. 61 2.3.b LOCATION MAP 0 0 Project Location J ln,as�a.11 a'air1E'�t�;°i � �.r ",',CrtYFrAa.m aI'ld. d Elks k Star v 20 ur C a c )(a,,kaa@iaA n"i iicq lire V Ilaa I ' :ante CL T ai'zEv vJ kr:o1 A,n i e iiica iIvvi�t B"'A 'l�r@r I &trrmf°„nl)"."UplAy"� (D Srir@,rf'ai a° f&,l'p � 4 r A.1 Rd uar���il p, OG1dr , 1I rr�irssa �� 4ulrr,r. Q. O �� �,� �j�ai �!�aPlhw4tptPr Crh��d�."@a"i11aaC�ru G�1 s T.�#1AYV,9 P"I O WNn4w:ua rr Land G r ainimip j &iNlre N ma ;, tuff.irici ai<aw ,lrlo Y ri rrN N tiw w Ye, O m L sv Q Q bts��feIQ ctkm",fv^ L r' C'hk6,-mily Park a� '� v i O � S ,,.t, rr, (ITS d'.I IY'Fkti:'r' i 1 r � y i (3 -a lb a 1,si'�g H a n h a rd,. C 0 N s u m llo w OOOOW IIIq „r,. '-', Packet Pg. 62 2.3.b AREIAL IMAGRY (PRESENT DAY) o O U CL O ,ir cn ' c r- Q I i 29 j; 1 ��1�, �� c,, ✓ �� ��� e CO o O N O (A CO CL r , Q tro C7 0 �A �i O U d y c <a a M a n h a rd,. c 0 N s u m llo w OOOOW IIIq „r,. v Packet Pg. 63 2.3.b AREIAL IMAGRY (HISTORICAL IMAGERY — EARLIEST AVAILABLE) o O U �� ;�wwwa� ✓�wuwu�r�rm�� 'i'���1 � ���, J '/ G1 / a I E F , Q �filov a' / e U � 29 r W Q W P��V jl��flng I��i�r(�1?kf�'1Y UI f1U//lll� b��i�VIM14UFf(A��1y;rWJ�I 11 �1 war/r 0/aq nirmYlinri�mN���dliub�mNura Q, ng¢m�h 1>iDl �' l� � ._ i s>JJ �a%Y ai O N 0 N m � N w O O L Q Q Q L .y C O U d y c <a a c H a n h a m s rd,. C 0 N S U ��lq C ' %.", Packet Pg. 64 2.3.b FEMA FLOOD INSURANCE RATE MAP (FIRM) 0 0 U O ca J O O National Flood Hazard Leger FIIRMette FEMA Legend E EIS RE—FDF DET-ED,m—,mo.�aEXm FIRNa h—R, N wiei R'F riwa�a ucmr1 diaciel ,��"> �waa� WiamRammmeydm �e All C 5ro ,tl L aainioraxwsmDI fC rr %a iD n .are d a ean ai u a N g. r e p aie. wm . F. U.6e9aua � 6 ud m- I / m ii„Nd ,nIII pImue,a d h r ///l/��/ �� ���1➢f' / /r. See.wno s g7p���, �' � � r aatRERaaaE�,srnc rw d��a a�mt,�ma�u�e,nw wmmeam ;.,1 � FLOOD � irP/ m.:iri drve ,a Q ivared� at / °9Ea i I-DIARR O "fd"9P4 8h G l� "W OTHER AREAS m. Df 0W.e F d HI„�r� GNERAL •^•°,w• DIDIIIIel,E1Ne Sae Fit— / SnRuVaRE5 a •s�� C sr�&i`L^�m>a rte ral-n e , i / 1' �� p 4 VNI 1":c dVn m4 Clirxm�rs f ffjp,, W,we S P AN EI r Bra R..INE WI r[aaf.. f�/1 L III s &' fij"S l e�Yamr an tueeume n'mm V � E� m. �adneetmre G1 CL co r EYi�uum r�rKm mmnam�evra r Np Sa%CJrc,mi Lr�n PGvRiNrWir i r � m u � 7a mmm�� D wd In ow 0 lk rr MW UP Wa'I w 4mftm P dW p GtlltM CPorJ irW YPI�I mrx aaWW dWlmk WwV9 nElw'�Rwl u r i i �� i (�rar�' a rnwvuimui a w,rwr ere � N J r r a, ( iya' rr imp i r'n iurw uui wEma aaimvePox is i ee Y (,✓ y l,�.w r' E 0111400 pm,fl N id n l wid R&dmdM i'Loo Wo a R,�hd Gd@tiE M1 r $ryfrry p �e rn rrmm rram ae I fEMW.u a rnt C taltlrnr d tlua8aatpv aartd ',� mir�awr rR w O ml,INWsvr✓<I 1,I A-dw i 1 all o,i a glue n �� 9 �' mmarRdrmav reabaq mR a n widaairrrKMArrm+wrRiu B wei 4Wd tl fM,UY OYIde::eprml 11 f JV e wx7Ypp4'p"I Y W %a 4 e Hy tl A 4B raUA nwq'�kf x NR NI da4 W d wdae 44 a+a �ewa v iw nEq,mr qP R+d!"u9d'k t� niRr ib Y"U t m pi 4 awl M Rw-.--v,W Ow 1 f ME.bigmiM N r w Ill , 4d F'Ml„ p ���i h tl.ru V V uw ti,.,I✓Y N! w m r1W�arr rW tl tr wlua Poewril,nkrorn uu lwdl sAnRmiq IrYr"and 14i w rrm 0 wN^nnilIP uI, (a "RIN"mpt W"S Afam M Mao WoraafrruwyyRagr DartR"efecow EAbtlog",.2024p > 0 L Q Q Q L .y C O U d y c <a a c E kig"' ; Hanhard- MGM OOO[' l�1114 C: L Packet Pg. 65 2.3.b NRCS WEB SOIL SURVEY % 1 , O � O r, O fA d U C , a CL 2 1 � � y j JJ f 1 t=o U f a f. N 01 J � O i i r'iii y Gr%l�� ��, � N � 7 Lake County,Illinois(ILo97) w Map Acres Percent O Unit Map Unit Name in t AOI (Q Symbol AO > Lake County,Illinois(IL097) 146A Elliott silt loam,0 2.0 2S.0°/a O Cook.County,Illinois(I1031) 16- to 2 percent Q Cook County, Illinois(IL031) slopes Q Map Acres Unit Map Unit Name in percent. 153A Pella silty clay 4.3 54.1°/a Q L Symbol A01 of AOI loam,0 to 2 percent slopes 146A Elliott silt loam,0 0.2 2.1% 223B Varna silt loam,2 0.6 7.4°!o y to 2 percent to 4 percent C slopes slopes O 223B Varna silt loam, 2 0.0 0.1% 330A Peotone silty clay 0.9 11.40/c to 4 percent loam,0 to 2 y slopes percent slopes f� Subtotals for Soil 0.2 2.1% Subtotals for Soil 7.7 97.9% Survey Area Survey Area a c E H a n h a rd- C 0 N S U 1.., '1�[' ��1114 C: L /y, Packet Pg. 66 2.3.b NATIONAL WETLAND INVENTORY 0 0 US Fish and Wildlife Servioe Nation,al Wetliands, Inventor'"" Wetland's a , r �L i r a c a) E Q C > t, 1 >A" a1 CL co r Ji C O N $, w CF o I % O N o ti i w R P r C Q Q Q i Aprill '14, 2021 � darter p O � �I F t r .err l`r Prlrt ��qr"qr Lae I U Estuadne arid Il ar'k"ie epwal m` Fre,,W'wat r ForesledlShwib wetialui o"ver CD y Estuadne arid Marline, Wieffarld ) Hoshwater Porrd F'iverine c <a a c E H a n h a rd- C Packet Pg. 67 0 n r n a a•=a s,=n s �=a� �aa�si�a aav„r s��o1�s ea� wy=�+m ____ IISIHX3 V3klV SrlOIAH3d WI`JNUSIX3 � cm ID 1111,14 III S�jl� I 1115, SIONIIII`3AOa0 ow-Azi is j0 nnilA #o s vz PJ D 4 u D W- S131I00H 1JIOII1 a#e N cm a I 0 0� I Ili 3Nyl 3ENII IIII L I I Y� IIII I I p ih I �I of I �I1 ❑I I G I � IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I � II � IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII I � I I� �IIo �� kllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll I� u uuupuu a uuuulil ��� ICI VI a u' a uu uu�uuu a uu, I u�u�I�J��IIIIIIIIIIIIIII A I� d 0 n r n a a•=a s,=n s �=a� �aa�si�a aav„r s��o1�s ea� wy=�+m ____ ws LISIHX3 vauv snOlAkf3dWl 03SOdOEld S ����� III a SIONIIII`3AON0 ow-Azi is d0 30tlllIA o #o s Iq vz PJ D 4 u D W S13X00H 1J1011i a#e N r a <Y Y< YY �i sm xn 3NVl S'JNI (IIII 1SbN I I �I 11 I IIII I II I II � II III �I I I Ii ----iI b I I I II s 7 I � I n I m I I I 1 w w J ' I I a1 o � I 1 I Il uuuuuu of � Y mi v u + ® + oo loo �aoy U 0 L ICI uul�uu � I I a 0 o el s ® u uuuuuuuuuuuuuuuuuuuuuu II � +I 4� R r b, � — 4._ Ivi � i 0 n � e„ � e ,.,a e,,, : e„ams^P9^slo e�maay mp euo0l fag ued rvewy=n�tl �� de�uV ede�MWn. imuewuw�n +mv_M .amud6 �hN�H arl&y Im 1I91HX3 tl3kltl 1N3WHOltlO 183M3S Wk101S s 3nO a VmpJaLIuDH= S13IOOH ANDIIi a e i it I I , \e IL —_L t I J_I_L�s �� A All- � I JAI I i AI I � + + a °s 099 S= HSVM FJVO 10, iKI IA A w (3� o �w�� o> I F- u � Lu o �JJI g ��A ikFFFFFTT III ----------------= r k PIS Scenario: Base 0 0 co cu O CU 4,4 CU CIL E CL 2 0 cu co 0,?'ao C N U 0) 6 A„ 0 0) IX 0 A 0 co CL CL 0 0 cu co CIL cu Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01—Revised.stsw Center [10.03.00.76] 7/14/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 71 `ueld uauadolana(3 `sash leiaadg `6uiuozaa `uosinipgng jo Jenoiddd aapisuoo) ;ag ueld :;uauayoe;;d � N M N � a 75 aD O U a ry LLJ C w r E y m o m m m m m m m o w w o w w w w w o w w w w m o m m m E E J~mmmmmmmmmmmmmmmmmm m m m m m m.... m o 0 0 0 0 o a a a o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3 a LL w a m m io m n n n n n r r is w w r ry.a.y a m u�.y.1 m ry w �m E m n w w a ry ry m n m w m m r ry r ry in r r r r r e w v m m ry mrvn n�o n n Qom nww nww.ym r m.y rwrv.o ry nw `ueld uauadolana(3 `sash ieiaadg L6uiuozaa Luosinipgng jo Jenoiddd aapisuoo) ;ag ueld :;uauayoe;;d � M M N � a a� a ry O ry Q w r 0 r q I, N 00 00 N N a l0 cs N rs ui oo n, rs rs rs a M ot co I- lO 00 L(1 00 r W l0 c I OlIt r4 " W O W L.O O N O rd O rs M rd rd O ry O O O O N ri N O O 7 O O a=+ L O � u � U O H V Ol Ln Ln I- M Ln N I- It LO M I- Ol 0) I� 1.0 Ol Ln M I, Ln M Ol O � � r- r- � 01 O 01 01 01 01 � O 01 01 O At 01 � At O Do . . . . . . . . . . . . . . . . . . L O O O O O O O O O O O O O O O O O O v � } O O aJ � co � H Ti +' U N � E O U U m O V � 7 M Ln W -i Ln lO N 1.0 M M l0 I, l0 N W ri N r-i N N N W -zl- O H O O N O Ln ri N Ln N ri ri N N ri ri N r I r I N O N O O O O O O O O O O O O O O O O O O O O O L U L ro V1 ^ A 4— aj Q C) M N l0 Lfl r I N O 01 00 L() l0 M M O N X X N N N N N N r) rd rd rA rA W N ry N 01 l0 M oF N ri f, uL I 9 1 1 V 1 V V V V V V V V V V V V V V V V 1 V V 2.3.b (10 YEAR STORM) Profile Report Engineering Profile - INL-1 - FES-1 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C C a c a� E Q O as a� 0 6]O Op M 2(5T) ....... ......... ......... .........M 5(5r) ,. ........R 1(Sn wm 66&9flft q Rm 65566ft t� IRnvel&b245ft Irpiert 661.66ft Rm 6fio.00ft Invert LW,15L7ft Mi Sn iL�7(ST) M-F8(ST nvert'.6�9]ft Rm&8593ft Rm 665.6nft Rm66559ft y Invel&:N Saft Invert 659]2ft Invert 659.S6ft ` R.66Z.23ft .� _ ......PjPe1 ST)843 ft..0621% Imert'.659.36ft.. V M y RF 3(Sn:WOR@U3W% IIC^L W 66)00 ....... .. .... ......... ......... ......... PlPe4(571;.33.ZR@6560W .... PpeS(ST)5(3f[@0.260% Rpe](ST)818ft@0250 n O N -n+50 M0U U+SU 1+UU 1i5U 2in1 2-5 3 W 3+5U 4— 4+5U 5 10 C O A S afion 2 N W 0 > O L Q Q Q L .y C O U d N c <a a c m s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 74 2.3.b (10 YEAR STORM) Profile Report Engineering Profile - INL-3 - MH-4 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O 670.00 .................................. NL-3 R m 667.60 ft Invert: 663.20 ft M-4 (ST CL Rm 666.00 ft Invert: 660.W fi E 0 > > to N 10 w P� U 24 (5�: 15.2ft�0. 9 ( CL Yc N 01 C O 660.00 -0+50 0+00 0+50 N w 0 0 L Q Q Q L .y C O U Station (ft) a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 75 2.3. (10 YEAR S Profile Report Engineering Profile - EX MH-3 - MH-8 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O 670.00 C L EX W3 (Sl0 > Fbm 664.48 ft EX W2(ST) Invert: 661.98 ft Rim 664.52 ft M-,8 Sl) a I r vert: 661.42 ft FPorn 665.59 ft 665.00 c nve . 659.56 fi N o y w 1.6,y? % a 660.00 (ST: Li �42. .0 C�2.7s9 N IX C O A .> 655.00 cn w 0 -0+50 0+00 0+50 1+00 O L t2 Q Q L .y C O Station (ft) U a� a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 76 2.3.b (10 YEAR ST Profile Report Engineering Profile - MH-9 - MH-6 (HPIBGIL01_Revised.stsw) c 0 U O 670.00 9 ('sT)....................................................... J Rm 667.53 ft o Invert: 662.57 ft W6 (Sl) Rm 65.93 ft 2L Invert: 659.85 fi > a 665.00 CL s o 0 v; pipe-8 (51�. �9 y @ Soo % 660.00 O N 01 IX C O A 2 N w 0 655.00 0 L t2 -0+50 0+00 0+50 a L y C O U d N c <a a Station (ft) E Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 77 2.3.b (10 YEAR ST Profile Report Engineering Profile - CB-16 - MH-6 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C C a c a� E Q O as aD 0 vi B10(51J 1-4 Rm ooJ.l Jfl C M-F.111fl R-7.65fl 12§T3 —10(51)r166209fl Irner1661.4fl Rm 66—ft Rm 66669fl Inve6-5.9&5fl y 661.23fl Invert:—oft bb5.(( .0 c Ppe9(Sn 11A6fl QOg3091 Ppe 11(S 1J351 0331 0 ( Q w Fp3-12(S1J-9J_6n@0 300Yo Fp 13 P1,fiBfifl .iyP 11(Si)1168fl�+0214� vI O —00 N 0) -0+W -1 -1 1— 1— ­0 "0 3t00 3— 4— 4— 6+00 6+60 6+00 N C O s�ea0n m7 � W > O L Q Q Q L .y C O U d N c <a a c m E s Bentley Systems,Inc. Haestad Methods Solution Storm CAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 78 2.3.b (10 YEAR S Profile Report Engineering Profile - INL-15 - MH-14 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C 670.00 I NL-15 (ST) Rm 666.25 ft M-+14 (Sl) Invert: 662.25 ft Rm 667.21 ft a Invert: 662.09 fi Q 0 665.00 y W 0 Q Pipe-10 ' T):46.3 ft Q 350 OX 0 01 IX CF 660.00 C 2 -0+50 0+00 0+50 0 w 0 O L Q Q Q L Station (ft) to C O U d N c <a a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 79 (10 YEAR S II Profile Report Engineering Profile - INL-23 - MH-12 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C C a c a� 670.00 Q I NL-23(SI Rim 665.91 ft W12(SI) (D Invert:662.05 ft Rim 666.47 ft p I nvett:661.23 ft vi y d v ....,, to c 665.00 io v d w Pipe 22 ST: 150.8 It @ 0.180% crL c O N 660.00 J 01 -0+50 0+00 0+50 1+00 1+50 2+00 c O rn 2 N w Station(ft) 0 O L Q Q Q L .y C O U d N c <a a c m s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 80 (10 YEAR Profile Report Engineering Profile - MH-11 - MH-10 (HPIBGILOI Revised-stsw) 0 0 U O ca —j O to O 670.00 .................................. W1 1 (ST)...................... Rim 668.77 ft Invert: 662.62 ft M+1 0 (SI) E Q .2 Rm 665.69 ft Invert: 660.10 ft 0 665.00 2 1. U Rpe-is Soo 0 N 0 IX 660.00 0 A 2 -0+50 0+00 0+50 0 0 P CL CL Station (ft) to 0 a. E Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01 Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Watertown,CT 06795 USA +1-203-755-1666 1 Packet Pg. 81 2.3.b (10 YEAR STORM) Profile Report Engineering Profile - INL-17 - EX MH-1 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C C a c a� E Q O as a� 0 H.665.37 R M+19(S7) N"21(S1) Rm?666 3 R M+25(Si) t� Invat662.37R Hd 66S97R Am6596R H 6657nR Q� 1—t 66080ft I—ft 6591s Imert 658.88ft M426(ST) M+18,S1) Invert 658.16R Fdm 66474R o-1 Rm.665.74 ft 1—t 658.05 R Rm 664.30 R Invert 66216R .. ....... ......... ....... ',, ',, I—ft 657.70R 665 00 ...... ......... „, ..... ....... ',, ',, ',, ',, ',, ',, ..... ........ ',, •V 0 7'9>a16( 1g2ffC� CL 1 ,50% R 939fl @ 9Y @1� w F�7J sh C°�2coo (Sn:413ft 66000 _ 0% P -77Q7ft 037fi Po.... @0.321% ',, ',, •� O N 65s nn 01 -0150 0i00 0+50 1— 1i50 2if10 2i50 3i00 3+50 4i00 4i50 5.0 C O A sUion(ft) •' N W 0 > O L Q Q Q L .y C O U d N c <a a c m E s Bentley Systems,Inc. Haestad Methods Solution Storn-CAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 82 2.3.b (10 YEAR STORM) Profile Report Engineering Profile - INL-20 - MH-19 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O 670.00 I NL-20 (ST Rim 665.36 ft Invert: 661.61 ft Wig (ST) Q Ism 665.9 ft 0 665.00 . o Invert: 80 fi � 660 N nv > w 2 0 Q U O N 01 IX Pipe-23 (S 1 . o�: 42 ft �0.500 /t, 0 660.00 -0+50 0+00 0+50 w 0 O L Q Q Q L .y C O U Station (ft) a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 83 2.3.b (10 YEAR ST Profile Report Engineering Profile - INL-22 - MH-21 (HPIBGIL01_Revised.stsw) c 0 670.00 U I NL-22 (ST) J Rim 665.39 ft Invert: 661.90 ft to V M�Q1 (ST) Rim 665.9 ft > Invert: 659.18 fi CL 4- s 0 o Pipe-25(ST). 14.2 ft a@ 0. w 0 rL 660.00 .. O N 01 IX C O A 2 N w 0 655.00 P 0 tz Q -0+50 0+00 0+50 a .y C O U d N c <a a c Station (ft) E Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 84 `ueld uauadolana(3 `sash leiaadg `6uiuozaa `uosinipgng jo Jenoiddd aapisuoo) ;ag ueld :;uauayoe;;d ri co N a a� E o00000000..aaaa00000rv..o.,rvmo o a cry " erg+ E VO1mv ui a` ---------------- � NaN ,rv.a,^yoaN oar �,ao ¢` E E 3 v a 3 3 E i o x �x `ueld uauadolana(3 `sash leiaadg `6uiuozaa `uosinipgng jo Jenoiddd aapisuoo) ;ag ueld :;uauayoe;;d to ri co N a aD a 0 ct ui ri 1, �t lO lO -:I- -i -zl- M N M -:I- r, r, N 00 Ln 00 �t M 1- �t �t ^ O 1, M Ol lz� M M r4 Cl M L.O OO Ln lz� O0 -1 M -1 N O L.O -! 7 ci � O O N O Ln N L.D N N N r--i -i 1 —1 -1 r-I � M O 0 O H O Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln Ln O O � U � U O H U 01 Ln Ln 1, Q1 Ln N 1- �t lO M 1, 01 01 1, lO 01 Ln M 1� Ln M 01 0 p oo lz� n n lz� o0 0 00 00 00 00 r 0 00 00 0 lz:t o0 1� lz� 0 00 r-1 � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 v v :E U_ v C O ^ O U co E t�: O O a= U C � =5 m cr U M Ln lO r-1 Ln lO N lO 00 M lO 1l l0 N lO r-1 N r-1 N N N 00 'zl- O � O 6 N O Ln ri N Ln N -i -i N N -i -i N r-1 t r-1 N C5 . . . . . . . . . . . . . . . . . . . . . L O O O O O O O O O O O O O O O O O O O O O OJ V) ^ .- O1 N Q 0 M N W Ln —i N O 01 00 f- Ln LO M M O N X X N N N N N r- r- r- -- -- -- N .--I N T lO M LL L-J J U U U U U U U U U U U U U U U U U U U U U U U 2.3.b (1 0 YEAR STORM) Profile Report Engineering Profile - INL-1 - FES-1 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C C a c a� E Q O as a� 0 6]O Op M 2(5T) ....... ......... ......... .........M 5(5r) ,. R........ 1(Sn wm 66&9flft q Rm 65566ft t� Invel&b245ft Irpiert 661.66ft Rm 6fio.00ft Invert 6615]ft Mi Sn M 7(ST) M-F8(ST) nvert'.6�971 Rm&8593ft Rm 665.6nft Rm66559ft y Invel&:N Saft Invert 659]2ft Invert 659.S6ft .... - PjPe1 Sn 843 ft..g621% Imert.659.36ft1 U I�CL M SO6ft@U5W% Rm (S7)629ft@) W 6d)00 ....... .. .... ......... ......... ......... PlPe4(S!);.33.ZR@657pW .... RpeS(ST)5(3f[@0.250% Rpe](ST)818ft@0250 n O N -n+50 M0U U+SU 1+UU 1i5U 2in1 2+5'1 3 W 3+5U 4— 4+5U 5 10 C O A S afion 2 N W 0 > O L Q Q Q L .y C O U d N c <a a c m s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 87 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - INL-3 - MH-4 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O 670.00 .................................. NL-3 R m 667.60 ft Invert: 663.20 ft M-4 (ST CL Rm 666.00 ft Invert: 660.W fi E 0 > > to N 10 w P� . g CL U 24 �5�� 15.2 ft M �0 o O N 01 C O 660.00 -0+50 0+00 0+50 N w 0 0 L Q Q Q L .y C O U Station (ft) a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 88 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - EX MH-3 - MH-8 (HP113GIL01_Revised.stsw) c 0 U O ca J O O 670.00 C L EX W3 (Sl0 > Fbm 664.48 ft EX W2(ST) Invert: 661.98 ft Rim 664.52 ft M-,8 S1) a I r vert: 661.42 ft FPorn 665.59 ft 665.00 nve . 659.56 fi c N o y w 1.6y� / a .0 7s9 N IX C O A .> 655.00 cn w 0 -0+50 0+00 0+50 1+00 O L t2 Q Q L .y C O Station (ft) U a� a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 89 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - MH-9 - MH-6 (HPIBGIL01_Revised.stsw) c 0 U O 670.00 9 ('sT)....................................................... J Rm 667.53 ft o Invert: 662.57 ft W6 (Sl) Rm 65.93 ft 2L Invert: 659.85 fi > a 665.00 CL o @ 1.5Gb 660.00 O N 01 IX C O A 2 N w 0 655.00 0 L t2 -0+50 0+00 0+50 a L .y C O U d N c <a a Station (ft) E Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 90 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - CB-16 - MH-6 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C C a c a� E Q O as aD 0 6- 3fl Rm fi6].21fl tdmlwJ.1.T M-F12(51) 1M1-6 W Irnen:b3260fl Irvefl 66209fl Irnen obl.4fl Rm fifi64]fl Rm6—o Invetb6-5fi y fifi1.23fl Invert:E60.10fl bb5.(( .0 c Ppe9�Sn 11A6fi@Og309� Ppe 11(S 1J361 0331 0 /�� Q w Fp3-12(S1J_9J_8fl(O(300 Yo Rps13�fi8fifl�(3�o iyPl♦' IX. . (Si)1168fl C-214% vI O bss.(( N 0) -0+W -1 -1 1— 1— —0 —0 3t00 3— 4— 4— 6+00 1— 6+00 N C O s�eaon m7 � W > O L Q Q Q L .y C O U d N c <a a c m E s Bentley Systems,Inc. Haestad Methods Solution Storm CAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 91 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - INL-15 - MH-14 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C 670.00 I NL-15 (ST) Rm 666.25 ft M-+14 (Sl) Invert: 662.25 ft Rm 667.21 ft a Invert: 662.09 fi Q 0 665.00 y w Q Pipe-10 ' T):46.3 ft Q 350 OX 0 01 IX CF 660.00 C 2 -0+50 0+00 0+50 0 w 0 O L Q Q Q L Station (ft) to C O U d N c <a a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 92 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - INL-23 - MH-12 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O fA d U C C a c a� 670.00 Q I NL-23(SI Rim 665.91 ft W12(SI) (D Invert:662.05 ft Rim 666.47 ft p I nvett:661.23 ft vi y --------------- d c 665.00 io v d w R et-22 ST: 150.8 It @ 0.180% crQi c O N 660.00 J 01 -0+50 0+00 0+50 1+00 1+50 2+00 c O vl 2 N w Station(ft) 0 O L Q Q Q L .y C O U d N c <a a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 93 (100 YEAR STORM) Profile Report Engineering Profile - MH-11 - MH-10 (HPIBGILOI Revised.stsw) 0 0 U O ca —j O to O 670.00 .................................. W1 1 (ST)...................... Rim 668.77 ft Invert: 662.62 ft M+1 0 (SI) E Q .2 Rm 665.69 ft Invert: 660.10 ft 0 665.00 2 CL 1.500 0 N 0 IX CF 660.00 0 A 2 -0+50 0+00 0+50 0 0 P CL CL Station (ft) to 0 a. E Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01 Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Watertown,CT 06795 USA +1-203-755-1666 1 Packet Pg. 94 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - INL-17 - EX MH-1 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O to d U C C a c a� E Q O as a� 0 H.665.37 R M419(ST) Mi21('� Rm?666 3 R M+25(Si) t� In t662.37R Hd 66S97R Hi 66596R Fim 6657nR Q� overt 660.80R Invert 65918 Invert 658.SSR M426(Si) M+18,S1) Invert:658.16R.d 66474R o-1 Rm.665.74 ft 1—t 65&O5 R Rm 664.30 R Invert 66216R ....... ......... ...,. ',, 1—ft.657.70fl 665 00 .... „, ..... ....... ',, ',, ',, ',, ',, ..... ........ ',, •V CL 0 7'9>a16( 1420C 1450% R 939fl @ 9Y w F�7J @1q5° sh C°�2coo (Sb 413ft 66000 ...... ......: 0� -P��iB ° ,.... ...... P -11Q7f[ 0316.-°0.... R!20(S7):958h@072a% Rpe-21(S1)194R@0.321% ',, •� O N IX 1150 —0 0+50 1— 1+50 2f10 2+50 3.0 3+50 4.0 4+50 5.0 C O A sUion(ft) •' N W 0 > O L Q Q Q L .y C O U d N c <a a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 95 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - INL-20 - MH-19 (HPIBGIL01_Revised.stsw) c 0 U O ca J O O 670.00 I NL-20 (ST Rim 665.36 ft Invert: 661.61 ft Wig (ST) Q Ism 665.9 ft 0 665.00 . o Invert: 80 fi � 660 N nv > w 2 Q O N 01 H IX Pipe-23 (S 1 . o�: 42 ft �0.500 /t, 0 660.00 -0+50 0+00 0+50 w 0 O L Q Q Q L .y C O U Station (ft) a c m E s Bentley Systems,Inc. Haestad Methods Solution StormCAD HPIBGIL01_Revised.stsw Center [10.03.00.76] 7/6/2021 27 Siemon Company Drive Suite 200 W Page 1 of 1 Q Watertown,CT 06795 USA +1-203-755-1666 Packet Pg. 96 2.3.b (100 YEAR STORM) Profile Report Engineering Profile - INL-22 - MH-21 (HPIBGIL01_Revised.stsw) c 0 670.00 U I NL-22 (Sl) J Rim 665.39 ft Invert: 661.90 ft to V M�Q1 (ST Rim 665.9 ft > Invert: 659.18 fi CL 4- s 0 co > Pipe-25(ST), 14.2 # a@ 0. % 29 0 rL 660.00 .. O N 01 IX C O A 2 N w 0 655.00 P 0 tz Q -0+50 0+00 0+50 a .y C O U d N c <a a c Station (ft) E Bentley Systems,Inc. 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E2.1b_ 2135 S.Frontage Rd--Des Haines,IL 60018 847-390-0350-Fax 847-390-9231 Afont@mdesigngroupsignage.Tom JOB# 6708 J O B Ricky Rockets NAME Buffalo Grove Location ATTN:Eric Grabowski Heidner Properties Inc. 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ELEVATION VIEW E OPTION 1 a SCALE 3/8"= 1'-0" DESCRIPTION Fabricate&Install Qty:One(1)-D/F Monument Signage • LED ILLUMINATED SIGN CABINETS •52 H X 6'-4'FIBERGLASS FIGURINE • FRONT&HALO LIT CHANNEL LETTERS FOR DO RITE DONUTS • BRICK&MASONRY TO MATCH BUILDING-BY OTHERS Name Date Ames THESE PLANS ARE THE ESCUISIVE PROPERTY OF DESIGNGRGUP SIGHAGE CORP.AND ARE THE RESUIT OF THE AFlII DG3T21 INmALSALES DRAWING ORIGINAL WORK OF ITS EC IPLOYEES_THEY ARE SUR AITTEO TO YOUR COMPANY PoR THE SOLE PURPOSE OF Anil D41321 Renon YOUR CONSIDERATION OF WHETHER TO PURCHASE THESE PIANS OR TO PURCHASE M.DESIGNGROUP INTERNATIONAL AFlII DCO421 UPDATED TO NEW BUILDING RENDERINGS SIGNAGE CORP A SIGN MANUFACTURED ACCORDING TO THESE PLANS DISTRI BUIION OR E(FIRE➢ONOFTHESE SIGN ASSOCIATIaN AFlII 062321 UPDATED TO NEW BWLDING RENDERINGS AND ADDED ROCKET WASH SIGNS PLANSTOCONSTRUCT A SIGN SIMILAR TO THE ONE HE REIN IS STRICTLY FOR BE DDEN.IN THE EVENT THAT SUCH AFlII DSD421 REDUCED 9-1 OF CHAN NEI LETTERS TO MEET CODE REQUIREMENTS EXHIBITION OCCURS,DESIGN GROUP SIGN AGE CORP.IXPECTSTOBERH%BURSID$S DO.00 IN COMPENSAB ON ACC �Q �f FOR TIP4 AND EFFORT ENTAILED IN CREATINN THESE PLANS_ PAGE L v Packet Pg.117 (mIoo0 W-1 OOL ae saouelaep'ueld uawdolana(3'sash Ieloadg'6uluozab'uoslnlpgng;o Ienoiddy aaplsuoo) ;ag ueld:Iuawgoeaay 00 s r> a a. 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E2.1b_ 2135 S.Frontage Rd--Des Haines,IL 60018 847-390-0350-Fax 847-390-9231 Afont@mdesigngroupsignage.com JOB# 6708 J O B Ricky Rockets NAME Buffalo Grove Location ATTN:Eric Grabowski Heidr er Properties Inc. ICO E.Lake Cook RD Buffalo Ewe,IL 60089 S88)555-1212 Sign Specifications O Interior • Exterior • Single Face O DOul1e Face O Non-Illuminated 10'-2" ® Illuminated-1 20v/20 Amps O Approved brr 9'-0" 1 n O Approved As Noted O Revise 8 Resubmit Y Date O O U BV w Y Drawn By:AFIII Checked By:A 5'-0" — 0 G, a, ra Regull lr with Wash EM rz 0 v Regull it 6' 5 t2" without ut Weslh Em 20'-0" r AR 11-01, 0 ELECTRONIC 6'-01w°� No 2'-7 1A2" MESSAGE CENTER >_ 1'-6" DO-RITE DONUTSo 4'-4" Fu 0 1' 0" TENANT TENANT0. TENANT TENANT WUV 'NaaUV 'NVaIUV 'NaVIUV 'NaVaVIW N aNaW'a'�a'NaaUVNaBWNaaUVNIaaGIlia',NaW'al'aNaaUVNNaWV! UVNaBWNaWV! 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Introduction 0 0 U This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed mixed-use development to be located in Buffalo Grove, Illinois. The site, which formerly contained an o approximate 100,000 square-foot office building, is located in the northeast quadrant of the intersection of Lake-Cook Road with Lexington Drive. As proposed, the mixed-use development is to consist of the following uses: c •L A fuel center that is to contain 24 fueling positions, an approximate 7,260 square-foot > convenience store, and a car wash An approximate 6,250 square-foot commercial building that will contain an approximate L 2,400 square-foot coffee/donut store with drive-through facility £ An approximate 2,500 square-foot quick service restaurant with drive-through facility c Approximately 34,000 square feet of self-storage space > W 0 Access to the development is proposed to be provided via a restricted right-turn in/right-turn out access drive on Lake-Cools Road, a full access drive and a restricted right-turn in/right-turn out access drive on Lexington Drive, and future cross access to the parcel directly east of the site. ro aD a The purpose of this study was to examine background traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate traffic generated by the proposed development.Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site. c 0 The sections of this report present the following: Existing roadway conditions cn A description of the proposed development o Directional distribution of the development traffic > 0 Vehicle trip generation for the development a Future traffic conditions including access to the development a Traffic analyses for the weekday morning and weekday evening peak hours Recommendations with respect to adequacy of the site access and adjacent roadway system 0 U d N c <a a c m E s Q Packet Pg. 148 2.3.b r O WWflluw :ta �� ; O Vru'tta^trn tl"rarl+ `� I<r �"1 ri lfv i'"aU ,„ Chevy Chase O µ, CarosrrUi y'4:Ju4� SITE ffilffa(u rmvp("Of Club fC (04.`,A N,v 1 N ` W Ii',letPrr Vil l a"i C z � �6o Q O > G1 G y Vrlir,.. rY"fr u"a 10 Site Location Figure 1 a c O N 01 C O N N w O O L Q Q Q L .y C O U d N c <a a c m E th,(IN110 Grove, Illinois 2 Q 9�nFam�aN�:�u�..ilrre�ed�ranaw�,�.�"���rcr'u,�a alrkM.na: wmer�0�.rn � a�. Packet Pg. 149 0 0 —j C) O CL C a) as E CL 0 20 Q CL Aerial View of Site Figure 2 0 N 0 A 2 CO 0 p CL CL U) C 0 cn E U ns Proposed Ifixcd-b'sc 1h.,velopment, th,("N110 Grove, Illinois 3 lrlwaw hmn4.3,Undgron,04�aipa,Abcmwwa,�rk Packet Pg. 1SO 2.3.b 2. Existing Conditions 0 0 U Existing transportation conditions in the vicinity of the site were documented based on field visits conducted by KLOA, Inc. in order to obtain a database for projecting future conditions. The _J following provides a description of the geographical location of the site, physical characteristics o of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. U c Site Location The site,which formerly contained an approximate 100,000 square-foot office building, is located in the northeast quadrant of the intersection of Lake-Cook Road with Lexington Drive. Land uses in the area include office,business park, and warehouse uses to the north and east and residential to the south and the west. Lexington Commons Plaza is located directly south of the site on the c south side of Lake-Cook Road. W 0 Existing Roadway System Characteristics y The characteristics of the existing roadways near the development are described below and 2 illustrated in Figure 3. a Lake-Cook Road is an east-west, arterial road that has a six-lane, divided cross section east of the c site and a four-lane, divided cross section west of the site. At its signalized intersection with c Lexington Drive, both approaches of Lake-Cook Road have a separate left-turn lane, a through lane, and a shared through/right-turn lane. At its unsignalized intersection with Hastings Lane, CF Lake-Cook Road has three through lanes and a separate left-turn lane on the eastbound approach and a two through lanes and a shared through/right-turn lane on the westbound approach. Lake- 2 0 Cook Road is under the jurisdiction of the Cook County Department of Transportation and Highways (CCDTH), has an Annual Average Daily Traffic (AADT) volume of 36,300 vehicles w (IDOT 2018), and has a posted speed limit of 45 mph. 0 0 Lexington Drive is a north-south, local road that has one lane in each direction. South of Lake- a Cook Road, Lexington Drive has striped northbound bike lane and the southbound lane is a shared a bike and vehicle lane. At its signalized intersection with Lake-Cook Road, both approaches of Lexington Drive have a separate left-turn lane, a through lane, and a separate right-turn lane. At its all-way stop sign controlled intersection with Armstrong Drive, Lexington Drive has a shared 0 U left-turn/through/right-turn lane on both approaches. Lexington Drive is under the jurisdiction of the Village of Buffalo Grove and has a posted speed limit of 25 mph. y c Armstrong Drive is an east-west, local road that has one lane in each direction. Truck traffic over a four tons is prohibited on Armstrong Drive west of Lexington Drive. At its all-way stop signed controlled intersection with Lexington Drive, Armstrong Drive has a shared left- E turn/through/right-turn lane on both approaches. Armstrong Drive is under the jurisdiction of the Village of Buffalo Grove and has a posted speed limit of 25 mph. Q Packet Pg. 151 `ueld uauadolana(3 `sash lelaadg 16uluozaa `uoslnlpgng jo lenoiddd aaplsuoo) ;ag ueld :;uauayoe;;d T N cM a1 a U) Q Y Z' Z U v Q Z � �o p J U C� J 8 Li M z LLI L w Q Q O W W H = rn � N 1 ❑ J O x z N � Y � U N �L U N � L U c� _0 m 0 N JL V w D V ❑ Qv �► DRIVE N �� 'ltt• 0 U O Z) Z o; , � - � � — — U) x E �� Y � � 0 0 0 a °o a > (7 U LU O N O J a m 2.3.b Le Parc Circle is a local road that extends in a circle around the Le Parc residential development. The road has one lane in each direction and is under stop sign control at its intersection with Lexington Drive. Le Parc Circle is under the jurisdiction of the Village of Buffalo Grove and has °o a posted speed limit of 15 rnph. v Lake-Cook Road Improvements o 0 The Cook County Department of Transportation and Highways (CCDTH) is currently improving y Lake-Cook Road between Raupp Boulevard and Hastings Lane. As part of the project, improvements will also occur along Buffalo Grove Road, McHenry Road (IL Route 83), and20 Weiland Road. Lake-Cook Road will be widened to provide a third lane in each direction with additional intersection improvements. At the signalized intersection of Lake-Cook Road with Lexington Drive, the Lake-Cook Road approaches will provide a separate left-turn lane, two a through lanes, and a shared through/right-turn lane and the Lexington Drive approaches will provide a separate left-turn lane, a through lane, and a separate right-turn lane. Per the CCDTH a web site, construction on the project started in 2020 and is scheduled to be completed by 2022. 2 as 0 Year 2021 Base Conditions o y In order to determine current traffic conditions within the study area, KLOA, Inc. conducted peak period traffic counts at the following intersections: U aD a Lake-Cook Road with Lexington Drive (Friday, April 16, 2021) Lexington Drive with Armstrong Drive (Wednesday,November 4, 2020) Lexington Drive with Le Parc Circle (Wednesday,November 4, 2020) N The traffic counts were generally conducted during the morning (6:00 A.M. to 9:00 A.M.) and c evening (4:00 P.M. to 6:00 P.M.)peak periods. The results of the traffic counts show that the peak hours of traffic generally occurred between 7:30 A.M. and 8:30 A.M. during the weekday morning peak period and between 4:30 P.M. and 5:30 P.M. during the weekday evening peak period. cn w 0 It should be noted that due to the Covid 19 pandemic, traffic volumes in the area generally do not reflect normal or typical conditions. As such, the 2020 and 2021 traffic counts were compared to traffic counts previously conducted by IDOT in 2018 along Lake-Cook Road. Based on the C comparison, the traffic volumes were increased as follows: .y The Lake-Cook Road eastbound traffic volumes were increased by 130 percent and the c westbound traffic volumes were increased by 56 percent during the weekday morning peak v hour and the eastbound traffic volumes were increased by 29 percent and the westbound traffic volumes were increased by 41 percent during the weekday evening peak hour. a The Lexington Drive, Armstrong Drive, and Le Parc traffic volumes were increased by 50 percent during both the weekday morning and evening peak hours. s Figure 4 illustrates the Year 2021 base peak hour vehicle traffic volumes. Copies of the traffic counts are in the Appendix. Q Packet Pg. 153 `mduemdga e(3 `seSn mpa S emuoaN `ommpgnS jo Ie odd¥jemsuoo) JOSugd ]uemLj3e n¥ 11 2 � W ± # 6 \ 0 0-. a / § § \ 0 / / § 2 a \ 2 # z \ / : / 7 , �\ - o o O 0 } j . . . . . . . . . . . . . . . . . . . . . a) E _ 0 > .g � w m r % �mq L g ( )6 m 4i (.0, 2 (0) .. } q 3 (B )o q /� ^ 3 ( 6) ƒ et@ $f m Lncnko E Ln _ «^ R4 //� � !g@» " ~ \ g Via» Ln 00 c a §5 9 "A ^ � 7 ( 2g ) v a DRIVE 10 m) ƒ ¥YCIFa 5 @9 3c ) rnMn� I » $ 0a, m o 2 �Gm ® k Q& 2 � E — Im � �2 \ E & U) > o ° L « o ¢ \ � § 3 m o 3 0 � � 7 2.3.b Gash Analysis KLOA, Inc. obtained crash data' from IDOT for the most recent past five years available(2014 to 0 2018) for the intersections of Lexington Drive with Lake-Cook Road, Lexington Drive with Le U Parc Circle, and Lexington Drive with Armstrong Drive. Table 1 summarizes the crash data at the Lake-Cook Road with Lexington Avenue intersection. The intersection of Lexington Drive with c Le Parc Circle had five crashes in the five-year period and the intersection of Lexington Drive with Armstrong Drive had two crashes in the five-year period. A review of the crash data indicated a no fatalities were reported at either intersection during the review period. c Table 1 � LAKE-COOK ROAD WITH LEXINGTON DRIVE c �a p• of a c SideswipeYear Angle Object Rear End , Other Total £ O. 2014 0 0 16 2 6 0 24 2 2015 1 0 10 1 7 2 21 0 m 2016 1 2 10 3 5 0 21 to 2017 2 1 16 1 2 0 22 2018 2 0 22 0 5 0 29 a Total 4 0 74 7 25 2 112 c Average/Year <1.0 <1.0 14.8 1.4 5.0 <1.0 22.1 0 as c 0 A 2 w 0 0 L Q Q Q L .y C O U d N c <a a c m E s IDOT DISCLAIMER:The motor vehicle crash data referenced herein was provided by the III inoisDepartnientofTransportation.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, Q location data may vary in previous years since data prior to 2015 was physically located by bureau personnel. Packet Pg. 155 2.3.b 3. Traffic Characteristics of ' Proposed l l 0 0 U In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed development, including the directional distribution and volumes of traffic that it will generate. o Proposed Site and Development Plan As proposed,the mixed-used development is to consist of a fuel center that is to contain 24 fueling positions, an approximate 7,250 square-foot convenience store and a car wash, an approximate > 6,250 square-foot commercial building that will contain with an approximate 2,400 square-foot coffee/donut store with drive-through lane, an approximate 2,500 square-foot quick service restaurant with drive-through facility, and approximately 34,000 square feet of self-storage space. £ Access to the development is to be provided the following three access drives: c as The Lake-Cook Road access drive will be located is on the north side of the road o approximately 425 feet east of Lexington Drive and will be restricted to right-turn in and right-turn out movements only. As proposed, the access drive will provide one inbound lane and one outbound lane channelized and signed to prohibit left-turn movements. ro Further, the proposed barrier median along Lake-Cook Road will physically restrict left- a turn movements. The outbound lane of the access drive will be under stop sign control. In addition, a 175-foot separate right-turn lane and a 220-foot taper will be provided on Lake- Cook Road serving the access drive. N 01 The Lexington Drive north access drive will be located on the east side of Lexington Drive W c opposite Le Parc Circle and will provide full access to and from the development. The 0 access drive will provide one inbound lane and one outbound lane with the outbound lane 2 striped for a shared left-turn/right-turn lane. The outbound lane will be under stop sign control. w 0 The Lexington Drive south access drive will be located on the east side of Lexington Drive 'o approximately 180 feet north of Lake-Cook Road and will be restricted to right-turn in and a right-turn out movements only. As proposed, the access drive will provide one inbound a lane and one outbound lane channelized and signed to prohibit left-turn movements. The outbound lane will be under stop sign control. 0 U It is important to note that the Lexington Drive two access drives will replace two full access drives serving the existing office development. A site plan depicting the proposed development layout and access is included in the Appendix. a c m E s Q Packet Pg. 156 2.3.b Directional Distribution The directions from which traffic will approach and depart the site were estimated based on 00 existing travel patterns, as determined from the traffic counts and the existing roadway system. Figure 5 illustrates the directional distribution of the development-generated traffic. 0 Development Traffic Generation N The number of peak hour trips estimated to be generated by the proposed development was based c on the following vehicle trip generation rates contained in Trip Generation Manual, loth Edition, •L published by the Institute of Transportation Engineers (ITE): c The "Gasoline/Service Station with Convenience Market" (Land-Use Code [LUC] 945) a rates were used for the fuel center and convenience market. The "Coffee/Donut Store with Drive-Through Window" (LUC 937) rates were used for £ a the coffee/donut store. 2 as The "Automated Car Wash" (LUC 948) rates were used for the car wash. o The "Shopping Center" (LUC 820)rates were used for the commercial building. • The "Fast Food Restaurant with Drive-Through Window" (LUC 937) rates were used for v, the quick service restaurant. 2 The "Mini-Warehouse" (LUC 151)rates were used for the self-storage facility. U a In addition, it is important to note that the estimated traffic to be generated by the development di was reduced to account for the following factors: 0 N 01 Pass-by Trips. Surveys conducted by ITE have shown that a large percentage of trips made W CF to fuel centers, coffee/donut stores, and quick service restaurants are diverted from the o existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours when traffic is diverted from the home-to-work and work-to-home trips. As such, the number of new trips to be generated by the fuel center was cn reduced by 60 percent and the number of new trips generated by the coffee/donut store and o the quick service restaurant was reduced by 50 percent to account for pass-by traffic. > 0 L Q Multi-Purpose Trips. The volume of traffic to be generated by the development will be C reduced due to the interaction(multipurpose trips) that is anticipated to occur between the various land uses. As such, the number of trips generated by the coffee/donut store was y reduced by 30 percent and the number of trips generated by the car wash was reduced by o 50 percent to account for multipurpose trips. v aD 0 Table 2 summarizes the trips projected to be generated by the proposed development. a c m E s Q Packet Pg. 157 `ueld uauadolana(3 `sash 1eiaadg 16uiuozaa `uosinipgng jo lenoiddd aapisuoo) ;ag ueld :;uauayoe;;d 00 N Lo a1 z a � rr O D = V m o m ~O o LL d z Q O N z 0 LU m o z U a `v w 0-1 ' z LU Y � LU O O Q " 0 " " Q " ® LV a"i ® F- cl ® .............. E 5% w ® 10% N QQVv DRIVE vV ( o C9 Z) c z � � - � — w — �� O x E U) v Y Q > 0 0 o a) > C7 U LU O N O Y 0-0 J a m 2.3.b Table 2 PROJECTED DEVELOPMENT-GENERATED TRAFFIC VOLUMES 0 Weekday1rning Weekday Evening 0 U Peak Hour1 Y Land-useIn Out Total1 J O O Total Trips Fuel Center with Convenience Market 183 176 359 171 165 336 •L Coffee/Donut Store with Drive 109 105 214 52 52 104 Through a Automated Car Wash' 20 20 40 39 39 78 E Quick Service Restaurant with CL Drive Through 51 49 100 42 40 82 a� 0 Commercial Building 8 7 15 7 8 15 v; m Self-Storage 5 5 10 10 10 20 29 Total 376 362 738 321 314 635 U a Multi-Purpose/Interaction Trip Reductions c Coffee/Donut Store (30 Percent) 30 30 60 15 15 30 0 N Car Wash (50 Percent) 10 10 20 19 19 38 W CF Total 40 40 80 34 34 68 0 2 Pass-By Trips Reductions Fuel Center and Convenience Store (60 Percent) 108 108 216 101 101 202 0 Coffee/Donut Store (60 Percent) 46 46 92 22 22 44 0 a a Quick Service Restaurant 25 25 50 20 20 40 (50 Percent) .y Total 179 179 358 143 143 286 0 U Total New Trips 157 143 300 144 137 281 c a c m E s Q 9�mN:u..ilrred�ranaw,." rce.,��kM.na: wwer0.rn . Packet Pg. 159 2.3.b As indicated previously, the site formerly contained an approximate 100,000 square-foot office building. To provide a trip generation comparison, the volume of traffic that a 1000,000 square-foot office development would generate was estimated based on the ITE trip rates. The estimate of the °o traffic to be generated by the office development is shown in Table 3. From the table it can be seen U that the 100,000 square-foot office development generated approximately 20 percent of the number of total trips to be generated by the proposed development and approximately 40 percent of the c number of new trips to be generated by the proposed development. Table 3 d U ESTIMATED TRAFFIC GENERATED—EXISTING OFFICE DEVELOPMENT •L Weekday _ Weekday Evening > Type/Size Peak Hour Peak Hour c In �a Out Total In Out Totala C Office Building 103 17 120 18 96 114 E 100,000 square feet c as a� 0 vi y 10 U G1 Q C a O N 01 C O N 2 N w O O L Q Q Q L .y C O U d N C <a a C m E s Q Packet Pg. 160 2.3.b Projected4. Traffic Conditions 0 0 U The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject _J development. o Development Traffic Assignment U The estimated weekday morning and evening peak hour traffic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with the previously > described directional distribution(Figure 5). Figure 6 illustrates the traffic assignment of the new passenger vehicle trips and Figure 7 illustrates the traffic assignment of the pass-by trips. a c as Future Development Growth c The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for o the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on 2050 ADT projections provided by the Chicago Metropolitan Agency for Planning (CMAP), the existing traffic volumes along Lake-Cook Road are projected to increase by a compound annual growth rate of 1.008 percent per year. Therefore, the traffic volumes were increased by a total of 4.9 percent to represent Year 2027 no-build conditions (buildout year plus five years). Figure 8 shows the Year 2027 no-build traffic volumes. di A copy of the CMAP projections letter is included in the Appendix. c O N 01 Projected Year 2027 Total Traffic Volumes � O The development-generated traffic was added to the projected Year 2027 no-build traffic volumes > to determine the projected Year 2027 total traffic volumes, as shown in Figure 9. w 0 0 L Q Q Q L .y C O U d N c <a a c m E s Q Packet Pg. 161 `ueld uotudolOAO(3 'sesn1einedS 16uiuozeN 'UOSIAlpqnS jo leAoiddV japlsuoo) JOS ueld :IuQLut4oellv �mm w co tm 0 0-. U) 4 0 6 F- Z) Z) CY) 0 m F- 0 @) 0 0 LL M 0 i z W � LU < < f! > w LU —0 z a_ 0- LU b, 2 (D o- m CN 0 50 (46) Lu < 4J 49 (45) z.u' Jo. ..................... J z 90 (86) Z o 0 0 R 0 0 E w W 0 > 4— _0 a) LU (D 4 (4) ,W 4J 7 (7) 0 3 (3) 39 (37) 1 3: a) jL 8 (7) z ko Ln coca C)40 1 E cn LU cr,F- 49 n rn 4 (45) c -91 4J 1 16 (14) Ln 57 (54) rl P. E LXIN T 11.11.11.11.11- �Q. � �QN Ma 14 (14) 19 (18) a) . c!) (n 0 Z) C: Z 0 w > U) E > O 0 0 L 0 a) >a) (D U) LU 0 0 t�: `ueld uotudolOAO(3 'sesn1einedS 16uiuozeN 'UOSIAlpqnS jo leAoiddV japlsuoo) JOS ueld :juQLULj3eJJv Cl) Ci w 0 0-. 0 U) 4 6 F- Z) Z) CY) < < 0 m F- 0 0 0 LL M 0 z @)2:W i\ LU ?:o z w LU LU a_ 0- b, (D 0 +61 (+48) Lu < 0- CN +30 (+25) zw ou 0 ..................... F-C) z a 0 0 �o 0 % x 0� w U) E 0 > LU F- 1+ P:. 4 1 't +70 (+56) m cm ee C', v 6. 9 t-7 Ili.?) LEXINDRIV,Q E +55 (+45) t +36 (+28) Lw 7 I Ln t = (n 0 c!) Ln Z) z 0 w > cn > 0 L 0 0 a) a) (D U) LU 0 0 t�: `ueld uauadolana(3 sash lepodS 16uluozaa `uoslnlpgng jo lenoiddd aaplsuoo) ;ag ueld :;uauayoe;;d 11 T N 00 a1 Q0 0-. a cUn 4 a� o Z) Z) z F- O O - ILL a o = = 8 z Y Y a R W W rn W a_ 0- o N W Q G (N J 1 - O _ J z O O O O Y ^U) W E 0 U 4- C6 L H co a+ Ln .. �n Fn 1 35 (6) z 4l (.0, 76 (21) r 79 (189) N 0 5 `12 L T 34 q01) 8 (59) } tD�D N Q _ LnO v OFn �cc cm ig9� !83 %c L 198 (98) �92 9 4931 Ln 00 0o F 89 (69) g "A 78 (97) ��V � - LEXINC�T�N yc" ��1 113 ql6) � t tiP,Lo 59 (104) CV � 38 (66) c cn U' c ^M Z) c Z Go —_ �� N N N �� X E N � > O � Q O a) > (7 U LU O N O J a Co `ueld uotudolOAO(3 'sesn1einedS 16uiuozeN 'UOSIAlpqnS jo leAoiddV japlsuoo) JOS ueld :juQLULI3eJJv Lo w 0 0-. U) 4 0 6 F- Z) Z) z, .— m F- 0 0 s- LL M 0 @) 0 0 z W < < ia LU > w LU 13 z Q I rn LU b, (D (94) III Lu < D- � CN 4J 271 (289) zw u o 0 ...................... z 391 (445) o z 0 0 0 x W!� a) 0 > .2 VIMLU 0 C%j"t: *— 39 Q 1) 4J 4 (.0, 83 (28) 0 82 (192) 109 (93) r— JL C� N rn C) 5 (12) CB = C14 Ln 42 (108) Ln 8 (59) cm m Ln M Ln 4j r.- �65�S S2 ° 88 ==M 198 (98) 1?8 (1-90, —00 00 9 (,?6j 105 (83) 78 (97) LEXIN T /-A 225 (215) —;A� DRIVE 73 (118) t 93 (112) Ln Go a Go = in 0 c! R N r-n Z) z 0 w > U) > O 0 0 L 0 a) a) (D (n LU 0 0-0 0 2.3.b 5. Traffic Analysis and 1 1 1 0 0 U The following provides an evaluation conducted for the weekday morning and weekday evening Y 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 o modifications are required. N d Traffic Analyses •L Roadway and adjacent or nearby intersection analyses were performed for the weekday morning > and evening peak hours for the projected Year 2040 base traffic volumes and the projected Year 2040 total traffic volumes. c a� E The traffic analyses were performed using the methodologies outlined in the Transportation c Research Board's Highway Capacity Manual (HCM), 2010 and analyzed using Synchro/SimTraffic 10 software. The analysis for the traffic-signal controlled intersections were o accomplished using field measured cycle lengths and phasings to determine the average overall vehicle delay and levels of service. �o The analyses for the unsignalized intersections determine the average control delay to vehicles at a an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (n (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, 0 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. o Summaries of the traffic analysis results showing the level of service and overall intersection delay CL L (measured in seconds) for the projected Year 2040 base traffic volumes and the projected Year a 2040 total traffic volumes are presented in Tables 4 through 6. It should be noted that the capacity analyses for both the Year 2021 base conditions and the Year 2027 total conditions assumed the y improvements at the Lake-Cook Road/Lexington Drive intersection. A discussion of each c00 intersection follows. Summary sheets for the capacity analyses are included in the Appendix. �- a� c a c m E s Q Packet Pg. 166 `ueld uauadolana(3 `sash leiaadg `6uiuozaa `uoslnlpgng jo lenoiddd aaplsuoo) ;ag ueld :;uauayoe;;d T N a1 a N N M M Y V m a U � Q � Uri UN M M N M Q Q Q Q Q W N N Go QC� Q � QM Wt� ^� O Q00 � Q Q Q Q W x O � N Q N C1 N N O _ 00 O rq N O r— v U N U O U O W � Wv-i w � Wcv U r— oo N U N O M U N W) N O �4 N N OM N H C4 CA U U U U tz ZZ tj S4UaWaA o y y c y y i i � asamnlOA TZOZ1 ya 2.3.b Table 5 CAPACITY ANALYSIS RESULTS —UNSIGNALIZED INTERSECTIONS PROJECTED YEAR 2021 BASE TRAFFIC VOLUMES °o U Weekday1rning Weekday AfternoonO P ' Hour Peak HourJ O IntersectionO Lexington Drive with Armstrong Drive U • Intersection A 9.3 B 10.4 •L • Northbound Approach A 9.7 B 10.9 > c • Eastbound Approach A 8.1 A 9.2 a • Westbound Approach A 9.3 B 11.1 a) 0. • Southbound Approach A 8.3 A 9.9 c a� Lexington Drive with Le Pare Circle o Eastbound Approach B 10.3 B 11.5 y Northbound Left Turn A 7.6 A 7.9 20 LOS=Level of Service U 0 CL Delay is measured in seconds. U z� c O N 01 C O N 2 rn w O O L Q Q Q L .y C O U d N c <a a c m E s Q Packet Pg. 168 2.3.b Table 6 CAPACITY ANALYSIS RESULTS —UNSIGNALIZED INTERSECTIONS PROJECTED YEAR 2027 TOTAL TRAFFIC VOLUMES °o U Weekday1rning Weekday AfternoonO P ' Hour Peak HourJ O IntersectionO Lexington Drive with Armstrong Drive U • Intersection A 9.8 B 11.1 •L • Northbound Approach A 9.8 A 9.7 > c • Eastbound Approach B 10.2 B 11.9 a • Westbound Approach A 8.4 B 11.8 0. • Southbound Approach A 8.6 B 10.5 c a� Lexington Drive with Le Pare Circle and North Access Drive o • Eastbound Approach B 11.3 B 13.2 y • Northbound Left Turn A 7.6 A 7.9 �o • Westbound Approach C 19.0 C 23 • Southbound Left Turn A 7.8 A 7.8 c Lexington Drive with South Access Drive c N Westbound Approach A 9.8 A 9.9 W c Lake-Cook Road with Access Drive O Southbound Right Turn C 16.0 E 42.9 LOS=Level of Service U Delay is measured in seconds. o 0 L Q Q Q L .y C O U d N c <a a c m E s Q 9�mN:u..ilrred�ranaw,." rce.,��kM.na: wwer0.rn . Packet Pg. 169 2.3.b Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any °o roadway and traffic control improvements necessary to accommodate the development-generated traffic. o J O Lake-Cook Road with Lexington Drive � N Assuming the projected Year 2021 base traffic volumes and the Lake-Cook Road improvements, U this signalized intersection is projected to operate at an overall Level of Service (LOS) C during 2 the weekday morning and evening peak hours. All the individual movements are projected operate at LOS D or better during the peak hours except the Lake-Cook Road left-turn movements and the Lexington Drive through movements. The Lake-Cook Road left-turn movements are projected to a operate at LOS E during the peak hours. This is due in part to the reduced amount of green time provided to these movements and that the Lake-Cook Road left-turn movements will operate on a a protected left-turn phase only. Further, the Lexington Drive through movements are projected to 2 operate at LOS D or E, which is due to the reduced green time provided to the Lexington Drive through movements. vi y Assuming the projected Year 2027 total traffic volumes and the Lake-Cook Road improvements, the signalized intersection is projected to continue to operate at LOS C during the weekday 20 morning and evening peak hours. All the movements are projected to generally operate at LOS D Q, or better except the Lake-Cook Road left-turn movements and the Lexington Drive through and southbound left-turn movements. The left-turn movements and the Lexington Drive through movement are projected to operate at LOS E or F during the peals hours. As such, with the Lake- N Cook Road improvements, this intersection will generally have sufficient reserve capacity to accommodate the development generated traffic and no additional roadway improvements and/or traffic control modifications are required. v°_, 2 Lexington Drive ivith Armstrong Drive � w Assuming the projected Year 2021 base traffic volumes, this all-way stop sign controlled intersection is projected to operate at an overall LOS A during the weekday morning peak hour 'o and LOS B during the evening peak hour. All the individual approaches are projected to operate a at LOS B or better during the peals hours. Q L Assuming the projected Year 2027 total traffic volumes, the intersection is projected to continue operate at LOS A during the morning peak hour and LOS B during the evening peak hour. Further, v all of the approaches are projected to continue to operate at LOS B or better during the peak hours. As such, this intersection will have sufficient reserve capacity to accommodate the development generated traffic and no roadway improvements and/or traffic control modifications are required. a c m E s Q Bqfl do Grove llino. 23 Gi Packet Pg. 170 2.3.b Lexington Drive with Le fare Circle and North Access Drive Assuming the projected Year 2021 base traffic volumes, the critical movements to and from Le o Pare Circle are projected to operate at an overall LOS B during the weekday morning and evening U peak hours. J O The Lexington Drive north access drive will be located on the east side of Lexington Drive opposite Le Pare Circle and will provide full access to and from the development. The access drive will provide one inbound lane and one outbound lane with the outbound lane striped for a shared left-turn/right-turn lane. The outbound lane will be under stop sign control. •L Assuming the projected Year 2027 total traffic volumes, all of the critical movements to and from c Le Pare Circle are projected to continue to operate at LOS B or better. The critical movements to a and from the proposed access drive are projected to operate at LOS D or better. As such, this c intersection has sufficient reserve capacity to accommodate the development-generated traffic and £ the proposed access drive and no roadway improvements and/or traffic control modifications are o required. >>i 0 Lexington Drive with South Access Drive y The Lexington Drive south access drive will be located on the east side of Lexington Drive 2 approximately 180 feet north of Lake-Cook Road and will be restricted to right-turn in and right- turn out movements only. As proposed, the access drive will provide one inbound lane and one outbound lane channelized and signed to prohibit left-turn movements. The outbound lane will be c under stop sign control. c N 01 The results of the capacity analyses have shown that the outbound right-turn movement is c projected to operate at LOS B or better during the weekday morning and evening peak hours. As such, the access drive will provide efficient and orderly access to the development with limited 2 impact on the operations of Lexington Drive. w Lake-Cook Road with Right-Turn In/Right-Turn-Out Access Drive ° 0 The Lake-Cook Road access drive is to be located on the north side of the road approximately 485 a feet east of Lexington Drive and will be restricted to right-turn in and right-turn out movements a only. As proposed, the access drive will provide one inbound lane and one outbound lane channelized and signed to prohibit left-turn movements. Further, the proposed barrier median along Lake-Cook Road will physically restrict left-turn movements. The outbound lane of the C U access drive will be under stop sign control. In addition, a 175-foot separate right-turn lane and a 220-foot taper will be provided on Lake-Cook Road serving the access drive. y c The results of the capacity analyses have shown that the outbound right-turn movement is a projected to operate at LOS B during the weekday morning peak hour and a LOS E during the evening peak hour. As such, the access drive will provide efficient and orderly access to the E development with limited impact on the operations of Lake-Cook Road. Q Packet Pg. 171 2.3.b 1 Conclusion 0 0 U Based on the preceding analyses and recommendations, the following conclusions have been made: _J 0 0 The traffic projected to be generated by the proposed development will be reduced due to the volume of pass-by traffic generated by the development and multipurpose trips between the various uses. In addition, the proposed development will be replacing an approximate 100,000 square-foot office building. Access to the development is to be provided the following three access drives: a o The Lake-Cook Road access drive is to be located on the north side of the road approximately 425 feet east of Lexington Drive and will be restricted to right-turn c in and right-turn out movements only. As proposed, the access drive will provide one inbound lane and one outbound lane channelized and signed to prohibit left- o turn movements. Further, the proposed barrier median along Lake-Cook Road will physically restrict left-turn movements. The outbound lane of the access drive will be under stop sign control. In addition, a 175-foot separate right-turn lane and a 220-foot taper will be provided on Lake-Cook Road serving the access drive. a o The Lexington Drive north access drive will be located on the east side of Lexington Drive opposite Le Parc Circle and will provide full access to and from the development. The access drive will provide one inbound lane and one outbound N lane with the outbound lane striped for a shared left-turn/right-turn lane. The W outbound lane will be under stop sign control. c A o The Lexington Drive south access drive will be located on the east side of Lexington Drive approximately 180 feet north of Lake-Cook Road and will be cn restricted to right-turn in and right-turn out movements only. As proposed, the o access drive will provide one inbound lane and one outbound lane channelized and signed to prohibit left-turn movements. The outbound lane will be under stop sign 0 a control. a L The two Lexington Drive access drives will replace two full access drives serving the (!! existing office development. c U The results of the capacity analyses have shown that with the Lake-Cook Road roadway improvements, the roadway system generally has sufficient reserve capacity to c accommodate the development traffic volumes and no additional roadway improvements a and/or traffic control modifications are required. a� E s Q Packet Pg. 172 2.3.b O O U d <a J O O y d t� _ _ a c a� CL O Appendix a� 0 vi m N �0 Traffic Count Summary Sheets CL Preliminary Site Plan CMAP Projections Letter Level of Service Table A Capacity Analysis Summary Sheets CO O 0 L Q Q Q L y _ O U d U _ �a a m E z U Q Packet Pg. 173 2.3.b O O U d <a J O O y G1 V _ R R _ a c a� E CL O as a� 0 vi m a� a Traffic Count Summary Sheets _ O N G1 _ O N 2 3 CO w O R O L Q Q Q L .y _ O U d _ �a a m E z ea Q Packet Pg. 174 2.3.b Buffalo Grove, IL Weather: Cool and Dry 04/18/21 Lake Cook Rd and Lexington Dr 18:59:27 Friday April 16, 2021 Passenger Vehicles Only TURNS/TEAPAC[Ver 3. 61.12] - 15-Minute Counts: All Vehicles - by Mvmt c 0 U Intersection # 3 lakecook/lexington m -------------------------------------------------------------- Begin N-Approach E-Approach S-Approach W-Approach Int c Time RT TH LT RT TH LT RT TH LT RT TH LT Total ----- -------------- -------------- -------------- -------------- ----- ----- -------------- -------------- -------------- -------------- ----- 600 0 2 6 3 48 5 13 5 5 10 123 0 220 615 1 2 7 2 59 8 30 2 6 9 175 2 303 c 630 0 4 16 5 71 8 23 6 6 14 241 4 398 `6 •L 645 0 4 17 7 94 4 35 5 11 11 198 6 392 700 5 7 10 4 99 13 19 4 11 15 203 10 400 715 2 8 23 4 103 6 27 5 13 10 210 3 414 730 3 6 20 11 139 8 32 7 12 13 242 4 497 a c 745 5 5 19 8 108 10 31 15 9 19 241 11 481 800 2 12 12 13 141 18 26 19 17 9 197 2 468 CL 815 6 10 18 5 136 15 32 10 12 17 218 11 490 a� 830 7 10 18 2 117 12 37 12 11 14 218 4 462 M 845 4 9 13 7 154 20 27 5 9 12 208 12 480 0 ----- -------------- -------------- -------------- -------------- ----- (IT(D 1600 8 6 21 10 271 29 22 4 25 34 186 2 618 1615 7 8 25 8 291 31 16 6 9 24 198 9 632 70 1630 9 16 15 18 275 22 23 10 18 29 207 12 654 4) 1645 11 9 18 19 307 40 15 13 14 31 171 10 658 C 1700 11 23 22 13 274 27 12 6 12 37 169 5 611 1715 11 18 16 10 318 34 12 14 17 19 197 6 672 c 1730 8 11 22 17 239 39 24 6 13 24 190 4 597 0 1745 10 7 17 14 230 38 20 6 17 21 189 8 577 0 ----- -------------- -------------- -------------- -------------- ----- ----- -------------- -------------- -------------- -------------- ----- _ Total 110 177 335 180 3474 387 476 160 247 372 3981 125 10024 0 A 2 U) 0 0 L Q Q Q L y _ O U d _ �a a m z 0 Q Packet Pg. 175 2.3.b Buffalo Grove, IL Weather: Cool and Dry 04/18/21 Lake Cook Rd and Lexington Dr 19:04 :28 Friday April 16, 2021 Trucks Only TURNS/TEAPAC[Ver 3. 61.12] - 15-Minute Counts: All Vehicles - by Mvmt c 0 U Intersection # 4 lakecook/lexington/trucks m -------------------------------------------------------------- Begin N-Approach E-Approach S-Approach W-Approach Int c Time RT TH LT RT TH LT RT TH LT RT TH LT Total ----- -------------- -------------- -------------- -------------- ----- ----- -------------- -------------- -------------- -------------- ----- 600 0 0 0 0 5 0 0 0 0 0 8 0 13 615 1 0 0 0 1 0 0 0 0 0 6 0 8 c 630 0 0 1 0 10 0 0 0 0 0 5 1 17 `6 •L 645 0 0 1 1 14 0 1 0 0 0 6 1 24 700 1 0 2 2 9 2 0 0 0 0 5 0 21 715 3 0 3 0 11 0 0 0 0 0 6 1 24 2 730 0 0 0 0 5 0 1 0 0 0 5 1 12 a c 745 0 0 2 2 4 0 0 0 0 0 5 1 14 800 0 0 2 1 13 0 0 0 0 0 8 0 24 CL 815 4 0 1 1 7 0 0 1 0 0 10 1 25 a� 830 0 0 0 3 6 0 0 0 0 0 6 1 16 M 845 0 0 3 4 2 0 0 0 0 0 8 0 17 0 ----- -------------- -------------- -------------- -------------- ----- (IT(D 1600 1 0 0 1 9 0 0 0 0 0 6 0 17 1615 0 0 0 1 6 0 0 0 0 0 2 0 9 70 1630 0 0 0 0 4 0 0 0 0 0 4 0 8 4) 1645 0 0 1 0 5 0 0 0 0 0 3 1 10 C 1700 0 0 0 0 8 0 0 0 0 0 4 1 13 1715 0 0 2 0 7 0 0 0 0 0 2 0 11 c 1730 1 0 0 0 2 1 0 0 0 0 5 1 10 0 1745 0 0 0 0 6 0 0 0 0 0 2 0 8 0 ----- -------------- -------------- -------------- -------------- ----- ----- -------------- -------------- -------------- -------------- ----- _ Total 11 0 18 16 134 3 2 1 0 0 106 10 301 0 A 2 U) 0 0 L Q Q Q L y _ O U d _ �a a m z 0 Q Packet Pg. 176 2.3.b Buffalo Grove, IL Weather: Warm and Dry 11/05/20 Lexington Dr and Armstrong Dr 12:37 :45 Wednesday November 4, 2020 TURNS/TEAPAC[Ver 3. 61.12] - 15-Minute Counts: All Vehicles - by Mvmt c 0 U Intersection # 1 lexington/armstrong m -------------------------------------------------------------- Begin N-Approach E-Approach S-Approach W-Approach Int c Time RT TH LT RT TH LT RT TH LT RT TH LT Total ----- -------------- -------------- -------------- -------------- ----- ----- -------------- -------------- -------------- -------------- ----- 700 0 1 1 9 2 0 2 10 7 15 4 10 61 715 0 5 0 2 3 0 4 3 4 12 10 4 47 U c 730 0 5 0 1 2 1 4 3 4 30 10 8 68 `6 •L 745 2 3 0 1 2 3 3 10 11 18 22 8 83 800 3 5 0 5 4 3 4 13 14 18 19 9 97 815 0 5 0 4 6 1 4 7 8 15 12 10 72 830 1 1 0 5 3 2 5 4 6 13 10 7 57 a c 845 0 4 1 3 5 1 3 10 9 14 4 5 59 E ----- -------------- -------------- -------------- -------------- ----- 0. 1600 8 10 2 0 25 9 2 2 22 13 1 0 94 a� 1615 9 10 1 0 22 6 1 2 11 22 4 1 89 M 1630 7 15 0 0 20 2 2 1 25 18 0 4 94 0 1645 8 6 1 1 30 5 0 5 32 21 3 0 112 (D 1700 12 21 4 0 41 6 1 4 27 18 5 0 139 1715 6 12 2 1 35 5 1 3 31 19 2 0 117 70 1730 7 6 1 1 22 4 1 2 25 18 5 0 92 4) 1745 5 3 0 0 14 0 1 6 18 15 4 2 68 C ----- -------------- -------------- -------------- -------------- ----- a� Total 68 112 13 33 236 48 38 85 254 279 115 68 1349 S c 0 N G1 TURNS/TEAPAC[Ver 3. 61.12] - 15-Minute Counts: All Vehicles - Totals c 0 Intersection # 1 lexington/armstrong > Begin Approach Totals Exit Totals Int Time N E S W N E S W Total 4- ----- ------------------------------ ------------------------------ ----- 0 ----- ------------------------------ ------------------------------ ----- — 700 2 11 19 29 29 7 16 9 61 c 715 5 5 11 26 9 14 17 7 47 Q 730 5 4 11 48 12 14 36 6 68 CL a 745 5 6 24 48 19 25 24 15 83 800 8 12 31 46 27 23 26 21 97 815 5 11 19 37 21 16 21 14 72 c 830 2 10 15 30 16 15 16 10 57 U 845 5 9 22 23 18 8 19 14 59 a� 1600 20 34 26 14 2 5 32 55 94 1615 20 28 14 27 3 6 38 42 89 a 1630 22 22 28 22 5 2 35 52 94 1645 15 36 37 24 6 4 32 70 112 0 1700 37 47 32 23 4 10 45 80 139 £ z 1715 20 41 35 21 4 5 36 72 117 1730 14 27 28 23 3 7 28 54 92 Q 1745 8 14 25 21 8 5 18 37 68 ----- ------------------------------ ------------------------------ ----- ----- ------------------------------ ------------------------------ ----- Total 193 317 377 462 186 166 439 558 1349 Packet Pg. 177 2.3.b Buffalo Grove, IL Weather: Warm and Dry 11/05/20 Lexington Dr and LeParc Circle 12:41:06 Wednesday November 4, 2020 TURNS/TEAPAC[Ver 3. 61.12] - 15-Minute Counts: All Vehicles - by Mvmt c 0 U Intersection # 2 lexington/leparc m -------------------------------------------------------------- Begin N-Approach E-Approach S-Approach W-Approach Int c Time RT TH LT RT TH LT RT TH LT RT TH LT Total ----- -------------- -------------- -------------- -------------- ----- ----- -------------- -------------- -------------- -------------- ----- 700 0 16 0 0 0 0 0 20 4 5 0 2 47 715 1 17 0 0 0 0 0 15 0 1 0 0 34 c 730 0 32 0 0 0 0 0 11 0 5 0 2 50 `6 •L 745 1 19 0 0 0 0 0 29 4 7 0 2 62 800 3 22 0 0 0 0 0 25 2 2 0 8 62 815 0 21 0 0 0 0 0 15 0 3 0 2 41 2 830 0 15 0 0 0 0 0 15 2 6 0 1 39 a c 845 2 20 0 0 0 0 0 18 4 4 0 5 53 E ----- -------------- -------------- -------------- -------------- ----- 0. 1600 0 34 0 0 0 0 0 22 4 3 0 1 64 as 1615 8 30 0 0 0 0 0 12 10 5 0 2 67 M 1630 3 30 0 0 0 0 0 22 5 7 0 4 71 0 1645 3 27 0 0 0 0 0 32 3 3 0 5 73 (D 1700 2 42 0 0 0 0 0 25 4 2 0 3 78 1715 9 29 0 0 0 0 0 31 5 1 0 4 79 70 1730 7 21 0 0 0 0 0 30 5 3 0 1 67 4) 1745 3 17 0 0 0 0 0 21 6 8 0 3 58 C ----- -------------- -------------- -------------- -------------- ----- a� Total 42 392 0 0 0 0 0 343 58 65 0 45 945 c c 0 N G1 TURNS/TEAPAC[Ver 3. 61.12] - 15-Minute Counts: All Vehicles - Totals c 0 Intersection # 2 lexington/leparc > Begin Approach Totals Exit Totals Int Time N E S W N E S W Total 4- ----- ------------------------------ ------------------------------ ----- 0 ----- ------------------------------ ------------------------------ ----- — 700 16 0 24 7 22 0 21 4 47 c 715 18 0 15 1 15 0 18 1 34 Q 730 32 0 11 7 13 0 37 0 50 CL a 745 20 0 33 9 31 0 26 5 62 800 25 0 27 10 33 0 24 5 62 815 21 0 15 5 17 0 24 0 41 c 830 15 0 17 7 16 0 21 2 39 0 U 845 22 0 22 9 23 0 24 6 53 a� 1600 34 0 26 4 23 0 37 4 64 c 1615 38 0 22 7 14 0 35 18 67 a 1630 33 0 27 11 26 0 37 8 71 1645 30 0 35 8 37 0 30 6 73 0 1700 44 0 29 5 28 0 44 6 78 £ t 1715 38 0 36 5 35 0 30 14 79 1730 28 0 35 4 31 0 24 12 67 Q 1745 20 0 27 11 24 0 25 9 58 ----- ------------------------------ ------------------------------ ----- ----- ------------------------------ ------------------------------ ----- Total 434 0 401 110 388 0 457 100 945 Packet Pg. 178 2.3.b 0 O U O ca J O O f� y G1 V _ R R _ a _ d E CL 0 as a� 0 vi m �a a� a Preliminary Site Plan CO _ 0 N G1 _ O N 2 3 CO w O R O L Q Q Q L .y _ 0 U a� _ ca a m �a Q Packet Pg. 179 Nb'ld 3115 lltlF13A0 HTIJ T r IIII III"Jill. II II1" "P SIONIIII`3AON`J Oltlddfl9 d0 BOV-11IA 'PJD4uDH q ° s S13)IOOH A)fOIFJ `ueld uawdolanad `sash ieioadg `BuiuozeM `uosiAipgng jo 1enoiddV aapisuo:D) ;ag ueld :;uauay3e4jv c w M r a a 3Nyl 3ENI18bN IIII Ii i e l _. IIII 1111 I f- o� � IIIII 2 �II f I I I b I >w� I " g g �Po 5e I �a I LLy I I I aI y N w w _ 1 m I LLN an 3UU tt a¢ w - o " aI Agj i -- -- -- -- a L El ®� c7 mwwfri a ozo rc aw" �o ¢zyti a oLL ao ® s - \ U LLw I � a \ I o0 I y N I R 71 !C=T) lkll— I _' - - 2.3.b 0 O U O co J O O f� N G1 V _ R R _ a _ d E CL 0 as a� 0 vi m 20 a� CMAP Projections Letter CL _ 0 N G1 _ O N 2 3 CO w O R O L Q Q Q L 0) .y _ 0 U a� _ co a m �a Q Packet Pg. 181 2.3.b 4313 VVe i Van&iunRn Slrmere?; i—. Chicago trcltan ; " � rP o Iiihioll Agency for Planning cinap OkniAsgov April 19, 2021 Andrew Bowen o Traffic Engineer Kenig, Lindgren, O'Hara and Aboona, Inc. 9575 West Higgins Road c Suite 400 Rosemont, IL 60018 > c �a Subject: Lake Cook Road @ Lexington Drive a IDOT a E a Dear Mr. Bowen: a°, a� 0 In response to a request made on your behalf and dated April 19, 2021, we have developed year 2050 average daily traffic (ADT)projections for the subject location. v, 29 ROAD SEGMENT Current Volumes Year 2050 ADT U d Lake Cook Rd , @ Lexington Dr 36,300 46,100 Q- Traffic projections are developed using existing ADT data provided in the request letter and the results from the December 2020 CMAP Travel Demand Analysis. The regional N travel model uses CMAP 2050 socioeconomic projections and assumes the W implementation of the ON TO 2050 Comprehensive Regional Plan for the Northeastern CF c Illinois area. The provision of this data in support of your request does not constitute a CMAP endorsement of the proposed development or any subsequent developments. If you have any questions, please call me at(312) 386-8806. o Sincerely, 0 a CL as .y Jose Rodriguez, PTP, AICP = 0 Senior Planner, Research &Analysis �? cc:Rios(IDOT) N 2021_CY_TrafFicForecast\BuffaloGroveua-08-21 ua-08-21.docx a c m i= s Q Packet Pg. 182 2.3.b 0 O U O ca J O O f� N G1 V _ R R C a _ d E CL 0 as a� 0 vi m �a a� Level of Service Table CL _ 0 N G1 _ O N 2 3 CO w O R O L Q Q Q L .y _ 0 U a� _ ca a m �a Q Packet Pg. 183 2.3.b LEVEL OF SERVICE CRITERIA Signalized Intersections Average p Control Level of Service Y Interpretation • • •' <0 J A Favorable progression. Most vehicles arrive during the <10 (D green indication and travel through the intersection without stopping. d U B Good progression, with more vehicles stopping than for >10 - 20 •L Level of Service A. C Individual cycle failures (i.e., one or more queued >20 - 35 a vehicles are not able to depart as a result of insufficient capacity during the cycle) may begin to appear. E Number of vehicles stopping is significant, although many c 0 vehicles still pass through the intersection without stopping. vi m D The volume-to-capacity ratio is high and either >35 - 55 progression is ineffective or the cycle length is too long. 2 Many vehicles stop and individual cycle failures are Q. noticeable. U) c E Progression is unfavorable. The volume-to-capacity ratio >55 - 80 N is high and the cycle length is long. Individual cycle W failures are frequent. c O A F The volume-to-capacity ratio is very high, progression is >80.0 very poor, and the cycle length is long. Most cycles fail to clear the queue. - Unsignalized Intersections evel of Service Q CL A 0 - 10 Q L B > 10 - 15 O U C > 15 - 25 a� D >25 - 35 a E > 35 - 50 a� F > 50 Source: Highway Capacity Manual,2010. Q Packet Pg. 184 2.3.b O O U d <a J O O y d t� _ _ a c a� E CL O as a� 0 vi m y 20 U 0 Q co Capacit�ysis Summary Sheets Weekday Morning Peak Hour — Year 2021 Base Conditions N O A CO O 0 L Q Q Q L y _ O U d U _ �a a m E z U Q Packet Pg. 185 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/20/2021 log 0 Lane Configurations tO tO t r t r 6 Traffic Volume(vph) 45 2085 89 83 830 53 74 85 189 108 56 36 Y Future Volume(vph) 45 2085 89 83 830 53 74 85 189 108 56 36 M Ideal Flow(vphpl) ; 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900 c Lane Width(ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade(%) 0% 0% 0% 0% Storage Length(ft) 215 0 225 0 85 85 140 140 Storage Lanes 1 0 1 0 1 1 1 1 a Taper Length(ft) 220 220 175 155 L Lane Util. Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00 > Ped Bike Factor c Frt 0.994 0.991 0.850 0.850 a Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 1805 5107 0 1752 4898 0 1805 2000 1599 1787 2000 1615 £ At Permitted 0.950 0.950 0.719 0.554 a 0 Satd. Flow(perm) 1805 5107 0 1752 4898 0 1366 2000 1599 1042 2000 1615 Right Turn on Red No No No No W Satd. Flow(RTOR) vi Link Speed(mph) 45 45 25 25 0 Link Distance(ft) 895 1175 422 ; 399 Travel Time(s) 13.6 17.8 11.5 10.9 �o Confl. Peds. (#/hr) a Confl. Bikes(#/hr) cn Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles(%) 0% 1'% 0% 3% 5% 4% 0% 0% 1% 1% 0% 0% 0 Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0 W Parking (#/hr) c Mid-Block Traffic(%) 0% 0% 0% 0% 0 Shared Lane Traffic(%) 2 Lane Group Flow(vph) 47 2289 0 87 930 0 78 89 199 114 59 38 .0 Turn Type; Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov N Protected Phases 5 2 1 6 3 8 1 7 4 5 0 Permitted Phases 8 8 4' 4 R Detector Phase 5 2 1 6 3 8 1 7 4 5 0 Switch Phase a Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0 a Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 70 Total Split(s) 10.5 73.5 10.5 73.5 19.0 17.0 10.5 19.0 17.0 10.5 y Total Split;(%) 8.8% 61.3% 8.8% 61.3% 15.8% 14.2% 8.8% 15.8% 14.2% 8.8% � 0 Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0 �? All-Red Time(s) 10 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 10 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 cn Total Lost Time(s)' 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead a Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Min None C-Min None None None None None None Act Effct Green(s)', 6.9 69.4 8.9 73.4 23.3 10.7 25.7 28.3 15.0 278 Actuated g/C Ratio 0.06 0.58 0.07 0.61 0.19 0.09 0.21 0.24 0.12 0.23 M Q Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 186 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/20/2021 log O v/c Ratio 0.46 0.77 0.67 0.31 0.26 0.50 0.58, 0.36 0.24 0.10 C) Control Delay 69.3 22.1 79.7 12.5 37.3 61.6 50.3 39.2 50.7 37.6 Y Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 00 Total Delay 69.3 22.1 79.7 12.5 37.3 61.6 50.3 39.2 50.7 37.6 oc LOS E C E B D E D D D D Approach Delay 23.0 18.2 50.3 42.1 Approach LOS C B D D ayi Queue Length 50th(ft) 35 490 66 131 48 66 136 71 42 23 Queue Length 95th(ft) #78 557 #172 164 87 122 225 119 85 54 Internal Link Dist(ft) 815 1095 342 319 > Turn Bay Length(ft) 215 225 85 85 140 140 Base Capacity(vph) 106 2954 130 2994 376 193 341 348 249 377 a Starvation Cap Reductn 0 0 0 0 0 0 0; 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 £ Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 c Reduced v/c Ratio 0.44 0.77 0.67 0.31 0.21 0.46 0.58 0.33 0.24 0.10 G Area Type: Other m Cycle Length: 120 Actuated Cycle Length: 120 Offset:21 (18%), Referenced to phase 2:EBT and 6:WBT,Start of Green Natural Cycle:65 Q- Control Type:Actuated-Coordinated Maximum v/c Ratio:0.77 Intersection Signal Delay:25.3 Intersection LOS:C c Intersection Capacity Utilization 72.8% ICU Level of Service C Analysis Period(min) 15 # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. T Splits and Phases: 1: Lexington Drive&Lake-Cook Road I N o 1 2 1 03 ■ 4 O Emilio 'R 05 06 07 08 a Q L .y C O U d N c <a a c m s Q Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 2 Packet Pg. 187 2.3.b HCM 6th TWSC 3: Lexington Drive & Le Parc Circle 04/20/2021 0 Int Delay,s/veh 1.4 �j �a Lane Configurations Traffic Vol,veh/h 21 26 9 174 174 6 0 Future Vol,veh/h 21 26 9 174 174 6 Conflicting Peds,#/hr i 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None i - None ca Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade,% 0 - - 0 0 - Peak Hour Factor 95 95 95i 95 95 95 a Heavy Vehicles, % 0 0 0 5 5 0 Mumt Flow 22 27 9 183 183 6 a 0 as d G Conflicting Flow All 387 186 189 0 - 0 vi Stage 1 186 - - - - y Stage 2 201 - - - - - Critical Hdwy 6.4 6.2 4.1 - - - 29 Critical Hdwy Stg 1 5.4 - - - - - a Critical Hdwy Stg 2 5.4 - - cn Follow-up Hdwy 3.5 3.3 2.2 - - - Pot Cap-1 Maneuver 620 861 1397 - - - Stage 1 851 0 Stage 2 838 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 616 861 1397 - - - y Mov Cap-2 Maneuver 616 - - - - - > Stage 1 845 - - - - - Stage 2 838 - - - - - N w 0 HCM Control Delay,s 10.3 0.4 0 CL L HCM LOS B C L lJy °�1 f 1J�l71 I fl V 111 >> � Capacity(veh/h) 1397 731 - - 0 HCM Lane V/C Ratio 0.007 0.068 - - HCM Control Delay(s) 7.6 0'. 10.3 - - a HCM Lane LOS A A B - - y c HCM 95th%tile Q(veh) 0 - 0.2 - - a c m E s Q Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 188 2.3.b HCM 6th AWSC 2: Lexington Drive & Armstrong Drive 04/20/2021 0 Intersection Delay,s/veh 9.3 �j Intersection LOS A Y �a J li iliuiiJ + � rr r U O O Lane Configurations Traffic Vol,veh/h 53 95 136 12 21 17 75 72 33 5 32 8 cn Future Vol,veh/h 53 95 136 12 21 17 75 72 33 5 32 8 c Peak Hour Factor 0.95 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 ca Heavy Vehicles, % 0 0 0 5 0 5 0 5 5 5 5 0 Mvmt Flow 56 100 143 13 22 18 79 76 35 5 34 8 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 a c a� Opposing Approach WB EB SB NB E Opposing Lanes 1 1 1 1! _0 Conflicting Approach Left SB NB EB WB 0 Conflicting Lanes Left 1 1 1 1, °1 0 Conflicting Approach Right NB SB WB EB vi Conflicting Lanes Right 1 1 1 1 y HCM Control Delay 9.7 8.1 9.3 8.3 HCM LOS A A A A d a Vol Left,% 42% 19% 24% 11% Vol Thru,% 40% 33% 42% 71% 0 Vol Right, % 18% 48% 34% 18% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 180 284 50 45 0 LT Vol 75 i53 12 5 > Through Vol 72 95 21 32 RT Vol 33 136 17 8 Lane Flow Rate 189 299 53 47 w GeometryGrp 1 1 1 1 0 Degree of Util (X) 0.248 0.356 0.069 0.065 c Departure Headway(Hd) 4.716 4.289 4.737 4.926 a Convergence,Y/N Yes Yes Yes Yes a Cap 760 837 754 724 a Service Time 2.757 2.319 2.781 2.975 HCM Lane V/C Ratio 0.249 0.357 0.07 0.065 c HCM Control Delay 9.3 9.7 8.1 8.3 v HCM Lane LOS A A A A HCM 95th-tile Q 1 1.6 0.2 0.2 y c �a a c m E s Q Year 2021 Base Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 189 2.3.b O O U d <a J O O M y d U _ _ a c a� E CL O as a� 0 vi m y 10 G1 Q co Capacit�ysis Summary Sheets Weekday Evening Peak Hour — Year 2021 Base Conditions N O A CO O 0 L Q Q Q L y _ O U d y _ <a a m z Q Packet Pg. 190 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/20/2021 log 0 Lane Configurations tO tO t r t r 6 Traffic Volume(vph) 53 1176 120 185 1701 90 92 65 93 111 99 63 Y Future Volume(vph) 53 1176 120 185 1701 90 92 65 93 111 99 63 M Ideal Flow(vphpl) ; 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900 c Lane Width(ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade(%) 0% 0% 0% 0% Storage Length(ft) 215 0 225 0 85 85 140 140 Storage Lanes 1 0 1 0 1 1 1 1 a Taper Length(ft) 220 220 175 155 L Lane Util. Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00 > Ped Bike Factor c Frt 0.986 0.992 0.850 0.850 a Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 1805 5068 0 1805 5050 0 1805 2000 1615 1736 1980 1583 £ At Permitted 0.950 0.950 0.690 0.563 a 0 Satd. Flow(perm) 1805 5068 0 1805 5050 0 1311 2000 1615 1029 1980 1583 Right Turn on Red No No No No W Satd. Flow(RTOR) vi Link Speed(mph) 45 45 25 25 0 Link Distance(ft) 895 1175 422 ; 399 Travel Time(s) 13.6 17.8 11.5 10.9 �o Confl. Peds. (#/hr) a Confl. Bikes(#/hr) cn Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles(%) 0% 1'% 0% 0% 2% 0% 0% 0% 0% 4% 1% 2% 0 Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0 W Parking (#/hr) c Mid-Block Traffic(%) 0% 0% 0% 0% 0 Shared Lane Traffic(%) 2 Lane Group Flow(vph) 56 1364 0 195 1886 0 97 68 98 117 104 66 .0 Turn Type; Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov N Protected Phases 5 2 1 6 3 8 1 7 4 5 0 Permitted Phases 8 8 4' 4 R Detector Phase 5 2 1 6 3 8 1 7 4 5 0 Switch Phase a Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0 a Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 70 Total Split(s) 21.0 63.5 21.0 63.5 10.0 25.5 21.0 10.0 25.5 21.0 y Total Split;(%) 17.5% 52.9% 17.5% 52.9% 8.3% ;21.3% 17.5%i 8.3% 21.3% 17.5% � 0 Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0 �? All-Red Time(s) 10 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 10 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 cn Total Lost Time(s)' 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead a Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None C-Min None C-Min None None None None None None Act Effct Green(s)', 9.1 63.8 17.6 74.3 20.3 12.3 33.3 23.2 12.6 27.7 Actuated g/C Ratio 0.08 0.53 0.15 0.62 0.17 0.10 0.28 0.19 0.10 0.23 M Q Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 191 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/20/2021 t t log O v/c Ratio 0.41 0.51 0.74 0.60 0.39 0.33 0.22 0.46 0.50 0.18 C) Control Delay 61.1 19.7 65.5 16.2 44.1 53.1 31.4 45.8 58.5 36.3 Y Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 00 Total Delay 61.1 19.7 65.5 16.2 44.1 53.1 31.4 45.8 58.5 36.3 oc LOS E B E B D D C D E D Approach Delay 21.3 20.9 41.7 48.2 Approach LOS C C D D ayi Queue Length 50th(ft) 42 243 145 319 63 50 56 77 77 41 Queue Length 95th(ft) 83 313 226 432 108 92 93 127 130 74 Internal Link Dist(ft) 815 1095 342 319 > Turn Bay Length(ft) 215 225 85 85 140 140 Base Capacity(vph) 255 2694 281 3125 250 325 463 257 321 469 a Starvation Cap Reductn 0 0 0 0 0 0 0; 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 £ Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 c Reduced v/c Ratio 0.22 0.51 0.69 0.60 0.39 0.21 0.21 0.46 0.32 0.14 G Area Type: Other m Cycle Length: 120 Actuated Cycle Length: 120 Offset:21 (18%), Referenced to phase 2:EBT and 6:WBT,Start of Green Natural Cycle:60 Q- Control Type:Actuated-Coordinated Maximum v/c Ratio:0.74 Intersection Signal Delay:24.3 Intersection LOS:C c Intersection Capacity Utilization 64.4% ICU Level of Service C Analysis Period(min) 15 c O Splits and Phases: 1: Lexington Drive&Lake-Cook Road 2 1 2 03 04 � o 06 06 b7 tO8 - L Q Q Q L .y C O U d N c <a a c m E s Q Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 2 Packet Pg. 192 2.3.b HCM 6th TWSC 3: Lexington Drive & Le Parc Circle 04/20/2021 0 Int Delay,s/veh 1.3 �j �a Lane Configurations Traffic Vol,veh/h 24 20 26: 182 253 26 0 Future Vol,veh/h 24 20 26 182 253 26 Conflicting Peds,#/hr i 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None i - None ca Storage Length 0 - - - - - Veh in Median Storage,# 0 - - 0 0 - Grade,% 0 - - 0 0 - Peak Hour Factor 95 95 95i 95 95 95 a Heavy Vehicles, % 0 0 0 5 5 0 Mumt Flow 25 21 27 192 266 27 a 0 as d G Conflicting Flow All 526 280 293 0 - 0 vi Stage 1 280 - - - - y Stage 2 246 - - - - - Critical Hdwy 6.4 6.2 4.1 - - - 29 Critical Hdwy Stg 1 5.4 - - - - - a Critical Hdwy Stg 2 5.4 - - cn Follow-up Hdwy 3.5 3.3 2.2 - - - di Pot Cap-1 Maneuver 516 764 1280 - - - E Stage 1 772 0 Stage 2 800 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 504 764 1280 - - - y Mov Cap-2 Maneuver 504 - - - - - > Stage 1 753 - - - - - Stage 2 800 - - - - - N w 0 HCM Control Delay,s 11.5 1 0 CL L HCM LOS B C L lJy °�1 f 1J�l71 I fl V 111 >> � Capacity(veh/h) 1280 596 - - 0 HCM Lane V/C Ratio 0.021 0.078 - - HCM Control Delay(s) 7.9 0'. 11.5 - - a HCM Lane LOS A A B - - y c HCM 95th%tile Q(veh) 0.1 - 0.3 ; - - a c m E s Q Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 193 2.3.b HCM 6th AWSC 2: Lexington Drive & Armstrong Drive 04/20/2021 0 Intersection Delay,s/veh 10.4 �j Intersection LOS B Y �a J li iliuiiJ + � rr r U O O Lane Configurations Traffic Vol,veh/h 6 15 135 33 189 3 180 20 6 11 96 50 cn Future Vol,veh/h 6 15 135 33 189 3 180 20 6 11 96 50 c Peak Hour Factor 0.95 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 ca Heavy Vehicles, % 0 0 0 5 0 5 0 5 5 5 5 0 Mvmt Flow 6 16 142 35 199 3 189 21 6 i 12 101 53 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 a c a� Opposing Approach WB EB SB NB E Opposing Lanes 1 1 1 1! _0 Conflicting Approach Left SB NB EB WB 0 Conflicting Lanes Left 1 1 1 1, °1 0 Conflicting Approach Right NB SB WB EB vi Conflicting Lanes Right 1 1 1 1 y HCM Control Delay 9.2 11.1 10.9 9.9 HCM LOS A B B A 20 d a Vol Left,% 87% 4% 15% 7% Vol Thru,% 10% 10% 84% 61% 0 Vol Right, % 3% 87% 1% 32% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 206 156 225 157 0 LT Vol 180 6 33 11 > Through Vol 20 15 189 96 RT Vol 6 135 3 50 Lane Flow Rate 217 164 237 165 w GeometryGrp 1 1 1 1 0 Degree of Util (X) 0.323 0.219 0.347 0.239 c Departure Headway(Hd) 5.365 4.801 5.281 5.207 a Convergence,Y/N Yes Yes Yes Yes a Cap 670 747 682 691 a Service Time 3.392 2.829 3.308 3.236 HCM Lane V/C Ratio 0.324 022 0.348 0.239 c HCM Control Delay 10.9 9.2 11.1 9.9 v HCM Lane LOS B A B A HCM 95th-tile Q 1.4 0.8 1.6 0.9 y c �a a c m E s Q Year 2021 Base Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 194 2.3.b O O U d <a J O O y d t� _ _ a c a� E CL O as a� 0 vi m N 20 U Capacity Analysis Summary Sheets Weekday Morning Peak Hour — Year 2027 Total Projected _ Conditions O A CO O 0 L Q Q Q L y _ O U d U _ �a a m z ns Q Packet Pg. 195 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/21/2021 log 0 Lane Configurations tO tO t r t r 6 Traffic Volume(vph) 164 2132 93 87 874 113 78 105 198 225 73 93 Y Future Volume(vph) 164 2132 93 87 874 113 78 105 198 225 73 93 M Ideal Flow(vphpl) ; 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900 c Lane Width(ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade(%) 0% 0% 0% 0% Storage Length(ft) 215 0 225 0 85 85 140 140 Storage Lanes 1 0 1 0 1 1 1 1 a Taper Length(ft) 220 220 175 155 L Lane Util. Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00 > Ped Bike Factor c Frt 0.994 0.983 0.850 0.850 a Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 1805 5107 0 1752 4861 0 1805 2000 1599 1787 2000 1615 £ At Permitted 0.950 0.950 0.707 0.490 a 0 Satd. Flow(perm) 1805 5107 0 1752 4861 0 1343 2000 1599 922 2000 1615 Right Turn on Red No No No No W Satd. Flow(RTOR) vi Link Speed(mph) 45 45 25 25 0 Link Distance(ft) 895 398 422 ; 336 Travel Time(s) 13.6 6.0 11.5 9.2 �o Confl. Peds. (#/hr) a Confl. Bikes(#/hr) cn Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles(%) 0% 1'% 0% 3% 5% 4% 0% 0% 1% 1% 0% 0% 0 Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0 W Parking (#/hr) c Mid-Block Traffic(%) 0% 0% 0% 0% 0 Shared Lane Traffic(%) 2 Lane Group Flow(vph) 173 2342 0 92 1039 0 82 111 208 237 77 98 .0 Turn Type; Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov N Protected Phases 5 2 1 6 3 8 1 7 4 5 0 Permitted Phases 8 8 4' 4 R Detector Phase 5 2 1 6 3 8 1 7 4 5 0 Switch Phase a Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0 a Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 70 Total Split(s) 23.0 70.0 12.0 59.0 7.0 18.0 12.0 21.0 32.0 23.0 y Total Split;(%) 19.0% 57.9% 9.9% 48.8% 5.8% 14.9% 9.9%i 17.4% 26.4% 19.0% 0 Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0 �? All-Red Time(s) 10 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 10 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 cn Total Lost Time(s)' 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead a Lead-Lag Optimize? Recall Mode None C-Min None C-Min None None None None None None Act Effct Green(s)', 160 65.4 8.2 57.7 18.2 11.2 25.4 34.3 25.7 477 Actuated g/C Ratio 0.13 0.54 0.07 0.48 0.15 0.09 0.21 0.28 0.21 0.39 M Q Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 196 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/21/2021 log O v/c Ratio 0.73 0.85 0.77 0.45 0.38 0.60 0.62 0.62 0.18 0.15 C) Control Delay 67.7 27.8 94.2 22.6 41.5 66.7 52.3 43.1 40.3 23.5 Y Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 00 Total Delay 67.7 27.8 94.2 22.6 41.5 66.7 52.3 43.1 40.3 23.5 oc LOS E C F C D E D D D C Approach Delay 30.5 28.5 54.1 37.9 Approach LOS C C D D ayi Queue Length 50th(ft) 131 561 72 201 47 84 148 150 50 48 Queue Length 95th(ft) 204 634 #166 250 88 146 231 229 93 83 Internal Link Dist(ft) 815 318 342 256 > Turn Bay Length(ft) 215 225 85 85 140 140 Base Capacity(vph) 283 2761 119 2317 217 198 335 390 429 677 a Starvation Cap Reductn 0 0 0 0 0 0 0; 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 £ Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 c Reduced v/c Ratio 0.61 0.85 0.77 0.45 0.38 0.56 0.62 0.61 0.18 0.14 IMN G Area Type: Other m Cycle Length: 121 Actuated Cycle Length: 121 Offset:0(0%), Referenced to phase 2:EBT and 6:WBT,Start of Green Natural Cycle:70 Q- Control Type:Actuated-Coordinated Maximum v/c Ratio:0.85 Intersection Signal Delay:32.8 Intersection LOS:C c Intersection Capacity Utilization 80.5% ICU Level of Service D Analysis Period(min) 15 # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. T Splits and Phases: 1: Lexington Drive&Lake-Cook Road I N o1 2 TF 0 J o Q L .y C O U d N c <a a c m s Q Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 2 Packet Pg. 197 2.3.b HCM 6th TWSC 3: Lexington Drive & Le Parc Circle/Proposed Full Access 04/21/2021 0 Int Delay,s/veh 6.5 �j Lane Configurations Traffic Vol,veh/h 21 0 26: 190 0 19 9 178 88 25 175 6 0 Future Vol,veh/h 21 0 26 190 0 19 9 178 88 25 175 6 Conflicting Peds,#/hr i 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - - None - - None - - None ca Storage Length - - - - - - - - - - - - Veh in Median Storage,# - 0 - - 0 - - 0 - - 0 - Grade,% - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 95 95 95i 95 95 95 95 95 95 95 95 95 a Heavy Vehicles, % 0 0 0 0 0 0 0 5 0 0 5 0 Mumt Flow 22 0 27 200 0 20 9 187 93 26 184 6 a 0 as d G Conflicting Flow All 501 537 187 505 494 234 190 0 0 280 0 0 vi Stage 239 239 - 252 252 - - - - - - y Stage 2 262 298 - 253 242 - - - - - - - Critical Hdwy 7.1 6.5 6.2 7.1 6.5 6.2 4.1 - - 4.1 - - 29 Critical Hdwy Stg 1 6.1 5.5 - 6.1 5.5 - - - - - - - a Critical Hdwy Stg 2 6.1 5.5 - 6.1 5.5 - - - cn Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.2 - - 2.2 - - Pot Cap-1 Maneuver 484 453 860 481 479 810 1396 - - 1294' - - Stage 1 769 711 757_, 702 N Stage 2 747 671 756 709 - - - - - - W Platoon blocked, % - - - - c Mov Cap-1 Maneuver 461 439 860 455 465 810 1396 - - 1294' - - y Mov Cap-2 Maneuver 461 439 455 465 - - - - - - - > Stage 1 763 695 751 696 - - - - - - Stage 2 723 666 716 693 - - - - - - - N w 0 HCM Control Delay,s 11.3 19 0.2 1 CL L HCM LOS B C a L .y Capacity(veh/h) 1396 - - 620 474 1294 - - 0 HCM Lane V/C Ratio 0.007 - - 0.08 0.464 0.02 - - HCM Control Delay(s) 7.6 0', - 11.3 19 7.8 0 a HCM Lane LOS A A - B C A A - y c HCM 95th%tile Q(veh) 0 - - 0.3 2.4 0.1 - a c m E s Q Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 198 2.3.b HCM 6th TWSC 4: Lexington Drive & Proposed RIRO Access 04/21/2021 0 Int Delay,s/veh 0.1 �j INK Lane Configurations ; Traffic Vol,veh/h i 0 4 271 111 0 391 0 Future Vol,veh/h 0 4 271 111 0 391 Conflicting Peds,#/hr i 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Stop Free - None ca Storage Length - 0 - - - - Veh in Median Storage,# 0 - 0 - - 0 Grade,% 0 - 0 - - 0 Peak Hour Factor 95 95 95i 95 95 95 a Heavy Vehicles, % 0 0 5 0 0 5 Mumt Flow 0 4 285 117 0 412 a 0 as d G Conflicting Flow All - 285 0 Stage 1 - - - - - - m y Stage 2 - - - - - - Critical Hdwy - 6.2 - - - - 29 Critical Hdwy Stg 1 - - - - - - a Critical Hdwy Stg 2 - - - cn Follow-up Hdwy - 3.3 - - - - di Pot Cap-1 Maneuver i 0 759 - 0 0 - E Stage 1 0 0 0 0 Stage 2 i 0 - 0 0 - Platoon blocked, % - - c Mov Cap-1 Maneuver - 759 - - - - y Mov Cap-2 Maneuver - - - - - - > Stage 1 - - - - - - Stage 2 - - - - - - cn w 0 HCM Control Delay,s 9.8 0; 0 CL L HCM LOS A C L Capacity(veh/h) - 759, - 0 HCM Lane V/C Ratio - 0.006 - HCM Control Delay(s) - 9.8i - a HCM Lane LOS - A - y c HCM 95th%tile Q(veh) - 0 - a c m E s Q Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 2 Packet Pg. 199 2.3.b HCM 6th TWSC 5: Lake-Cook Road & Proposed RIRO Access 04/21/2021 0 Int Delay,s/veh 0.5 �j �a Lane Configurations tO r Traffic Vol,veh/h i 0 2555 965 112 0 109 0 Future Vol,veh/h 0 2555 965 112 0 109 Conflicting Peds,#/hr i 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None Free - Stop ca Storage Length - - - - - 0 Veh in Median Storage,# - 0 0 - 0 - Grade,% - 0 0 - 0 - Peak Hour Factor 95 95 95i 95 95 95 a Heavy Vehicles, % 0 1 5 0 0 0 Mumt Flow 0 2689 1016 118 0 115 a 0 as G1 G Conflicting Flow All - 0 - 0 - 508 vi Stage 1 - - - - - - m y Stage 2 - - - - - - Critical Hdwy - - - - - 7.1 29 Critical Hdwy Stg 1 - - - - - - a Critical Hdwy Stg 2 - - cn Follow-up Hdwy - - - - - 3.9 Pot Cap-1 Maneuver i 0 - - 0 0 441 Stage 1 0 0 0 0 Stage 2 i 0 - 0 0 - Platoon blocked, % - - c Mov Cap-1 Maneuver - - - - - 441 y Mov Cap-2 Maneuver - - - - - - > Stage 1 - - - - - - Stage 2 - - w 0 HCM Control Delay,s 0 0; 16 CL L HCM LOS C a L Capacity(veh/h) - 441 v HCM Lane V/C Ratio - 0.26 HCM Control Delay(s) - - 16 HCM Lane LOS - - C y c HCM 95th%tile Q(veh) - - 1 a c m E s Q Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 3 Packet Pg. 200 2.3.b HCM 6th AWSC 2: Lexington Drive & Armstrong Drive 04/20/2021 0 Intersection Delay,s/veh 9.8 �j Intersection LOS A Y �a J li iliuiiJ + � rr r U O O Lane Configurations Traffic Vol,veh/h 56 100 147 17 22 18 82 83 39 5 42 8 cn Future Vol,veh/h 56 100 147 17 22 18 82 83 39 5 42 8 c Peak Hour Factor 0.95 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 ca Heavy Vehicles, % 0 0 0 5 0 5 0 5 5 5 5 0 Mvmt Flow 59 105 155 18 23 19 86 87 41 , 5 44 8 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 a c a� Opposing Approach WB EB SB NB E Opposing Lanes 1 1 1 1! _0 Conflicting Approach Left SB NB EB WB 0 Conflicting Lanes Left 1 1 1 1, °1 0 Conflicting Approach Right NB SB WB EB vi Conflicting Lanes Right 1 1 1 1 y HCM Control Delay 10.2 8.4 9.8 8.6 HCM LOS B A A A 20 d a Vol Left,% 40% 18% 30% 9% Vol Thru,% 41% 33% 39% 76% 0 Vol Right, % 19% 49% 32% 15% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 204 303 57 55 0 LT Vol 82 i56 17 5 > Through Vol 83 100 22 42 RT Vol 39 147 18 8 Lane Flow Rate 215 319 60 58 w GeometryGrp 1 1 1 1 0 Degree of Util (X) 0.286 0.389 0.082 0.081 c Departure Headway(Hd) 4.8 4.389 4.893 5.057 a Convergence,Y/N Yes Yes Yes Yes a Cap 745 817 728 703 Q Service Time 2.853 2.431 2.953 3.123 HCM Lane V/C Ratio 0.289 0.39 0.082 0.083 c HCM Control Delay 9.8 10.2 8.4 8.6 v HCM Lane LOS A B A A HCM 95th-tile Q 1.2 1.9 0.3 0.3 y c �a a c m E s Q Year 2027 Projected Conditions-Weekday AM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 201 2.3.b O O U d <a J O O M N d U _ _ a c a� E CL O as a� 0 vi m y 10 Capacity Analysis Summary Sheets C. CO Weekday Evening Peak Hour — Year 2027 Total Projected a Conditions 0 O A CO O 0 L Q Q Q L .y _ O U d y _ <a a m s v �a Q Packet Pg. 202 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/21/2021 log 0 Lane Configurations tO tO t r t r 6 Traffic Volume(vph) 159 988 183 194 1793 141 97 83 98 215 118 112 Y Future Volume(vph) 159 988 183 194 1793 141 97 83 98 215 118 112 M Ideal Flow(vphpl) ; 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900 c Lane Width(ft) 12 12 12 12 12 12 12 12 12 12 12 12 Grade(%) 0% 0% 0% 0% Storage Length(ft) 215 0 225 0 85 85 140 140 Storage Lanes 1 0 1 0 1 1 1 1 a Taper Length(ft) 220 220 175 155 L Lane Util. Factor 1.00 0.91 0.91 1.00 0.91 0.91 1.00 1.00 1.00 1.00 1.00 1.00 > Ped Bike Factor c Frt 0.977 0.989 0.850 0.850 a Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow(prot) 1805 5025 0 1805 5037 0 1805 2000 1615 1736 1980 1583 £ At Permitted 0.950 0.950 0.597 0.685 a 0 Satd. Flow(perm) 1805 5025 0 1805 5037 0 1134 2000 1615 1251! 1980 1583 Right Turn on Red No No No No W Satd. Flow(RTOR) vi Link Speed(mph) 45 45 25 25 0 Link Distance(ft) 895 398 422 280 Travel Time(s) 13.6 6.0 11.5 7.6 �o Confl. Peds. (#/hr) a Confl. Bikes(#/hr) cn Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles(%) 0% 1'% 0% 0% 2% 0% 0% 0% 0% 4% 1% 2% 0 Bus Blockages(#/hr) 0 0 0 0 0 0 0 0 0 0 0 0 W Parking (#/hr) c Mid-Block Traffic(%) 0% 0% 0% 0% 0 Shared Lane Traffic(%) 2 Lane Group Flow(vph) 167 1233 0 204 2035 0 102 87 103 226 124 118 .0 Turn Type; Prot NA Prot NA pm+pt NA pm+ov pm+pt NA pm+ov N Protected Phases 5 2 1 6 3 8 1 7 4 5 0 Permitted Phases 8 8 4' 4 R Detector Phase 5 2 1 6 3 8 1 7 4 5 0 Switch Phase a Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 6.0 3.0 3.0 6.0 3.0 a Minimum Split(s) 7.0 21.0 7.0 21.0 6.0 14.0 7.0 6.0 14.0 70 Total Split(s) 21.0 63.5 21.0 63.5 12.0 23.5 21.0 12.0 23.5 21.0 y Total Split;(%) 17.5% 52.9% 17.5% 52.9% 10.0% ;19.6% 17.5% 10.0% 19.6% 17.5% 0 Yellow Time(s) 3.0 4.0 3.0 4.0 3.0 4.0 3.0 3.0 4.0 3.0 �? All-Red Time(s) 10 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 10 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 cn Total Lost Time(s)' 4.0 6.0 4.0 6.0 3.0 6.0 4.0 3.0 6.0 4.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag Lead a Lead-Lag Optimize? Recall Mode None C-Min None C-Min None None None None None None Act Effct Green(s)', 15.3 61.6 17.1 63.5 25.0 13.3 36.4 25.6' 13.6 34.8 Actuated g/C Ratio 0.13 0.51 0.14 0.53 0.21 0.11 0.30 0.21 0.11 0.29 M Q Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 203 2.3.b Lanes, Volumes, Timings 1: Lexington Drive & Lake-Cook Road 1I04/21/2021 t t log O v/c Ratio 0.73 0.48 0.79 0.76 0.36 0.39 0.21 0.75 0.55 0.26 C) Control Delay 68.5 20.2 72.0 25.8 39.9 53.8 30.9 57.1 59.3 32.7 Y Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 00 Total Delay 68.5 20.2 72.0 25.8 39.9 53.8 30.9 57.1 59.3 32.7 oc LOS E C E C D D C E E C Approach Delay 26.0 30.0 40.9 51.6 Approach LOS C C D D ayi Queue Length 50th(ft) 125 229 151 452 64 63 57 154 92 69 Queue Length 95th(ft) 200 277 #278 560 109 112 100' 226 151 113 Internal Link Dist(ft) 815 318 342 200 > Turn Bay Length(ft) 215 225 85 85 140 140 Base Capacity(vph) 260 2581 268 2663 289 291 500 303 288 487 a Starvation Cap Reductn 0 0 0 0 0 0 0; 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 £ Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 c Reduced v/c Ratio 0.64 0.48 0.76 0.76 0.35 0.30 0.21 0.75 0.43 0.24 G Area Type: Other m Cycle Length: 120 Actuated Cycle Length: 120 Offset:0(0%), Referenced to phase 2:EBT and 6:WBT,Start of Green Natural Cycle:70 Q- Control Type:Actuated-Coordinated Maximum v/c Ratio:0.79 Intersection Signal Delay:31.8 Intersection LOS:C c Intersection Capacity Utilization 78.5% ICU Level of Service D Analysis Period(min) 15 # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. T Splits and Phases: 1: Lexington Drive&Lake-Cook Road I N 1 2 03 ■ 04 O J o 06 06 b7 tO8 Q Q L .y C O U d N c <a a c m E s Q Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 2 Packet Pg. 204 2.3.b HCM 6th TWSC 3: Lexington Drive & Le Parc Circle/Proposed Full Access 04/21/2021 0 Int Delay,s/veh 6.2 �j Lane Configurations Traffic Vol,veh/h 24 0 20 166 0 17 26 190 77 21 259 26 0 Future Vol,veh/h 24 0 20 166 0 17 26 190 77 21 259 26 Conflicting Peds,#/hr i 0 0 0 0 0 0 0 0 0 0 0 0 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - - None - - None - - None ca Storage Length - - - - - - - - - - - - Veh in Median Storage,# - 0 - - 0 - - 0 - - 0 - Grade,% - 0 - - 0 - - 0 - - 0 - Peak Hour Factor 95 95 95i 95 95 95 95 95 95 95 95 95 a Heavy Vehicles, % 0 0 0 0 0 0 0 5 0 0 5 0 Mumt Flow 25 0 21 175 0 18 27 200 81 22 273 27 a 0 as d G Conflicting Flow All 635 666 287 636 639 241 300 0 0 281 0 0 vi Stage 331 331 - 295 295 - - - - - - y Stage 2 304 335 - 341 344 - - - - - - - Critical Hdwy 7.1 6.5 6.2 7.1 6.5 6.2 4.1 - - 4.1 - - 29 Critical Hdwy Stg 1 6.1 5.5 - 6.1 5.5 - - - - - - - a Critical Hdwy Stg 2 6.1 5.5 - 6.1 5.5 - - - cn Follow-up Hdwy 3.5 4 3.3 3.5 4 3.3 2.2 - - 2.2 - - Pot Cap-1 Maneuver 394 383 757' 393 397 803 1273 - - 1293 - - E Stage 1 687 649 718 673 N Stage 2 710 646 678 640 - - - - - - W Platoon blocked, % - - - - c Mov Cap-1 Maneuver 372 366 757 369 380 803 1273 - - 1293 - - y Mov Cap-2 Maneuver 372 366 369 380 - - - - - - - > Stage 670 636 700 656 - - - - - - - Stage 2 677 630 646 627 - - - - - - - N w 0 HCM Control Delay,s 13.2 23 0.7 0.5 CL L HCM LOS B C a L .y Capacity(veh/h) 1273 - - 484 389 1293 - - 0 HCM Lane V/C Ratio 0.021 - - 0.096 0.495 0.017 - - HCM Control Delay(s) 7.9 0', - 13.2 23 7.8 0 a HCM Lane LOS A A - B C A A - y c HCM 95th%tile Q(veh) 0.1 - - 0.3 2.7 0.1 - a c m E s Q Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 205 2.3.b HCM 6th TWSC 4: Lexington Drive & Proposed RIRO Access 04/21/2021 0 Int Delay,s/veh 0.1 �j INK Lane Configurations ; Traffic Vol,veh/h i 0 4 289 94 0 445 c Future Vol,veh/h 0 4 289 94 0 445 Conflicting Peds,#/hr i 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - Stop Free - None ca Storage Length - 0 - - - - Veh in Median Storage,# 0 - 0 - - 0 Grade,% 0 - 0 - - 0 Peak Hour Factor 95 95 95i 95 95 95 a Heavy Vehicles, % 0 0 5 0 0 5 Mumt Flow 0 4 304 99 0 468 a 0 as d G Conflicting Flow All - 304 0 Stage 1 - - - - - - m y Stage 2 - - - - - - Critical Hdwy - 6.2 - - - - 29 Critical Hdwy Stg 1 - - - - - - a Critical Hdwy Stg 2 - - - cn Follow-up Hdwy - 3.3 - - - - di Pot Cap-1 Maneuver i 0 740 - 0 0 - E Stage 1 0 0 0 0 Stage 2 i 0 - 0 0 - Platoon blocked, % - - c Mov Cap-1 Maneuver - 740 - - - - y Mov Cap-2 Maneuver - - - - - - > Stage 1 - - - - - - Stage 2 - - - - - - cn w 0 HCM Control Delay,s 9.9 0; 0 CL L HCM LOS A C L Capacity(veh/h) - 740 - 0 HCM Lane V/C Ratio - 0.006 - HCM Control Delay(s) - 9.9 - a HCM Lane LOS - A - y c HCM 95th%tile Q(veh) - 0 - a c m E s Q Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 2 Packet Pg. 206 2.3.b HCM 6th TWSC 5: Lake-Cook Road & Proposed RIRO Access 04/21/2021 0 Int Delay,s/veh 1.2 �j �a Lane Configurations tO r Traffic Vol,veh/h i 0 1301 2035 95 0 93 0 Future Vol,veh/h 0 1301 2035 95 0 93 Conflicting Peds,#/hr i 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None Free - Stop ca Storage Length - - - - - 0 Veh in Median Storage,# - 0 0 - 0 - Grade,% - 0 0 - 0 - Peak Hour Factor 95 95 95i 95 95 95 a Heavy Vehicles, % 0 1 5 0 0 0 Mumt Flow 0 1369 2142 100 0 98 a 0 as G1 G Conflicting Flow All - 0 - 0 - 1071 vi Stage 1 - - - - - - m y Stage 2 - - - - - - Critical Hdwy - - - - - 7.1 29 Critical Hdwy Stg 1 - - - - - - a Critical Hdwy Stg 2 - - cn Follow-up Hdwy - - - - - 3.9 Pot Cap-1 Maneuver i 0 - - 0 0 189 Stage 1 0 0 0 0 Stage 2 i 0 - 0 0 - Platoon blocked, % - - c Mov Cap-1 Maneuver - - - - - 189 y Mov Cap-2 Maneuver - - - - - - > Stage 1 - - - - - - Stage 2 - - w 0 0 HCM Control Delay,s 0 0; 42.9 a HCM LOS E Q L Capacity(veh/h) - 189 0 HCM Lane V/C Ratio - 0.518 HCM Control Delay(s) - 42.9 a HCM Lane LOS - - E y c HCM 95th%tile Q(veh) - - 2.6 a c m s Q Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 3 Packet Pg. 207 2.3.b HCM 6th AWSC 2: Lexington Drive & Armstrong Drive 04/20/2021 0 Intersection Delay,s/veh 11.1 �j Intersection LOS B Y �a J li iliuiiJ + � rr r U O O Lane Configurations Traffic Vol,veh/h 6 16 145 39 198 3 192 28 11 12 108 59 cn Future Vol,veh/h 6 16 145 39 198 3 192 28 11 12 108 59 c Peak Hour Factor 0.95 0.95 095 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 ca Heavy Vehicles, % 0 0 0 5 0 5 0 5 5 5 5 0 Mvmt Flow 6 17 153 41 208 3 202 29 12 13 114 62 Number of Lanes 0 1 0 0 1 0 0 1 0 0 1 0 a c a� Opposing Approach WB EB SB NB E Opposing Lanes 1 1 1 1! _0 Conflicting Approach Left SB NB EB WB 0 Conflicting Lanes Left 1 1 1 1, M 0 Conflicting Approach Right NB SB WB EB vi Conflicting Lanes Right 1 1 1 1 y HCM Control Delay 9.7 11.9 11.8 10.5 HCM LOS A B B B d a Vol Left,% 83% 4% 16% 7% Vol Thru,% 12% 10% 82% 60% 0 Vol Right, % 5% 87% 1% 33% Sign Control Stop Stop Stop Stop Traffic Vol by Lane 231 167 240 179 0 LT Vol 192 6 39 12 > Through Vol 28 16 198 108 RT Vol 11 145 3 59 Lane Flow Rate 243 176 253 188 w GeometryGrp 1 1 1 1 0 Degree of Util (X) 0.372 0.244 0.384 0.281 c Departure Headway(Hd) 5.501 5.006 5.473 5.366 a Convergence,Y/N Yes Yes Yes Yes a Cap 654 715 657 669 a Service Time 3.542 3.053 3.516 3.41 HCM Lane V/C Ratio 0.372 0.246 0.385 0.281 HCM Control Delay 11.8 9.7 11.9 10.5 �0� HCM Lane LOS B A B B HCM 95th-tile Q 1.7 1 1.8 1.2 y c �a a c m E s Q Year 2027 Projected Conditions-Weekday PM 10/13/2020 Mixed-Use Development-Buffalo Grove Synchro 10 Report Page 1 Packet Pg. 208 Nq%�N% 2.3.b 1XrLGI4 I Kein'u ,Li ndg ren,O'Hara.Aboona,Inc 6 ` �rrtllihux�� Roml, Suke, 1001 Rom,,,molI(, l[zIoir600 O O MEMORANDUM TO: Troy Paionk, P.E. v BSTP Midwest, LLC J O FROM: Michael A. Werthmann, PE, PTOE Principal N d U DATE: July 12, 2021 •L SUBJECT: Addendum to June 3, 2021 Traffic Study c Lake-Cook Road Mixed-Use Development Buffalo Grove, Illinois c a� E a 0 This memorandum is an addendum to the June 3,2021 traffic study conducted by Kenig,Lindgren, > O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed mixed-use development to be located in o Buffalo Grove, Illinois. The site, which formerly contained an approximate 100,000 square-foot office building, is located in the northeast quadrant of the intersection of Lake-Cook Road with M Lexington Drive. Since the traffic study was completed,the densities of the proposed development 2 have been slightly modified. However, access to the development is proposed to continue to be provided via a restricted right-turn in/right-turn out access drive on Lake-Cook Road, a full access drive and a restricted right-turn in/right-turn out access drive on Lexington Drive,and future cross- c access to the parcel directly east of the site. Table 1 compares the land uses and densities proposed c for the original and revised development plans. c Table 1 0 A COMPARISON OF LAND USES AND DENSITIES 2 Original Development Plan Revised Development Plan A fuel center that is to contain 24 fueling 0 A fuel center that is to contain 24 fueling positions, and 8,900 square-foot convenience c positions, and 7,260 square-foot convenience store that will include an approximate 2,400 a store, and a car wash square-foot coffee/donut store with drive- a L through facility, and a car wash .y An approximate 6,250 square-foot c commercial building that will include an An approximate 4,800 square-foot v approximate 2,400 square-foot coffee/donut commercial building store with drive-through facility An approximate 2,500 square-foot quick An approximate 2,500 square-foot quick a service restaurant with drive-through facility service restaurant with drive-through facility Approximately 34,000 square feet of self- Approximately 34,000 square feet of self- storage space storage space Q 1 rafl,.' or[l[IolI m-d 1°m ,IICft Phil III`11,gCorimfItmiIs Packet Pg. 209 2.3.b The purpose of this addendum is to compare the trips estimated to be generated by the original development plan and the revised development plan. 0 0 Trip Generation Estimates �a Per the original traffic study, the number of peak hour trips estimated to be generated by the o original and revised development plans was based on the following vehicle trip generation rates contained in Trip Generation Manual, IOth Edition, published by the Institute of Transportation Engineers (ITE): U c •L The "Gasoline/Service Station with Convenience Market" (Land-Use Code [LUC] 945) rates were used for the fuel center and convenience market. The "Coffee/Donut Store with Drive-Through Window" (LUC 937) rates were used for a the coffee/donut store. The "Automated Car Wash" (LUC 948) rates were used for the car wash. E a The "Shopping Center" (LUC 820)rates were used for the commercial building. 2 The "Fast Food Restaurant with Drive-Through Window" (LUC 937) rates were used for o the quick service restaurant. • The "Mini-Warehouse" (LUC 151)rates were used for the self-storage facility. 20 Further,the estimated traffic to be generated by the two development plans was reduced to account U for the following factors: (CL Pass-By Trips. Surveys conducted by ITE have shown that a large percentage of trips made to fuel centers, coffee/donut stores, and quick service restaurants are diverted from the N 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 c work-to-home trips. As such, the number of new trips to be generated by the fuel center was reduced by 60 percent and the number of new trips generated by the coffee/donut store and the quick service restaurant was reduced by 50 percent to account for pass-by traffic. CO 0 Multi-Purpose Trips. The volume of traffic to be generated by the development will be > reduced due to the interaction (multipurpose trips) that is anticipated to occur between the a various land uses. As such, the number of trips generated by the coffee/donut store was a a reduced by 30 percent and the number of trips generated by the car wash was reduced by 50 percent to account for multipurpose trips. c 0 Table 2 summarizes the trips projected to be generated by the original development plan and Table v 3 summarizes the trips projected to be generated by the revised development plan. c a c m E s Q 2 Packet Pg. 210 2.3.b Table 2 ORIGINAL DEVELOPMENT PLAN ,— PROJECTED DEVELOPMENT-GENERATED TRAFFIC VOLUMES o U Weekday Morning Weekday Evening Lan1 , � Hur 1 ' � Hur 1 J O TotalIn Out 1 O Total Trips U Fuel Center with Convenience 183 176 359 171 165 336 Market Coffee/Donut Store with Drive 109 105 214 52 52 104 a Through as Automated Car Wash' 20 20 40 39 39 78 a 0 Quick Service Restaurant with > Drive Through 51 49 100 42 40 82 0 vi Commercial Building 8 7 15 7 8 15 Self-Storage 5 5 10 10 10 20 29 W Total 376 362 738 321 314 635 (0M Multi-Purpose/Interaction Trip Reductions 0 Coffee/Donut Store (30 Percent) 30 30 60 15 15 30 Car Wash (50 Percent) 10 10 20 19 19 38 c Total 40 40 80 34 34 68 2 Pass-By Trips Reductions co Fuel Center and Convenience Store 0 (60 Percent) 108 108 216 101 101 202 > 0 L Q Coffee/Donut Store (60 Percent) 46 46 92 22 22 44 Q L Quick Service Restaurant (50 Percent) 25 25 50 20 20 40 0 Total 179 179 358 143 143 286 v aD Total New Trips 157 143 300 144 137 281 a c m E s 0 Q 3 Packet Pg. 211 2.3.b Table 3 REVISED DEVELOPMENT PLAN PROJECTED DEVELOPMENT-GENERATED TRAFFIC VOLUMES o U Weekday Morning Weekday Evening Lan1 , � Hur 1 ' � Hur 1 J O TotalIn Out 1 O Total Trips U Fuel Center with Convenience 183 176 359 171 165 336 Market Coffee/Donut Store with Drive 68 65 133 32 33 65 a Through as Automated Car Wash' 20 20 40 39 39 78 a 0 Quick Service Restaurant with > Drive Through 51 49 100 42 40 82 0 vi Commercial Building 10 8 18 8 10 18 Self-Storage 5 5 10 10 10 20 29 aD Total 337 323 660 302 297 599 (n Multi-Purpose/Interaction Trip Reductions 0 Coffee/Donut Store (30 Percent) 20 20 40 9 9 18 Car Wash (50 Percent) 10 10 20 19 19 38 c Total 30 30 60 28 28 56 2 Pass-By Trips Reductions co Fuel Center and Convenience Store 0 (60 Percent) 108 108 216 101 101 202 > 0 L Q Coffee/Donut Store (60 Percent) 28 28 56 14 14 28 Q L Quick Service Restaurant (50 Percent) 25 25 50 20 20 40 0 Total 161 161 322 135 135 270 v aD Total New Trips 146 132 278 139 134 273 a c m E s 0 Q 4 Packet Pg. 212 2.3.b Trip Generation Comparison A comparison of Tables 2 and 3 shows that the revised development plan is projected to generate °o fewer new trips, by-pass trips, and total trips than the original development plan. The revised development plan is estimated to generate approximately nine percent fewer total trips (58 trips) during the morning peak hour and four percent fewer trips (24 trips) during the evening peak hour o compared to the original development plan. As such, the revised development plan is a less traffic intense development plan than the original development plan and will have less of an impact on the roadway system. While the average delay at the various intersections will be reduced with the U revised development plan,the general findings and the recommendations summarized in the traffic a study are still valid. c a c a� E a O as a� 0 vi m y 10 U W Q C O N G1 C O N 2 CO w O O L Q Q Q L .y C O U d y c <0 a c m s Q 5 Packet Pg. 213 2.3.b ENGINEER'S OPINION OF PROBABLE COST RICKY ROCKETS I% BUFFALO GROVE, IL 7/12/2021 01 N aid U L "T 8 ad dam ITEM DESCRIPTION QUANTITY UNIT UNIT PRICE EXTENSION c 0 U SCHEDULE I -SESC AND STABILIZATION Y ca J 1 Silt Fence(Non-Wire Back) 2510 LF $2.75 $6,902.5 c 2 Concrete Washout 1 EACH $2,000.00 $2,000.0 3 Construction Entrance 1 LUMP SUM $3,000.00 $3,000.0 y 4 Landscaping 1 LUMP SUM $30,000.00 $30,000.0 5 Temporary Seeding 3.3 ACRE $2,500.00 $8,250.0 6 Seeding Class 1 1.6 ACRE $4,800.00 $7,680.0 7 Erosion Control Blanket(NAG DS-75) 5000 SY $1.50 $7,500.0 > c c� TOTAL SCHEDULE I -EXCAVATION AND GRADING IMPROVEMENTS $65,332.5 a c m SCHEDULE II - UNDERGROUND IMPROVEMENTS E a 0 m A. SANITARY SEWER IMPROVEMENTS m 1 6" PVC Sanitary Sewer-SDR 26 425 LF $24.00 $10,200.0 2 8" PVC Sanitary Sewer-0'-12' Depth 530 LF $34.00 $18,020.0 3 6" PVC Cleanout 2 EACH $650.00 $1,300.0 4 4' Diameter Manhole-0'-8' 9 EACH $2,500.00 $22,500.0 �a 5 Connection to Existing Manhole 1 EACH $1,500.00 $1,500.0 6 Grease Trap 2 EACH $4,000.00 $8,000.0 cn di SUBTOTAL A-SANITARY SEWER IMPROVEMENTS $61,520.0 0 N B. WATER MAIN IMPROVEMENTS 1 6" DI Water Main 130 LF $30.00 $3,900.0 2 8" DI Water Main 560 LF $40.00 $22,400.0 0 3 8"Valve&Vault, STD 4' Dia.w/FR&Lid 3 EACH $3,400.00 $10,200.0 >_ 4 Fire Hydrant with Auxiliary Valve 3 EACH $4,000.00 $12,000.0 5 Dry Connection 2 EACH $1,800.00 $3,600.0 cn w 0 SUBTOTAL B-WATER MAIN IMPROVEMENTS $52,100.0 E 0 CL C. STORM SEWER IMPROVEMENTS a 1 6" PVC Storm Sewer Pipe 160 LF $24.00 $3,840.0 a 2 8" PVC Storm Sewer Pipe 690 LF $28.00 $19,320.0 a) 3 12" RCP Storm Sewer Pipe 380 LF $27.00 $10,260.0 4 15" RCP Storm Sewer Pipe 410 LF $30.00 $12,300.0 0 5 18" RCP Storm Sewer Pipe 430 LF $33.00 $14,190.0 6 24" RCP Storm Sewer Pipe 400 LF $42.00 $16,800.0 Cn 7 30" RCP Storm Sewer Pipe 310 LF $59.00 $18,290.0 c 8 Precast Concrete Flared End Section w/Grate 30" 1 EACH $2,800.00 $2,800.0 a 9 8"Cleanout 6 EACH $600.00 $3,600.0 10 2'-0" Diameter Inlet 7 EACH $1,200.00 $8,400.0 m 11 Storm Manhole 18 EACH $2,000.00 $36,000.0 � L) �a SUBTOTAL C-STORM SEWER IMPROVEMENTS $145,800.0 Q TOTAL SCHEDULE II -UNDERGROUND IMPROVEMENTS $259,420.0 Packet Pg. 214 2.3.b ENGINEER'S OPINION OF PROBABLE COST RICKY ROCKETS I% BUFFALO GROVE, IL 7/12/2021 01 N aid U L "T 8 ad dam ITEM DESCRIPTION QUANTITY UNIT UNIT PRICE EXTENSION c 0 U d SCHEDULE III -ON-SITE ROADWAY IMPROVEMENTS 0 0 1 Hot-Mix Asphalt Binder Course, N50-2" 1520 SY $9.00 $13,680.0 2 Aggregate Base Course- 10" 1520 SY $8.00 $12,160.0 y 3 Hot-Mix Asphalt Binder Course, N50-4" 7400 SY $16.00 $118,400.0 4 Aggregate Base Course- 12" 7400 SY $12.00 $88,800.0 5 PCC Pavement(Regular Duty) 960 SY $45.00 $43,200.0 6 PCC Pavement(Heavy Duty) 340 SY $55.00 $18,700.0 > 7 Aggregate Base Course-6" 1300 SY $5.00 $6,500.0 R 8 Hot-Mix Asphalt Surface Course, N50-2" 8920 SY $11.00 $98,120.0 a 9 Concrete Curb Type B-6.12 4200 LF $14.00 $58,800.0 m 10 PCC Sidewalk(5")with base 10400 SF $4.75 $49,400.0 CL E 11 Street Lights 16 EACH $3,500.00 $56,000.0 m TOTAL SCHEDULE III -ON-SITE ROADWAY IMPROVEMENTS $563,760.0 N G1 TOTAL SCHEDULES 1-III $888,512.5 7:a CONTINGENECY(10%) PER VILLAGE $88,851.2 y LETTER OF CREDIT INCREASE (8%) PER VILLAGE $71,081.0 cn di GRAND TOTAL $1,048,444.7 0 N Prepared By: Manhard Consulting, Ltd. 700 Springer Drive Lombard, Illinois 60148 ,°� 2 NOTE: This Engineer's Opinion of Probable Cost is made on the basis of Engineer's experience and qualifications using plan quantities and represents Engineer's best judgment as an experienced and qualified professional engineer generally familiar with the construction cn industry. However, since the Engineer has no control over the cost of labor, materials, equipment or services furnished by others, or over 0 the Contractor's methods of determining prices, or over competitive bidding or market conditions, or over quantities of work actually performed, Engineer cannot and does not guarantee that proposals, bids or actual Construction Cost will not vary from Opinions of 0 CL Probable Cost prepared by Engineer. This Opinion of Probable Construction Cost is limited to those items stated herein and does not a include permit fees, recapture costs, consultant fees landscaping, dewatering, maintenance, bonds or the like. L a� .N C O U d Cn c c� a c a� E L) �a Q Packet Pg. 215 NPDES Permit—Online Portal 00 14 > CL CL > O CL 0 0 of) 0 17k 10s, CL CL Or- CL E 11581 soup soup loop low 77 1'! 2=0 40 Packet Pg. 216 2.3.b Illinois Environmental O 0 U O Protection Agency J O O to d Bureau of Water • 1021 North Grand Avenue East • P.O. Box 19276 • Springfield • Illinois • 62794-9276 L Division of Water Pollution Control Notice of Intent (NOI) for General Permit to Discharge Storm Water Associated with Construction Site Activities E CL as Permit Information v 41 G N d Master Permit Number: ILR100000 y 2 NPDES ID: ILR10ZAPG V G) Q W State/Territory to which your project/site is discharging: IL C Is your project/site located on federally recognized Indian Country Lands? No O N 4) By Indicating "Yes"below, I confirm that I understand that this General Permit only authorizes the allowable stormwater discharges in Part w 1.B.1 and Part 1.B.2.Any discharges not expressly authorized in part 1.B.3 of this permit cannot become authorized or shielded from C liability under CWASection 402(k)by disclosure to EPA State,or local authorities after issuance of this permit via any means, including the to Notice of Intent(NOI)to be covered by the permit,the Stormwater Pollution Prevention Plan(SWPPP), during an inspection,etc.If any > discharges requiring NPDES permit coverage other than the allowable stormwater discharges listed in Part 1.B.1 and Part 1.B.2,they must be covered under another NPDES permit. 7 Yes N w O Is your construction site less than one acre?No O L Q Q Q Owner and Operator Information v .y C Owner (Company) Information Owner(Company)Name: Heidner Properties Inc. y C Owner Type: Private a c m Owner (Company) Mailing Address Address Line 1:5277 Trillium Blvd td r� Q Address Line 2: City:Hoffman Estates ZIP/Postal Code:60192 State: IL Packet Pg. 217 2.3.b Owner (Company) Point of Contact Information First Name Middle Initial Last Name: Eric Grabowski Professional Title:Project Manager O O Phone:630-894-0099 Ext.: () Q) Email:eric.grabowski@heidnerinc.com J O O Operator (Contractor) Information Is the Operator Information the same as the Owner Information? Yes U C NOI Preparer Information > R This NOI is being prepared by someone other than the certifier. a First Name Middle Initial Last Name:Adam Fritz d E Organization:Manhard Consulting t2 O 0) Phone:(708)692-2564 Ext.: > W G Email:afritz@manhard.com uj d to tD Project/Site Information V U t1 W Project/Site Name:Proposed Improvements for Ricky Rockets C O Project/Site Location Address Line 1:Northeast corner of Lake Cook Rd and Lexington Dr O to Address Line 2: City:Buffalo Grove T_ 2 ZIP/Postal Code:60089 State: IL 7 W w County or Similar Division:Lake O to O L Q Latitude/Longitude for the Project a L Latitude/Longitude Format: Degrees Minutes Seconds O .y C Latitude/Longitude:42'9'14.0004"N,87'56'34.0008"W O V Other Project Information (D s~ Approximate Construction Start Date: Approximate Construction End Date: Total Size of Construction Site in Acres: 08/01/2021 03/01/2022 7.6 d C Type of Construction:Commercial 0) L SIC Code: v Type a detailed description of the Project: Q Packet Pg. 218 2.3.b The scope of work will consist of the development of a gas station and car wash with ass ociated grading, utility and parking lot improvements. The existing site is a vacant to t. 0 0 U SWPPP Information v O Y J Has the SWPPP been prepared in advance of filing this NOI as required? Yes 0 SWPPP Contact Information First Name Middle Initial Last Name: Harrison Meyer Organization: > C Professional Title:Project Manager d C Phone:630-925-1040 Ext.: E Q Email:hmeyer@manhard.com 0 > G1 G Project Inspector y Is the Project Inspector Information the same as the SWPPP Contact Information? Yes 20 G1 Use the space below to upload a copy of your SWPPR rL Name Uploaded Date Size C .+m 21-05-07 SWPPP Report.pdf (attachment/1357517) 05/07/2021 3.82 MB 0 4) W C Receiving Water Information v N Does your storm water discharge directly to: Storm Sewer j N w Owner of Storm Sewer System: Village of Buffalo Grove O to Name of closest receiving waterbody to which you discharge: Des Plaines River Q Q Q L Historic Preservation and Endangered Species Compliance y C O U Has the project been submitted to the following state agencies to satisfy applicable requirements for compliance with Illinois law on: G1 A Historic Preservation Office: Yes y C Use the space below to upload a copy of your Historic Preservation Office approval letter. a C d Name Uploaded Date Size L .+m 21-05-05 I H PA Su bm ittal.pdf(attachment/1357402) 05/07/2021 649.18 KB r� Q o► IDNR Impact Assessment Section: Yes Packet Pg. 219 2.3.b Use the space below to upload a copy of your EcoCM approval letter. Name Uploaded Date Size /2113408_NO CONFLICT.pdf (attachment/1357403) 05/07/2021 142.12 KB O Certification Information V O U O I certify under penalty of law that this document and all attachments were prepared under my direction or supery ision in accordance with a system J designed to assure that qualified personnel properly gathered and evaluated the information submitted. Based on my inquiry of the person or persons O who manage the system, or those persons directly responsible for gathering the information,the information submitted is,to the best of my knowledge O and belief,true, accurate,and complete. I have no personal knowledge that the information submitted is other than true,accurate, and complete. I am aware that there are significant penalties for submitting false information, including the possibility of fine and imprisonment for knowing violations. t3 Signing an electronic document on behalf of another person is subject to criminal,civil,administrative, or other lawful action. N d U Certified By:Rick E. Heidner O Certifier Title:President C O Certifier Email:eric@heidnerinc.com d C d Certified On:06/08/2021 2:56 PM ET t2 O d G to (D to t0 G1 !Z C O N 41 W C O to O N w O O L Q Q Q L 0) .y C O U d N c to a c m s Q Packet Pg. 220 2.3.b CCDOTH—Approval Email 0 0,-111 -1O�387- Lake Ike ook. Road, East o (Lexington Drive, Ricky Rockets, 0 0 Jack Bielak ((MOTH) ��:JacIk,- iiiellal�.�L-coop�.couirityiii .ov J > o -15c,, Harrison Meyer 11u � a;.c Jaci Biellair i'CCiTH;I a N ('m �F'oliWA/w.p Cr,niplefed oi'i jmlecinefda'y, JLll+y 7 20021 v °you forwarded thiir ne oage on 7/7/2'Ci2 i F1,104 AO^d. � w Forrrm2 S �D Bonc;l anc;l InSuaranceA Pe>c!luaireiirent::s pal"OCE�EeCiuire 2O,2C[-ICI.lLi�clf > 4,79 K03 c aea c Hello, a) a 0 Identification Perinruliit IN umber � Th7e above subject identification permit nurn ibeim has been assigned to youir pimoject. lin all p correspondence, reefer to time identification permit number assigned to your project. m y Bond to Please see bond and insurance $20,000 directions,(attached pages �1-3) on our web situ at a Ihttps,///,d .,c,00.k.co,uintyilll.govv/seirvice/co�nistruuicttiion-Ip,eiu'im�it5-oinlVine-,paiymne�nt to help thie contractor vn navigate the process. � 0 ErnaO a Ipdf copy of the completed bond)to IIh"w V..permnits cookcount°dial„goo and iniaill time od inal cop, � our off lice. c Address.® George"w+ . ICDunne Cook Couuinty Office IBu i Idi ng > Clook County IDepairtment of Transportation and IHighways Permits Office � 2th Floor w 0 . Waslhin, oumi, C"hiicago Illliuno,iiis 0 0i 3Cf3 c r2 Q Insurance Q L Please see band and 'insuraince $20,000 directions,(attached pages 4 6) on our web site at � Ihttps:///v ^w, .,coo.k.co uintVilll.gorov "seirvice/coanstru_uicttiio,n-IP,eiu,irtm�its-oinlVine-,paiy ment to help thie contractor o navigate the pirocess. Attached iB a copy of our saumplle CCill. The c�ontiractoir roust meet the minimum c� aD The insurance iceirt can be ernailed to hwy.p,eirlMiit5 cfookcouinityilV.go�v .,Title the eniaH [Permit � c Nuiniber]I insuirance a c Notes, 0 No'' ork may be pllerfoirrned within the Clouinty° R iglht of ay until a 5igned permni t i s iss,ued. ea Q Packet Pg. 221 2.3.b l:aGvif I �,�a�Pir.r.i[rir� ru:r,iiirg 1114 S LP 11 '"III" III 1 :1 \fl/rtt,ci R,,:mnr.et, l`'v°I,ri�,3ErtniwiiY, n7 r r�ar,l.lt'rr'� I`'1 ai r tll,!rrnrrrrl; 0 O rr°ui r""rl,c N i ht,cu_tu[ O July 26, 2021 L..11,10 Fl a'nln. J O Ms. Rati Akash Village of Buffalo Grove a Community Development 50 Raupp Blvd. a Buffalo Grove, IL 60089 •L RE: PROPOSED IMPROVEMENT FOR RICKY ROCKETS c (700 E. LAKE COOK ROAD) a c Dear Ms. Akash: E CL 0 Please find enclosed the following documents for your review and approval: W • Final Engineering Plans for On-Site Ricky Rockets Improvements 0vi • Final Engineering Plans for Off-Site Lake Cook Roadway Improvements y • Final Stormwater Management Report • Final Landscape Plan 29 • Sanitary PE Calculations Sheet— Under Separate Cover (D, • IEPA Water Permit Application— Under Separate Cover • IEPA Sanitary Permit Application— Under Separate Cover c • WDO Permit Application c • NPDES Permit Active Confirmation and "Copy of Record" • CCDOTH Permit#20-11-10387 • EOPC o • T Plat of Subdivision • Plat of Vacation • Building Elevations ' • Sign Package o • Photometrics • Traffic Impact Study o • Traffic Study Addendum CL a Note that many other items are being submitted as part of the overall submittal, and the items listed above are specifically related to the Engineering Review Comments. y c 0 In response to your review letter dated May 19, 2021, we offer the following responses, in bold and �? italics, to the outstanding comments: GENERAL a 1. Please provide other agency permits (i.e. IEPA NOI &Water Main, CCDOTH, etc.). Response: These permits will be provided once available. See below for summary: E • NPDES—Approved, as shown on the new NPDES online portal (unclear if the IEPA has stopped mailing hard copies of permits at this time). Please refer to "Active Q Permit Confirmation" and "Copy of Record" • IEPA Sanitary/Water— Pending Approval. Currently in coordination with Lake County Public Works to obtain signatures before submittal. Karth ar°d Consulting 0f,::1 Spr,Inagr r I-Drive,Lornbrard Bflinr.rir 6D'1,18 m 630.691 9.b50D , rr'ranlurau°ric;ram C,l;I GlI 1 ff < Ilw,R E r,fl:v/nl ,/v i rl x ; Packet Pg. 222 2.3.b Mr.Ted Sianis, P.E. July 26,2021 Pa e 2 O • CCDOTH — Plans have been approved and permit has been issued. ci 2. If Lots 3 &4 are not developed as part of this project, they will require separate development _J agreements in the future when development of these lots occurs. o Response: Understood. 3. The Village did not receive the plan set titled Ricky Rockets Access Drive. Please provide these plans for review. Response: The offsite roadway improvement plans have been included as part of this submittal. Please note that these have been reviewed and approved by CCDOTH, and > their review comments have been incorporated. a 4. Please provide an Engineer's Opinion of Probably Cost (EOPC). Include a 10% contingency as well as an 8% increase for Letter of Credit purposes per ordinance 16.20.130. E CL Response: EOPC has been provided 0 as 5. Once the Village has an EOPC, we will develop and provide you a draft Development o Improvement Agreement (DIA). The Developer will be required to execute and submit the DIA including: a. Letter of Credit b. Engineering review and inspection fees; and U C. Provide sanitary service PE calculations cn Response: Understood. c .E 0 6. Provide sanitary service PE calculations. a Response: Calculations have been provided in a separate document and sent directly to e: CF Ted Sianis. Total Sanitary PE Calculations for Lot 1 and Lot 2 is approximately 64 PE. c 2 PLAN SHEETS Overall Site Plan (3 of 12) 1. Please provide detail regarding the closing of the south parking lot entrance east of lot 3 and 0 new north connection to parking lot. c Response: Specific details regarding closing and re-connection to the existing parking lot a can be added to the plans as requested. Please provide any specific details that the a Village would like to be incorporated(signage, etc.) Site Dimensional and Paving Plan (4 of 12) c 0 U 1. Please provide legend for paving material cross sections and materials. Response: Pavement sections have been added to the plans per the Geotechnical Report y recommendations c a 2. Will there be drying services on the car wash site and are they anticipated to que at the car wash ; exit? Response: There is no hand-drying service and cars are not anticipated to que at the car E wash exit. ea Q Packet Pg. 223 2.3.b Mr.Ted Sianis, P.E. July 26,2021 Pa e 3 O 3. Please confirm sign placement near north Lexington entrance/exit does not interfere with line of ci sight for motorists exiting the development. Y Response: The Sight-Triangle has been added to the landscape plan to confirm that there is no interference with Line of Sight for exiting motorists. c 4. Please verify parking lot complies with Village Code 16.50.150- Parking Lots for landscaping islands (i.e. 180 sf per 20 parking spaces). Response: There are 64 Parking spaces on Lot 1, therefore there is roughly 600 sf of a landscape islands required. My calculations estimate that there is 2376 sf of area on Lot 1 which should be considered "Landscape Island". If an exhibit is required, please advise > and we will provide for your review. a 5. Please provide sidewalk along Lexington Drive within property limits. a� Response: Sidewalk along Lexington Drive is now proposed, located 1'within the E property limits o z Grading Plan (6 of 12) °1 0 vi 1. Please provide grading details for lots 3 & 4. y Response: Proposed grading contours have been added to show the general mass- D grading concepts/elevations for Lots 3 &4 29 U aD a 2. A benchmark will be required to be placed prior to the completion of the development. We can discuss where that benchmark should be placed based on current and future out lot construction di plans. c Response: Understood. N Utility Plan (7 of 12) c 0 A 1. Additional water main may be necessary depending on Fire Department comments regarding 2 hydrant locations. Response: Understood. No comments from Fire Department received yet, please provide cn Fire Dept review when possible. o 2. No 901 bends allowed on Village water main (i.e. dry connection at NW corner of site). 'oL Response: Understood. This has been revised to show 45 degree bends. a a L 3. Only one water service is shown for both the proposed retail and convenience stores. Please provide a water service to both buildings or explain reasoning for only one water service. Response: Per the IDPH regulations, fire suppression and domestic services shall be split 0 inside the building. Therefore, it is proposed to have a single combined service enter the �- building and then be split into Fire suppression and the domestic service for each tenant a space. y c 4. Rim and invert elevations not provided on grading or utility plan for proposed utilities. Please add a to the plans. Response: Full sewer design information is now included in the plan set. E s 5. Include hydrocarbon removal technology based on the proposed use of the sites. Q Response:A Water Quality Structure has been added to the proposed plans (Contech Packet Pg. 224 2.3.b Mr.Ted Sianis, P.E. July 26,2021 Pa e 4 O VortSentry or approved equal) which has documentation showing effective hydrocarbon ci removal. This has been installed to most efficiently clean the drainage area underneath Y the fueling canopy. 0 0 SE/SC Plan (8 of 12) N 1. Please show a concrete washout location. Response: Concrete Washout has been added to SESC Plan. •L 2. Show any potential stockpile locations including necessary SE/SC protection measures. > Response: Topsoil Stockpile and surrounding Silt Fence has been added to the Plan. FL Construction Details (9 - 11 of 12) a� E a 1. Update material standards to match enclosed Village Exhibit No. 109. c Response: Village Material Standards have been added to the plans. 0 2. Add the enclosed Village Exhibits 101, 109, 201, 301, 401, 501, and 502 to the plans. m Response: The referenced Village Exhibits have been added to the plan. 3. Retaining walls shall be designed by a structural engineer. U Response: No retaining wall proposed. a PLATS c Plat of Resubdivision o N 01 1. Please provide a plat of vacation for the existing blanket easement. Response: Plat of Vacation is included in the submittal. c A 2. Cross access easements necessary for parking lot entrances east of Lot 3. Response:Access will be granted to the lot east of Lot 3 via a separate Plat of Easement. 3. Please provide a 5' public utility easement on either side of the new interior lot lines. O Response: 5'PUE's have been added to the Plat. > O L 4. After review and approval of the plat of resubdivision, you will be required to provide mylar C copies of the plat for execution and recording (to be recorded by developer) in Lake County. L Response: Understood. .y C 5. Add storm water infrastructure maintenance activity and responsibility language. O U Response: Refer to Soil Erosion Control Plan for maintenance activity and responsibility language. y c 6. Utilize the natural gas service easement language for the company that will be providing service. a Response: North Shore language has been removed. ; c m E s ea Q Packet Pg. 225 2.3.b Mr.Ted Sianis, P.E. July 26,2021 Pa e 5 O STORMWATER MANAGEMENT REPORT (SWMR) ci 1. The stormwater management will be required updates to include storm sewer calculation, better definition of RVR methods, hydrocarbon removal technology, etc. prior to approval of final o engineering. Response: Storm sewer has been designed and modeled using Bentley StormCAD software. Sewer was routed/designed specifically to convey stormwater effectively while allowing the regional basin outfall to remain undisturbed. RVR methodology has been updated to included Water Quality BMP/Hydrocarbon removal structure. Please refer to the Stormwater Management report for more details. > c �a 2. Include private stormwater infrastructure maintenance activity and responsibility language post a development completion. a� Response: Understood. Please advise if a specific agreement will be required or if E specific language must be included. o as 3. When final engineering is ready, please submit a completed Lake County Watershed o Development Ordinance permit. Response:A Lake County WDO Permit Application is submitted as park of this package, y 2 If you have any questions or need any additional information, please contact us. a Yours Truly, c MANHARD CONSULTING, LTD. c O N 01 O N 2 Harrison Meyer, P.E. 0 0 L Q Q Q L .y C O U d y c <a a c m E s 0 Q Packet Pg. 226 2.3.b BLUESTONE NiE r i.,r «sr. P R 0 P E RTILS August 02, 2021 VIA EMAIL �0 �a Rati Akash J 0 Village Planner Village of Buffalo Grove ra N 50 Raupp Blvd Buffalo Grove, IL 60089 •L Re: 700 E. Lake-Cook Road Development c as Ms. Akash, a� E We are in receipt of comments for the above-mentioned project provided by Mr. Jim Miller, President of c Lexington Commons Coach Houses Condominium Association. We offer the following responses to those comments below in bold: p vi m y • Car wash exit directed south with drying blower jets blasting noise towards residential areas in Lexington Commons and Whippletree. Those noise elements should be directed towards the north (D industrial park instead of towards residential areas. I see from plans this was previously moved away from Le Parc. This is concerning for all hours of the day and especially in evening and at night. di Response: The car wash exit is located directly north of the existing retail center (Le)dngton c Commons Plaza) along the south side of Lake Cook Road which will minimize noise towards the N residential area south of Lake Cook Road. • Increased traffic through Lexington Commons on Lexington Drive - a neighborhood street -for c access to all the businesses planned for 700 Lake Cook Road. Response: The results of the traffic study have shown that Lexington Drive generally has sufficient reserve capacity to accommodate the additional traffic to be generated by the proposed cn development. Further, it is important to note that the traffic volumes on Lexington Drive will be o reduced due to the following factors. ➢ The development will have a restricted right-turn in/right-turn out access drive on Lake- o Cook Road which will accommodate a large portion of the traffic traveling westbound on C Lake-Cook Road. L ➢ The majority of the traffic generated by the development is projected to use Lake-Cook Road when traveling to or from the development. Only a limited volume of traffic is c projected to be traversing to and from the development via Lexington Drive north of the 0 site or Armstrong Drive. • Potential light and noise intrusion into our homeowner's residences from lit raised signage and y c around-the-clock operations. Response: Sign 120', signs 2 & 3 10' tall which are north of the existing retail center (Lexington a Commons Plaza) along the south side of Lake Cook Road which greatly reduces potential light of noise impacts to Lexington Commons. Site Lighting designed to reduce (eliminate) light spillage s and glare onto adjacent properties. Q Bluestone Net Lease]properties,LLC 122 N.Wlreatanl9venue#646 ( wheatntt,IL 60187.-0646 Packet P 227 (6:3a)388-8 780 g 2.3.b Response Letter 700 E.Lake-Cook Road Page 2 of 2 • Potential noise and or trouble of kids are hanging out all hours of the night. This coupled with 0 0 increased traffic into our complex could result in crime, vandalism/graffiti and/or activities such as U m "disrupting the peace". Our current crime rate is very low. Y �a Response: Only a limited volume of traffic is projected to be traversing to and from the J 0 development via Lexington Drive. The development will have a restricted right-turn in/right-turn out access drive on Lake-Cook Road which will accommodate a large portion of the traffic traveling a westbound on Lake-Cook Road.The development is bound by Lexington Drive to the west and Lake Cook Road to the south along with an existing retail center located south of Lake Cook. These r_ factors will minimize noise towards residential areas in the vicinity. • We hope that there will be traffic studies for exit traffic onto Lake Cook Road(3 lanes wide)- which > I thought would not be allowed, as well as onto Lexington Drive. Shouldn't traffic be routed to exit _M on Hastings Drive instead of directly onto Lake Cook Road. I can only imagine the increased accident a c levels to access Lake Cook Road directly onto three lanes without a traffic signal, in particular being a) E so close to the Lake Cook Road and Lexington Drive signal. I understand that there will be too much CL O traffic to exit directly onto North Lexington Drive adjacent to that corner. Response: The access drive on Lake-Cook Road will restricted to right-turn in and right-turn out o movements only. All left-turn movements will be prohibited. As such, traffic will not be crossing v; the three westbound lanes when exiting the site. It is important to note that several development/properties have right-turn in/right-turn out access drives on Lake-Cook Road, M including the shopping center directly south of the subject site. In addition,to minimize the impact '5 of the access dive on Lake-Cook Road, a separate westbound right-turn lane will be installed on a Lake-Cook Road serving the access drive. Finally, the design and location of the access drive has di been preliminarily approved by the Cook County Department of Transportation of Highways. O N 01 Respectfully, c 0 2 Troy Paionk N 4- 0 0 L CL CL Q L .y C O U d y c <a CL c m E s Q Packet Pg. 228 2.3.b Zoning Variance Requests Standards for Approval • Zoning Variance Request#1—Variation to Section 17.32.020 of the Zoning Ordinance to allow 0 0 an accessory structure in the front and side yards as depicted on the Preliminary Plan; and, v m • Zoning Variance Request#2—Variation to Section 17.36.040 of the Zoning Ordinance to allow Y �a for a reduction to the minimum number of parking spaces for a retail establishment. J (D 0 (A)The property in question cannot yield a reasonable return if permitted to be used only under the a conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; _ as •L M Applicant Response: > c �a • Variance Request #1 - The application of this requirement would result in a practical a difficulty for vehicles circulating throughout the site in a safe and efficient manner and C a) therefore creating the inability to yield a reasonable rate of return for this particular use. a 0 • Variance Request #2 - The application of this requirement would result in a practical > difficulty for vehicles circulating throughout the site in a safe and efficient manner and o therefore creating the inability to yield a reasonable rate of return for this particular use. m y 10 (B)The plight of the owner is due to unique circumstances; U a Applicant Response: c • Variance Request#1—The dimensions of this property and the layout of this development C 0 are circumstances unique to this development. • Variance Request#2- The dimensions of this property and the layout of this development 0 are circumstances unique to this development. (C)The proposed variation will not alter the essential character of the neighborhood 0 Applicant Response: c L • Variance Request #1 — The variation will not alter the essential character of the C neighborhood. L as • Variance Request #2 - The variation will not alter the essential character of the neighborhood. 0 CD y c <0 a c a) E s Q Packet Pg. 229 2.3.b Sienage Variance Requests Standards for Approval • Lot 1 Sign Variance Request#1—Variation to Chapter 14.16 of the Sign Code to exceed the 0 0 maximum allowable number of wall signs on the fueling canopy, convenience store, and retail v m establishment; and, Y �a • Lot 1 Sign Variance Request#2—Variation to Chapter 14.16 of the Sign Code to allow for the 2 J 0 ground signs that encroach into the required front yard and exceed the area and number of the ground signs permissible: and, a • Lot 1 Sign Variance Request#3—Variation to Chapter 14.20 of the Sign Code to allow an Electronic Vehicle Fuel Sign and electronic message sign (one of the ground signs)to exceed the r_ maximum height and size of the ground sign; and size of the digital display; and, • Lot 1 Sign Variance Request#4—Variation to Chapter 14.20 of the Sign Code to allow for a roof c sign. a • Lot 2 Sign Variance Request#S—Variation to Chapter 14.16 of the Sign Code to exceed the d maximum allowable number of wall signs; and, E a • Lot 2 Sign Variance Request#6—Variation to Chapter 14.20 to allow for an electronic message 2 a� ground sign to exceed the size which encroaches into the required front yard setback. o • Any other variance required for the development as generally depicted on the site plan. vi m y (A) The literal interpretation and strict application of the provisions and requirements of this Title would 20 U cause undue and unnecessary hardships to the sign user because of unique or unusual conditions d a pertaining to the specific building, parcel or property in question; and W c Applicant Response: c N 01 • Variance Request#1 - The literal interpretation and strict application of this requirement W would cause undue and unnecessary hardship because of the location of the property on c a corner lot, the layout of the development, a limited access point along the primary frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear right of way along the primary frontage which are unique to this property. cn 0 • Variance Request#2- The literal interpretation and strict application of this requirement - would cause undue and unnecessary hardship because of the location of the property on o a corner lot, the layout of the development, a limited access point along the primary a frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear a right of way along the primary frontage which are unique to this property. .y • Variance Request#3 - The literal interpretation and strict application of this requirement = 0 would cause undue and unnecessary hardship because of the location of the property on �? a corner lot, the layout of the development, a limited access point along the primary y frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear c �a right of way along the primary frontage which are unique to this property. The electronic a message sign needs to be properly sized for ease of visibility. m • Variance Request#4—The literal interpretation and strict application of this requirement s would cause undue and unnecessary hardship because of the location of the property on a corner lot, the layout of the development, a limited access point along the primary Q Packet Pg. 230 2.3.b frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear right of way along the primary frontage which are unique to this property. • Variance Request#5- The literal interpretation and strict application of this requirement 0 would cause undue and unnecessary hardship because of the location of the property on a corner lot, the layout of the development, a limited access point along the primary J frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear c right of way along the primary frontage which are unique to this property. • Variance Request#6- The literal interpretation and strict application of this requirement y d would cause undue and unnecessary hardship because of the location of the property on U _ a corner lot, the layout of the development, a limited access point along the primary frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear > right of way along the primary frontage which are unique to this property. The electronic message sign needs to be properly sized for ease of visibility. a _ a) E CL (B)The granting of the requested variance would not be materially detrimental to the property owners 2 a) in the vicinity; and > Applicant Response: vi m • Variance Request#1 — The granting of this requested variance would not be materially y detrimental to property owners in the vicinity as similar signage is consistent with other retail signage in this corridor. a • Variance Request#2- The granting of this requested variance would not be materially O detrimental to property owners in the vicinity as similar signage is consistent with other S retail signage in this corridor. 0 d • Variance Request #3 - The granting of this requested variance would not be materially detrimental to property owners in the vicinity as similar signage is consistent with other c retail signage in this corridor. The size of the electronic messaging sign is properly scaled > to fit with the monument sign. • Variance Request#4—The granting of this requested variance would not be materially 0 detrimental to property owners in the vicinity as similar signage is consistent with other retail signage in this corridor. o • Variance Request#5- The granting of this requested variance would not be materially Q detrimental to property owners in the vicinity as similar signage is consistent with other a as retail signage in this corridor. U! • Variance Request#6- The granting of this requested variance would not be materially c detrimental to property owners in the vicinity as similar signage is consistent with other v retail signage in this corridor. The size of the electronic messaging sign is properly scaled y to fit with the monument sign. a m E z 0 Q Packet Pg. 231 2.3.b (C)The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and 0 0 Applicant Response: v m • Variance Request#1—The dimensions of the property,location of the property on a corner lot, the layout of the development, a limited access point along the primary frontage road, c ComEd and Traffic Signal equipment at the hard corner, and non-linear right of way along the primary frontage do not generally apply to other properties in the vicinity. U • Variance Request#2- The dimensions of the property, location of the property on a c�a corner lot, the layout of the development, a limited access point along the primary frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear right of way along the primary frontage do not generally apply to other properties in the a vicinity. C • Variance Request#3-The dimensions of the property, location of the property on a corner a lot, the layout of the development, a limited access point along the primary frontage road, 2 ComEd and Traffic Signal equipment at the hard corner, and non-linear right of way along o the primary frontage do not generally apply to other properties in the vicinity. vi m • Variance Request#4—The dimensions of the property, location of the property on a M corner lot, the layout of the development, a limited access point along the primary 10 U frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear (D right of way along the primary frontage do not generally apply to other properties in the vicinity. E C • Variance Request#5- The dimensions of the property, location of the property on a 0 corner lot, the layout of the development, a limited access point along the primary W frontage road, ComEd and Traffic Signal equipment at the hard corner, and non-linear c 0 right of way along the primary frontage do not generally apply to other properties in the U) 2 vicinity. • Variance Request#6- The location of the property on a corner lot, the layout of the cn development, a limited access point along the primary frontage road, ComEd and Traffic 0 Signal equipment at the hard corner, and non-linear right of way along the primary > do not generally apply to other properties in the vicinity. 0 frontage 9 Y pp Y P p Y• a a (D) The granting of the variance will not be contrary to the purpose of this Title pursuant to Section a 14.04.020 .y C Applicant Response: v • Variance Request#1 - The granting of the variance will not be contrary to the purpose of °1 y this Title pursuant to Section 14.04.020. �a a • Variance Request#2- The granting of the variance will not be contrary to the purpose of }; this Title pursuant to Section 14.04.020. • Variance Request#3- The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. `d Q Packet Pg. 232 2.3.b • Variance Request#4—The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. • Variance Request#5- The granting of the variance will not be contrary to the purpose of 0 this Title pursuant to Section 14.04.020. • Variance Request#6- The granting of the variance will not be contrary to the purpose of J this Title pursuant to Section 14.04.020. (D (E) The proposed signage is of particularly good design and in particularly good taste; and y a1 U Applicant Response: C •L • Variance Request #1 — The proposed signage throughout the development is of good > design and good taste. _ �a a • Variance Request#2- The proposed signage throughout the development is of good = a) design and good taste. E CL • Variance Request#3-The proposed monument sign including the electronic message sign c 0 is of good design and good taste. > 0 • Variance Request#4—The proposed signage throughout the development is of good design and good taste • Variance Request#5- The proposed signage throughout the development is of good �o design and good taste. a • Variance Request#6- The proposed monument sign including the electronic message CO sign is of good design and good taste. c (F) The entire site has been or will be particularly well landscaped. 0 N a1 EF Applicant Response: c • Variance Request#1 — The entire site will be particularly well landscaped in accordance 2 with the Zoning Code. • Variance Request#2- The entire site will be particularly well landscaped in accordance 0 with the Zoning Code. > 0 • Variance Request #3 - The entire site will be particularly well landscaped in accordance Q with the Zoning Code. a L • Variance Request#4—The entire site will be particularly well landscaped in accordance y with the Zoning Code. _ 0 • Variance Request#5- The entire site will be particularly well landscaped in accordance �? with the Zoning Code. y • Variance Request#6- The entire site will be particularly well landscaped in accordance = �a with the Zoning Code. a m E z ea Q Packet Pg. 233 2.3.b Special Use for the Drive-Through 0 0 (A) The special use will serve the public convenience at the location of the subject property; or the v m establishment, maintenance or operation of the special use will not be detrimental to or endanger the J public health, safety, morals, comfort, or general welfare; o 0 • Response — The proposed special use will serve the public convenience and will not be detrimental to or endanger the safety, health, morals, comfort, or general welfare of the public as this use is consistent with other uses in this corridor. c (B) The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the subject property in relation to such special c use, and the location of the site with respect to streets giving access to it shall be such that it will be in a harmony with the appropriate, orderly development of the district in which it is located; C E • Response — The location, size, nature, and intensity of the operation involved in the c proposed special use, along with the size of the property in relation to the proposed special use, and location of the property with respect to streets giving access to it are in harmony o with the appropriate and orderly development of the district in which it is located. m y C The special use will not be injurious to the use and enjoyment of other property in the immediate ( ) p 1p P Y � vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood; Q- • Response — This special use is consistent with other uses in this corridor and will not c substantially diminish or impair property values within the neighborhood. 0 0 (D) The nature, location and size of the buildings or structures involved with the establishment of the W CF special use will not impede, substantially hinder or discourage the development and use of adjacent land c and buildings in accord with the zoning district within which they lie; > • Response — The nature, location, and size of the building associated with the proposed special use will not impede, hinder, or discourage the development and use of adjacent o land within the zoning district where they lie. R 0 (E) Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be a a provided; a L • Response—The development is primarily a re-circulator of traffic, meaning that these uses divert traffic already utilizing the adjacent roadways, then recirculate those vehicles back c onto the adjacent roadways after they have visited the development. Stormwater �? management will be designed in accordance with applicable local and county standards a and regulations. Water and sanitary sewer services will be designed to connect to the existing municipal utility infrastructure in accordance with Village standards and a regulations. c a) (F) Parking areas shall be of adequate size for the particular special use,which areas shall be properly E s located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and Q Packet Pg. 234 2.3.b from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets. 0 • Response—Parking areas are adequate in size and are properly located and screened. The �j ingress and egress for the development provides the public multiple access points and Y minimizes the impact on the adjacent roadways. The development is primarily a re- —J circulator of traffic, meaning that these uses divert traffic already utilizing the adjacent o roadways, then recirculate those vehicles back onto the adjacent roadways after they have visited the development. This will minimize impacts to the public streets. U C •L c �a a C a) E a O as a� 0 vi m y 10 U d Q CO C O N a1 C O N 2 CO w 0 O L Q Q Q L .y C O U d y c <a a C m E s Q Packet Pg. 235 6/8/2020 Buffalo Grove, IL Code of Ordinances 14.20.070- Electronic message signs. REFER TO SECTION D. BELOW A. Electronic menu boards used at drive-through lanes shall comply with the requirements set forth in Section 14.16.030. F. B. Electronic vehicle fuel station signs displaying fuel prices are permitted subject to the following requirements: 0 1. The sign shall not exceed 60 square feet. 0 2. The electronic message area shall not exceed 12 square feet in surface area. Y �a 3. Not more than 3 fuel products shall be displayed per sign face. Each sign face shall be limited to fuel product J 0 pricing only. �a 4. Digits shall not exceed 12 inches in height and are limited to 3 digit numerical displays, not including a 9/10" y d fractional digit or decimal point.An example is identified below: c 1 2 3 12" a c a� 5. Colors shall be limited to a maximum of two colors on a black background. E CL 6. Each electronic sign face shall include a circuit board equipped with light sensors per side to automatically adjust brightness based on ambient light level. a 7. The sign shall be turned off at the close of daily business operating hours, unless such vehicle fueling station m (n operates 24 hours per day. �o 8. All electronic images must remain static. No flashing, blinking, chasing, animations or other attention seeking U effects shall be permitted. cn C. Electronic signs on windows are allowed only by variation. D. Electronic message signs for ground or wall signs are allowed only by variation. Ground and wall electronic message N signs shall conform to the following requirements: THE ELECTRONIC MESSAGE SIGNS WILL COMPLY WIT W SECTION D. WITH THE EXCEPTION OF SECTION D.4.C. c 1. Messages and Text. SEE BELOW. 0 a. Shall be limited to a display of on-premises activity only, plus date,time,temperature,and community 2 event information. N b. Transition from one message to another shall be instantaneous,without movement or other transition o effects between messages. > 0 c. Text shall be uniform in color, appearance,and a maximum of 9.25 inch character text any one time. a a d. Messages, including single and multiple lines of text,shall not change more frequently than once every Q a� 20 seconds. N 2. Display and Brightness. 0 U a. Signs shall not display any video,animation or moving pictures or simulate any movement or the optical - illusion of movement of any part of the sign text, design or pictorial segment, including the movement of 0 c any illumination or the flashing or varying of light intensity. a b. The Electronic message sign shall be equipped with both a programmed dimming sequence as well as an additional overriding mechanical photocell that adjusts the brightness of the display to the ambient light at all times of day. Such programming and mechanical equipment shall be set so that the Electronic U message sign, at night or in overcast conditions,will be no more than forty percent of the daytime Q brightness level. 3. Operation and Use. a. Signs shall be extinguished at the close of business to which the Electronic message sign relates. Signs Packet Pg. 236 6/8/2020 Buffalo Grove, IL Code of Ordinances shall be extinguished from 11:00 pm to 6:00 a.m., except for businesses licensed to operate later than 11:00 P.M. b. Signs readily viewable to the general public shall be equipped to override commercial messages for emergency situations such as an "Amber Alert" or other such acute public emergencies, but such "override" authority for public emergencies shall not exceed 48 total hours within any 2 week period, c 0 unless approved by the property owner.The owner of the Electronic Message Sign shall cooperate with U m the Village of Buffalo Grove in order to allow the Village of Buffalo Grove to exercise its override authority. c 0 4. Location and Design. �a a. Electronic message sign shall not face a single family zoned district or use. y d U b. The Electronic message sign shall be secondary to the principal ground sign and shall be located on the r_ same premises as the principal building. THE ELECTRONIC MESSAGE SIGNS ARE c. No Electronic message sign shall be located within 500 feet of another Electronic message sign, nor shall _ LOCATED 362'OF EACH it share the structure of any other reader board or changeable copy sign. a OTHER. r_ IT SHALL BE NOTED THAT d. Signs shall be located in a minimum 400 square foot landscape area integrated into the overall site a) THESE ELECTRONIC £ MESSAGE SIGNS ARE ON design, including the appropriate use of berming,landscaping, and decorative hardscape. 0 SEPARATE LOTS Z e. Signs shall be mounted in a monument-style base that is at least as wide as the sign face,a minimum of 2 a>i G feet in height, and composed of a natural masonry finish such as brick or stone matching the principal vi building.Alternative materials consistent with the principal building may be considered by the Village. vi f. Each sign face shall be antiglare and shall not exceed a total of 25 square feet.The square footage of �o each face shall be included in the calculation of the total area of all signage allowed for the property. a (Ord. No. 2012-18,§2, 5-7-2012; Ord. No. 2014-43,§ 10, 6-16-2014) U c O N 01 C O N N w 0 O L Q Q Q L y C O U d N c <a a c m s Q Packet Pg. 237 2.3.b Ujui �°o�i III o VILLAGE G 0 0 U MEMORANDUM Y J O DATE: August 11, 2021 �a TO: Rati Akash, Village Planner c FROM: Ted Sianis, Civil Engineer II `6 •L SUBJECT: 700 E Lake Cook Road— Ricky Rockets Development �a a c a� The Engineering Department received final engineering plans, plats, and Stormwater Management Report a for the proposed Ricky Rockets Development in the BG Commerce Center Subdivision. We have reviewed the preliminary and final submittals and are working with the development engineer to make minor changes > to the submitted materials. Currently, I have no objections to Planning and Zoning Commission approval of o the Ricky Rockets development site plan. m y 10 U G1 Q C O N 01 C O N 2 N w O O L Q Q Q L C O U d N c <a a c m E s Q Packet Pg. 238 3.B.1 08/4/2021 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, AUGUST 4, 2021 Call to Order The meeting was called to order at 7:30 PM by Chairman Frank Cesario Public Hearings/Items For Consideration N Regular Meeting 3 c Other Matters for Discussion 0 1. Workshop- Proposed Multi-Family Development at 16051 Deerfield Parkway > (Concrete Erectors) (Trustee Johnson) (Staff Contact: Nicole Woods) a CL Village Planner Akash provided a background on the workshop with details a pertaining to the zoning changes that would be required for the development. She noted that the petitioners have previously gone to the Village Board with a positive marks in use and density. o N N Mr. Freedman introduced Mr. Michael Zaransky and Mr. Brad Zaransky. N v Mr. M. Zaransky provided detail on their company, MZ Capital Partners. He a, spoke on the planned development and about the market, noting conversations Q he has had with nearby property owners who would welcome rental housing. He o continued to talk about finishes and the club house which would include a swimming pool and a state-of-the-art fitness center, and private work from home suites. ci Chairperson Cesario referenced packet page 8. U c ca Chairperson Cesario asked them to walk through traffic flow. C U Mr. B.Zaransky provided details an the traffic flow and details on parking. a Chairperson Cesario asked the petitioners to go over the trees and shrubs. 0 Mr. B Zaransky said they will have a landscape plan when they come to the E public hearing to screen the property. Intends to put more than required. Chairperson Cesario asked if the screening would be fencing or landscape. Mr. B Zaransky said they haven't gotten that for. Chairperson Cesario asked about the electrical substation and if there is any issues to proximity. He asked the petitioners how they were going to deal with it. Mr. B Zaransky said he doesn't believe it will impact the development. He noted if it impacts anything it will impacts the pool, club house and one residential building. He commented that it makes sense to screen it. Packet Pg. 239 3.B.1 08/4/2021 Com. Richards asked about the east entrance and the potential impact to the neighboring industrial area. Mr. B Zaransky said they will get a net of 4 parking spots. Com. Richards asked if there are going to be any more zoning changes that will be needed other than the ones they are aware of currently. Mr. Freedman said no and no setback variance. Com. Richards asked if there is a minimum to build near an electrical substation. Village Planner Akash said staff is not aware of any requirements. Mr. B Zaransky said they have to maintain a clearance for the driveway, but it will be clear. 3 c Com. Weinstein asked staff to talk about the impact on zoning and height. 0 Village Planner Akash said staff will look into it. 0 Mr. Weinstein asked about marketing issues and the impact the substation may Q. have on the rentals. a Mr. B Zaransky said they do not believe the station will impact their ability to a sell, noting the wires are usually more of a concern to the market. o 0 Mr. Freedman talked about marketing. Mr. M Zaransky talked about other builds they have built in similar c circumstances. N v Mr. Worlikar asked if parking will be covered. Q Mr. B Zaransky talked about parking, noting only the garage parking will be 0 covered. d Mr. Worlikar asked if there are any lights that will need to be installed for traffic. Mr. B Zaransky talked about off sight work that will need to be done for the development caa Mr. Worlikar asked the developments impact on the school district. a) Mr. B Zaransky said their plan is to meet with the schools. He noted the impact a on schools has been low in other places they have built in nice school districts. 0 Mr. Freedman said they intend to meet with the park district and schools. Village Planner Akash said staff will be looking into those factors as well during review. Com.Au commented on the importance of talking to the schools because of how desirable Buffalo Grove's School District is. Com Au asked for details regarding the number of parking spaces vs units. Mr. B Zaransky talked about their plans to monitor their parking lots. Com Kahn referenced packet page 3. Com. Khan asked about the property they own. Packet Pg. 240 3.B.1 08/4/2021 Mr. M Zaransky talked about the piece outside of the right of way that is part of the parcel purchase with a separate pin number. Mr. B Zaransky talked about their intent and provide a sign plan use for elegant signage. Chairperson Cesario referenced packet page 4. Mr. M Zaransky referenced packet page 11,showing the triangle. Com. Khan asked if the roads would be private ownership. Mr. M Zaransky said all roads will be private within the development and will be maintained by them. y d Com. Khan asked if they would be using the Village standards to develop and maintain them. Mr. M Zaransky said yes and they will never come back to the Village to ask ° them to maintain the streets. > 0 L Com. Khan asked if any of the developments would be owner occupied. C Mr. M Zaransky said they were all rentals with no HOA. Com. Khan asked if the developments had a second floor. c 0 Mr. M Zaransky said they look like it, but they are two separate units. Com. Khan asked who gets a garage. c N Mr. M Zaransky said they have a plan for parking and garage assignments. a� Com. Khan asked if it was connected to water and sewer. Q Mr. M Zaransky said yes. �°, d Com. Khan asked how close the connection is. Mr. B Zaransky said right next door and the neighbor is giving them the easement for it. U c ca Com. Moodhe referenced packet page 11. He asked if there was any chance to Q. keep existing trees. U Mr. B Zaransky said they would like to keep as many as they can. y a� Com. Moodhe asked if fire looked at it the planned development. Village Planner Akash said yes. Com. Moodhe asked staff to have fire look at it again. Mr. B Zaransky said the units will be fully sprinkled. Com. Moodhe asked about the cost of the rentals. Mr. M Zaransky said two bedroom will be near$Z500 or slightly below and is aligned with market in the area. Com. Moodhe talked about people who live by powerlines and said most don't even notice. He commented that he sees no market problem with the powerlines and substation. Packet Pg. 241 3.B.1 08/4/2021 Com. Goldspiel asked if there would be pedestrian walkways to public transit and if there is not, he suggests some kind of walk access that goes out to Deerfield parkway. Mr. B Zaransky said there will be a lot of public walkaway access and a bike path that can connect right to the train station. Com. Spunt asked if there were going to be any solar panels or electric car charging stations. Mr. M Zaransky said no solar panels and plans to put in underground wiring for a number of charging stations for future use. Com. Moodhe talked about the existing bike path. 3 Mr. Weinstein goes noted the existing bike path goes all the way to commerce drive. 0 Chairpersons Cesario said they read the traffic study and it does not worry him. He commented that he likes the density and walkability to the train station and 0 a believe it could be nice and the setbacks required are understandable. CL Q Com. Khan asked staff if we have a village consultant that looks at the traffic study. Q 0 0 Village Planner Akash said the village engineer looks at it and provides comments. N Mr. M Zaransky said it is their intent to prepare the report and will have N someone here at the public hearing to answer questions. a� 0 Com. Moodhe referenced page 4. Q 0 Com. Moodhe asked staff what we get from the annexed land Deputy Community Development Director Woods talked about the Villages annexed plans. ci Com.Au referenced a nearby substation that may be a good indicator about size c and distance. Q a) Deputy Community Development Director Woods said they can provide a good U comparable for the commissioners. Q N a1 Chairperson Cesario asked the petitioners if they wanted any additional c feedback. Mr. Freedman said they have nothing more they are looking for at this time and come back for the public hearing. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Jul 21, 2021 7:30 PM RESULT: ACCEPTED [8 TO 0] AYES: Moodhe, Spunt, Cesario, Goldspiel, Khan, Weinstein, Au, Richards ABSTAIN: Neil Worlikar Chairman's Report Packet Pg. 242 3.B.1 08/4/2021 Chairperson Cesario noted that the meetings will continue in person unless otherwise directed. Committee and Liaison Reports Staff Report/Future Agenda Schedule Staff provided details on upcoming public hear items. Public Comments and Questions Adjournment The meeting was adjourned at 8:38 PM 3 C Chris Stilling �a 0 L Q. Q. APPROVED BY ME THIS 4th DAY OF August , 2021 a Q 0 0 N N O N 7 Q O N d 3 C d v C Q t1 V Q N G1 7 C Packet Pg. 243