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2024-06-05 - Planning and Zoning Commission - Agenda Packet m' Meetingof the Village of Buffalo Grove Fifty Raupp Blvd g Buffalo Grove,IL 60089-2100 L u' Planning and Zoning Commission Phone:847-459-2500 Regular Meeting June 5, 2024 at 7:30 PM I. Call to Order II. Public Hearings/Items For Consideration Public Comment is limited to items that are not on the regular agenda. In accordance with Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to Planning and Zoning Commission business. All members of the public addressing the Planning and Zoning Commission shall maintain proper decorum and refrain from making disrespectful remarks or comments relating to individuals. Speakers shall use every attempt to not be repetitive of points that have been made by others. The Planning and Zoning Commission may refer any matter of public comment to the Village Manager, Village staff or an appropriate agency for review. 1. Consideration of Petition to the Village of Buffalo Grove for Approval of an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School and Park, with Variations from the R-5 One Family Dwelling District Requirements Related to Setbacks, to Accommodate a Temporary Awning and Modular Classroom on the Subject Properties, and to Allow a Portion of the Existing School Building to Encroach on the Park Property at 655 Golfview Terrace. (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) 2. Consideration of a Petition to the Village of Buffalo Grove for an Amendment to the Residential PUD, Final Plat of Subdivision, and Preliminary Plan Approved by Ordinance No. 2023-106 to Allow Changes to the Approved Plans for a 41-Unit Townhome Development on the Subject Properties at 22771-22825 N. Prairie Road. (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) III. Regular Meeting A. Other Matters for Discussion B. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting- May 15, 2024 7:30 PM C. Chairman's Report D. Committee and Liaison Reports E. Staff Report/Future Agenda Schedule F. Public Comments and Questions Public Comment is limited to items that are not on the regular agenda. In accordance with Section 2.02.070 of the Municipal Code, discussion on questions from the audience will be limited to 5 minutes and should be limited to concerns or comments regarding issues that are relevant to Planning and Zoning Commission business. All members of the public addressing the Planning and Zoning Commission shall maintain proper decorum and refrain from making disrespectful remarks or comments relating to individuals. Speakers shall use every attempt to not be repetitive of points that have been made by others. The Planning and Zoning Commission may refer any matter of public comment to the Village Manager, Village staff or an appropriate agency for review. 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. V. Action Items 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 ......................................... r ............................... � m Action Item : Consideration of Petition to the Village of Buffalo Grove for Approval of an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School and Park, with Variations from the R-5 One Family Dwelling District Requirements Related to Setbacks, to Accommodate a Temporary Awning and Modular Classroom on the Subject Properties, and to Allow a Portion of the Existing School Building to Encroach on the Park Property at 655 Golfview Terrace. ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Recommendation of Action Staff recommends approval of the request subject to the conditions in the attached staff report. Claudia Welp of CAGE Engineering has petitioned the Village on behalf of Community Consolidated School District 21 (D21)for approval of plans to construct a temporary modular classroom on the Joyce Kilmer School and Park properties. The school property is approximately 3.4-acres in area and the park is 6.6-acres in area. The school/park site is located on the east side of Golfview Terrace near the intersection with Raupp Boulevard. The Planning &Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the requests for approval of an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School and Park, with Variations from the R-5 One Family Dwelling District requirements related to setbacks, to accommodate a temporary awning and modular classroom on the subject properties, and to allow a portion of the existing school building to encroach onto the park property located at 655 Golfview Terrace. The PZC shall make a recommendation to the Village Board concerning the requests. ATTACHMENTS: • Staff Report (PDF) • Plan Set (PDF) Trustee Liaison Staff Contact Weidenfeld Kelly Purvis, Community Development Wednesday, June 5, 2024 Updated: 5/31/2024 9:59 AM Page 1 Packet Pg. 3 2.1.a m. VILLAGE OF BUFFALO GROVE' PLANNING tie ZONING COMMISSION STAFF REPORT MEETING DATE: June 5, 2024 SUBJECT PROPERTY LOCATION: 655 Golfview Terrace—Joyce Kilmer School and Park 0 0 PETITIONER: Claudia Welp, CAGE Engineering, on behalf of Community w Consolidated School District 21 U L PREPARED BY: Kelly Purvis, Deputy Community Development Director 0 REQUEST: Petition to the Village of Buffalo Grove for approval of an Amendment to the Planned Unit Development and -SIX Preliminary Plan for Joyce Kilmer School and Park, with a Variations from the R-5 One Family Dwelling District °d requirements related to setbacks, to accommodate a 0 temporary awning and modular classroom on the subject N properties, and to allow a portion of the existing school L aD building to encroach on the park property. E Y EXSITING LAND USE AND ZONING: The properties are zoned R-5 Residential District and currently improved with a public elementary school and public park. 0 m COMPREHENSIVE PLAN: The 2009 Village of Buffalo Grove Comprehensive Plan calls Fa for properties to be Public/Semi Public (school property) and Parks/Open Space (park property). ~ 3 a� BACKGROUND Claudia Welp of CAGE Engineering has petitioned the Village on N Co behalf of Community Consolidated School District 21 (D21) for �� LO approval of plans to construct a temporary modular classroom on the � Joyce Kilmer School and Park properties. The school property is � �, 0 approximately 3.4-acres in area and the park is 6.6-acres in area.The d school/park site is located on the east side of Golfview Terrace near the intersection with Raupp Boulevard (see Figure 1). The school and park properties were dedicated to the Village as part aD of the Buffalo Grove Unit 7 Subdivision and the Planned Unit Development of the Oak Creek Condos and Apartments approved by Ordinance No. 1971-005.While the school site was later conveyed to the school district, a title search has failed to show a record that the park site was conveyed to the park district as intended. For this reason,there is a condition of approval suggested in the PZC motion that the Village, Park District and D21 work together to ensure the Park District has ownership over the parcel. muuuuuuuuuuuuuuuuu i PROPOSED PROJECT ] D21 has a shortage of classrooms to accommodate the current Figure 1.Site Aerial—Existing Conditions student enrollment. The School District is proposing to construct a Packet Pg. 4 2.1.a 4,860 square foot temporary modular structure on the asphalt basketball courts at the southwest face of Joyce Kilmer School. The structure would be in place for two-three years while the School District comes up with a more permanent solution.The modular building would be constructed entirely on the park property, however an awning providing a covered walkway from the school to the modular building will cross over the property lines between the school and park. The modular building will contain four classrooms, three bathrooms and a staff office. The building will have an exterior ADA ramp, which would also be protected by the awning. Since the modular building and awning structures will be on the park property, D21 and the Park District are working on an Intergovernmental Agreement (IGA),a draft of which is attached,to outline the terms and expectations of the School District's use of the land. £ 0 0 L The project requires approval of an amendment to the PUD and preliminary plan, and variations from y the R-S District regulations related to building setbacks to accommodate the proposed construction of c.� the modular building and awning structure. Since a portion of the existing school building also encroaches onto the park parcel, it is recommended that the Village grant the zoning relief to allow that encroachment at this time as well. The following report provides a summary of the project and 0 requests. 06 L d::.:::.: I — 0 B I I o ammm mmmmmmm ammmmmmmmmmmmmmmmmmmmmmmmmm �� mmmmmmmm nammmmmm M (� _a_awawaw a_awawawa a_a_a_aw IIL........�......L..'......I .'.......................I...'......�................ E Y d Figure 2. Modular Classroom Building—South Elevation C PLANNING &ZONING ANALYSIS Use: L L Schools are Special Uses in all residential districts. The proposed modifications to the site require an amendment to the PUD (a type of Special Use) that was granted in 1971. The 2009 Comprehensive 3 d Plan indicates that this site should remain Public/Semi Public (school) and Parks/Open Space (park). , 0 a Setbacks and bulk requirements: Ln The modular building will be constructed AWN INGGVER �„SLIDE TWALKWA� Existing School � about 14 feet south of the interior APPROX 11 Lk TO TOP OF AWNING ;,"/ Building L property line between the school and park , PROPER PY LINE d sites, which meets the minimum setback — " --- -- - — requirement for the R-5 district of 6 feet. CIO The awning structure will connect the school building to the modular classroom STAIRS _ building and will cross over the property � line resulting in the need for a variation ` 0 A€PAACCEISILLLE "f ECviF°URA¢V MODULAR � from the interior side yard setback RAMP CLASbROIDP a requirement. `✓ ��,,s>rAiR, Both the modular building and the awning structure will comply with all other bulk requirements. Figure 3.Site Plan Page 2 of 5 Packet Pg. 5 2.1.a As previously noted,the existing school building encroaches onto the park property by about 48 feet. While an easement was granted to allow the building to encroach, the appropriate zoning relief was not granted.The building addition has been in place since approximately 1995. It is recommended that this issue be cleaned up, and zoning relief be provided as part of the current proposal. Traffic, Vehicular Access and Circulation: The proposed changes will be isolated to the asphalt area to the southwest of the school and will not impact traffic, site access or circulation. Parking: There are no changes proposed to the parking on the school site. £ 0 0 L Landscaping: y There will be no changes to the current landscaping on-site as part of the project. t� L Lighting: No new lighting is proposed. 0 Signage: No new signage is proposed. a 06 0 Stormwater& Engineering: 0 The Village's Engineers have reviewed the preliminary plans and do not have any concerns about stormwater as there will be no new impervious surface added to the site. Engineering staff will work with D21 regarding utility connections for the modular building. E Y d DEPARTMENTAL REVIEWS Village Department Comments Engineering The Village Engineer has reviewed the preliminary engineering plans and does not have any concerns. L Fire The Fire Department has reviewed the plans and does not have any concerns. 3 Building The Building Division has reviewed the plans and does not have any 2 concerns. o CD Ln LO SURROUNDING PROPERTY OWNERS Pursuant to Village Code,the surrounding property owners within 250 feet were notified and a public L hearing sign was posted on the subject property.The posting of the public hearing sign and the mailed 0a notifications were completed within the prescribed timeframe as required. As of the date of this Staff Report,there have been three calls received by staff asking general questions. STANDARDS c A. The Planning&Zoning Commission is authorized to make a recommendation to the Village Board E on requested Planned Unit Developments based upon the following criteria: U �o 1. That the PUD has the minimum areas as set forth in Section 17.16.060. Q 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams, wooded areas, scenic views, floodplain areas, and similar physical features; Page 3 of 5 Packet Pg. 6 2.1.a 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual classification as established elsewhere in this Title, except as may be specifically varied for the proper planning of the planned unit development; 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed manner creates no outlots which will be difficult to develop in an appropriate manner. B. Planned Unit Developments are also Special Uses, and therefore must meet the Special Use criteria as follows: E 1. The special use will serve the public convenience at the location of the subject property; or c the establishment, maintenance or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; v L 2. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use,the size of the subject property in relation to 0 such special use, and the location of the site with respect to streets giving access to it shall be such that it will be in harmony with the appropriate, orderly development of the district in a which it is located; 06 3. The special use will not be injurious to the use and enjoyment of other property in the o immediate vicinity of the subject property for the purposes already permitted in such zoning 0 co district, nor substantially diminish and impair other property valuations with the neighborhood; E 4. The nature, location and size of the buildings or structures involved with the establishment of Y d the special use will not impede, substantially hinder, or discourage the development and use c of adjacent land and buildings in accord with the zoning district within which they lie; 7 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; t d 6. Parking areas shall be of adequate size for the particular special use, which areas shall be ~ 3 properly located and suitably screened from adjoining residential uses, and the entrance and °1 exit driveways to and from these parking areas shall be designed so as to prevent traffic o CD hazards, eliminate nuisance and minimize traffic congestion in the public streets. ,n Lo ca C. The regulations of this title shall not be varied unless findings of fact are made based upon c CL evidence presented at the hearing that: 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in m the case of residential zoning districts; E s 2. The plight of the owner is due to unique circumstances; U 3. The proposed variation(s)will not alter the essential character of the neighborhood. a The petitioner's responses to each of the above standards are attached for the Commission's review. STAFF RECOMMENDATION Staff recommends approval of an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School and Park, with Variations from the R-5 One Family Dwelling District Page 4 of 5 Packet Pg. 7 2.1.a requirements related to setbacks, to accommodate a temporary awning and modular classroom on the subject properties, and to allow a portion of the existing school building to encroach onto the park property located at 655 Golfview Terrace,subject to the conditions in the suggested PZC Motion below due to the following reasons: • The proposed improvements are designed to serve the needs of the current student population; • The modular building and awning structures are temporary,and the site will be restored to its current condition or better once the temporary structures are removed; • The existing school addition has been in place since 1995,and is permitted through a perpetual easement; o • The variations requested are reasonable and will not impact the character of the surrounding o neighborhood. v ACTION REQUESTED cLa The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the requests for approval of an Amendment to the Planned Unit Development and Preliminary Plan for Joyce Kilmer School and Park, with Variations from the R-5 One Family Dwelling District requirements related to setbacks, to accommodate a temporary awning and modular a classroom on the subject properties, and to allow a portion of the existing school building to encroach 06 onto the park property located at 655 Golfview Terrace.The PZC shall make a recommendation to the c Village Board concerning the requests. s co Suggested PZC Motion: The PZC recommends approval of an Amendment to the Planned Unit Development and Preliminary E Plan for Joyce Kilmer School and Park, with Variations from the R-5 One Family Dwelling District requirements related to setbacks, to accommodate a temporary awning and modular classroom on the c subject properties, and to allow a portion of the existing school building to encroach onto the park property located at 655 Golfview Terrace, subject to the following conditions: L L 1. The proposed improvements shall be constructed in substantial conformance with the plans attached as part of the petition. d 2. The Final Engineering plans shall be submitted in a manner acceptable to the Village. z 3. The modular classroom, awning and all improvements associated with the temporary 0 CD classrooms shall be removed from the properties within 3 years, and the site shall be restored Ln Lo to the existing condition or better. 4. Approval is subject to the execution and approval of all necessary documents including, but L not limited to, easements and conveyance documents between the Village of Buffalo Grove, d Buffalo Grove Park District and Community Consolidated School District 21, as approved by the Village Board and subject to final review and approval by the Village Attorney. c m ATTACHMENTS E s • Narrative Description U co • Plats of Survey a • Site Plans • Preliminary Engineering Plans • Elevations • Floor Plans • Response to PUD, Special Use &Variation Standards • Draft IGA(D21 and Park District) Page 5 of 5 Packet Pg. 8 2.1.b .,,,o, CAGE IIIIIIII May 10, 2024 Kelly Purvis Deputy Director of Community Development Village of Buffalo Grove 50 Raupp Blvd Buffalo Grove, IL 60089 0 0 0 L RE: Prefiling Conference Project Description for School District 21 - Mobile Classroom Building at Joyce Kilmer Elementary School c) 655 Golfview Terrace, Buffalo Grove, I L 60089 3 Project Narrative ° Joyce Kilmer Elementary School currently faces a classroom shortage for the 2024-2025, a and 2025-2026 school years.With the need for more space, it is in the best interest of as School District 21 to install a modular classroom building to house four classrooms. The o s building will be used for 3 years until reallocation of students can be completed. L The proposed mobile classroom building is located at the southwest face of Joyce Kilmer E Elementary School on Buffalo Grove Park District's property. This piece of property currently consists of an asphalt lot and baseball field with landscaping. This location was c chosen so that the mobile classroom could be placed on the existing asphalt so as to not 0 add impervious area to the site and to allow for easy rehabilitation once the classrooms are L removed. 3 The total square footage of the building 4,860 sf.A sanitary connection will be made to the existing school's connection and a water connection will be made off of Golfview Terrace ° a and will follow the Village of Buffalo Grove and MWRD ordinances. The interior of the LO co building consists of four classrooms, three bathrooms, and an office. The exterior of the building will have an ADA ramp in order to reach the elevated door and a potential awning v� c covering the path from the ramp to the exterior door of Joyce Kilmer Elementary School to a shield students and teachers from the weather. c m E s U �o a 0 PLAT OF SURVEY �� 11 LEGAL DESCRIPTION UL'D rv° I11I�AN..c�IDNI U.TEE'LIT mE�IT�cIIIEo�urv[,,.sEs r IGll.EN,rv�MaEI�44s, NNE �N cllxTHE BASIS OF BEARINGS LEGEND ry s-ATEL"T M EAL,ME DNEEA;EEiRr� ,EMDEIrvui��IL�rvA APs SUIL 1orvaox- CLIENT: aNCAF,F w Laa �IT,EA El ELF-11 IIDE,ED E..ELF—P—El - TIIM1NE E ED­rvDE CURRENT P.I.N.: BIDED ELF-11 urvE F1 SCEET LET GIBED TELET—LI ---_ E..EEET11 M 1 SURVEYED AREA rEPHAAI IILTD LUI . - 11 ErE asaa DDLaE EEC ass L> HET111GAP- • EDILEP.AT - ._IT—M H.LE Ex,II LII� x IIw 1-TT1ry- EF.�rvc�,E E.,11TIH - o o � SA9°3204 E 4]1 O mµK t c 'n A, LSS NIA-1 I—SENT a, n 4 f� ASP �o�d � TENNIS C � HALT eb- b C1 n N 1 Y s Aerry AWE re x�xlx[x 1 e z BASEBALL HELD LOTB BUFFALO GROVE UN/TN0.7 '�PAviuo f xcK � aauNo E o`u'"wi sc0 nos[Ps eA x e w caNc oucourLL sn nsa oeriA 1 t ac o lnc m wP o O� ' ,r N A9"3fl'13"N/361 4) fawIN t'a E o.m�s xx fwc[cpwm Vt[Itt P CB - IEPIALT PARKING LOT xx x« �w.�=A o _- —_ — � ,B.. p1 U.a M uxE IT-A ne.s xo„Boo : o�oA aeYsox cA ss SURVEYOR'S CERTIFICATE ax ux[ siAiE of iuirvOs I t� "U"T.aE I�E.,IEi I�uEry II .1 REVIEW IA.IF_A-D.EI— u" ,ExPlDES rvmEMeED]o,2a2aOF Na 111, s'. 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FA"0� iwrvoiI narvoA Aos r-oa e a aurvonar BUFFALO PARK DISTRICT 09,AdVae4x�6alUEr e GE �s��i �A BUFFALO GROVE,IL a; ww n 'c(fUeaF CIVIL PLAT OF SURVEY O 0 PLAT OF SURVEY �� 11 CLIENT: LEGAL DESCRIPTION ooNNT,I__ �N�aN..�INTNo��NN ro T¢E EUT mE�oE��NNEo¢ENE ¢ooN ,-ao INowzoNTXT1 ao BASIS OF BEARINGS CURRENT P.I.N.: otiE 1ti:o"�>`,�1�°'EN�;o.E IRTI NE o¢EON No, N SITEwTE Sllj �ni N��Nz�NN�Ps SURVEYED AREA LEGEND DETAIL"A" EPAESSEN�Ra�oNTTEN Ex E«<.aN TRaN�oRMOR �,� TORnwR�NENE Ex NNYTv,REN ER y ENE ElT11TI C VRgN AEJTLIIENE Ex NaEMETE1 E7 El,lAl-LIE ¢N TaR.NaNNo� x NOES xORN NLNxoEE NNENNN 0 No PONT- .m RINT No SFcna" - I N ETE- coxc a El EA110­ x w 1 MaAk vNaEc�,E,.E.sEMENT- o.er g ze1 sx `A - El p aw nm i cti PARorn'T s IFW:Cn faxP t 61G E S-13'-E 121.48' 2 V FWNU I ` LOTA BUFFALO GROVE UN/T NO.7 PEN ooc.Iaaweo4 0 1172. 6 m s r 0 b�H DITAII n- �I ® 2 P�rNRouNo E RV Rv BR CK �i� ILDING IRW RW �J SURVEYOR'S CERTIFICATE IT—of­­Il n �NNn NE oNPa�ET -EN NNNERFY I—R REVIEW 1 oa,of ¢.N.EN— ucNO" PROFEs xavcueTn.ro.zoz¢ NI 1117s'.. /'� s uaENSE EXPIRES APRIL'2025 IWNoIs MINIMUM 9TANOARoS Taa t BOUrvotar SVavEv. COMMUNITY CONSOLIDATED SCHOOL DISTRICT 21 'AimkM op ��a6ae4x„6a(4r BUFFALO GROVE,IL a P �3 � �%%%%%% a; ww nL'c(fUea ' CIVIL GE PLAT OF SURVEY //// O (wooisselC)aelnpoW-Ved 18 looyog aawlDl aolor-aoeaial malnJloc)999) lag ueld:3uawyoeaay s N � a Y U a w v e— i U WJv z V D j w F z LL o Cs �QSOLU k W'n 7 m 0- W � o 71 I� F- N /o o� �h U) o 0 37 M U) a ¢z LU / �z Y \Q LL p WO o z F- Koh �� LLw. n J J O Vl 0 0 I LLI Z w C �m Q Q W \ I v-b C U Q w \ Q w c O LU > � w w 00 c to � YLLO w O Q wUOw w0 �fiD F- „nm o g NOIlOndiSNOO dOJ 10N E N m� E 9NIMV2J4 SS3b90bd 00 Y Vrn ♦^ o v♦ o O O LL, Q ° O LL CO Q CD ry w Z Z z O oW W J � WW a Li a N O m LL 0 z � W J w Z 2 j U U o o W C� o wry LLI z ° W w w LL _J O LO LO W U = � w � U w O F d V W z a W _ � a LL v G s� w � W $ (n /j NOIlOf1b1SN00 �JO� 10N E o °H µ ONIMV2J4 SS321902Jd o N $� o �aa� s1 a0 o �a U 3 3 Q oo00 J y ti ti u H o w � w 0 z 0 a 0 0 0 ? ? ? ? - -z Y u a u a y v, m ti m w y� 38 a lz Mn- y7 c jAD m p e E I I P pa —�, s w ' r r m o� u m rrr s o y . p W, 0 0 a ar —— —————————————— v � a to m o Z zn o a € J st z B 8 ° d' X Q o 1 p `A =�o n HER I BE] _ 1 C m E� - Nd Y- �Yw 1 - I I � o I I ❑ coo m I I° Q in I I I p O o I I I I° I , I ° I I I 3 I I I° I a o I I � I° I � O I I I I I I° I I - I I e.dp I I , I I° I - I _ w / _ I' I c I I F3 I° I o I = 5 - I l I joCupazd4 I \I LLeLL= I• Ia I I° I I I I _ I I I I I I I I° I I v I I I I I I I I _ ° u 0 I I x I I I I oq I I I I° I I I I. I I I I I =� I 0 a Fu m S . �wooisse��gnpoW yredg ooy�g mw N=u 1 yw� ) d 4 tl ®, g SWOO215SV1�2i S"1lIOc�W.PO�X 5 9 Ajepnpowl rvpo e3�. ���y„ex nx. ppOH35AaH1N3N3"13 H3WllN 3'N01'„ —L O O O E O O O i ilk y ��I 0 0 0 o p ssa _ �, O ¢ ❑ E _ ooz � 0 e ry O O C 00 oo� i O =________________________ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ = OII o'< � O O O OAd, O O O e,y� 1-01 yaA RAM ya.=ps 2.1.b ILL III' OF, U F jD GROVE PLANNED UNIT DEVELOPMENT STANDARDS In addition to the special use standards, all planned unit developments shall meet the following general standards: 1. Have the minimum areas as set forth in Section �7_.1.6.060. E 0 0 Response: Minimum areas have been met and are not being adjusted. (n _M t) L 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; 0 2 Response:The building will not have a detrimental influence on the surrounding neighborhood. a The building will be placed on top of existing asphalt and not create any new impervious area and will a only be occupied during school hours. 06 0 0 s co L 3. The plan effectively treats the developmental possibilities of the subject property, making 0 E appropriate provisions for the preservation of streams, wooded areas, scenic views,floodplain Y areas, and similar physical features; d Response:The building will be placed on top of existing asphalt and will not disturb any streams, wooded areas,floodplain areas, or other physical features. Once the building is removed,the site will be restored to its original condition, or better. L d 3 d 4. All requirements pertaining to commercial, residential, institutional or other uses established in 0 the planned unit development conform to the requirements for each individual classification as CD Lo established elsewhere in this Title, except as may be specifically varied for the proper planning Loo of the planned unit development; *, a� Cn Response:All requirements are being met within the planned unit development.The only c �a proposed variance is regarding a setback from the northern property line. a c m E 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed Q manner creates no outlots which will be difficult to develop in an appropriate manner. Response:The development of the property will not create any outlots and the building is not a permanent structure so the lot will be returned to its original condition. Packet Pg. 18 2.1.b E OF RUFF41,0 GROVE During your testimony at the Public Hearing,you need to testify and present your case for the Special Use being requested. In doing so, you need to address the six(6) Special Use Standards listed below: SPECIAL USE STANDARDS 1. The special use will serve the public convenience at the location of the subject property; or the E 0 establishment, maintenance or operation of the special use will not be detrimental to or ° N endanger the public health, safety, morals, comfort, or general welfare; (n M Response: The building will not have a detrimental influence on the surrounding L) neighborhood. The building will be placed on top of existing asphalt and not create any new a impervious area and will only be occupied during school hours. 0 2 2. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use,the size of the subject property in relation to such a special use, and the location of the site with respect to streets giving access to it shall be such 06 that it will be in harmony with the appropriate, orderly development of the district in which it is —°o located; Response:The building will be in harmony with the district in which it is located in regards L to appearance and function. °1 E Y 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 c substantially diminish and impair other property valuations with the neighborhood; 7 Response:The building will not negatively impact the enjoyment of the property or impair property valuations within the neighborhood.The building will be removed and the site L L restored to its original condition after a period of 2-3 years. 3 d 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 0 0 adjacent land and buildings in accord with the zoning district within which they lie; LO Response:The nature, location, and size on the building will not hinder the development of the surrounding area.The building footprint is minimized and it is not a permanent structure. Cn c 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be M a. provided; }; Response:The building will provide all necessary utilities and not require access roads or any other facilities. co 6. Parking areas shall be of adequate size for the particular special use,which areas shall be Q properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets. Response: No parking areas are proposed on the site. Packet Pg. 19 NILLAGEOF IR F LA GROVE, 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 address the three (3) Variation Standards listed below: Criteria for Zoning Variation. A. The regulations of this Title shall not be varied unless findings of fact are made based upon evidence presented at the hearing that: E O 1. The property in question cannot yield a reasonable return if permitted to be used only under the w conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; V L Response: 3 Variance 1 and 2: Awning at 0' setback, crossing over property line and temporary classrooms at 14.4' 0 setback - The awning will be used for student safety as it allows students and teachers to be shielded from i weather such as rain or snow when traveling in between the modular classrooms and the main building a of Joyce Kilmer Elementary School. The lack of an awning would negatively affect the students and 06 teachers at Joyce Kilmer Elementary School,especially those who will be using the modular classrooms O O frequently. Variance 3: Existing building at 0'setback CIOL E 2. The plight of the owner is due to unique circumstances; Y d Response: O Variance 1 and 2: - The modular classrooms are needed to relieve a temporary classroom shortage for the 2024-25,2025- 26, and 2026-27 school years. After a period of three years,the modular classrooms and awning will L be removed as School District 21 reallocates classroom space. 3 Variance 3:The existing building was built over the property line and is within existing easements. 0 3. The proposed variations will not alter the essential character of the neighborhood 0 LO LO Response: co a� The awning structure and temporary classrooms will have minimal impact on the surrounding N neighborhood and will allow for students who need classrooms to have a place to go. Classrooms and M awnings will be removed after a period of three years. a c m E t co Q Packet Pg. 20 I) F7"4µ?9-2024 INTERGOVERNMENTAL AGREEMENT BETWEEN COMMUNITY CONSOLIDATED SCHOOL DISTRICT NO. 21 AND BUFFALO GROVE PARK DISTRICT REGARDING JOYCE KILMER SCHOOL THIS INTERGOVERNMENTAL AGREEMENT ("Agreement") is made and entered into as of the date that the last of the Parties signs this Agreement (the "Effective Date"), and is between and among BOARD OF EDUCATION, COMMUNITY CONSOLIDATED SCHOOL DISTRICT NO. 21, Cook County, Illinois (the "School District") and BOARD OF COMMISSIONERS, BUFFALO GROVE PARK DISTRICT, Cook and Lake Counties, Illinois (the "Park District"). Collectively, the School District and the Park District, are the "Parties". o a IN CONSIDERATION OF, and in reliance upon, the recitals and the mutual covenants set forth in this Agreement, and for other good and valuable consideration, the receipt and c.> sufficiency of which are hereby acknowledged, and in the exercise of their powers and authority o under the Intergovernmental Cooperation Act, 5 ILCS 220/3 et seq., and the intergovernmental o cooperation provisions of Article VII, Section 10 of the Illinois Constitution of 1970, the Parties 2 mutually agree as follows: co a SECTION 1. RECITALS. 06 a A. The School District is an Illinois public school district organized pursuant to the Illinois School Code, 105 ILCS 511-1 et seq. a, B. The Park District is an Illinois park and recreational district organized pursuant to E the Illinois Park District Code, 70 ILCS 1205/1-1 et seq. C. The School District operates the Joyce Kilmer School located at 655 Golfview Drive in Buffalo Grove (the "Kilmer School") which is situated primarily on Cook County tax parcel 03-04-300-007-0000 owned by the School District. A portion of the Kilmer School at the south end of the building consisting of+/-5,852 square feet extends on to Cook County tax parcel 03-04-300-008-0000 which is owned by the Park District. A site layout plan depicting the campus of the Kilmer School and the position of the school building across the two tax parcels is attached ; hereto as Exhibit A. ° ca D. On October 16, 1997, the Park District granted a perpetual easement to the School District for the portion of Kilmer School extending onto the Park District's property with such easement recorded in the Office of the Cook County Recorder of Deeds as Document No. to co 97795729. a E. In addition to the portion of Kilmer School located on the Park District's property, the Kilmer School includes a basketball court area and other open space adjacent to the Kilmer .� School. Since the Kilmer School was constructed in 1995, the School District has maintained those areas of the Kilmer School campus at its expense even though the improvements are situated on Park District land. F. In recent years, enrollment at the Kilmer School has grown to the point that the School District requires the installation of mobile classrooms to accommodate this increased student enrollment. 3310768.1 Packet Pg. 21 l: JUFT 4-29-202 2.1.b G. To provide access to necessary utilities and situate the mobile classrooms in close proximity to the Kilmer School, the most cost-effective, practical, and safe location for the mobile classrooms is on the basketball court area directly south of the Kilmer School. The School District will install and maintain the mobile classrooms at its sole cost and expense. A depiction of the mobile classrooms on the basketball court is attached hereto as Exhibit-B. H. It is the expectation of the Parties that the use of mobile classrooms will be a temporary solution to increased student enrollment and that the mobile classrooms will be removed within five (5)years of the Effective Date. E a I. The Parties further agree that it may be in their mutual best interests to explore a conveyance to the School District of that portion of the Park District's property improved with and o maintained by the School District for the Kilmer School. v co J. The Parties now desire to enter into this Agreement to memorialize their mutual o agreement and understanding, and to set forth their rights and responsibilities regarding the installation of mobile classrooms at the Kilmer School. co a SECTION 2. INCORPORATION OF RECITALS. 06 a a The Parties agree that all recitals set forth above are correct and are fully incorporated into this Agreement. a, E SECTION 3. INSTALLATION OF MOBILE CLASSROOMS. cu U A. The School District, at its sole expense, will apply to the Village of Buffalo Grove o (the "Village") for necessary approvals and permits to allow for the installation of the mobile classrooms. The Park District agrees to cooperate with the School District in following the Village's approval process, including signing any applications or permit-related documents reasonably necessary to secure Village approvals. 3 cu B. Following the issuance of required approvals and permits from the Village, the School District, at its sole expense, shall install, complete all utility connections, and operate the mobile classrooms. The School District shall employ best practices for the installation and will repair or restore any areas of Park District property temporarily disturbed during such installation. cu C. To the extent required, the School District shall seek and obtain approval by the c North Cook Intermediate Service Center for the use of the mobile classrooms. D. At such time as the mobile classrooms are no longer needed, the School District shall remove them and restore the basketball court area to the condition in effect prior to the installation. S° SECTION 4. TERM; REMEDIES. A. Term and Termination. The term of this Agreement will commence on the Effective Date. This Agreement may be terminated by either Party by providing written notice with no less than 360-days' advanced notice of such termination. The Agreement may also be -2- 3310768.1 Packet Pg. 22 r F7 4-29-20� 2.1.b terminated by the mutual written agreement of the Parties. In addition to the foregoing, this Agreement may be terminated for cause by any Party. For purposes of this Agreement, "cause" is defined as a Party's material failure to perform its duties under this Agreement. The terminating Party must provide sixty (60) days prior written notice setting forth the nature of the breach or material failure to perform under this Agreement to the other party in the event of a termination for cause. The non-terminating Party will have a 60-day period, running from the date of delivery of such written notice, in which to cure the material failure identified in the notice. B. Remedies. In addition to the right to terminate under Section 4.A above, a non- defaulting Party will be entitled to exercise all remedies available at law or in equity with respect °a to any default under this Agreement, including without limitation, specific performance of the terms of this Agreement. In the event of enforcement of this Agreement pursuant to litigation, the v prevailing Party will be entitled to recover reasonable attorneys' fees and costs incurred in enforcement of the terms of this Agreement. Notwithstanding the foregoing, a non-defaulting Party will be entitled to recover only its actual, direct damages, plus costs and expenses of 0 enforcement. All rights to consequential, punitive, or exemplary damages are expressly waived by each Party. Each Party hereby expressly waives any right to trial by jury. a SECTION 5. GENERAL PROVISIONS. 06 a a A. Notices. All notices required or permitted to be given under this Agreement must be given by the parties by: (i)personal delivery; (ii) deposit in the United States Registered Mail, return receipt requested, enclosed in a sealed envelope with first class postage thereon; or (iii) E deposit with a nationally recognized overnight delivery service, addressed as stated in this Section cu 8.A. The address of any party may be changed by written notice to the other parties. Any mailed y notice will be deemed to have been given and received within three days after the same has been mailed and any notice given by overnight courier will be deemed to have been given and received within 24 hours after deposit. Notices and communications to the parties must be addressed to, 2 and delivered at, the following addresses: 3 To School District: Community Consolidated School District No. 21 959 Dundee Rd. O Wheeling, IL 60090 Attn.: Asst. Supr. for Finance & Operations cu to To Park District: Buffalo Grove Park District o Alcott Center 530 Bernard Dr. Buffalo Grove, IL 60089 = Attn.: Executive Director coo -3m 3310768.1 Packet Pg. 23 DRAFT 4-29-20242.1.b B. Time of the Essence. Time is of the essence in the performance of all of the terms and conditions of this Agreement. C. Governing Law,. This Agreement is to be governed by, construed, and enforced in accordance with the laws of the State of Illinois. D. Insurance. The Parties will, each at their sole cost and expense, procure and maintain during the life of the Agreement the following insurance coverages and minimum policy limits: [(','ON.FIRM C'0VER,A('JE WITH DIS"I"RICT'S INSURANCE BROKER] 0 2 General Comprehensive Liability: $1,000,000 combined single limit per occurrence for bodily injury,personal injury,death, and property damage with sexual abuse endorsement. Minimum general aggregate shall be no less than $2,000,000. Public Liability: $1,000,000 combined single limit per occurrence. Minimum general 0 aggregate shall be no less than$1,000,000. Automobile Liability: $1,000,000 combined single limit per accident for bodily injury and 0. property damage. 06 0 0 Workers' Compensation: Workers' Compensation insurance shall at least be the minimum to as specified by statutes of the State of Illinois. E Employer's Liability: $1,000,000 per incident 0 Excess Liability: $5,000,000 per occurrence and in the aggregate. cu E. Amendments and Modifications. No amendment or modification to this Agreement will be effective until it is reduced to writing and approved and executed by each of the Parties in accordance with all applicable statutory procedures. F. Third Party Beneficia!y. There are no third-party beneficiaries under this 0 Agreement. LO LO G. Counterpart Signatures. This Agreement may be executed in any number of 0 counterparts, each of which will be deemed to be an original, but all of which together will to constitute one and the same instrument. ro r_ CL [SIGNATURES ON FOLLOWING PAGE] E -4. 3310768.1 Packet Pg. 24 DR,074-2.9-2024 Date. IN WITNESS WHEREOF, the Parties have executed this Agreement as of the Effective BOARD OF EDUCATION, COMMUNITY CONSOLIDATED DISTRICT NO. 21 ATTEST: E 0 2 Its: By: Board Secretary Board President co Dated: 0 co CL BOARD OF COMMISSIONERS, 06 BUFFALO GROVE PARK DISTRICT 0 ATTEST: cu cn Its: , By: Board Secretary Board President 0 Dated: CU CU a LO LO cU CU CL CU -5- 3310768.1 Packet Pg. 25 2.2 ......................................... � ............................... � m Action Item : Consideration of a Petition to the Village of Buffalo Grove for an Amendment to the Residential PUD, Final Plat of Subdivision, and Preliminary Plan Approved by Ordinance No. 2023-106 to Allow Changes to the Approved Plans for a 41-Unit Townhome Development on the Subject Properties at 22771-22825 N. Prairie Road. ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ Recommendation of Action Staff recommends approval of the requests subject to the conditions listed in the attached staff report. On August 21, 2023, the Village Board approved Ordinance No. 2023-106 granting approval of a Residential Planned Unit Development with Variations to allow the construction of a 41- unit townhome development. Subsequent to the approvals, Prairie Point Partners Buffalo Grove LLC, is proposing to sell the property to Projades, LLC. Projades is proposing changes to the approved plans as outlined in the attached staff report. The Planning &Zoning Commission (PZC) shall open the public hearing and take public testimony and the PZC shall then make a recommendation to the Village Board. ATTACHMENTS: • Staff Report (PDF) • Plan Set (PDF) • Variation Standards- Prior Proposal (PDF) • Ordinance 2023-106 (PDF) Trustee Liaison Staff Contact Weidenfeld Kelly Purvis, Community Development Wednesday, June 5, 2024 Updated: 5/31/2024 10:10 AM Page 1 Packet Pg. 26 VILLAGE OF BUFFALO GROVE PLANNING &ZONING COMMISSION STAFF REPORT MEETING DATE: June 5, 2024 SUBJECT PROPERTY: 22771-22825 N. Prairie Road U PETITIONER: Ram Prashanta, Projades J J N d PROPERTY OWNERS: Prairie Point Partners Buffalo Grove, LLC ca 0 L PREPARED BY: Kelly Purvis, Deputy Director of Community Development a N d REQUEST: Petition to the Village of Buffalo Grove for an amendment to E 0 the Residential PUD, Final Plat of Subdivision, and Preliminary Plan approved by Ordinance No. 2023-106 to allow changes to 3 0 the approved plans for a 41-unit townhome development on a� the subject properties. c 0 a LAND USE AND ZONING: The subject property was recently annexed into Buffalo Grove 2 .! and zoned R-9 Multiple-Family Dwelling District. One of the properties is vacant and the other is improved with a vacant a single-family home. �a 0 a COMPREHENSIVE PLAN: The 2019 Prairie View Station Area Plan calls for the property to m be developed with a mixed-use building, attached single-family L (primarily), and open space. a z LO N co BACKGROUND N On August 21, 2023, the Village Board approved Ordinance No , ti 2023-106 granting approval of a Residential Planned Unit w��r�rN , r � ,,, ,,�,n c14 � w�d nru N Development with Variations to allow the construction of a 41- unit townhome development. Subsequent to the approvals, y � ,� ti 0 CL Prairie Point Partners Buffalo Grove LLC, is proposing to sell the property to Projades, LLC. Projades is proposing changes to the approved plans including: ° pi � C 1. Constructing the townhome units as a for-sale product instead of a rental product. ��" � s �u �»�r,�,�� f a. This change requires the creation of a Homeowner's Association instead of having a a� �'� °��� ��� Q management company tend to the common areas of the site. Covenants, Conditions, and ' '"" �, '�� Restrictions (CCRs) have been drafted and reviewed by the Village Attorney. Figure 1.Site Location Map b. This change has also resulted in modifications to the Final Plat of Subdivision, as each building will be its own lot (7 lots in total) with Packet Pg. 27 2.2.a common areas within Outlot A. This will make transfer of ownership to the homeowners easier with an assessment plat to parcel off each unit for sale. 2. Updates to the building elevations. 3. A new sign design which coordinates with the building elevations. 4. A slight modification to the building footprints to allow covered entrances to the units and second story bay window accents. 5. A modification to the floor plans to allow an optional fourth bedroom and third full bathroom instead of a den on the lower level of the units. J J N Except for the covered entrances and accent bay windows, the footprints of the seven buildings and the overall site design will remain the same, and therefore, the original variations to the Zoning Ordinance o for setbacks, building placement, and accessory structure placement approved by Village Ordinance No. a 2023-106 are still required. While there are minor changes proposed that do require an amendment to rn Ordinance No. 2023-106, most of the project will remain in substantial compliance with the approved a) E plans. Additional information regarding the proposed changes is provided below. Attached to this staff t report are documents showing revisions to the approved plans. Any plans that have not been included 3 in the plan set will remain in substantial conformance with Ordinance No. 2023-106 and the approved 0 plan set. 0 PLANNING AND ZONING ANALYSIS a aD Plat of Subdivision As previously indicated, the change from rental to for-sale townhomes requires a modification to the a approved Plat of Subdivision. The rental project Plat of Subdivision showed all buildings and common M areas as a single lot. This arrangement lends itself well to situations where there is a single ownership a°. entity and there is a management company responsible for maintaining the site. With the change to a L for-sale townhome project, an HOA will be established to maintain common areas (shown within Outlot A) and the z LO townhome units will be parceled out �� /' '1' I � and sold off to individual owners. The ' N revised Plat is included in the plan set and is subject to final review and N approval of the Village Attorney. w' Building Elevations m The most notable changes to the Figure 2.Prairie Point Townhomes—Approved Elevations w development plans are to the building p p g Co elevations. As shown in Figures 2 andii, 3, Projades is proposing to add a stone veneer in addition to Hardie Board -- r'�� i °' E siding (the primary material of the , prior proposal). The roof line is slightly w. �,, altered, a more neutral color pallet is � proposed, covered entrances to the units have been added, and additional second-story bay windows have been added to provide some additional Figure 3.Prairie Pointe Townhomes—Proposed Elevations dimension to the buildings. Window Packet Pg. 28 2.2.a placement and the size of the windows have also been modified. The new building elevations are more traditional in style and similar to other homes in the surrounding neighborhoods. Building Footprint As noted above, the building footprints have been slightly altered due to some of the changes to the elevations, including the covered entrances to the units, and the second-story bay window accents on some of the units. These modifications do not impact any required building setbacks and remain in compliance with the Village Code. J Sign Design A sample design for the monument sign has been submitted. While the sign generally coordinates with �tPA a the proposed building elevation changes, a fully dimensioned plan that conforms to the Village's Sign r U) ;E E Code will need to be submitted as part of the building rII �L� � o permit application. " c O Floor Plans Figure 4.Proposed Monument Sign ~ (D The townhome project received approval for 41-units _ with 3 bedrooms 2 % bathrooms a a den and 2-car NEW PLAN ° COLD PLAN garages. Projades would like to offer purchasers an a) optional fourth bedroom and third full bathroom on the G f ' '• lower level of the townhomes in lieu of a den. There a are other minor modifications to the floor plans including the addition of a loft on the top level of the a°, Pip. I ° I units. " n �t,.IN L L - Student Generation/Impact Fees DEN ----- a The optional fourth bedroom alters the estimated �Tj = z El fiI F'SI Y9fE number of students expected to be generated by the 04 development and subsequently the development �,�1 Z M. N donations required to be paid to the school districts. A uNncfiscal impact analysis, prepared by The Perman Group LOWER LEVEL FLOOR PLAN P` . LtTLM'EN�LEVEL F�dA�J-104 has been included in the PZC packet. The Village Code Figure 5.Approved and Proposed Floor Plans—Level 1 L estimates that the development could generate c between 12-20 elementary school aged children and between 3-8 high school aged children depending m upon the number of owners that opt for the fourth bedroom. The school donations for a 4-bedroom unit are nearly double that of a 3-bedroom unit ($2,128.55 vs$1,144.59), resulting in this development's co school donation ranging from $46,928.19 - $87,270.55, depending upon the number of 4-bedroom ; units. Both school districts (District 125 and District 103) have been notified of the development's modifications. £ s �a STANDARDS Q The Planning & Zoning Commission is authorized to make a recommendation to the Village Board on requested Planned Unit Developments based upon the following criteria: 1. That the PUD has the minimum areas as set forth in Section 17.16.060. 2. The uses permitted in such development are not of such a nature or so located as to exercise an undue detrimental influence or effect upon the surrounding neighborhood; Packet Pg. 29 2.2.a 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams, wooded areas, scenic views, floodplain areas, and similar physical features; 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual classification as established elsewhere in this Title, except as may be specifically varied for the proper planning of the planned unit development; 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be J sufficient for the proposed use, and that the development of the property in the proposed —J N manner creates no outlots which will be difficult to develop in an appropriate manner. ca Planned Unit Developments are also Special Uses, and therefore must meet the Special Use criteria as a follows: 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 o t endanger the public health, safety, morals, comfort, or general welfare; c 2. The location and size of the special use, the nature and intensity of the operation involved in or 0 conducted in connection with said special use,the size of the subject property in relation to r, such special use, and the location of the site with respect to streets giving access to it shall be = 0 such that it will be in harmony with the appropriate, orderly development of the district in a which it is located; 3. The special use will not be injurious to the use and enjoyment of other property in the a immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood; c 4. The nature, location and size of the buildings or structures involved with the establishment of a the special use will not impede, substantially hinder or discourage the development and use of L adjacent land and buildings in accord with the zoning district within which they lie; a 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be z provided; LO 6. Parking areas shall be of adequate size for the particular special use,which areas shall be N properly located and suitably screened from adjoining residential uses, and the entrance and N exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards04 eliminate nuisance and minimize traffic congestion in the public streets. The petitioner has provided written responses to both sets of standards, which are included in the L attached packet. ° a m The prior petitioner's responses to the Zoning Variation standards from their 2023 request are still applicable, as none of the variations have changed. Those responses have been included in the PZC Packet for reference. c DEPARTMENTAL REVIEWS s �a Village Department Comments a Engineering The Village Engineer has reviewed the proposed changes and does not have any concerns. Building The Building Division has reviewed the plans and does not have any concerns. Packet Pg. 30 2.2.a PUBLIC COMMENTS 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 mailing of the notifications were both completed within the required timeframe. As of the date of this Staff Report the Village has not received any inquiries. STAFF RECOMMENDATION Staff recommends approval of an amendment to the Residential PUD, Final Plat of Subdivision, and J Preliminary Plan approved by Ordinance No. 2023-106 to allow changes to the approved plans for a 41- —J unit townhome development, to be called Prairie Pointe Townhomes, located at 22771-22825 N. Prairie y m Road. 0 L a ACTION REQUESTED ' N The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and E 1= the PZC shall then make a recommendation to the Village Board. C t c 3 Suggested PZC Motion: O a� The PZC recommends approval of an amendment to the Residential PUD, Final Plat of Subdivision, and = 0 Preliminary Plan approved by Ordinance No. 2023-106 to allow changes to the approved plans for a 41- a unit townhome development, to be called Prairie Pointe Townhomes, located at 22771-22825 N. Prairie Road, subject to the following conditions: a a. The proposed development of 41 attached single-family units shall conform to the plans and c conditions provided in the staff report and in the amended Planned Development Ordinance. b. The Plat of Subdivision shall be submitted in a manner acceptable to the Village Engineer and the L Village Attorney. a c. A Sign permit for the monument sign shall be submitted in compliance with the Village Sign z Code. N d. All other conditions of approval included in Ordinance No. 2023-106 are applicable. °0 N N ATTACHMENTS ~ ti N N • Project Narrative L • Letter Requesting Changes a • Modified Site Plan • Updated Elevations • Updated Floor Plan • Updated Color Renderings = • Updated Material Board and Cut Sheets E • Fiscal Impact/Student Generation Analysis • CCR's Q • PUD and Special Use Standards • Ordinance No. 2023-106 Packet Pg. 31 2.2.b hI Dated : April 12th 2024 NARRATIVE STATEMENT Project Name : Prairie Pointe Address : 22825 N PRAIRIE ROAD Buffalo Grove IL Type : 41 Townhomes J Applicant : PROJADES, LLC M 0 L Introduction : We are excited to present our new construction townhomes for sale a N d subdivision, a modern and vibrant community designed to meet the needs of 0 3 today's homebuyers. Located at 22825 N PRAIRIE RD, Buffalo Grove IL our 0 a� c development offers an unparalleled blend of convenience, comfort, and style. 0 L Location : It is strategically located at the intersection of Rt 22 and Prairie Road and a 0 is within walking distance to Metra train stop, providing easy access to major W .� thoroughfares, shopping centers, schools, parks, and recreational facilities. The a z LO community is also well-connected to public transportation options, making it an o N ideal choice for commuters. N N d Cn Design and Architecture: The townhouses feature contemporary architecture with a a focus on aesthetics and functionality. Each unit is thoughtfully designed to C E maximize space and natural light, offering open floor plans, high ceilings, and large a windows. Quality finishes and modern fixtures complement the sleek design, creating a welcoming and elegant living environment. 33 W Higgins Rd Ste 720 South Barrington IL 60010 www.r�rojades,co infoC?r�rojades,e o 224.215.6477(Voice) Fax(973) 556-1955 Packet Pg. 32 2.2.b hI The townhouses offer a variety of floor plans to suit different preferences and lifestyles, including: U J J • Multiple bedrooms and bathrooms. • Modern kitchens with high-quality appliances and finishes. a a) • Private outdoor spaces such as balconies or patios. E 0 c • Attached garages for convenient parking and storage. o • Energy-efficient features for sustainable living. c a a� Target Market: Our townhouse subdivision is designed to appeal to a diverse range a of homebuyers, including: 0 A) • Young professionals seeking a stylish and convenient living space. a z • Families looking for a safe and friendly community. N 00 N N • Empty nesters and retirees who value low-maintenance living. N N Conclusion : We believe our new construction townhouse subdivision offers an co �o exceptional opportunity for individuals and families to own a beautiful home in a a desirable location. With its modern design, extensive amenities, and thoughtful E features, this community is poised to become a sought-after destination for a discerning homebuyers. 33 W Higgins Rd Ste 720 South Barrington IL 60010 jy .r�ro�ades,co in�o ades.co 224.215.6477(Voice) Fax(973) 556-1955 Packet Pg. 33 2.2.b IIIIVI- Dated : May 16th 2024 PROJADES LLC U 33 W HIGGINS RD J J Ste 720 - 725 �a SOUTH BARRINGTON IL 60010 0 L a N d SUBJECTS : Changes requested from PROJADES for PRAIRIE POINTE c c 3 0 PROJADES NAME : Prairie Pointe ~ a� Address : 22825 &22771 N PRAIRIE ROAD Buffalo Grove IL c a Type : 41 Townhomes 2 Applicant : PROJADES, LLC a 0 Listed below are the changes we are requesting W L a Change in ownership/development entity z For sale product vs. rental product N 00 ♦ Plat of subdivision; 7 lots instead of 1 N ♦ CCRs for HOA rather than a management company The building materials/elevations N Covered entrances to the buildings (and the front yard setback) a co Floor plan - with optional additional bedroom/bathroom instead of den The monument sign design a c 0 Other than the above mentioned items, everything else will substantially comply with �a the approved project plans. a Sincerely PROJADES LLC Packet Pg. 34 F2_­7 PRAIRIE POINTS SUBDIVISION N 111'AILIENOIL.AS111IDISE EN 11 T-UNIII 12 OFIL,RANGE,,.EABT of LIETI UP 0. 10' 20' 'H' C'N'LE_', RN,I-1.11110 GIBRI.I'll'oll AD IIIIIIENT IFFO=LZI-1011IN ANN-FLI II-Ell-1 III ID UILS31211 11 IFAN. I'-,"ATE'TA"EA"FUL "TA, .............---'A IRA." 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A T ■ IE IS A T GTIIIAT-OFTIE ,lP . l NISIEIT H 'R EA=`E`T FOR SERVING TIE SU-SION AND OTIEI IRMCERTT' ..ELRE..l G RANTED I AE 11 TERDAY ARR T .... lRTHE­T­"NlIANIIIGlALl NDFDMIUNIlATlINllER­ 4_ =T L_ O"'TEDTOMTA...ED TR.`M`=EA TIMA ED 1.1 A D'AILI'lESPTI NINTLELNNIE�L'll III TIIN IND I ID T EF A (P TRANIDIIACN AND DIITRIBUTICN�F E111-1171"ID'UNCIANI'l'ON'I'Lr 11LUDI"llUTINETIBITEITI TEL=,l TAINDIII-NUALIANI O F_LTU .....I'D OVER UNDER ILON3AND UIONTIEGUIFICECF DIINEIS .R�7�S�'Tl"I"TNDE��ED L"DS'Es'EL.`EET:I.E 1.A' 11OULARDEIIINITIN)THE PRIPERTRIE11IN'ALED IN THE FELARITION DO T I "IIEPITTII-1.1,� ETIMENTI"IN',T E EI',TY"E"I.NNTH IF AS I...N A EA CU_E IND THE FILED I IEIlNATEl ETHER ITAT Fl%TIEET1 AID ALLEII I'ET)'S�RVIE IU5L'EIDT...ATE T_ETHER A'TH THE lHTE,TI INSTILL 1EQUIR 'E FIND CE IF W­LOT IN.CIP-D AREA IIIIE"T1 IVE EIENT T El ElT.NI FlEl.1 INDIA TIE 111FA EITY.'�""N�TE.ENNT�'E"ILIT-'R 1 11 NARE=A='lND'THE FOR ITIE-1 AND ILTEII,TLOETTER WITH TIE 1111T TO INSTALL FElUIUED IERVl'E CONNECTIN'ND I EE EIRTIRESI'T',FT�RCE I EIH.,CTTTO lEAlEINI­EllENTl L B, TlEIElN TIE Ol 11 R I E FEE I HER AN AATE'B EBE '�DIVEUANDTHE ".IHIETIIEI�ITIENAUILIITIIUIIIDI 11DINTTOTH1111--DI'll T I D IN HE ID ,I IESTRUNAIN3 SHALL HIT B,.Dll,EP�IRLNR'ERTNTFE�A'LALC�"LUUH OIL I PLAS'D AIR'NA I '17OR IN UPIN US A �Eal'ER THHEFIVAITHEITI ATHIN THE DITTED LINEI 1AFTED ININ EADEIENT E, I "�IT T '11 1,11TTE1­IENT OF 1-TEEI.AFTER OR 1.1171CRES INITILLI­ BE PROPEITL�N IFLANIT-ILTIC LINES TIE PRIDE I TIE SIIIIIIDED NII A 'HIT NO ED E I '1.13-INTEIFEIE WITH THE 0 IRIII C"FOU IN AND IlN=TANNEIF. PARCEL I A-TIED HEREBYGRANTED �,A ­NN.T...B.BNI 'A I L "A, ll,­411 E ."A CBI w_ z c LOT 6 LOT 5 IF 1�11 Z 115 1-T _ 11111,1 1 EBE EBE LOT 4 rlBZFT E US HEREBY GRANTED =1 E ­44 11 E BLANIII A- 3B.- II ).",LOT A OUTLET A LOT 1 = LOT 2 5 IEBET E 7B�ET A EBE ------ �,A�4 3 IryL EA N-1 121 A N OUTLOT A P A HEREBY GRANTED 11111ENT of IAFcE E4 A',LA IDOT ACCESS NOTE: THERE'All IE NO 1-0­1 TF'LNNP'N'PTE A,lH'LF UAY=.I FION OUTLOT A rITTI 1111 11 TlI 111HILAIT I'll_ llN 17 LEGEND EABE BEMENT PER 71 P-6-LAYT LINE PROJECT No.: PLAT PREPARED FOR: PLAT PREPARED BY. No. REVISIONS DATE LOT -OPOIEDLOTNUREER 2022-30698-1 CORNERSITE LLC UNITED SURVEY SERVICE, LLC I REVISED 4118/24 LOT ISSUE—DATE 2 REVISED 512124 _E:"`NNL`FT.N."[N"ET 05/01/2023 3190 DOOLITTLE DR. CONSTRUCTION AND LAND SURVEYORS ERE -B-IRAN ANKE SCALE:I"=30' NORTHBROOK,IL 60062 7710 CENTRAL AVENUE,RIVER FOREST,IL 60305 3 lA AE-MEHT SHEET NUMBER TEL. (847)299-1010 FAX:(847)299-5887 4 2 0 TEL.847-230-1344 E-MAIL USURVEY@USANDCS.COM F2 6 0 O END TAX"I'lo BPmmEUFFALO.—E,LLLNERS PRAIRIE POINTS SUBDIVISION VIIRAUPP SOF OU BUFFALO GROVE GROM AND 1946 W LAWRENCE AVENUE CHIGAGO, BUFFALO GROVE,IL 60089 I W NOIS 50fi40 PRINOIPAL MEPoD AH�L4KE mUNN.I W NOIgxoRTHEAST iL4 OF SECTION 2t,TowrvsHlP 4-rvoaiµ RANGE t i.EA..T of THE TWRD OWNER'S CERrIBCATE: NNowN zn N PaNNEaogO6UFFAL Ga VE LLn s STATE OF ILLINOIS ) TOTAL susDIVISION AREA.Issasl s.F.OR4.xss ACRES S.B. COUNTY OF COOK) THIS IS TO CERTI FV THATPRAIRIE POINTE PARTNERS BUFFALO GROVE,LLC IS THE OWNER THE or I LAND DESC ED IN THE ANNEXED ,AND THAT HE/SHE HAS CAUSED THE SAME _N 11 TO BE SURVEYED AND SUBDIVIDED AS INDICATED HEREON FOR THE USES ANp PR0 N9oxs rErennxExT DEED aESTWcnory covExgxT sr vwT PURPOSES HEREIN SET FORT,AND DOES HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE STYLE AND TITLE HEREON INDICATE. STRJ1110N,SEWERAFE98 PDRNNIAGE ANP STREET HCUNIN,�B TF ADDITIONALLY,WE H EREBY CERTI FY TH AT THE PROPERTY H EREON DESCRIBED IS TE _ Ls LOCATED WITHIN THE BOUNDARIES OF: OT DMILES TO.WAT RTSUPPLYAND DISTRIBUTIONNCED FOR,SEPOERAlEE.STORA1 T DURTAINNnO Pi AND STREET LIUHTINo IN UNDER Acaass,ALONG A.NP"INLITY STEVENSON HIGH SCHOOL DISTRICT 4125 P UNCOLNSHI RE-PRAIRIE VIEW SCHOOL DISTRICT 4105 DATED THIS DAYOF A.D.20THE Y ND Usaxr.�F aul>=,s,ai=DagNAN=FsaSPE.IHFD HFaHrv. Uunoxy OR I H IT ITRUG NAT BY: IN ovaDTEcr rnE LTETLIN 4rvD AND eUEEEre II ERA rnE THEREOF IN LL IF IINED AND OWNER'S SIGNATURE TITLE: of illnrnnoN,rHF FoiionlNOAcm ITIFsaNO LISPS aPY-YRF o ADDRESS:PRAIRIE POINTE PARTNERS BUFFALO GROVE,LLC TNEAETINFANI 011111 1946 W LAWRENCE AVENUE Es.r.ln INDu.rN,Laen.Iry Ury rnewe-rurvonrvo aur�e7z CHICAGO,I LLINOIS 60640 NOTARY CERTFILATE: siaTE of ILUu c STATEOFILLINOIS) couNTv of LnuEFANLE SUP IITHED,IE ED IYJ HE I LAO AN COUNTY OFCOOK) oouaN I I IS, I, ,ANOTARV PUBLIC IN AND FOR SAID COUNTY IN THE ATAMRTuu HELOT STATEAFORESAID DO HEREBY CERTIFY THAT EUn Preoou IKE ILL PRUHINTAL-IvdEI IN THE I E PERSONALLY KNOWN TO ME TO BE THE SAME PERSON WHOSE NADIE IS NLLAGE RESIPRTNITN.TCEGERARTERTELEPHNNEANN_FANIF SEE SUBSCRIBED TO THE FC BEGGING INSTRUMENT AS OWNER OF THE PROPERTY DESCRI B ED HER EC N,APPEARED BEFORE ME TH IS DAY IN PERSON AND ATT R.,Eu THU caEVAlaaTunurvuNEST,wr FD..EAmREarrD nuNAN nEurH ACKNOWLEDGED SIGN ED TH E SAID INSTRUM ENT AS 1111ACE CLERN OWN FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES THEREIN SETANUI�l Is rvor i.ucrvED FORTH. GIVEN U ROD R MY HAND AN D NOTARIAL SEAL TH IS DAY OF ULI- DArvDsuFFFaaaFas 2D m159ON's ERTIHcgTE: NINE ANN STATE oFI W Nq8 _ BY: COUNTY ILAIE ) NOTARY PUBLIC AIPINA ED AND AI-ENTE1 CROL E,= AND TAKE AD 20_ LINTIES1 THE ILLINo18.ATANEETINeF HELD THIS PAYAN, Iry COMMISSION EXPIRES THEHOST muNIUPAUT,THE SIn_ore $ IT EOFILIAKE,AN ATTEST moo.LL1T EA111 NLTDUDs AND THE AwcE cxoDln DE aEKIIIIEN FFA,11Y THEIR ITED FIR IECIII IN THE FEC­E1I IF ANC RECORDEC As DOCumENT NVIAH :@ COUNTY RECORDER rc STATE of W N I6( s. IF GDUNTYOFLAKE SS OIe LAND SURVEYOR NoGENERAL�IEI,IEUNIIENTIPEIIIAIIE�IMENTI IIUNIAIIIJFIENT RATED THIS DAY IF_A.D.IF I,_COUNTY CLEIK IF FARE CIUNTY ILLINIIS DO eATEC THIS DAY OF A.S.2a ED LING AL-EYORNP...rzz ,��`�AWN zjzT _ c ENn..la4aa4 ..„......Z9.� _ R,FE A'Y THAAIN ATTI HA✓E REGEI✓EDaLLITATurom FEE a INCONNECTION WITH ucEwEExPIREI APRIL 12111 ,- ..�_ THE PIT OPEN uuDER UY HAND AND SEAL OF THE„ILNTY CLERK of LANE COUNT,,ILLINOIs. � .� uin_, � N. DATED Y _ LOOK AT vILL..cE couEcioR "�ONICA6.HNG STATE IFILLINS "'GEL' O\yam LLNOS. I PART OF THE HOETHUNEIT 114 OF THE NORTHEAST IN OF 1EITION'I.TC1N­I IS NOITH )AS GouurvCFLAUE) THE HALF DAY NINI w PLAT ALI..HENCI NEST.,THE MINIMUM RE 11REMENTjG ovE Do NORTH A. nCARTERREcnoNUNEACCIHAINI ON HENCE E�asis:s;IHNINIro THE nE,r LINE IF THE-'AT APPROVE TH _ art Naw CS MINNEavous.IT. DaNxgGE sigTEmENT: EYMutlE Ra1LW�Y.smENCEry RialHwEeTERLYuaNCSAR wEBT UNE OF COOK AND LAKE mUNII Es.IW NOI s.THIS DA1oF A.D.2(I_. oAp.THENCE WET 284 THNN5 TOETHE POINT OF BEGINNINOG�N LAKE oOUNTYD W NONRY R ECTIONIAND UNNERSION EI IUEl,S REALFANTL�CE WATE SVINTONs HY. VILur.E ENr-INFERIF P1ILIIAIEIEIIR9`MLLND WHICH BE PLANNEDEFOR IN AocoRDANCE WITH CENEERALLY AccEPTED D PWN:PAL MEPodAN D,AND THAT­H THAT PART IF THE SEAT 11 IF THE s ON r,EWATE TOF THE THIRD RWNO PRAnICR so As TO REDUCF THE JIELIHOOo OF PAmASE TITHE AD,IOININa sT LINE of THE NORTHEAST ir4.1111NORTH PROPERTY SEIAU.,E of THE CINSTRUCTI IN'IF THE sUBDIVI.,ION. IN SIJD WEST UNE OFE HE N INTHF-I IA Fe4.62 FEET;THENCE AT N"THEy DATEDTHIs DAYOF A.D.sP NERNPROANTHENCEsoUTHEASTERLr ON'FEET HEwE5rERLr LMEOF SAIDav LINE AN LN WNr,Iry U1AE"UNTYTIWNa1THENCE n ESTERLI4s4.T FEET TO THE POINT OF OWNER DENNED AS AREAS DEAIN THE FLOODERNINED To IF OU I TSICE THE 1.21 ANNUAT S IESIAIATEI c HANCE FL1,FP AIry KFA OWNER vACCRS AUTHorJT,. PANEL AP(HRMI THE VILvacE OF HUFFaLO GROVE IL Ols, I'll Ell"'K STAY FWNLYSII�)H ,.EPTEIIER 11 Ill_AS PUSUSHED HY THE FEDERAL EMERCENCI"ANACEmENTA.,Ervcv. H ENGINEER COUNTY of LAKE THEPLATHEREINANNoFSNUsuaVEYANP III IN FEET AND CIIAL PARTS I THE COUNTY EN INAEERGE EAKEFED ICOuutt1I AA ERTIF FTH.AT THE PIROPRTY SHOWN ON THE PLAT HREIEN PRAWN IS TEDA IL TPRINRIER NT1 s EGAL PIOWERSAL°THPORIZED DY 'INUrvHIIHVAYHCH1 IFYKSs SHALL IF RESTRICT DI.I.ION iL of ARTICLE 11 of THE IWNq MUNICIPAL cODE. SUITEAT TO THE FARE_ THISPLATANPSHALLHE T,HISHwaYAGACE REGULATION ANN AN X IER NGE WMGH 1EI1UU,I IN DART THAT APPTGATH.N NE THE LAND,EUND NEER IF LAKE COUNTY TO ANI ACCEII INITILLANIN. INUATED YNTHN­FEET OF A SURFACE DRAIN OR ASITER CIURCE SERAINU A TRIBUTARY NOF I1HOREs E ­RE DAPNE.FLUID I FURTHER 1EI1F1 THAT NO PART IF THE P111AFTY COVERED IY THIS­T IF IUIIII11ION F1 CT IAT.E III FORA..TO THE CURRENT ILHNOIS 1INI111 aTNU1.41PS FOR AACCES.PAR RECTIRED BY THE DEPA­EOI APEI INNER 11 HAND IND SEAT THIS 2,1 DAY IF DAY'2114 AT GREG FIREAT ILLINOIS. REMONONEENOINEER IY RIP 1A1lI­K, DNUsuaVEYORNO.ss CG�UAWN/nCT�iT� LICENSENo 1a4Ku4an FAR °;P�,.... NEENSEExPIRESAPRIL 1 z 1 .. PROJECT No.: PLAT PREPARED FOR: PLAT PREPARED BY: No. REVISIONS DATE 2022-30698-1 CORNERSITE LLC 1 REVISED 4118/24 ''o°�ica)o�o�` ISSUE DATE: UNITED SURVEY SERVICE, LLC 2 REVIGED s/L/24 ,,,,,,,,,° 05/01/2023 3190 DOOLITTLE DR. 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YIYiYJyJl%�j/f��ri�/�yrrlfi��,:,'yfJ��fi �%✓;�;,��Yl+�,wi/�biJ: ORIGIN DESCRIPTION !// iii�,i//���f ��f,���� �;� lrrr�,r ✓r�llil(J��,r1) ��� l�ll;�/�rr✓rl/ Y� d �r .f, r r l ✓/ l //ii a Machine s litface. Natural cleft top and bottom O L SnG7�p .... ,edends, d COLOR E /„ %�i// � Yl��b r r�/iirriliJfillll�)�� �h'vil �JiYm�fl��r�ir•"i l�r//: N White t0 II 'flt gray,IJUffenS d5 It age's rr,/r/i,,���r///� aiiior I✓ �il�i r /„, (/r�JN�r��I�l�ri O COVERAGE Full Veneer-Approximately 8 s ft per tc�n Pp Y 3 q P - % LENGTHS 2 — �r ��iY����hf)Y69�iY1�j�Jil(lif�lrr/irr// ��hJ)I��/l,l�l�j�rs/ r,�O:�i, r/r L rrFl��lf�� %,� �,✓/ // �� / i Random 8 to 6 inches zc�` to 1 mm HEIGHTS c Full Veneer-Random heights between 2 to 6 inches w (51,to 151 mm), 6 to 9 inches(1 2 to 22'9 mm),or 9 to 12 -L -- eee e e sell .. - inches(229 to 305 mm) a. .. Thin Veneer-Random,heights between 2 to 6 inches LO e• - e- : e .- •• • (51 to 152 mm), 6 to 9 Inches(15,2 to 22 j mm) 00 • • .- ee • e e- N N • • • • • • • WEIGHT i Approximately 17 Ibs per cubic foot N aD THICKNESS Full Veneer- 3-1,/2to 4-112 inches( 9to 1,14 mm)with o • • • • • • some,up to 5 inches('27 mm)maximum a �- • � c Thin Veneer-314 to 1-1/inches(1g mm to 38 mm) E ® i Packet Pg. 48 2.2.b u i IIIIII ��ll�IIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIII ���� �.� l l IIIIIIIIIIIII IIIIIIIIIII ���������� ���� ,,, I I 411.,.. I � fi ti fi¶l�l � HardiePlank° Lap Siding Product Description HardiePlank lap siding is factory-primed fiber-cement lap siding available in a variety of styles and textures. Please see your local James Hardie° product dealer for product availability. HardiePlank° lap siding comes in 12 ft. lengths. J Nominal widths from 5'/4 in. to 12 in. create a range of exposures from 4 in. to 103/4 in. 411 Ul 0 d HardiePlank lap siding is also available with ColorPlus°Technology as one of James Hardie's prefinished products. '! ColorPlus Technology is a factory applied, oven-baked finish available on a variety of James Hardie siding and trim M .o products. See your local dealer for details and availability of products, colors and accessories. a UN rr, d E O a AD •— �a �j/ wwa��aaaa wromw; unm ,,,,,;... ..rmiriv :::vrrmarni , u,r ra a,mas. L Select Cedarmill® Smooth Beaded Cedarmill° O W d 'C L z N^,,tiaRgti!^allrrrJ,I+, ;�eNbP @f,nnNsr;r,,ro yima!^f+ruv„vrvr;»ny raoylN,rgN H rwdwvn^�r-,rtu, rY',;,, 00 N Beaded Smooth Custom Colonial Roughsawn® Custom Colonial Smooth® O co C co ii . i uuuuuuuuuuuuumum i m rn ,,, � /p(� PmV4� iVl � d E a v r , mm i�f Iw r ' `I rn �a�11C rro 85 Packet Pg. 49 2.2.b I l J' � J 1 J J � / r I/ r / / i L a to d p i N r, c 'o a aD L r a a 1 gl » WpAQ 00 r IIII N 21 N Ski- N ' Ar,R,,rd uiu^don phis OIl: lkf rrr,,,th Himl5srllinioIIID/' CD Yyr n hiri los an,1,:llecl hoirc,¢Aia.O rIci <rinayr. CO d IW]]lIoins of faurm"nlliillllii s have fun a °nmbeirllliiiur 6" rool�,� And now,a good flKling just gait even better agaun, We pirotect what imatteirs imost Packet Pg. 50 2.2.b GIBRALTAR m 29 Gauge Galvalume Steel • 12 ft.lengths• Polyester Paint over Primer 36 in.Coverage 9 in. N I L I I I J I f I y I •I C I I C 7 I I L •I 1 L C C C e r r C C y G Slate ' c y l I I I y y �Mn �IoM�Wlnn Code Approvals' Testing Data&Specifications UL Fire Resistant Directory#1120735 Accelerated Testing 2000 hours-ASTM G23 °�°�..������������������uuuuuuuu�llllllllllllllllllllllllllllllllll��lllllllllllllllllllllllllllllllllllll��llllllllllllllllllllllllllllllllll��uuuuuluu����������������� Florida Building#FL-11175.1 Salt Spray Testing 1000 hours-ASTM 13117 ° III IIII °1 "' "' "' . "' 1.Code Approval numbers may have changed since publication. Fire Testing-ASTM E108 or UL 790 IIIIU IInU IIIU III For the most recent code approval numbers,contact our Techincal Department or refer to the appropriate code agency. Wind Driven Rain-TAS 100 Packet Pg. 51 2.2.b THEPERMNGROUP PI,.)B,1L.IC",8wF F'� nIR May 23, 2024 v J J Mr. Ram Prashantha Projades, LLC 33 W. Higgins Rd., Suite 723-25 0 South Barrington, IL 60010 a N d Dear Mr. Prashantha: 0 0 c The Perman Group was asked by Projades to evaluate the fiscal/economic impact of a proposed 0 residential development called Prairie Pointe to be built at 22771-22825 Prairie Rd. in Buffalo Grove, IL. The proposed project consists of: 41 for-sale townhomes within Seven, 2-story buildings (Six, 6- c unit buildings and one, 5-unit building) on 4.25 acres in Buffalo Grove. The property is located in the a° South Subarea featured in the Prairie View Station Area Plan, which was adopted by the Village of a� Buffalo Grove as park of its Comprehensive Plan in 2019. L a The units are expected to range between 1,800-2,000 square feet and will include 3 and 4 bedrooms, a den, 2 '/a bathrooms, and a rear-loaded two-car garage. With an estimated average c sale price of$575,000., the townhomes would appeal to young families, empty-nesters looking to a downsize, or anyone seeking a convenient location near the North Central Service Metra train line. L Our evaluation includes: the absorption rate and projected population, the tax revenues that will a accrue to the Village of Buffalo Grave and the other local taxing bodies, the attendant costs to those Z taxing bodies, the net present value of net revenues to the taxing bodies over 13 years, and our N conclusions of the fiscal impact from the proposed project that will benefit the Buffalo Grove N community. ti Besides our internal calculations using well-recognized formulas, we based our conclusions on data N provided by Projades; formulas from both the Illinois School Consulting/Associated Municipal Consultants, Inc. (1996); and from Rutgers University, Center for Urban Policy Research, co Residential Demographic Multipliers, Estimates for the Occupants of New Housing, June 2006, and other sources identified in the report. a c The Village of Buffalo Grove, Stevenson High School District 125 and Lincolnshire-Prairie View £ District 103, and the other taxing bodies, such as the Vernon Area Public Library District, will see significant dollars resulting from the project when it is fully occupied. Before the project is complete, the Village of Buffalo Grove will benefit from substantial construction and permit fees. a Since rely, Jonathan Perman Managing Director Packet Pg. 52 1.0 Absorption Rates, Population and School Age Estimates (Table 1) The absorption rate assumes the following schedule for the residential units. It is based on the developer's projections today for regulatory approval, construction, and a marketing campaign for the sale of the units. 2025 Construction I st Q 2026 Occupancy begins L) End of 2026 Occupancy reaches 100% -J -J (n The project expects to have a full population of 110. This number is reached by using a weighted average of household size based on the type of unit, according to formulas from 0-' Rutgers University, Center for Urban Policy Research, Residential Demographic Multipliers, Estimates for the Occupants of New Housing, June 2006. Their formulas are specifically for U) Illinois public school districts and unlike some other studies, use explicit estimates for single- E 0 family attached 3- and 4-bedroom structures. It assumes 21 units are 3BR and 20 units are 4 BR, which is the ratio we understand the developer is planning. 0 With regard to school age population, we used the same study with the following estimates: 0 3 BR attached town hornes generate: .09 public K-8 grade school students/unit .06 public high school students/unit 4 BR attached townhornes, generate: .39 public K-8 grade school students/unit .17 public high school students/unit 0 W A) For Prairie Pointe, this calculates to: 2 a. 2� 21 3 BR units for a total of: 1.9 public K-8 grade school students LO 1.3 public high school students N00 N 20 4 BR units for a total of: 7.8 public K-8 grade school students 3.4 public high school students N (D The total student populations would be 10 elementary school students and 5 high school r_co students. a.ig E The Village of Buffalo Grove Code, by contrast, uses formulas from 1996 Ehlers study that are 28 years old and that project the following: 3 BR attached townhornes, generate: .2�92 public K-8 grade school students/unit .059 public high school students/unit 4 113R attached townhomes generate: .476 public K-8 grade school studentslunit .173 public high school students/unit 2 1 Packet Pg. 53 For Prairie Pointe, this calculates to: 21 3 BR units for a total of: 6.42 public K-8 grade school students 1.45 public high school students 20 4 BR units for a total of: 9.52 public K-8 grade school students 3.46 public high school students The total student populations would be 16 elementary school students and 5 high school J -J students. (n Given this data, we have elected to use the more recent Rutgers Univ. 2006 estimates for school children. While our 3 BR estimates round up to 10, we have added one more student for a total of 11 elementary students. Our estimates of high school students comport with the U) a) Ehlers study but considering the proximity of the project to Stevenson High School, we have E 0 added one more student for a total 6 high school students. Thus, our study yields the following- 0 21 3 BR units for a total of: 3 public K-8 grade school students 2 public high school students 20 4 BR units for a total of: 8 public K-8 grade school students 4 public high school students 0 W Thus, the proposed Prairie Point development is expected to yield- 11 K-8 students, and LD 6 high school students. LO N 00 2.0 Taxable Revenue Proiections (Table 2) N ti 2.1 Property Taxes N Based on the last Lake County quadrennial reassessment (2023), at 22771-22825 Prairie Rd., co r_ the taxes paid on the property in 2024 (for the 2023 tax year) was $17,226. M a. Future quadrennial reassessment years occur in 2027, 2031, and every four years thereafter. Taxes based on the reassessment are due in the following years, respectively. E Property taxes are adjusted in the study in the year after any change in use or reassessment. The study uses a 3% growth rate in assessment for a compounded 4-year increase between reassessments of 12.55%. Since the property has never been developed and has largely been used for passive purposes, and since there are few attached townhomes for sale in Buffalo Grove, developing an estimate for the development's property taxes has been calculated using the following methods. 3 1 Packet Pg. 54 Effective Tax Rate Model The Civic Federation of Chicago in March 2023, released its yearly report of effective tax rates in the Chicago metro area. An effective tax rate is the actual dollars paid by the taxpayer as a percentage of true market value. Buffalo Grove's effective tax rate for the 2019 tax year is 3.09%. Our small survey of comparable existing attached townhomes in Buffalo Grove shows effective tax rates of around 2.8%. For purposes of this report, we have used a 3.0% effective tax rate. The developer estimates the true market value of the property, when the 41 attached U townhomes are completed to be $23,575,000, based on an average sales price of$575,000 per _J unit. At a 3.0% effective tax rate, the property taxes would be $707,250, when the development _J(n a) is fully occupied in 2026, more than 41 times more than the property taxes paid in 2024. 0, In the 2022 tax year (paid in 2023), Lincolnshire-Prairie View School District#103 accounted for 37.4% of a property tax bill and Stevenson High School District#125 accounted for 36.2% of a tax bill. The Lincolnshire-Riverwoods Fire Protection District is 9.7% of the tax bill. The Vernon E Area Library District is 3.6% of the tax bill. The Township of Vernon is 1.1% of the tax bill. Other 0 tax districts for Lake account for the remaining 12%. 0 Beginning in 2023 (paid in 2024), the following distribution is used for the developed property's tax bill, based on the 2023 tax bill for Buffalo Grove properties near the project's land. 0 Village of Buffalo, Grove = 8.8% School District#103 = 34.5% School District#125 = 32.6% Lincolnshire-Riverwoods Fire Protection District = 8.8% Vernon Area Library = 3.3% 0 Twp. Of Vernon = 1.2% W T) All other Lake County Taxing Districts = 10.8% Beginning in 2024 (paid in 2025), the study assumes the following distribution: a. z LO Village of Buffalo Grove = 9.1% N 00 School District#103 = 35.8% N School District#125 = 33.8% ti Buffalo Grove Park District = 5.5 N Vernon Area Library = 3.4% FIN� Twp. Of Vernon + Roads & Bridge = 1 A% co All other Lake County Taxing Districts = 11.1% a. The additional property taxes generated by the project will increase the tax base for all of the r_ taxing bodies cited above. Whether those taxing bodies choose to increase their levy to capture a) E those incremental taxes or hold their levy constant (and reduce the amounts area residents have to pay) is a policy choice for each taxing body. 4 Packet Pg. 55 ............,,­­........................... .......................... ---------------------------------------- 2.2 Household Income of Residents Living in Project (Table 3) The median household income in the project is about $190,000 when the development is opened in 2026. This is derived by taking the median value of a home in Buffalo Grove ($380,700) according to the U.S. Census Bureau American Community Survey (2022) divided by median household income in Buffalo Grove ($127,553), which provides a 3-1 ratio of home value to income or $191,667. We also calculated the yearly income needed to acquire a 30- year conventional mortgage at 7% interest on a home valued at $575,000, including property taxes of$17,500 plus home insurance. That equated to $187,423 as the necessary yearly income. The growth in household income is estimated at 3% per year. _J _J (n 2.3 Sales Taxes from Residents Living in the Project (Tables 2 & 4) 0_' a. The study assumes the average household spends 20% of their annual income on convenience a) goods, of which 70% are purchased locally. The study also assumes the average household E 0 spends 10% of their annual income on comparison goods, of which 30% is purchased locally. So, for example, in 2027, when the project is fully occupied, it is expected that the Village of 0 a) Buffalo Grove will receive $665 per household x 41 households = $27,265 (see Table 4). The study conservatively estimates in 2026, only 50% of sales tax revenue of the later years, when 0 the development is fully occupied for the entire year. The sales tax revenues identified here are only for direct spending by residents and do not include anticipated visitor spending or further economic benefits that often occur as new residents create demand for new businesses or expansion of existing businesses. 0 W The study uses a 3% growth rate for each year, LD M Sales taxes include both the 1% municipal sales tax (returned from the state) and the a. 1% Home Rule sales tax. z LO N 00 N 2.4 State Share Local Use Tax (Table 2) ti N The Village is expected to receive in 2024, $1,730,000 or $109.74 per household. The evaluation has kept the state income tax revenues level through the study period and bases it co on the current Village of Buffalo Grove household population and the number of units occupied in Prairie Pointe. a. The study assumes a one-year lag for receiving state local use taxes so that in 2027, one year E after the development is fully occupied, the Village of Buffalo Grove will receive $4,499. 5 Packet Pg. 56 ........................................... 2.6 State Income Taxes (Table 2) State income tax estimates are based on the total population absorption rates cited earlier. The Village of Buffalo Grove is budgeted to receive $6,530,000 in its share of state income taxes in 2024 (Village of Buffalo Grove Budget). The study assumes a one-year lag for receiving state income taxes. The most recent U.S. Census household population estimate for Buffalo Grove is 15,764 (2018-22). That amounts to $414 per household x 41 units = $16,974, the income tax generated for the Village of Buffalo Grove, in the year (2027), one year after the building is fully occupied. The evaluation has kept the state income tax revenues level through the study period _J and bases it on the current Village of Buffalo Grove household population and the number of _J(n units occupied in Prairie Pointe. 0 2.6 Motor Fuel Tax (Table 2) E 0 In 2024, the Village of Buffalo Grove is budgeted to receive $1,814,900 in motor fuel taxes from the State of Illinois, plus $682,700 from its local tax for a total of$2,497,600. This amounts to 0 $158.44 per household. Since Buffalo Grove will not capture additional motor fuel taxes from the project until after it is 0 occupied, we do not show motor fuel tax revenue until 2027. So, for example, in 2027, when the project is fully occupied, it is anticipated the Village of Buffalo Grove will receive an estimated $158.44 x 41 household units = $6,496, annually. The study assumes a one-year lag for receiving state motor fuel taxes. The evaluation has kept 0 the state motor fuel tax revenues level through the study period because of the uncertainties in W .LD driving behavior in the future. Also, even though most of the households in Prairie Pointe will own cars, they still will also take taxis and ridesharing vehicles which will purchase motor fuel. a. z LO 04 00 2.7 Utility Taxes (Table 2) N C� In 2024, the Village of Buffalo Grove is budgeted to receive tax revenue from the combined Nti accounts of Electric Use Tax and Natural Gas Utility Tax, totaling $2.7 million. In 2026, when the building is fully occupied, the Village of Buffalo Grove is expected to generate co $2,700,000/15,764 households = $171.28 per household. So, multiplying $171.28 x 41 units $7,022 annually, a. The study assumes immediate collection of utility taxes. The evaluation has kept the utility tax revenues level through the study period because of the uncertainties in consumer behavior in E the future with respect to electricity and natural gas. 6 Packet Pg. 57 .............. .................................................. ------ 2.8 Telecommunications Taxes (Table 2) In 2024, the Village of Buffalo Grove is budgeted to receive $650,000 from the Telecommunications Tax, In 2026, when the building is fully occupied, Buffalo Grove is expected to generate $650,000/15,764 households = $41.23 per household. So, multiplying $41.23 x 41 units = $1,690 annually. The study assumes immediate collection of telecommunications taxes. The evaluation has kept the telecommunications tax revenues level through the study period because of the L) uncertainties in consumer behavior in the future with respect to telecommunications usage. —J —J (n 2.9 Buffalo Grove Library District Fees (Table 2) 0' The Village of Buffalo Grove, according to its municipal code, levies a fee of$93.85/person for library services. With 110 new residents in the development at $93,85 each, that will yield E 0 $10,323 annually to the Indian Trails Public Library District. M The study assumes immediate collection of public library fees. The evaluation has kept these 0 fee revenues level through the study period because of the uncertainties in how the fees will be assessed in the future. 0 2.10 Buffalo Grove School, Parks, and Library Donations (Table 2) Based on the Village of Buffalo Grove's requirements for school and parks donations, the 0 project will provide a Cash in Lieu of Land payment in the amounts as follows for Single Family W Attached 3 BR & 4 BR units: T) a. Elementary School District#103 (grades K-8): $965.03 x 21 3 BR units = $20,265.63 Z High School District#125- $179.57 x 21 3 BRunits = $3,771 N LO 00 Elementary School District#103 (grades K-8)- $1,602.03x204R units = $32,040.60 N N High School District#125: $526.52 x 20 4 BR units = $10,530.40 N Parks B ($4,186.00) x 21 3 BR units = $87,906 Parks B ($5,503.75) x 20 4 BR units, = $110,075 co Library: $224.49 x 21 3 BRunits = $4,714.29 a. Library - $295.16 x 20 4 BR units = $5,903.20 E The study assumes these donations will be made in 2025. 7 Packet Pg. 58 .......................................................................... 2.11 Construction and Other Permit Fees (Table 2) Construction Fees, as well as fees for inspections, occupancy, electric permits, plumbing water/sewer, gas piping, mechanical permits, lift fees, signs, and awnings fees, fire plan reviews, zoning and plan review fees, and other municipal fees associated with the construction that are charged to the developer by the Village of Buffalo Grove are estimated to be a total of at least $250,000 over two years (2024-2025). At this stage of development process, this is an estimate based on the kinds of fees seen in similar projects of this size in Chicago's North Suburbs, and the estimate is intentionally low given the lack of information available now. U _J _J 3.0 Public Expenses Projections 0, 3.1 Village of Buffalo Grove Expenses (Table 5) E 0 The cost to the Village of the additional 110 residents is calculated as follows. Included were all major budget categories. 0 Total FY 2023 estimated actuals budget = $110,411,810. 0 The costs are then adjusted downward to fairly distribute the costs of public services between residential and non-residential uses. The study estimates 41.4% can be attributed to servicing single-family residential uses (CMAP Community Data Snapshot, Buffalo Grove, 2023). Therefore, the $110,411,810 in relevant municipal expenditures is expressed as the 41.4% attributed to residential land use. 110,411,810 x 414 = $45,710,489/42,482 population 0 $1,076 average cost per new resident. W A) The report also takes into account that Prairie Pointe is a Smart Growth development and therefore the incremental costs of providing services to such a project are less than in typical a. single-family neighborhoods where the relatively larger acreage results in a higher cost of Z service per capita. According to a 2013 Smart Growth America study, "Building Better Budgets: N LO 00 A National Examination of the Fiscal Benefits of Smart Growth Development", the cost of C14 C� providing upfront infrastructure for smart growth developments is about 1/3 less than conventional suburban developments and the ongoing delivery of municipal services is 10% N less. Smart Growth development is characterized, according to the study, "by more efficient use of co r_ land, a mixture of homes, businesses and services located closer together; and better M connections between streets and neighborhoods". It also notes that more walkable a. neighborhoods and more public transportation options as features of Smart Growth. E The proposed development meets the characteristics of Smart Growth development and therefore our study decreases the yearly municipal cost to servicing the 110 new residents by 10%. $1,076 x 110 new residents = $118,360 minus 10% (11,836), = $106,524 yearly municipal cost to the Village of Buffalo Grove. 8 Packet Pg. 59 .......................... --------------___....................... A three percent growth rate in expenses is used per year, and is adjusted from the 2023 baseline. So, for example, in 2026, when the project is fully occupied, the cost to the Village will be $116,402. 4.0 School,Impact Fiscal Analysis !Eatle 61 _J _J (n The proposed project is in the Lincolnshire-Prairie View elementary School District#103 and Stevenson High School District#125, and the study assumes all school children generated from the property will attend those schools—although we do know some families may choose 0' parochial or private schools. U) a) The pro-rata share of property taxes collected for Prairie Point will go directly to these two E 0 school districts. As noted earlier, once the project is completed in 2025, we assume Lincolnshire-Prairie View 0 School District#103 will be 35.8% of a property tax bill and Stevenson High School District#125 accounted for 33.8% of a tax bill, based on the latest property tax bill available (2023). The 0 report uses these same percentages of tax bills throughout the study period. We also assume an annual 3% increase in school operating costs per pupil. We also assume that in 2026, about half of the total students will be enrolled compared to 2027 and beyond as sales of the townhomes will be made throughout the 2026 year. 0 Using the formulas cited earlier the proposed development is expected to yield 11 elementary W school age children and 6 high school students (see Table 1). 2 Over the course of the study period, 2026-2036, the Lincolnshire-Prairie View District#103 will a. receive $114,863 in net property tax revenue + the school donation. Z LO N 00 Stevenson High School District#125,, between 2026-2036, will receive $810,1153 in net N property tax revenue + the school donation. N The operating expense per student in 2023 in District #103 was $18,029; and in District#125 it `V was $24,175, according to the Illinois School Report Card. co r_ Therefore, in 2027, when the project is fully occupied, we estimate the cost of 11 elementary M a. school students @ $21,737 each = $239,107. We estimate the cost of 6 high school students @ $27,210, each = $163,260. E 9 Packet Pg. 60 ...................................................... ...............................- Conclusions The proposed Prairie Pointe project offers significant new positive fiscal impact to the Village of Buffalo Grove and its school districts. Consider first the current property yields only $14,478 in property tax revenue. The new development, by contrast, offers $707,260 in property tax revenue in 2027 (see Table 2). By 2029„ property tax revenue will have grown to more than $750,000 annually. As with residential projects of this type, most of this new revenue will be in the form of new property taxes but there will be considerable other kinds of revenue too (see Table 2). L) -J -J Analyzing the new revenue of each of the major taxing bodies, the study finds the Village of (n Buffalo Grove receiving an immediate infusion of new dollars from the construction building 0, permit fees of more than $250,000 over two years. Starting in 2027, the Village of Buffalo Grove is predicted to receive more than $138,000 of new revenue and that figure will ramp up to over$156,000 annually by 2033 (see Table 5). E 0 Whenever a new residential development is constructed, there are attendant costs to the major M taxing bodies. For the Village of Buffalo Grove, those costs are for some nominal additional 0 services necessary to accommodate increases in population resulting from the new development (see Table 5). Nonetheless, the project is a net positive for the Village over the 13-year period with more than $342,000 in net revenue. 0 Looking at the expected Net Revenue for the project (see Table 7); the first year (2024) brings $142,226, mainly from building permit and impact fees. By 2030, the annual Net Tax Revenue is $278,969, primarily from property taxes (see Table 7). 0 Even more striking is the proposed project is estimated to generate over $3.1 million of W .LD new Net Revenue in 13 years to the Village of Buffalo Grove and the two school districts and other taxing bodies (see Table 7). a. N On a Net Present Value basis, the project's tax and fee revenue (2024-2036) is worth $1,991,869, using a discount rate of 6% (see Table 7). N00 N From a benefit/cost perspective, the proposed project is a winner for both the local governmental taxing bodies and for the Buffalo Grove economy. 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'c1" O O L r r Cry N N - c`J N m m a. N Z tO U5 It C) C) e^ t- M co C) 00 f`•• CC7 co cO N N c' � Co M (C1 0 co 0 1�- v co o r m gn 0 Co r Lf) m (,o v N N N le C,5 N M N d' co CAS) N O C" M - N r CS7 M V-• ti N ti N N a Iq d 0 to co 01 N M r N C7 m LO c® ++ N 01 N N LO 0 Ci3 C77 CO d' M Co N Q N N c4 d CSC r N `Ct o f, Cl)N LU N N P N co Cq f•. C3> Lr M 1`- C r � N C.0 00 a c C i > Z > ° aD �+ 0 C� 0 0 0 0 a a w w = 0 u 0 �. o a eo 0 co 0 0 LL 0 m � �, as �, rp cs 0 tt1 N a� p o 'r- CL O8 0 m oM N n , as E `� yr ; E Packet Pg. 68 2.2.b DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR PRAIRIE POINTE TOWNHOMES HOMEOWNERS ASSOCIATION THIS DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS FOR PRAIRIE POINTE TOWNHOMES HOMEOWNERS ASSOCIATION is made this day of April, 2024 by Projades, LLC, an Illinois limited liability company ("Declarant"), as owner of the real property located in Buffalo Grove, Illinois and described in this v Declaration. J J N d WITNESSETH: a 0 L WHEREAS Declarant is the record owner of the real property subject to this Declaration a (the "Property") which is legally described in Exhibit "A" attached hereto and made a part hereof by this reference; and 0 c WHEREAS Declarant desires to subject the Property to the covenants, conditions, 0 restrictions and easements hereinafter set forth for the benefit of each present and future owner , thereof during the term of this Declaration; and 0 a WHEREAS, the Property is being developed as a residential townhouse development, and this Declaration is for the benefit of the Property and for any and all subsequent owners thereof a and shall inure to the benefit of and pass with the Property and each portion thereof and shall apply to and bind the successors in interest, and any owner thereof. c W NOW, THEREFORE, the parties hereto hereby declare that the Property is and shall be L held, transferred, sold and occupied subject to the covenants hereinafter set forth. a z LO N 00 N N ti ti N N Property Addresses: 22771 N. Prairie Road& 22825 N. Prairie Road Lots 1-7, and Outlot A, co Prairie View, IL 60069 a c E Permanent Index No.: 15-21-200-014 15-21-200-032 Q 1 Packet Pg. 69 2.2.b ARTICLE 1 DEFINITIONS The following words when used in this Declaration(unless the context shall prohibit) shall have the following meanings: v J J 1.01 Architectural Control Committee. A committee of not fewer than three (3) nor more than five (5) Owners formed for the purposes hereinafter set forth in Article Seven. 0- a 1.02 Association. Prairie Pointe Townhomes Homeowners Association, an Illinois not for-profit corporation, and its successors and assigns. c c 1.03 Board. The Board of Directors of the Association, as constituted at any time o or from time to time, in accordance with the applicable provisions hereof. c 1.04 By-Laws. The By-Laws of the Association, as they may be amended from a° time to time, are contained in Article Five hereof. L 1.05 Common Area. That portion of the Property intended to be devoted to the a common use and enjoyment of the Owners and other parties described herein. The term "Common Area or Areas" is defined as a lot, parcel or area of real property, �°, including landscaped real property, trees, and areas surfaced with walkways for the beneficial use and enjoyment of which is reserved in whole as an appurtenance to the L separately owned lots, parcels or areas within the property, and the exterior elements a of the Townhouse Structures. The Association is responsible for the administration, Z, maintenance, repair and replacement of the Common Areas as set forth in Article 4 00 hereinbelow. N ti 1.06 INTENTIONALLY OMITTED. 04 N N 1.07 Deed. Each deed conveying a Townhouse to an Owner. coo c �o 1.08 Developer. Projades, LLC. a c 1.09 Improvements. The Townhouse Buildings and other improvements £ constructed on the Property. �a 1.10 Inner Drive. That portion of the Common which shall contain easements Q for vehicular and pedestrian, ingress and egress, utility easements and landscaping, if any. 1.11 Prairie Pointe Townhomes of Buffalo Grove. The townhouse development constructed on the Property which is subject to this Declaration. 2 Packet Pg. 70 2.2.b 1.12 Occupant. Any person legally entitled to occupy and use any part or portion of a Townhouse. (a) Owner or Property Owner. The record owner other than the Developer, whether one or more persons or entities, of a fee simple title in any Townhouse. (b) Person. A natural person, film, corporation,partnership,trustee or any legal entity, public or private. U J (c) Property. The real property situated in the Village of Buffalo Grove, Illinois and Cn legally described in Exhibit "A" attached hereto. 0 (d) Townhouse or Townhome. A residential attached single-family unit located on the a Property designed and intended for independent residential use and such other uses permitted hereunder. Each Townhouse shall consist of a residential housing unit E designed or intended for use as living quarters for a single family as constructed by Developer and the land on which such unit is located. o (e) Townhouse Buildings. The structures are made up of the individual Townhomes. The Association has the exclusive responsibility to maintain the exterior elements of a the Townhome structures, including the roof,gutters, downspouts,windows, doors and a� siding in order to ensure timely performance of maintenance,repairs and replacements and uniformity of quality, materials, and appearance. a ARTICLE 2 �° L SCOPE OF DECLARATION AND CERTAIN PROPERTY RIGHTS a 2.01 Property Subject to Declaration. Projades, LLC, as the owner of fee simple, title to the Property, expressly intends to and, by recording this Declaration, does 00 hereby subject and submit the Property to the provisions of this Declaration. N ti 2.02 Conveyances Subject to Declaration. All easements, covenants, conditions, N restrictions, reservations, liens, charges , rights, benefits, and privileges which are granted, created, reserved or declared by this Declaration shall be deemed to be in covenants appurtenant, running with the land and shall at all times inure to the benefit of and be binding on any Person having at any time any interest or estate in a a Townhouse, and their respective heirs, successors,personal representatives or assigns. Reference in any deed of conveyance, lease, mortgage, trust deed, other evidence of s obligation, or other instruments to the provisions of this Declaration shall be sufficient to create and reserve all of the easements, covenants, conditions, restrictions, Q reservations, liens, charges, rights,benefits and privileges which are granted, created, reserved, or declared by this Declaration, as fully and completely as though they were set forth in their entirety in any such document. 2.03 Developer's Reserved Rights. Notwithstanding any provision herein to the contrary, until such time as Developer is no longer vested with or controls title to a Townhouse in 3 Packet Pg. 71 2.2.b Prairie Pointe Townhomes Homeowner's Association: (i) Developer and its agents shall have the right to place and maintain on the Property model Townhomes, sales offices, advertising signs, parking spaces, and lighting in connection therewith, at such locations and in such forms as Developer may determine, in its discretion, to be used by Developer in connection with the promotion, sale, or lease of the Townhomes or of Improvements constructed or to be constructed on any part of the Property; and (ii) Developer, its agents and contractors, shall have the right to enter upon the Property for the purpose of completing construction of Improvements thereto and in connection therewith may store construction equipment and materials in appropriate areas in v Townhomes owned by Developer without payment of any fee or charge whatsoever. � N a) 2.04 Separate Mortgazes. Each owner shall have the right, subject to the provisions herein, to make a separate mortgage or encumbrance or other lien on his respective Townhouse. No Owner shall have the right or authority to make or create, a or to cause to be made or created, any mortgage or encumbrance or other lien on or aa) affecting any other part of the Property. c c 2.05 Separate Real Estate Taxes. Real estate taxes, special assessments and any o other special taxes or charges of the State of Illinois or any duly authorized subdivision or agency thereof, are to be separately taxed to each Owner for his Townhouse. 0 a 2.06 Exclusion. The Townhomes which are subjected to this Declaration are considered to be FEE SIMPLE UNITS and the purpose of this Declaration is limited CL to the matters set forth herein as they relate to easements, party walls maintenance, repair and replacements, and restrictions. The Association shall also be responsible for the repair and replacement of the exterior elements of the Townhome Buildings as �° set forth in Article Four herein. L a ARTICLE 3 z N EASEMENTS N N 3.01 Easement for Unintentional Encroachments. In the event that,by reason of construction, settlement or shifting any Townhome which is not owned by the Owner N of said Townhome so encroaching, or said encroachment occurs upon any portion of co the Common Area, or if by reason of the design or construction thereof, any pipes, conduits, ducts or other utility facilities serving more than one Townhome encroach a or shall hereinafter encroach upon any part of any Townhome or, if by reason of the design or the construction of any Townhome it shall be necessary or advantageous for any Owner to occupy or use any portion of the Common Area for any reasonable use appurtenant to said Townhome, valid easements for the maintenance of such encroachment and for such use of the Common Area are hereby established and shall Q exist for the benefit of the Owner of the Townhome so encroaching; provided, however, that in no event shall a valid easement for any encroachment or use of the Common Area be created in favor of any owner if such encroachment or use is detrimental to or materially interferes with the reasonable use and enjoyment of the Townhome or Common Area burdened thereby or such encroachment results from the willful conduct of the Owner of the Townhome so encroaching. 4 Packet Pg. 72 2.2.b 3.02 Blanket Easement/Utility Easements. There shall be Blanket Easement granted and established for the provision of utilities as shown in Oulot A on the Plat of Subdivision. The Village of Buffalo Grove, ATT, Commonwealth Edison Company, North Shore Gas, all other public utilities serving the Property (including any utility company providing cable, microwave or other satellite television service) and their respective successors and assigns are hereby granted the right to lay, construct, renew, operate and maintain conduits, cables, pipes, mains, sanitary and storm sewers and services, drainage way sand sewages, ducts, wires, street lights and v other equipment into and through the Common Area or other areas of the Property � designated on the grant of easement made pursuant to this Declaration for the purpose of providing the Townhomes with such utilities. 0 L [An easement is hereby reserved for and granted to North Shore Gas, its successors and a assigns ("North Shore"), to install, operate, maintain, repair, replace and remove facilities used in a) connection with the transmission and distribution of natural gas in, over, under, across, along and C upon the surface of the Property, together with the right to install required service connections 3 over or under the surface of each lot and Common Area or Areas to serve improvements thereon, 0 or on adjacent lots, and Common Area or Areas, and the right to remove obstructions, including but not limited to, trees, bushes, roots and fences, as may be reasonably required incident to the 0 rights herein given, and the right to enter upon the property for all such purposes. Obstructions a shall not be placed over North Shore facilities or in, upon or over the property identified on the Plat of Survey for utility purposes without the prior written consent of North Shore. After a installation of any such facilities, the grade of the property shall not be altered in a manner so as to interfere with the proper operation and maintenance thereof.] c a 3.03 Access Easements. Each Owner of a Townhome is hereby granted a i perpetual nonexclusive easement for pedestrian access, ingress and egress over and a across the Common Areas. The easements hereinabove granted in Section 3.02 shall z benefit the Owners and other occupants, from time to time, of the Townhomes and N their respective guests and invitees. The Association, through its Board, shall have 00 N the right to establish,and thereafter amend and modify,rules and regulations in respect to the exercise of the casement rights granted in Section 3.02 by the persons benefited N thereby. N a� 3.04 Village of Buffalo Grove Easements. A perpetual non-exclusive easement o for ingress and egress over the Common Areas,its employees, and agents for purposes a of providing the Owners and the Property with public services as shall be provided by The Village of Buffalo Grove, from time to time to the Owners.Further, a Stormwater Detention Easement as designated on the Plat of Subdivision is granted to the Village of Buffalo Grove whom shall have the right but not the obligation to perform maintenance should the HOA fail to do so, and the Village shall be reimbursed for any Q costs incurred. 3.05 Construction Easement. Declarant reserves for itself and each owner an easement and right to overhang and encroach upon, over and on any portion of adjacent Townhomes with a roof, portico, retaining wall or other projection appurtenance or fixture to any building situated on the Property as the same exists on 5 Packet Pg. 73 2.2.b the date of the recording hereof,but not otherwise, together with the right to go upon each such portion of an adjacent Townhome for the purpose of reconstructing, repairing, maintaining, inspecting or replacing such roof, portico, retaining wall or other projection, appurtenance or fixture to any such building. In the event that, by reason of the construction, settlement or shifting of any building as originally constructed or as now existing, any part of a residential unit encroaches or shall hereafter encroach upon any part of or any Townhome, or, if by reason of the design or construction of utility and ventilation systems, any main pipes, ducts or conduits v serving more than one Townhome encroach or shall hereafter encroach upon any part � of any Townhome, valid easements for the maintenance of such encroachment, are hereby established and shall exist for the benefit of such Townhome, so long as all or any part of the building which such Townhome is located shall remain standing, a provided, however, that in no event shall a valid easement for any encroachment be created in favor of any Owner if such encroachment or use is detrimental to or interferes with the reasonable use and enjoyment of the adjacent Townhomes by the 0 other Owners and if it occurred due to the willful conduct of any Owner. 0 3.06 General Provisions. All easements described in this Declaration are perpetual nonexclusive easements appurtenant, running with the land. They shall at c all times inure to the benefit of and be binding on the Developer, the Owners, the a entities referenced herein and the mortgagees fi-om time to time of any Townhome ' and their respective heirs, administrators, executors, personal representatives, a successors and assigns. ' M 0 ARTICLE 4 USE, OCCUPANCY AND MAINTENANCE OF THE PROPERTY a z 4.01 General Maintenance Repair and Replacement of Townhouses. The N Association shall furnish and be responsible, at the Association's expense, for all of N the maintenance, repairs and replacements for the exterior of each Townhouse Building and the other Improvements located on the property and shall keep the N Townhouse Buildings and other Improvements in good condition and repair. This obligation shall include the maintenance, repairs and replacements of all exterior co surfaces of the Townhouse Buildings (including footings, foundations, windows, doors, siding, brick cladding, roof, gutters, downspouts, chimneys, patios, stoops, a exterior lighting) and any other Improvements located on the Townhouse property, excluding those portions which are the responsibility of the Townhome owners. Other £ Improvements include the water and sanitary sewer lines from each Townhome Exterior to the point where such lines connect into the water and sewer lines owned and operated b the Municipality, all aved areas(including sidewalks,walkways and Q p Y p (� g �" Y parking lot striping), the trash enclosures, fences, landscaping and irrigation equipment, and all exterior lighting. In addition, the Homeowners Association shall mow, care for, remove rubbish, water plants and shall maintain grass, shrubs, trees, and/or flowers as well as existing plant material to be preserved in and upon the common areas of the development as shown on the Plat of Subdivision, furnish and be responsible for snow removal, and shall maintain, repair, clean and replace any 6 Packet Pg. 74 2.2.b subdivision entrance monuments, and any electrical systems and sprinkling systems for said areas and perform such maintenance and restoration as is needed for the natural areas. The owners shall be responsible for insuring their property and for maintaining all other aspects of the individual townhome units, including, without limitation,party walls,the interior areas of the Townhomes,which includes all interior wall and ceiling surfaces, flooring, plumbing and electrical supply components and fixtures and equipment, heating, ventilating and air conditioning systems, furnaces and air conditioning equipment, kitchen and bathroom cabinets, fixtures, household v appliances, window washing and window screens. In the event any Townhouse is � damaged or destroyed, the Owner shall replace, repair and/or restore the Townhouse to substantially the same condition and appearance as existed prior to such damage or destruction, but subject to the supervision of the Architectural Control Committee to a ensure uniformity and standard quality of appearance and materials. UN d 4.02 Party Walls and Shared Facilities. To the extent not inconsistent with the E 0 provisions of Section 4.01 and this Section 4.02, the general rules of law regarding party walls and of liability for property damage due to negligent or willful acts or 0 omissions shall apply to all party walls and other shared facilities such as roofs. If a party wall or shared facility is destroyed or damaged by fire or other casualty any c Owner who has used the party wall or shared facility may restore it, and if the other a Owner thereafter makes use of the party wall or shared facility, the other owner shall ' contribute to the cost of restoration thereof in proportion to such use without prejudice, a however, to the right of the Owner who restores such party wall or shared facility to ' call for a larger contribution from the other Owner under any rule of law regarding c liability for negligent or willful acts or omissions. An Owner who, by his negligent or willful act, causes any party wall to be exposed to the elements, or any roof or ancillary L structure to be damaged shall bear the entire cost of repair and restoration and of a furnishing the necessary protection against such elements. The right of any Owner to z contribution from any other Owner under this Section 4.02 shall be appurtenant to and N run with the Townhouse owned by the Owner entitled to contribution and shall pass N to the successors in title of such Owner entitled to such contribution. If either parry sharing said party wall shall neglect or refuse to pay his share as aforesaid, the other N party may have the party wall repaired or rebuilt and, in addition to any other remedy available to him by law, shall he entitled to have a mechanic's lien on the premises of co the party so failing to pay in the amount of such defaulting party's share of the repair or rebuilding cost. Any repairing or rebuilding done hereunder shall be performed a timely and in a good and workmanlike manner, and to the extent possible, accomplished without interruption to the normal usages of the Townhomes which £ share said party wall. �a 4.03 Utility Service. The Townhomes are served by individual water, gas and Q electric meters and the Owners shall bear all the costs of such separately metered utilities. The Association shall bear the cost of utility charges for the common elements. 4.04 Architectural Control. From and after the construction by Developer of any Townhouse or other Improvements,no building, fence,wall or other structure shall be 7 Packet Pg. 75 2.2.b commenced, erected or maintained upon the Property, nor shall any exterior addition to or change or alteration to the exterior of a Townhouse be made (including, but not limited to, change of color,patios, windows, doors, storm doors and screens),until the plans and specifications showing the nature, kind, shape, height, materials, color and location of the same shall have been submitted to and approved in writing as to harmony of external design and location in relation to surrounding structures and topography by the Developer, or to the Architectural Control Committee if one has been established.Notwithstanding the foregoing, no chain link fence of any kind shall v be installed, erected or maintained upon the Property. In the event the Developer fails to approve or disapprove such design and location within forty-five (45) days after Cn said plans and specifications have been submitted to it, approval will not be required and this Section 4.04 will be deemed to have been fully complied with. All such plans shall be submitted to the Developer prior to submitting same to the Village of Buffalo Grove, if applicable. 0 4.05 Extinguishment of Rights. The rights set forth in Section 4.04 shall vest c solely in the Developer until such time as: (i) the Developer voluntarily relinquishes 0 such rights in favor of the Architectural Review Committee; or (ii) all Townhouses have been deeded to Owners other than the Developer, whichever event shall first c occur. After the Developer no longer has such right,the powers and authority granted a in Article Four shall vest in the Architectural Review Committee. ' L a 4.06 Residential Use Only. Townhouses shall be used only as a residence and no industry, business, trade, occupation or profession of any kind shall be conducted, c maintained or permitted on any part of the Property except as permitted by law; provided, however, that no owner shall be precluded, with respect to his Townhouse from: (i)maintaining a personal professional library; (ii)keeping his personal business records or accounts therein; or(iii)handling his personal business or professional calls z or correspondence therefrom. The foregoing notwithstanding, nothing in this N Declaration shall be deemed to prohibit any person from working remotely from home 00 N so long as said work from home activities do not detract from the residential character of the Townhomes. N N 4.07 Decoratinz. Each Owner shall furnish and be responsible for, at his own expense, all of the decorating of the interior of his own Townhouse from time to time, `n c including painting, wallpapering, washing, cleaning, paneling, floor covering, a draperies, window shades, curtains, lamps and other furnishings and interior decorating, and shall be responsible for doing all such work in accordance with all applicable codes, laws and regulations. �a 4.08 No Signs. Owners shall not cause or permit anything to be placed on the Q outside walls of a Townhouse and no sign, awning, canopy, shutter, or antenna shall be affixed to or placed upon the exterior walls or roof or any part thereof without the prior consent of the Developer or the Architectural Review Committee, as applicable. 4.09 Pets. No animals of any kind shall be raised, bred, or kept in any Townhouse, except that dogs, cats, or other household pets may be kept in 8 Packet Pg. 76 2.2.b Townhouses; provided, they are not kept, bred or maintained for any commercial purpose and provided such pets shall not be permitted to disturb the peaceful use and enjoyment of other Townhomes by Owners and Occupants in the development. 4.10 Proscribed Activities. No illegal, noxious or offensive activity shall be carried on in any Townhome nor shall anything be done therein, either willfully or negligently, which may be or become an annoyance or nuisance to the other Owners or occupants. U J 4.11 No Unsi hotly Uses. No clothes, sheets, blankets, laundry of any kind or Cn other articles shall be hung out or exposed on any part of the Property. The Townhomes shall be kept free and clean of rubbish, debris, and other unsightly o material. No temporary building, trailer, garage or building in the course of a construction or other temporary structure situated on the Property shall be used, temporarily or permanently, as a residence. c c 4.12 Operation of Equipment. No owner shall overload the electrical wiring in o any Townhome or operate any machines, appliances,accessories or equipment in such a� manner as to cause an unreasonable disturbance to others. c 'o a 4.13 Trash. No lumber, metals, bulk materials, refuse or trash shall be kept, •L stored or allowed to accumulate, except building materials during the course of construction of any approved structure, on the Property. If trash or other refuse is to a be disposed of by being picked up and carried away on a regular and recurring basis, containers shall be stored in such a manner so that they cannot be seen from adjacent a°. and surrounding property. L L 4.14 Pipes. No water pipes, sewer pipes or drainage pipes shall be installed or a maintained on the Property above the surface of the ground, except hoses and � moveable pipes used for irrigation purposes and sump pump discharges. 00 N N 4.15 Flagpoles. No flagpoles shall be installed upon any portion of any Townhome. N N N 4.16 Parkin4 Restrictions, Recreational Vehicles and Use of Garages. The iCD Garages are to be used exclusively for the parking of vehicles owned and operated by the Owners or tenants, and the exterior parking spaces are not to be used for parking a or storage, other than temporary parking for visitors. No vehicles of any kind may be kept, used or stored in or on the Townhouse unless they are in working order and are £ used and owned by the Owners or tenants. No exterior parking space may be used for the parking or storage of any motor vehicle, or for the storage of any property, other a than with the express written permission of the Board. No trailers,boats,motor homes or other recreational vehicles shall be placed or parked upon any portion of any Townhouse. No commercial vehicles shall be permitted unless they may be and are parked in the garage of the Townhouse. No vehicles shall be parked in a manner which blocks or impedes pedestrian traffic along any sidewalk area. The Board is hereby granted authority to employ a towing company to remove vehicles violating 9 Packet Pg. 77 2.2.b the foregoing parking restriction at the expense of the Owner of the Townhome violating the parking restriction or the Owner of such vehicle. 4.17 Advertising by Owner. No sign or other advertising device of any nature shall be placed upon any Townhouse except name and address plates, none of which shall exceed 120 square inches, without the prior written consent of the Developer or the Architectural Review Committee. The Developer may establish other criteria with respect to form and location of such signs. Notwithstanding the foregoing, the v Developer reserves the right to erect such signs, whose size and design shall not be J J subject to the foregoing restrictions, as it may deem necessary on Townhouses until all Townhouses proposed to be built on the Property are sold by the Developer. 0 L 4.18 Drainage. No person shall obstruct, alter or in any way modify the a established drainage pattern from on or over a Townhome, nor shall any person U) obstruct, alter or in any way modify any drainage devices and/or facilities now c installed or to be installed by Developer. Developer reserves the right, but not the obligation, to enter upon any Townhouse to correct, as it may deem necessary, any o drainage condition. c 4.19 Landscaping and Snow Removal. The Association shall furnish and be a° responsible for the landscaping and snow removal for the Common areas and for snow ' removal of the steps and walk-ways which are appurtenant to the Townhomes, and which are not located on the Common Areas. 4.20 Outlot A. The Association shall maintain, repair, clean, mow, care for, a°. remove rubbish,water plants and shall maintain grass, shrubs, trees, and/or flowers as well as existing plant material to be preserved in and upon Outlot A as shown on the Plat of Subdivision. a z LO 4.21 The Association shall own and maintain all stormwater infrastructure within the 00 development with the exception of storm sewer connected to Prairie Road.This includes N deed restricted stormwater detention areas/facilities listed in Article 8 and as shown on the ti Plat of Subdivision. c`14•i m co ARTICLE _5 a ADMINISTRATION c as 5.01 Association. The Association has been or will be formed as an Illinois not- s for-profit corporation under the General Not-For-Profit Corporation Act of the State of Illinois having the name"Prairie Pointe Townhomes Homeowners Association"(or Q one similar thereto) and shall, to the extent hereafter provided and subject to the limitations hereafter contained, be the governing body of the use, maintenance and repair of the Common Area. The Association shall not be deemed to be conducting a business of any kind, and all funds received by it shall be held and applied by it in trust for the use and benefit of owners in accordance with the provisions of this Declaration. 10 Packet Pg. 78 2.2.b 5.02 Membership. Every Owner of a Townhome shall be a member of the Association and such membership shall automatically terminate when he or she ceases to be an Owner. Membership is appurtenant to and shall not be separated from ownership of a Townhome. Each Owner by acceptance of a deed or other conveyance of a Townhome thereby becomes a member, whether or not this declaration of such membership is made a part of, incorporated by reference or expressed in said deed or conveyance. Continuing membership in the Association shall be compulsory and no owner of any interest in a Townhome shall have any right or power to disclaim, v terminate, or withdraw from his or her membership in the Association or any of the obligations as such member,any such purported disclaimer,termination or withdrawal being null and void. There shall be one person with respect to every Townhome who D shall be entitled to vote at any meeting of the Members. Such person shall be known as a "voting member." Such voting member may be the Owner or one of the groups comprising Owner of a Townhome or may be some person designated by such Owner a) to act as proxy on his or her behalf and who need not be an Owner. Such designation 0 shall be made in writing to the Board and shall be revocable at any time by notice to the Board by the Owner. 0 a� 5.03 Voting Rights. A voting member, including the Developer, shall be entitled c to one vote for each Townhome owned by him or her. a a� •L 5.04 Qualifications of Board. For a period commencing on the date this Declaration is executed and ending upon the qualification of the Board elected at the initial meeting of voting members, the Developer shall have the right to designate and c select the persons who shall serve as members of the Board or elect to exercise itself the powers of the Board as provided herein. Except for directors so designated by Developer, each member of the Board shall be one of the Owners and shall reside in a Townhouse; provided, however, that in the event an Owner is a corporation, z partnership, trust or other legal entity other thana natural person, then any designated N agent of such corporation, trust, partnership or other legal entity, shall be eligible to 00 N serve as a member of the Board, so long as any such agent (other than a person designated by Developer)resides in a Townhouse. N N 5.05 Election of the Board. The initial Board designated by the Developer shall consist of three directors who shall serve without compensation. Such initial Board o shall serve for a period commencing on the date the Association is formed by the filing a of the Articles of Incorporation therefor in the office of the Secretary of State of Illinois and ending upon the qualification of the Board elected at the initial meeting of voting members held as provided in Section 5.06 hereof. At the initial meeting held as provided in Section 5.06 hereof, the voting members shall elect five (5) Board members who shall serve until the first annual meeting. In all elections for members Q of the Board, each voting member shall be entitled to vote on a non-cumulative voting basis and the candidates receiving the highest number of votes with respect to the number of offices to be filled shall be deemed to be elected except as otherwise provided herein. Each voting member shall be entitled to cast the number of votes equal to the positions on the Board being filled by such election. Members of the Board elected at the initial meeting shall serve until the first annual meeting. At the 11 Packet Pg. 79 2.2.b first annual meeting of the voting members, five (5) Board members shall be elected. The election as between candidates receiving the same number of votes shall be determined by lot. All Board members shall serve in office for a term of one (1)year and may be re-elected to office upon the expiration of their terms. The Board shall act by majority vote of those present at its meeting when a quorum exists. Meetings of the Board may be called, held and conducted in accordance with such regulations as the Board may adopt. Four (4) members of the Board shall constitute a quorum. U 5.06 Meetings of Voting Members. J J N (a) Meetings of voting members shall be held at such places and times as shall be designated in any notice of a meeting by the Board. The presence in person or by proxy o at any meeting of the voting members having a majority of the total votes shall a constitute a quorum. Unless otherwise expressly provided herein, any action may be taken at any meeting of the voting members at which a quorum is present upon the c affirmative vote of the voting members having a majority of the total votes present at such meeting. In the event that a quorum is not present at any meeting of the voting o members, another meeting may be called by notice from the Board and the required quorum at such subsequent meeting shall be one-half(2) of the required quorum of the preceding meeting; provided that no such subsequent meeting shall be held more than °a sixty (60) days following the preceding meeting. ' L (b) The initial meeting of voting members shall be held upon not less than twenty-one (21) days written notice from the Developer. Such notice must be given no later than sixty (60) days after the sale and conveyance of title to seventy-five (75%) percent of �° the total number of Townhouses which may be constructed by Developer on the L Property, or 3 years after the recording of the declaration, whichever is earlier. Such m- notice may, at the discretion of the Developer, be given earlier. Thereafter, there shall z be an annual meeting of the voting members on the second Tuesday of October of each N succeeding year thereafter, or at such other reasonable date and at such time, and at N such place, as may be designated by written notice from the Board. N 04 (c) Special meetings of the voting members may be called at any time for any 04 reasonable purpose on not less than ten (10) days' notice from a majority of the Board a or the voting members holding one-fourth(1/4) of the total votes. co c �o (d) Notices of meetings may be delivered personally or by mail to the voting members, addressed to each such voting member at the address given by him to the Board, or if no address shall be given, addressed to such voting member to the address of his s Townhouse. a 5.07 General Powers of the Board. The Board shall have the following powers subject to the provisions of this Declaration: (a) To adopt rules and regulations governing the use, maintenance and administration of the Common Areas and for the health, comfort, safety and general welfare of the owners and occupants thereof. 12 Packet Pg. 80 2.2.b (b) To provide for maintenance, repair and replacement with respect to the Common Area on the terms provided for herein, as well as the exterior of the Townhome Buildings as set forth in Section 4.01. (c) To enter into contracts on behalf of, and to purchase or secure in the name of the Association any materials, supplies,insurance(including directors and officers liability insurance), equipment, fixtures, labor, services (including the services of accountants and attorneys) required by the terms of the Declaration, or which in its reasonable v opinion shall be necessary or proper for the operation or protection of the Association � and its members and for the enforcement of the provisions of this Declaration. �a (d) To enter upon, and to have its contractors, subcontractors and agents enter upon, o any Townhouse as may be required to exercise all of the rights and obligations granted to or imposed upon its pursuant to this Declaration or to correct any condition that in the Board's judgment is a nuisance or is damaging to any Owner or Occupant. c c (e) To enter into contracts, maintain one or more bank accounts (granting authority as o the Board shall desire to one or more persons to draw upon such accounts), and a� generally, to have all the powers necessary and incidental to the operation and c management of the Association. a° a� •L (f) To adjust the amount, collect and use any insurance proceeds to repair damaged or replace lost property; and if proceeds are insufficient to repair damaged or replace lost a property, to assess the appropriate Members as provided herein in proportionate amounts to cover the deficiency. a°. L (g) To take such action as may be required to enforce the provisions of this Declaration and the rules and regulations made hereunder. a z (h) To grant non-exclusive easements in respect to, and to dedicate to or as directed by N governmental authorities, portions of the Common Area and to execute and cause to be N recorded such instruments as may be required in respect thereto. N (i) To borrow money in the name of the Association to provide for the maintenance,repair N or replacement of the Common Area; provided, however, that the Board shall not co secure any such borrowings by encumbering the Common Area with a mortgage or trust deed without the affirmative vote of at least 66 2/3% of the votes of all the voting a members of the Association. The Board shall,however,have the power to secure such c borrowings by pledging and granting a security interest in the assessments due the E Association hereunder. (j) To enter into a contract for the management of the Property with a manager or Q management company on such reasonable terms as the Board shall determine; provided, that any such contract shall be cancelable by the Association at the end of two (2)years from the date of recording of this Declaration. 13 Packet Pg. 81 2.2.b (k) To have standing and capacity to act in a representative capacity in relation to matters involving the Common Area of the Association on behalf of the Owners as their interests may appear. (1) To exercise any and all powers, rights and authorities provided in the Illinois General Not-For-Profit Corporation Act, as amended from time to time. 5.08 Meetings of the Board. The Board shall meet quarterly on the first Tuesday of January, April, July and October during the first year following the initial meeting of voting members held as provided in Section 5.06 hereof. Thereafter,meetings shall be scheduled by the Board at such times as its members shall determine to be necessary to satisfy the duties, obligations and requirements of the Board created by this o CL Declaration. Meetings of the Board shall be open to all Owners, except for the portion of any meeting held: (a) to discuss litigation when an action against or on behalf of the Association has been filed and is pending in a court or administrative tribunal, or c when the Board finds that such an action is probable or imminent; (b) to consider information regarding appointment, employment or dismissal of an employee; or (c) o to discuss violations of rules and regulations of the Association or unpaid common expenses owed to the Association. Any Owner may record the proceeds at meetings required to be open, by tape, film or other means; provided, that the Board may a° prescribe reasonable rules and regulations to govern the right to make such recordings. ' Notice of such meetings shall be mailed or delivered at least 48 hours prior thereto, CL unless a written waiver of such notice is signed by the persons entitled to such notice before the meeting is convened. c W 5.09 Notice of Board Meeting Concerning Budgets or Assessments. Each owner L shall be given written notice, mailed, or delivered no less than ten (10) and more than M- thirty (30) days prior to any meeting of the Board, concerning the adoption of the EL proposed annual budget or any increase, or establishment of an assessment. N 00 N 5.10 Annual Accounting. The Board shall annually supply to all Owners an N itemized accounting of the common expenses for the preceding year actually incurred or paid, together with a tabulation of the amounts collected pursuant to the budget or cN•v, assessment. This accounting shall show the net excess or deficit of income over expenditures. co c �o 5.11 Proposed Budget. Each Owner shall be given, at least ten (10) days prior to the adoption by the Board, a copy of the proposed annual budget. s 5.12 Insurance on Common Area. The Board shall have the authority to and shall obtain insurance for the Common Areas as follows: Q (a) Comprehensive General Liability insurance covering bodily injury and property damage insuring against hazards of premises/operation, death,personal injury liability, independent contractors and other extensions as deemed necessary by the Board. Such insurance shall provide limits of liability as deemed desirable by the Board, but in no 14 Packet Pg. 82 2.2.b event for less than One Million Dollars ($1,000,000). Such policy shall be endorsed to cover cross-liability claims of one insured against the other; (b) Worker's Compensation and Employer Liability (minimum amount $100,000) as necessary to comply with applicable laws; (c) fidelity bond insurance covering any officer, director, managing agent or other person who handles or are responsible for funds of the Association, in an amount necessary to comply with the insurance requirements of the Federal National Mortgage Association; and v, a� (d) such other insurance in such amounts as the Board shall deem desirable. o a The premiums for all of the insurance coverages described in this Section 5.12 shall be paid from the assessments described herein. E 0 5.13 Liabilities. Neither the Developer, its officers, directors, shareholders or 3 attorneys, the Board, the Association, members of the Board, officers of the 0 Association, the Architectural Control Committee, the agents (including any management agent), and employees of any of them (collectively the "Protected 0 Parties") shall be liable to the Owners or any other person for any mistake of judgment a� for any acts or omissions of any nature whatsoever in their respective positions, except for such acts or omissions found by a court of competent jurisdiction to constitute a willful misfeasance, gross negligence, fraud or as otherwise provided in this Declaration. All owners,jointly and severally, shall indemnify,hold harmless,protect �0 and defend any and all of the Protected Parties against all claims, suits, losses, T damages, costs and expenses, including, without limitation, attorneys' fees and 2- amounts paid in reasonable settlement or compromise incurred in connection a therewith. 2� LO N 00 5.14 Books and Records. The Board shall maintain the following records of the N Association available for examination and copying during normal business hours by ti any Owner or their mortgagees and their duly authorized agents or attorneys: N (a) Copies of the recorded Declaration, other duly recorded covenants and any co amendments, articles of incorporation of the Association, annual reports and any rules and regulations adopted by the Association or its Board. Prior to the organization of a the Association, the Developer shall maintain and make available the records set forth c in this subparagraph for examination and copying. E s (b) Records of the receipts and expenditures affecting the Common Areas, specifying Q and itemizing the maintenance and repair expenses of the Common Areas and any other expenses incurred, and copies of all contracts, leases, or other agreements entered into by the Association; and (c) The minutes of all meetings of the Association and the Board. The Association shall maintain these minutes for a period of not less than three (3) years. 15 Packet Pg. 83 2.2.b A reasonable fee may be charged by the Association or its Board for the cost of copying. 5.15 Documents Availability Upon Resale. In the event of any resale of a Townhouse by an Owner other than the Developer, such, Owner may obtain from the Board and shall make available for inspection to the prospective purchaser, upon demand, the following: (a) a copy of this Declaration and any other rules and regulations of the Association; U J (b) a statement of any capital expenditures anticipated by the Association within the current or succeeding two (2) fiscal years; 0 (c) a statement of the status and amount of any reserve for replacement fund and any a portion of such fund earmarked for any specified project by the Board ; E (d) a copy of the statement of financial condition of the Association for the last fiscal year for which such statement is available; 3 0 (e) a statement of the status of any pending suits or judgments in which the Association is a party; 0 CL (f) a statement setting forth what insurance coverage is provided for all Owners by the Association; and a (g) an officer of the Association or such other party designated by the Board shall 0 furnish the above information when requested to do so in writing and within thirty(30) 0 days of the request. L L a A reasonable fee covering the direct out-of-pocket cost of providing such information and z copying may be charged by the Association or its Board to an Owner for providing such N 00 information. N N 5.16 Officers and their Duties. The officers of the Association shall be a CN President, a Vice President, a Secretary, a Treasurer and such other officers as the Board shall see fit. All such officers shall be selected from members of the Board. The officers of the Association shall be elected annually by the Board at the regular annual meeting of the Board. If the election of officers shall not be held at such a meeting, such election shall be held as soon thereafter as is convenient. Vacancies may be filled, or new offices created and filled by any meeting of the Board. Each a) officer shall hold office until his successor shall have been duly elected and shall have qualified. Any officer may resign at any time by giving written notice to the Board. Such resignation shall take effect on the date of receipt of such notice or at any later Q time specified therein, and unless otherwise specified therein, the acceptance of such resignation shall not be necessary to make it effective. A vacancy in any office because of death, resignation, removal, disqualification or otherwise, may be filled by the Board for the unexpired portion of the term. The office of Vice President may be kept vacant for any period of time if the Board of Directors declines to fill such office during such period. Any one individual may hold more than one office; provided, 16 Packet Pg. 84 2.2.b however,that no one; individual simultaneously may hold the offices of President and Secretary or President and Vice President. The duties of the officers are as follows: (a) President. The President shall be the chief executive officer of the Association and shall,in general, supervise and control all of the business and affairs of the Association. He or she shall preside at all meetings of the members and of the Board of Directors; he or she may sign, with the Secretary or any other proper officer of the Association authorized by the Board of Directors, any deeds, mortgages, contracts, easements or other instruments which the Board of Directors has authorized to be executed and, in general, shall perform all duties incident to the office of president and such other duties o as may be prescribed by the Board of Directors from time to time. N d (b) Vice President. In the absence of the President or in the event of the inability or c refusal to act, the Vice President shall perform the duties of the President, and when so acting, shall have all the powers of, and be subject to, all the restrictions upon the o President. Any Vice President shall perform such other duties as from time to time a� may be assigned by the President or by the Board. c 0 a (c) Treasurer. The Treasurer shall keep the financial records and books of account of aD •L the Association and shall perform all duties incident to the office of treasurer and such other duties as from time to time may be assigned by the President or by the Board. a (d) Secretary. The Secretary shall keep minutes of the meetings of the members and 0 of the Board and, in general, perform all duties incident to the office of secretary and L such other duties as from time to time may be assigned by the President or by the Board. ii a 5.17 By-Laws. This Article Five shall constitute, and be deemed to be, the By- Laws of Prairie Pointe Townhomes Homeowners Association. Provisions of these N By-Laws may be amended by affirmative vote of two-thirds (2/3) of Townhouse N Owners in the manner set forth in Section 8.03 hereof. N N ARTICLE 6 a co ASSESSMENTS o a 6.01 Personal Obligation. Each Owner (except for the Developer,) by acceptance of a deed for a Townhouse, whether or not it shall be so expressed in any s such deed or other conveyance for such, Townhouse, hereby covenants and agrees to pay to the Association such assessments and fees as are levied pursuant to the Q provisions of this Declaration. Such assessments and fees, whether special or otherwise, not paid when due, together with interest thereon at the rate of ten (10%) percent per annum, late fees (as the Board shall, from time to time, determine), and costs of collection, including attorneys' fees incurred in respect thereto whether or not suit shall be instituted, shall be a charge and a continuing lien upon the Townhouse, against which such assessment is made. Furthermore, each such assessment, together 17 Packet Pg. 85 2.2.b with such interest costs,late fees and other fees, shall be the personal obligation of the person who was the Owner of such Townhouse on the date upon which such assessment became due. No Townhouse or any interest therein may be transferred, sold or beneficial interest transferred (where title is held in land trust) by its Owner until such time as all outstanding assessments, together with any interest costs, late fees and other fees, are paid to the Association and any such transfer or sale in violation of this restriction shall be subject to the provisions hereof. The Developer, to the extent that it shall be an Owner of any Townhouses which are leased to any v person, shall, as to each such leased Townhouse, be subject to the provisions of this � Article from and after the first day of the month in which the Developer first receives Cn rent for such Townhouse. Except as provided in the preceding sentence,the Developer shall not be liable for the payment of assessments hereunder, and portions of the Property owned by the Developer or Trustee shall not be subject to liens hereunder; provided, however, that the Developer shall pay the actual costs incurred by the Association attributable to the maintenance and repair of those portions of the Property 0 owned by the Developer. 3 0 6.02 Purpose of Assessment. The assessments and fees levied by the Association shall be used for the following purposes: (a) paying the cost of maintenance, repair c and insurance of the Common Area, easement and outlot areas, and the exterior a maintenance, repair and replacement of the Townhome Buildings as described in Section 4.01,including the cost of labor, equipment, services(including electric utility CL charges, other utilities required by the association to serve common areas, security services, accountants, attorneys and other professional fees, licenses and permits) and c the materials in connection therewith; (b) the establishment of such reasonable 0 reserves, if any, as the Board deems appropriate; (c)the performance of the duties of L the Board as set forth in this Declaration, including the enforcement of the provisions a thereof; and (d) in general, carrying out the purposes of the Association as stated in z this Declaration. N 00 N 6.03 Annual Assessments. Each year, on or before December 1, the Board shall estimate the total amount (the "Aggregate Annual Assessment") necessary to provide N the materials and services which will be required for the ensuing calendar year in the N operation of the Association and shall notify each owner in writing as to the amount co of the Aggregate Annual Assessment with a reasonable intention thereof and of the amount thereof allocable to such Owner. Except as provided in this Declaration, each a Owner (with the exception of the Developer unless otherwise hereunder provided) c shall be allocated that portion of the Aggregate Annual Assessment as shall be determined by dividing the Aggregate Annual Assessment by the total number of Townhouses on the Property. On or before January 1 of the ensuing year, and on the first day of each and every month of said year, each Owner shall be personally liable Q for and obligated to pay one twelfth (1/12) of the portion of the Aggregate Annual Assessment allocated to such owner unless it is determined by the Board that such payments shall be made on a different basis during the calendar year. Upon the creation of the Association, the Board shall determine an initial Aggregate Annual Assessment for the period commencing with the incorporation date of the Association and the end of the calendar year in which it is incorporated. 18 Packet Pg. 86 2.2.b 6.04 Special Assessments. In addition to the annual assessments authorized pursuant to Section 6.03, the Board may at any time or from time to time levy special assessments. Special assessments shall be levied for the purpose of defraying, in whole or in part, the cost incurred by the Association for any repair, replacement maintenance, service, labor, materials or capital improvement not provided for in the Aggregate Annual Assessment for the then current calendar year. Except for special assessments which in the aggregate shall not exceed in any one twelve-month period the sum of $500.00 per assessed Townhouse, any special assessment shall first be v approved by the affirmative votes of not less than one-half(1/2) of the votes cast at J the annual or a special meeting of the Members called and held in accordance with the Cn provisions hereof. Special assessments shall be allocated to each owner in the same manner as such Owner's respective share of the Aggregate Annual Assessment unless a the Board shall determine that the benefits of any expense or any part thereof accrue to fewer than all of the Townhouses or to certain Townhouses in a greater degree than to other Townhouses, in which case the Board shall serve notice on the responsible 0 parties of any such special assessment or part thereof, which notice shall consist of a written statement setting forth the reason therefor, the amount and date on which such o assessment (or installment thereof) shall become due and payable. The Developer ; shall be liable for the payment of special assessments on only those Townhouses for c which the Developer is obligated to pay a regular assessment. a a� •L 6.05 Notice and Quorum. Written notice of any meeting called for the purpose a. of authorizing any special assessment requiring approval pursuant to Section 6.04 hereof shall be sent to all members not less than ten (10) days nor more than thirty c (30) days in advance of the meeting. At such meeting, the presence in person or by proxy of Members entitled to cast at least one-half(1/2)of all the votes shall constitute L a quorum. a z 6.06 Proof of Pam. Upon written demand of an Owner or mortgagee at any N time, the Association shall furnish such owner or mortgagee a written certificate 00 N signed by an officer of the Association setting forth whether there are any unpaid annual or special assessments,interest,costs,late fees or other fees levied against such N Owner's Townhouse. Such certificate shall be conclusive evidence of payment of any N annual or special assessments interest, costs, late fees or other fees not stated therein a Co as unpaid. �o a 6.07 Nonpayment of Assessments. Any assessment which is not paid when due shall be deemed delinquent. If an assessment is not paid within ten(10) days after the delinquency date, such assessments shall bear interest at the rate provided in Section 6.01 from the delinquency date until paid, and the Board may impose a late fee as provided in Section 6.01. In the event of the failure of any Owner to pay any Q assessment, maintenance charge, interest charge, late fee or other fees or costs of collection, when due, the amount thereof shall constitute a lien on the Townhouse of such Owner. The Board shall, in the name of and on behalf of the Association have all rights and remedies to enforce such collections as shall from time to time be permitted by law, including bringing an action at law or in equity against such Owner and foreclosing the aforesaid lien. All expenses of the Association in connection with such 19 Packet Pg. 87 2.2.b action or proceedings, whether or not suit shall be instituted, including attorneys' fees and court costs and other fees and expenses shall be charged to and assessed against such Owner(and shall constitute a personal liability of such Owner)and shall be added to and deemed part of his assessments, and the Association shall have a lien for all of the same upon the Townhouse of such Owner. 6.08 Subordination of Lien to Taxes and Mortgage. The lien of the assessments provided for herein shall be subordinate to: (a) taxes special assessments and special v taxes theretofore or thereafter levied by any political subdivision or municipal � corporation of this state and other state or federal taxes which by law are a lien on Cn such Townhouse prior to preexisting recorded encumbrances thereof; and(b) the lien of any prior,recorded mortgage or trust deed on a Townhouse. 0 a 6.09 Exemption from Assessment on Townhomes Owned by Developer. In order that those Townhouses which are improved and conveyed or leased by c Developer or its agents may, with reasonable promptness, receive the benefits of maintenance by the Association for the enjoyment of the residents of the Property, and o also be subject to assessments therefor,and so as not to discourage the Developer from voting for such assessments at such times as the Developer may still own a substantial = number of unoccupied Townhouses, and inasmuch as assessments levied against such °a Townhouses impose a burden on the Developer without the Developer desiring, or 2 receiving the benefits of maintenance upon such Townhouses as may from time to time be provided by the Association, it is therefore expressly provided that no Townhouses owned by the Developer shall be subject to the assessments, charges and c liens provided for herein until the date upon which such Townhouse shall be conveyed a to a bona fide purchaser or leased to any person who shall have commenced to pay i rental therefor or sold pursuant to an installment contract or articles of agreement for a deed;provided, however, that each year, until the initial meeting of the elected Board z pursuant hereto, the Developer shall contribute to the Association the amount, if any, N by which the operating expenses of the Association incurred or paid during such year 00 N (exclusive of any amounts allocated to reserves) exceed the gross revenues of the Association during such year. N N Upon the conveyance or leasing by Developer of a Townhouse which was theretofore entitled to the foregoing exemption from assessments, such Townhouse and the Owner thereof Co c shall immediately become subject to the payment of all assessments and other charges and the a liens provided for herein. c 0) 6.10 Initial Assessments. The Developer shall collect from each purchaser of a s Townhouse, at the time of closing of the purchase thereof, the sum of Two Hundred a Fifty and No/100 Dollars ($250.00), which shall be utilized to fund the initial Q operating reserve for the Association. 6.11 Delay. The failure or delay of the Board to prepare or transmit to any owner an Aggregate Annual Assessment in respect of any calendar year shall not constitute a waiver or release in any manner of such Owner's obligation to pay the monthly assessments or special assessments whenever assessed, and in the absence of any 20 Packet Pg. 88 2.2.b Aggregate Annual Assessment , unless otherwise determined by the Board, such Owner shall continue to pay to the Board the monthly assessments in the installments in force and effect as of the most recent Aggregate Annual Assessment until a new Aggregate Annual Assessment shall become effective. 6.12 Use of Funds. All funds collected by the Board hereunder shall be held and expended for the benefit of the Owners and the Association and for the purposes designated herein. U J J ARTICLE 7 ayi �a ARCHITECTURAL CONTROL COMMITTEE ° a 7.01 Membership. The Architectural Control Committee shall consist of not fewer than three (3) nor more than seven (7) Owners who shall be appointed by the c Board. Until the initial meeting of voting members, the Developer shall act in lieu of 3 the Architectural Control Committee. o a� 7.02 Powers and Duties. The Architectural Control Committee shall have the following powers and duties: a° a� •L (a) to review requests by Owners for approval of any exterior addition to or modification or alteration to a Townhouse or either matter described in this Declaration as requiring approval of the Architectural Control Committee and, subject to final c approval thereof by the Board, to render decisions thereon; a L (b) to propose to the Board rules, regulations and procedures concerning exterior maintenance, repair, landscaping, fences and the enforcement of the provisions of this a Declaration in relation thereto; and LO N 00 (c) in the case of damage or destruction of any portion of the Common Elements or the N Townhouse Buildings to review and approve repairs made by any owner; N N (d) the Architectural Control Committee shall have such other powers and duties as the *, Board shall from time to time delegate. in c �o 7.03 Procedures. Any matter requiring the approval of the Architectural Control a Committee shall be submitted to the Architectural Control Committee in writing and, if approval of any alteration or addition, repair or replacement to a Townhouse shall E be requested, shall include preliminary design drawings, plans and specifications, elevations, landscaping schemes and descriptive materials showing the size, color, Q design, configuration, height, shape and materials of such alteration or addition. Within a reasonable time,not exceeding thirty(30) days after receipt of all such items the Architectural Control Committee shall advise such Owner and the Board in writing: 21 Packet Pg. 89 2.2.b (a) whether such Owner's request has been approved or denied and if denied, the specific reasons therefor; or (b) whether the Architectural Control Committee requires additional information, plans or other materials to render a decision, in which case such additional items shall be furnished as expeditiously as possible. If additional items shall be required pursuant to subsection (b) above, within a reasonable period of time not exceeding ten (10) days from the date of receipt of all such items, the Architectural Control Committee shall advise such Owner and the Board in writing whether such Owner's request has been approved or denied and if denied, the specific reasons therefor. If such Owner request for approval shall have been denied, such Owner shall have the right to appeal the o decision of the Architectural Control Committee to the Board pursuant to Section 7.04 hereof. a UN d 7.04 Right of Appeal. Any adverse decision of the Architectural Control c Committee may be appealed to the Board,which shall render a final decision as to the matter in question. An Owner desiring to appeal shall so advise the Board in writing. o The Board shall consult with the Architectural Control Committee and such Owner, a� shall review the plans and other materials submitted by such Owner, and shall render c a written decision as to the matter under consideration as expeditiously as practical. °a In rendering its decision, the Board shall take into consideration the criteria set forth ' in Section 7.05,the manner in which the Architectural Control Committee has applied such criteria to the matter under review, and such other factors as the Board deems relevant in respect to the overall enhancement and presentation of the value and desirability of the Property. �° 7.05 Review Criteria. In evaluating requests by Owners for approvals required L of the Architectural Control Committee hereunder, the factors to be considered by the Architectural Control Committee shall include the following: LO N 00 (a) the architectural integrity and compatibility of any proposed exterior modification N to a Townhouse with the design, color scheme and materials of such Townhouse as originally constructed; N (b) the aesthetic effect of any proposed modification to exterior fences or exterior lighting; and a (c) the Architectural Control Committee shall also consider such other factors as it deems relevant in assessing the overall effect of the Owner's request upon the E maintenance and operation of the Property. ARTICLE 8 a RESTRICTED PROPERTY (WETLANDS) AREA 8.01 There are areas within the designated Area of Permanent Deed Restriction and Stormwater Detention Easement on the recorded Plat of Subdivision that is a Restricted Area. 22 Packet Pg. 90 2.2.b 8.02 The Restricted Area contains Waters of the United States under the regulatory jurisdiction of the Chicago District of the U.S. Army Corps of Engineers pursuant to Section 404 of the Clean Water Act (33 USC 1344). ARTICLE 9 GENERAL U 9.01 Amendment by Declarant or Developer. This Declaration may be amended � by the Declarant or Developer in any manner prior to the conveyance by Declarant of any Townhouse, so long as in advance of any such amendment, the amendment is first a approved by the Village of Buffalo Grove. The Declarant and Developer reserve the right to record a special amendment("Special Amendment")to this Declaration at any UN time and from time to time which amends this Declaration: (i) to comply with requirements of the Federal National Mortgage Association,the Government National 0 Mortgage Association, the Federal Home Loan Mortgage Corporation, the Federal Housing Association,the Veteran's Administration, or any other governmental agency 0 or any other public, quasi-public or private entity which performs or may in the future ; perform functions similar to those currently performed by such entities; (ii) to induce c any of such agencies or entities (including without limitation any bank or savings (L a� association) to snake, purchase, sell, insure or guarantee first mortgages covering Townhouses; or (iii) to correct clerical or typographical errors in this Declaration or a any Exhibit hereto or any supplement or amendment thereto. In furtherance of the foregoing, a power coupled with an interest is hereby reserved and granted to the c Declarant and Developer to make any change or modification as authorized hereunder on behalf of each Owner and their respective mortgagees as attorney-in-fact for such Owner. Each deed, mortgage, trust deed, or other evidence or obligation affecting a a Townhouse and the acceptance thereof shall be deemed to be a grant and z acknowledgment of and a covenant and reservation of the power of the Declarant and N Developer as aforesaid. Such amendment shall become effective upon recording in N the office of the Recorder of Deeds of Lake County, Illinois. The right of Declarant and Developer to act pursuant to rights reserved or granted under this Section shall terminate at such time as the Declarant or Developer no longer holds or controls title to a Townhouse at the Property. Any amendment not in conformance with this co paragraph shall be null and void. a 9.02 Severability. Invalidation of all or any portion of any of the covenants, restrictions, easements, conditions, reservations, liens, and charges imposed by this Declaration, by legislation,judgment or court order shall in no way affect any other provisions of this Declaration, all of which shall remain in full force and effect. a 9.03 Amendment. After the initial meeting of the voting members, the provisions of this Declaration may be amended by an instrument executed and acknowledged by the Board and approved by the Owners of not less than two-thirds (2/3) of the Townhouses which are subject to the provisions of this Declaration and the Village of Buffalo Grove. An Amendment shall not be effective until it is approved by the Village of Buffalo Grove and recorded in the office of the Recorder 23 Packet Pg. 91 2.2.b of Deeds of Lake County, Illinois. Any amendment not in conformance with this paragraph shall be null and void. 9.04 Notices. Any notice required or permitted to be given under this Declaration and the By-Laws shall be in writing. Any notice hereunder may be served either by prepaid United States mail or by delivery in person;provided, however, that notice to the Developer, the Association or the Board may only be served by mail. Any such notice served by mail shall be addressed or delivered as follows: v J (a) if to an Owner, to the person or persons and addressed as reflected as such Owner on the books of Developer or the Association; 0 L (b) if to any devisee or personal representative of a deceased or incompetent Owner,to a such devisee or personal representative at the address of such Owner, as reflected on U) the books of the Association or to the address of such devisee or personal representative c set forth in the records of the court in which the estate of such deceased or incompetent Owner is being administered; o a� c 0 (c) if to the Association: a a� Prairie Pointe Townhomes Homeowners Association a 33 W. Higgins Road Suite 720 South Barrington, IL 60010 0 (d) if to the Declarant or Developer: L a Projades, LLC z N 33 W. Higgins Road Suite 720 N South Barrington, IL 60010 ti N (e) if to a mortgagee of a Townhouse, at the address provided by an Owner for such mortgagee or as otherwise reflected on the books of the Developer or the Association. c The Declarant,Developer,the Board or the Association may designate different respective a addresses by written notice of such change of address to all Owners. All Owners may designate a different address by written notice of such change of address to the Declarant, Developer, the Association and the Board. Any first mortgagee of a Townhouse may designate a different address by written notice of such change of address to the Declarant, Developer, the Association and the 2 Board. All notices shall be deemed served three (3) days after such notice was deposited in the Q United States mail, or on the day and at the time delivered in person. 9.05 Ownership of Common Area and Common Facilities. Title to the Common Area shall be held initially by the Declarant. Until all the Townhouses have been sold by the Declarant, or sooner at the option of the Declarant, the Declarant shall retain such title to the Common Area. At such time as all the Townhouses are sold, or sooner 24 Packet Pg. 92 2.2.b at the option of the Declarant, title to the Common Area shall be transferred by the Declarant to the Association by Declarant's quitclaim deed and other appropriate documentation. 9.06 Titleholding Land Trust. In the event title to any Townhouse is conveyed to a title holding trust, under the terms of which all power of management, operation and control of such Townhouse remains vested in the trust beneficiary or beneficiaries, then the beneficiary or beneficiaries thereunder from time to time shall be responsible v for payment of all obligations, liens or indebtedness and for the performance of all J J agreements, covenants and undertakings chargeable or created under this Declaration against such Townhouse. No claim shall be made against any such titleholding trustee personally for payment of any lien or obligations hereunder created and the trustee shall not be obligated to sequester funds or trust property to apply in whole or in part against such lien or obligation. The amount of such lien or obligation shall continue to be a charge or lien upon such Townhouse and the beneficiaries of such trust C notwithstanding any transfers of the beneficial interest of any such trust or any 3 transfers of title to such Townhouse. o a� 9.07 Duration. The covenants, restrictions, conditions, reservations, liens and charges imposed or established by or created under this Declaration shall run with and °a bind the land for a period of forty (40) years from the date of the recording of this 2 Declaration. Failure by the Association or any Owner to so enforce the provisions a contained herein shall in no event be deemed a waiver of the right to do so thereafter. After the expiration of said forty (40) year period, all of such covenants, restrictions, c conditions, reservations, liens and charges shall continue to run with and bind the land for successive periods of ten (10) years each unless revoked, changed or amended in whole or in part, by an instrument in writing which is executed by the Owners of not a less than two-thirds of the Townhouses and the Village of Buffalo Grove and recorded z in the office of the Recorder of Deeds of Lake County Illinois. Except in case of N condemnation or destruction of a substantial portion of the Townhouses, the legal 00 N status of the Association shall not be terminated without the concurrence and affirmative vote of not less than two-thirds of the holders of first mortgages on the N Townhouses. N a� 9.08 Conflicts between Declaration and Village Ordinances. In the event there `n - c is at any time a conflict between any provision of this Declaration and any provision a. of the Municipal Code of the Village of Buffalo Grove or any City ordinance, rule or regulation, then the provision of the Municipal Code of the City of Village of Buffalo Grove or City Ordinance, rule or regulation shall prevail, but only to the extent it is more restrictive than this Declaration. a 9.09 Captions. The Article and Section headings herein are intended for convenience only and shall not be construed with any substantive effect in this Declaration. 9.10 Liberal Interpretation. This Declaration shall be liberally construed so as to facilitate and promote the objectives of the Declaration hereinabove set forth and to 25 Packet Pg. 93 2.2.b protect the integrity of the Development. Narrow, technical, and literal construction of this instrument, inconsistent with the intent and objectives of the Developer and Association shall be avoided. 9.11 Gender. Usage of Singular and Plural Forms and Other Usage. Whenever the context so requires, use of the plural form shall include the singular, use of the singular form shall include the plural and any gender shall be deemed to include both genders. U J 9.12 No Dedication to Public Use. Nothing contained in this Declaration shall be construed or be deemed to constitute a dedication, express or implied, of all or any part of the Property to or for any public use or purpose whatsoever. o a 9.13 Mortgages. Nothing herein contained shall preclude a bank, savings and CD loan association, insurance company or lender from holding a mortgage on any c Townhouse, and such lending institution shall have an unrestricted, absolute right to accept title to the Townhouse in settlement and satisfaction of said mortgage or to 0 foreclose the mortgage in accordance with the terms thereof and the laws of the State a� of Illinois and bid upon said Townhouse at the foreclosure sale. c 0 a 9.14 Exculpation. Anything herein contained to the contrary notwithstanding, it ° •L is understood and agreed that Projades, LLC, individually, shall have no obligation to see to the performance or non-performance of any of the covenants herein contained a and shall not be personally liable for any action or non-action taken in violation of any of the covenants herein contained. ° a ° L L a 9.15 Enforcement, Remedies. z LO N (a) The easements, conditions, covenants, restrictions, reservations and standards N herein set forth shall operate as covenants running with the land comprising the Property and each portion thereof, regardless of whom may be the record title holder N or holders thereof, and shall be enforceable by each Owner,Declarant, the Association or by the Village. CD Co �o a (b) Enforcement of this Declaration (and any easement, conditions, covenant, restriction, reservations and standard contained herein) may be by any proceeding at s law or in equity against any appropriate party by means of: (a) an action to restrain said c violation, including the right to sue for and obtain an injunction, prohibitive or Q mandatory, to prevent the breach of the enforcement or observance of the easements, conditions, covenants, restrictions, reservations and standards herein set forth; (b) an action to recover damages against any party personally liable pursuant to the provisions hereof; (c)the filing of notice of and an action to foreclose any lien against the fee title interest of any Owner to which the Declarant, Association or Village may be entitled 26 Packet Pg. 94 2.2.b hereunder; and (d) any other remedy available at law or equity to which the Village may be entitled hereunder. (c) In addition to the provisions of Section 9.15(b), in the event the Association fails to perform the Common Area Maintenance to occur on an Owner's Lot, such Owner or the Village of Buffalo Grove shall have the right, but not the obligation, to provide the Association with reasonable written notice and a reasonable opportunity to cure given the nature of the Common Area Maintenance to be performed. And,in the event N the Association does not perform the Common Area Maintenance within such reasonable cure period, such Owner or Village of Buffalo Grove shall have the right c but not the obligation to (i) exercise self-help by performing the Common Area a Maintenance on its Lot in accordance with the standards otherwise applicable to the Association; and (ii) if such Owner has paid all of its Assessments due and payable as c of such date, to be reimbursed by the other Owners for the costs thereof. In addition if the Village of Buffalo Grove performs such Common Area Maintenance or other work o to remedy violations on the Property, in addition to all other remedies, the Village of Buffalo Grove may record a lien against the Property for the full amount of any cost c and/or fees incurred in the enforcement of this Declaration and/or performance of any °a work, including attorneys fees. •L L a (d) The failure by Declarant, the Association, the Village or any Owner to enforce any c right, covenant or restriction herein contained shall in no event be deemed a waiver of the right to do so thereafter. L a z LO (e) No violation by any Owner or Occupant of any easement, condition, covenant, N restriction, reservation and standard contained herein shall defeat or render invalid the lien of any Mortgages. N N d co (f) The remedies given by the provisions hereof may be exercised cumulatively or independently. a c as E s (g) In the event of any suit or other proceeding with respect to the subject matter or enforcement of this Declaration, the prevailing parry (as determined by the court, Q agency or other authority before which such suit or proceeding is commenced) shall, in addition to such other relief as may be awarded, be entitled to recover reasonable attorneys' fees, expenses and costs of investigation as actually incurred (including, without limitation, court costs, expert witness fees, costs and expenses of investigation, and reasonable attorneys' fees, costs and expenses in any such suit or proceeding). 27 Packet Pg. 95 2.2.b IN WITNESS WHEREOF, the Declarant has caused this instrument to be signed the day and year first above. Projades, LLC an Illinois limited liability company U J J N a) cC BY: Ram Prashantha 0 ITS: Manager DATE: aa) E 0 c 3 0 a� c 0 a a� L a ns 0 a L a z N 00 N N ti ti N N m C �O a c 0 E s �a Q 28 Packet Pg. 96 2.2.b STATE OF ILLINOIS ) ) ss. COUNTY OF COOK ) I, the undersigned, a Notary Public, in and for the County and State aforesaid, DO HEREBY CERTIFY, that Ram Prashantha, manager of Projades, LLC and personally known to me to be the same person whose name is subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that as such Manager, he signed and delivered the said v instrument pursuant to authority of said company, as his free and voluntary act, and as the free and voluntary act and deed of said company, for the uses and purposes therein set forth. �a GIVEN under my hand and notarial seal this day of April 2024. 0 IL UN d E O t C 3 0 a� Notary Public = 0 a a� L My Commission Expires: a 0 a m L a z in N 00 N N ti ti N N d C �O a c 0 E s �a Q 29 Packet Pg. 97 2.2.b EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY PRAIRIE POINTE SUBDIVISION BEING PART OF THE NORTHWEST '/4 OF THE NORTHEAST '/4 OF SECTION 21, TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN LAKE COUNTY, ILLINOIS. J N d cC O L Property Addresses: 22771 N. Prairie Road& 22825 N. Prairie Road Lots 1-7 Buffalo Grove, IL a 60069 a) E 0 Permanent Index No.: 15-21-200-014 c 15-21-200-032 0 a� c 'o a a� L a 0 a L a z LO N 00 N N ti ti N N d co C �O a c E s �a Q 30 Packet Pg. 98 2.2.b II „�� � „ ��'°' IIIIIIIIII PLANNED UNIT DEVELOPMENT STANDARDS In addition to the special use standards, all planned unit developments shall meet the following general standards: 1. Have the minimum areas as set forth inSELIJ;an1.1.1.6.1.0h 6. v J RESPONSE :Yes - the minimum area for the proposed R9 zoning district is 2 acres. y The subject property is 4.27 acres. 0 2. The uses permitted in such development are not of such a nature or so located as to a exercise an undue detrimental influence or effect upon the surrounding neighborhood; E 0 RESPONSE : The proposed use, attached single family residential for sale, is 3 consistent with the nature of the surrounding neighborhood, which is 0 predominantly townhomes to the east and west, commercial properties to the north, and single family homes to the south. As such, the proposed use will have no �° detrimental effects on the surrounding neighborhood and as such will be very ' compatible with it. a 3. The plan effectively treats the developmental possibilities of the subject property, making appropriate provisions for the preservation of streams, wooded areas, scenic W views, floodplain areas, and similar physical features; i L RESPONSE : The plan is designed to maximize the potential development of the a existing features of the property by partially remediating and landscaping the LO existing wetland, creating a park-like feature on the corner with a gazebo and N wetlands overlook, as well as landscaping the entire property in accordance with the development's upscale nature. N N 4. All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each co c individual classification as established elsewhere in this Title, except as may be a specifically varied for the proper planning of the planned unit development; RESPONSE : The requirements pertaining to residential use are the same as those s relating to other residential uses as outlined elsewhere in this title. a a 5. The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient for the proposed use, and that the development of the property in the proposed manner creates no outlots which will be difficult to develop in an appropriate manner. RESPONSE: Developer proposed OUTLOT A Area of 150, 146 or 3.447 Acres. Packet Pg. 99 2.2.b 11 11 ,L AG f t A ll ,ALO GROVE During your testimony at the Public Hearing, you need to testify and present your case for the Special Use being requested. In doing so, you need to address the six(6) Special Use Standards listed below: J J SPECIAL USE STANDARDS (n OM ca 1. The special use will serve the public convenience at the location of the subject property; or the establishment, maintenance or operation of the special use will a not be detrimental to or endanger the public health, safety, morals, comfort, or a) general welfare; C RESPONSE : c As a matter of public convenience, the special use shall serve the public in the 0 manner that it provides a sought after type of housing that is a single-family attached for sale, which is in an exceptionally convenient and attractive location = in which to live. In light of the proposed use of attached single family residential, a° it is in line with the characteristics of the surrounding neighborhood, which ' includes townhomes on its east and west sides, commercial on its north side, and single family homes on its southern side. The purpose of these activities is to a make sure that they do not negatively affect or endanger the community's health, c safety, morals, comfort, or welfare. L a 2. The location and size of the special use, the nature and intensity of the operation z involved in or conducted in connection with said special use, the size of the subject N property in relation to such special use, and the location of the site with respect to CO 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; RESPONSE : N The proposed development will be in harmony with the appropriate and orderly development of the district in which it will be located because of its multiple CO c points of ingress and egress, as well as carefully planned street presence. a 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 s �a a Packet Pg. 100 2.2.b such zoning district, nor substantially diminish and impair other property valuations with the neighborhood; Response: RESPONSE : The special use will be consistent with other recent developments that have taken place in the neighborhood. As a result, the value of other properties will not be affected or diminished in any way. 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 adjacent land and buildings in accord with the zoning district within which they lie; J RESPONSE: -J As part of the site plan of the special use we have specifically designed the space for a potential future "Phase 2" of additional units to be located to the south of c the property should those two properties ever become available. As a result of a the special use, future development will not be hindered or impeded in any way. N a� E 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; 3 RESPONSE: 0 As far as access and utilities are concerned, they are available and/or will be provided as soon as possible. a 6. Parking areas shall be of adequate size for the particular special use, which areas shall be properly located and suitably screened from adjoining residential uses, and a the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion �° in the public streets. a, RESPONSE: Each unit is provided with a total of 4.58 parking spaces. It should be noted that a all 188 parking spaces are either indoor or provided within the interior driveways z of the buildings and are otherwise suitable screened from the adjoining N residential uses of the buildings. Traffic is prevented from building up along the N ingress and egress drives by designing them to minimize the amount of ti congestion. N N d Cn C �O a c a) E s �a Q Packet Pg. 101 2.2.c BUFFALO GROVE Regulations from the Zoning Code cannot be varied unless findings of fact are made that the following criteria are met. Please provide a response to each of the criteria below. w a� 17.52.070—CRITERIA FOR VARIATION ca 0 L Section 17.28.505(E)4b to allow the distance between the south property a line and the townhome buildings to be less than twice the building height when abutting a different kind of use (i.e., single-family next to multi- c family); 3 0 as 1. The property in question cannot yield a reasonable return if permitted to be used only under the = conditions allowed by the regulations of the zoning district in which it is located except in the 0 a case of residential zoning districts; L .h L a Response: Due to the existing 0.63 acre wetland located on the northern third of the combined property, the proposed buildings must be situated closer to the southern lot line rather than c spread equally throughout the property. L a 2. The plight of the owner is due to unique circumstances; z LO N Response: The existence of the wetland is a unique circumstance of this site and was CO instrumental in driving the design direction of the site plan and necessitated the 54.4' side setback rather than the required 70' side setback. N N �0 N 3. The proposed variation will not alter the essential character of the neighborhood. 0. 0 L a Response: The proposed 15.6' side setback variation will not alter the character of the o neighborhood. The architectural style chosen suits the existing character and, with its gabled a roofline, minimizes the building height at the southern end of each building. L M Section 17.28.050(E)4e(i) to allow the spacing between front facing c buildings to be less than 50 feet; 2 l. The property in question cannot yield a reasonable return if pennitted to be used only under > the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; s Response: The existing 0.63 acre wetland located on the northern third of the combined Q property and the angle of the Wisconsin Central Railroad running northwest along the east Packet Pg. 102 2.2.c "I ,1,A.G`E 0 IF , a BUFFALO GROVE side of the property, create design constraints. Partially remediating the wetland and v preserving a portion of it requires a significant additional investment in site work, site stabilization, landscaping and fees. Without the proposed density, the project would not be financially viable. 0 L a 2. The plight of the owner is due to unique circumstances; E 0 s Response: The existence of the wetland and railroad are unique circumstances that have long 3 made this well-located property difficult to develop. The northern 3 acres of the combined 0 property has been vacant for decades and on and off the market for approximately 20 years. 0 a 2 3. The proposed variation will not alter the essential character of the neighborhood. L a Response: All "front facing" buildings on the property are located within the landscaped courtyards and will not be visible from the street or neighboring properties. Therefore, it will 0 not alter the essential character of the neighborhood. Section 17.28.050(C) to allow a rear yard setback of 34' 8" for Building 4, in a lieu of the 35 foot setback required z LO N CO 1. The property in question cannot yield a reasonable return if permitted to be used only under N the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; N Response: The existing 0.63 acre wetland located on the northern third of the combined N property and the angle of the Wisconsin Central Railroad running northwest along the east c side of the property create design constraints and directly cause the need for this variation `a request. Partially remediating the wetland and preserving a portion of it requires a o significant additional investment in site work, site stabilization, landscaping and fees. L a Without the proposed density,the project would not be financially viable. w L _ 2. The plight of the owner is due to unique circumstances; CO _ 0 Response: The existence of the wetland and railroad are unique circumstances that have long made this well-located property difficult to develop. The angle of the railroad specifically necessitated this variance. ; 0 E s 3. The proposed variation will not alter the essential character of the neighborhood. Q Packet Pg. 103 2.2.c BUFFALO GROVE Response:The proposed variation is extremely small and will not be visible from v the street. Therefore, it will not affect the essential character of the neighborhood in any way. c� 0 L a Section 17.28.050(A) & (C) to allow accessory structures (gazebo and deck) to be closer to the front lot line than the principal buildings and beyond the £ mid-point of the principal structures when located in a side yard. 0 3 1. The property in question cannot yield a reasonable return if permitted to be used only 0 under the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; o a 2 Response: Due to the unique location as a gateway to a proposed mixed- use development near the Prairie View Station, it presents a unique opportunity a to prominently identify the property with attractive accessory structures which will benefit the community at large as well as the residents of the proposed 0 development. The proposed location of the gazebo,walkways and overlooks makes the development more desirable and therefore more financially viable. L a z 2. The plight of the owner is due to unique circumstances; C4 N N Response:The existence of the wetland and railroad are unique circumstances that have long made this well-located property difficult to develop. In order to provide N the necessary surface detention and partial wetland remediation and retention,we '" were extremely limited in where we could locate the proposed gazebo and c overlook. 0. 0 L a L 0 3. The proposed variation will not alter the essential character of the neighborhood. L a Response:The proposed gazebo and wetland overlook will enhance the neighborhood by upgrading a low-lying overgrown property to an attractive park- like amenity, keeping with the character of the neighborhood. CO _ 0 c� E s v �a Q Packet Pg. 104 2.2.d ORDINANCE NO. 2023-106 AN ORDINANCE AMENDING THE COMPREHENSIVE ZONING ORDINANCE AND APPROVING A SPECIAL USE FOR A RESIDENTIAL PLANNED UNIT DEVELOPMENT WITH VARIATIONS TO THE VILLAGE OF BUFFALO GROVE ZONING ORDINANCE Prairie Point Townhomes J 22771 and 22825 Prairie Road, Buffalo Grove, IL co WHEREAS,the Village of Buffalo Grove is a Home Rule Unit by virtue of the Illinois Constitution of a 1970; and °- cu WHEREAS,the property legally described in Exhibit A hereto was annexed to the Village of Buffalo c Grove by Ordinance No.2023-105 pursuant to a written Annexation Agreement dated 2023 and approved by the Village by Ordinance No. 2023-104("Annexation Agreement"); and c cu WHEREAS, Bloom Street Partners, LLC an Illinois limited liability company("Petitioner") proposes c to construct a 41-unit townhome development on the Property and has applied for a Zoning Mapes° Amendment,a Special Use for a Residential Planned Unit Development,a Plat of Subdivision,and approval as of a Preliminary Plan with Variations from the Village Zoning Ordinance; andfa a WHEREAS, notice of public hearing for a Zoning Map Amendment, a Special Use for a Planned Unit Development, a Plat of Subdivision, and Preliminary Plan with Zoning Variations has been given and O rY a public hearing was held on July 19, 2023 before the Village of Buffalo Grove Planning & Zoning cu Commission; and a. WHEREAS,the Planning&Zoning Commission voted 6 to 1 to recommend approval of the ZoningLO z Map Amendment to zone the property R-9 Multi-Family District,the Special Use for a Residential Planned co Unit Development, the Final Plat of Subdivision and the Preliminary Plan with Zoning Variations, as set ,'a' forth in the draft meeting minutes attached hereto as Exhibit C; and r- cv WHEREAS, the President and Village Board of Trustees, after due and careful consideration have concluded that the requests are reasonable and will serve the best interests of the Village. o V_ rn cv 0 cv NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS: c 72 Section 1: Map Amendment,Special Use for a Planned Unit Development, Final Plat of Subdivision, p and Preliminary Plan with Variations. A Zoning Map Amendment to the R9 Multiple-Family Residential District is granted for the property described in Exhibit A ("Property"). The Comprehensive Zoning E Ordinance of the Village of Buffalo Grove, Cook and Lake Counties, Illinois as amended and the Village's = U Official Zoning Map is hereby further amended to reflect the zoning district for the Property. A Special Use for a Residential Planned Unit Development, Final Plat of Subdivision and Preliminary Plan approval `Z is granted for the Property. The following variations for the Property are also hereby granted: a. Variation to Section 17.28.050 is hereby granted allowing the distance between the south property line and the townhome buildings to be less than twice the building height when abutting a single-family use; Packet Pg. 105 2.2.d b. Variation to Section 17.28.050 is hereby granted allowing the spacing between front facing buildings to be less than 50 feet; C. Variation to Section 17.40.050 is hereby granted allowing a rear yard setback of less than 35- feet for building 4; and d. Variation to Section 17.32.020 is hereby granted allowing the gazebo and deck to be closer to the front lot line than the principal buildings and beyond the mid-point of the principal v structures when located in a side yard. —i J CU Section 2: General Conditions. Development and use of the Property shall be in compliance with the co Annexation Agreement and in accordance with the plan set attached as Exhibit B. Unless otherwise a expressly provided for in the Annexation Agreement, or otherwise expressly approved by the Village Board, the Property shall be subject to and maintained in accordance with Buffalo Grove Municipal Code. E a Section 3:Specific Conditions. The Special Use for a Residential Planned Unit development shall have the same conditions and obligations agreed to in the Annexation Agreement which shall survive the expiration o of the Annexation Agreement and remain in effect unless modified by agreement or by law. cu c Section 4. This Ordinance shall be in full force and effect on and after its passage and approval according �° to law. This Ordinance shall not be codified. a AYES: 6—Johnson,Cesario,Ottenheimer,Stein, Pike, Weidenfeld co NAYES: 0- None O ABSENT: 0- None PASSED: August 21, 2023 cc fa APPROVED: August 21, 2023 a- PUBLISHED: August 22, 2023 z sn cv 00 cv cv ATTEST: APPROVED: ti r- to Jan . Sirabian, Village Clerk Eric N. Smith, W ge President r`�'i 0 cv cu U C t0 C 72 0 This document was prepared by: cu E Nicole Woods � Director of Community Development Village of Buffalo Grove - `Z 50 Raupp Boulevard - Buffalo Grove, IL 60089 Packet Pg. 106 CL CL CL :i co CD CN CD CN cc 72 LO Packet Pg. 107 Mail to: Village Clerk Village of Buffalo Grove 58RauppBoulevard Buffalo Grove, |LGOO80 CL CL CL LO co AS 72 Packet Pg. 108 2.2.d EXHIBIT Legal Description THAT PART OF THE WEST%2 OF THE NORTHEAST Y. OF SECTION 21,TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE U WEST LINE OF THE NORTH % 1382.3 FEET NORTH OF THE SOUTHWEST CORNER THEREOF; THENCE J NORTH OF SAID WEST LINE OF THE NORTH EAST %, 84.62 FEET; THENCE NORTHEASTERLY WITH A ANGLE OF 85 DEGREES 09 MINUTES TO THE RIGHT OF THE LAST MENTIONED LINE, AS PRODUCED co NORTHERLY 413.3 FEET TO THE WESTERLY RIGHT OF WAY LINE OF THE SOO LINE RAILROAD;THENCE a SOUTHEASTERLY ON THE WESTERLY LINE OF SAID RAILROAD RIGHT OF WAY, 116.2 FEET; THENCE a' WESTERLY 454.7 FEET TO THE POINT OF BEGINNING, IN LAKE COUNTY, ILLIOIS. E 0 A PART OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 21,TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL. MERIDIAN, AND DESCRIBED AS FOLLOWS. O BEGINNING AT THE INTERSECTION OF THE CENTER OF THE HALF DAY AND MCHENRY ROAD AND THE ~ cu QUARTER SECTION LINE RUNNING NORTH AND SOUTH THROUGH THE ABOVE MENTIONED SECTION c 21; THENCE RUNNING SOUTH ALONG SAID QUARTER SECTION LINE 9.93 CHAINS; THENCE EAST 6.55 a. CHAINS TO THE WEST LINE OF THE RIGHT OF WAY OF THE WISCONSIN CENTRAL RAILWAY (NOW d CALLED MINNEAPOLIS, ST. PAUL AND SAUK STA. MARIE RAILWAY); THENCE NORTHWESTERLY ALONG SAID WEST LINE OF SAID RIGHT OF WAY 10.05 CHAINS TO THE CENTER OF THE ABOVE a- MENTIONED HALF DAY AND MCHENRY ROAD; THENCE WEST 2.64 CHAINS TO THE PLACE OF BEGINNING, IN LAKE COUNTY, ILLIOIS. 0 cu PARCEL I 15-21-200-014, 15-21-200-032 c��c a. SUBJECT : 22771 & 22825 Prairie Road, Prairie View z sn cv co cv Cv ti r- cv cv cfl Co v- rn cv Co cv cu U C t0 C 72 0 C CU E L U t0 Q Packet Pg. 109 EXHIBIT Plan Set CL CL CL :i 2.2.d Bloom Street PARTNER PRAIRIE POINT PROJECT NARRATIVE J Developer Bloom Street Partners, LLC is the contract purchaser of the +/-4.27 Acre site at the southeast corner of Prairie Rd and Rt. 22 for the purpose of developing a 41-unit attached o 2 single family built-for-rent townhome community. The property, 22771-22825 N. Prairie Rd., Prairie View is currently Zoned E ("Estate") in unincorporated Lake County, however we intend E to annex the property into the Village of Buffalo Grove. Through a PUD process, we plan to re- c zone the property with bulk and density substantially in accordance with the R9 zoning district. o All units will be 3-story, three-bedroom townhomes with a rear-loaded two-car attached c garage. There will be an additional 105 exterior parking spaces provided. We plan a "Modern °C Farmhouse" architectural style which will fit in well with the context of the immediate ' neighborhood and provide a stylish alternative to existing rental housing stock. a As proposed, the project will consist of 41 townhomes spread across seven 2.5-3-story c buildings set amongst landscaped drives and courtyards. All interior drives will be built to public road standards and each unit shall have rear balconies and room for two car "Driveway" fa parking behind their garage. °' z LO The bulk of the site is approximately 4-5 feet below the elevation of Prairie Rd. We plan to CA cv utilize the existing conditions so that units facing Prairie Rd will have a front entrance at street C" level, presenting a 2.5 story fagade towards the public road. Interior drive isles will slope down CA towards the established grade for the rear loaded garages. Interior facing units will have a W more traditional 3-story fagade. Q N All interior drives and courtyards will be extensively landscaped and hardscaped. The existing CA wetland on the property will be partially remediated and the remaining portion of it will serve `) U C as part of our site detention. Additional detention as required will also be incorporated into the c 72 landscape design. A gazebo and raised overlook are planned for the northeast corner of Prairie p Rd and Rt. 22 and will serve as welcoming gateway to the Prairie View Station area. E Each 3-bedroom unit will range in size from 1800-2000 square feet (excluding garage) and are -� U t0 expected to appeal to everyone from those just starting families, young empty-nesters looking Q to downsize and anyone seeking a convenient, transit served location in an area with outstanding amenities and school systems. IE:3looinrn Stireet Pairtneirs, II..II..0 131.90 If. oolliittlle IDir.I Northbrook, II II.. 600621 31.2.-543.-2558 Packet Pg. 111 11R 2ETINPE—JmMBE 2.2.d 112 PRAIRIE POINTE SUBDIVISION ��'72217 23B:E,� III OF III N—THIAAN 1.AT 811TIAN -N­NNN.E 11 111'1111 T-1 LITITY ILIIIDII. "ZiN.=M.Bu.B—"I'L 1� RF1lNAO TI 1A I=VT�,�l.... IT—IIIIIET111TI ROME.I A ""T IF 6 T—T 811111111EI'III III III I.I.III.1111AE18 IL.1MTTD1 BE, AN Tl,I IT, L " f I" I ` AL11 TO �-N&TDHIT�FAIINATI I R ITIEEILAII �LIIITI�N,?,N�IMELII 1-1 TIME TI TIME.11—IL111 �IPNL11�1��INT. 'ANT, 'Ou M=TU1�1'� IG 1H`1 �T Al ............. DIT IF" INTED. 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HE 41­ AA l -------- I HI TIR1,I 11,1MIN ILI ME NT8-IIALL HAI I TH 1 1,11 ANIN�ALL HARTH I AN 11�H 1—TER71-IIIIIIIIII A� Is AREA OF PERMA�NEN EED I'PLOT,I—EL'01 AIEI IF RIAL 1—',,—NT�HNA11NA—AREA, IF I BE IF I C,AT 18 ANN AND STO TD ED I NIIIMINT IF 11 LEIER11EILA N I.A IF 1 11 Al IN AD ITNTI NANIE I'I III RE RMVEVATER _T STRICTION OR"IFIGINITHINTI—LAN— DETENTION EA8EMENT TER115—HAG ITTLOTO',IDMIONILIIINTO,OIENGIAIE OIEN IDEA HEREBY GRANTED �,�=I—DLND-.LARYIND-AND COMMON AREA.THE TERM'COMMON AREA AN 'CM"N EL"'ENTI INIT11ILLIlESIREA,IT I'EEFY=-H INTERIOR CRIFEWAY,ANDWA-LOAARL BE E, I ED G RA ILDIN 3 MARC 'EIIIENTAIEA�E�IRIIIE HH"' F`-`�'IIT"ON By 'T IT��2�LFI� I UITR '.f N� ��EFAA U FETENINON TO N-44 CI I MEAHINIAL EMAIMINT.FEL-ATII��'F FACILIT1111ILL 11 FINE 21 ...... TY- ..NTEE��rCT�FTHEGIANTOIILDT'JIINII LIONI—ITTINMILIE- ,iN.1 IF I I HE BY GRANTED In RE "A"IMENTIT FOR IIIIINI THE INIFINIGION IND OTHII 1-11IFTH —N.ET EASE.ENT 4 I I. I. ME 1,1,8�1'-811TI��MAN=%,TO El T_LN AlffIRATE MAINTAIN AND 11D1101C E M I IRAN TIME 1 .11, 1 �NFETION-FT LAND1.11131-1) 0 ANITCBIN­D' IT TIVIN`FF ELLATRINITY.IIOENIDA AND FIGN,­' 111"11U NPI 1 11 -111DION EATI—111111P 110HALA AND I INEF F:,, "r TH I', AFIDE_ IT- ,I D"HE A1IO,L1 ­RFAIIIII F",P—H.........—I.I......I F H, (E OR[1,11111 FINF,�,,PR$,IMlt All a FAF�­IIDN)ON11IF 1111 IND MAINITE MFANHEl FALLMINI 'E_J,F OR IIIIIIIII IN I 11111PI(AP111111111,1, ?: 0 L-DOMINIBIM INFAII ON 1111P FLAT AB I ITEITNIO''NDHHE ��C) CAMMINARrAIIIAREAG ANDIFE 0 Cri,rFNF,meNA,tAoN,iI -1-611IFISANDITIFlI WIR FIRA 1111111��TIINIIAFLII.......C P,, IIIIIIINI 111 11 IIN III kA I�L-iF,r MIII�'­Ul 1%111 �O Ill Aill 4 111 ART I�,IND 111 IFlDHL 11-IIE1,111'D� 11 11 HIAI I OR I I HALL"I-A,L I NEIIINFLI Il HAIIl- T'I 11"1 1'-`N'I YE (I IHlNkN-��'N IHFRIIIHIL��'I��l P,z!�� 1 0 8 RIIII I I')TNT IT�IIIN 1.'F11 IN IDIN I I I I I Hl-Kl(,H l,l IT FROIN AINFN�All I Hl- I I;, I Ill 11 1 E,I 1 11 1� CL I I I It I HINI;I-Al I N'11 HE PI A(fF IVF R GRAN I-E EAHLI I IN,�R IN I AR I AFF�1"'1LH'H'.R1`H`1 '�IINN CONIP,NflE I PANT ll�-IF HIE BIC �NfBlTl�l k�l�I?N I "If , Af, N44 AT NO R All�"\AIll rll I IN IF ll BE 0 FCP,R E,Zr IN NINCD THEDO,. e PARCI-1- I 'T''T T LOT 1 A— 185 6ll EX OR 4.2C6 ACRE, HEREBY GRANTED �-A AL BL l—T EA—BNEF 0 B,,IRHFI I-l I - -p Di� 7- ,A CL X Lo 'IF co 04 c� 0 R HEREBY GRAN ED HEREBY GRANTE ILINIII IA611INT BLANIBT B—INT CA All 44TFAF1 CA AD H' _E7 T CA Ei� 0 RI-4411 E Q CA L) EEDN 72 0 41 A',,v-E, PARCEL 2 �p'" .�&, AFFI 4116� I1,111110, HEREBY GRANTED LA-El E—ENT E 11 IAF�E�ft (--D N 413351 4� LEGEND DI�Ey"��,,,R'AAIEMENT PER PROJECT N..: PLAT PREPARED FOR: PLAT PREPARED BY: 1 0, REVIIICN6 DIE 111111EILAPT LINE 2022-30698- CORNERSITE LLC UNITED SURVEY SERVICE, LLC LOT EILIFFNI" ,L.F ",I ISSUE DATE: 2 E7 D5/01/2023 3190 DOOLITTLE DR. CONSTRUCTION AND LAND SURVEYORS LOT SCALE:v=w NORTHBROOK,IL 60062 771 CENTRAL AVENUE,RIVER FOREST,IL 60305 3 T'E)L.:(847)299-1D10 FAX:(847)299-5887 4 SHEET NUMBER TEL.847-230-1344 E-MAIL:USURVFY@USANDCS.COM -1 2 OF2 31 BLOOM SEE JL'REET PARTNERS,LLC PRAIRIE P` f'INT E SUBDIVISION VILLAGE OF BUFFALO GROV 3190 DOOLITTLE DR 50 RAUFF BrnJLEVARD, NORTHBROOK,IL 60062 IIILINIAL:NEI THE BLADE_LIL rla of iHF NouiHF.vvT iu of.;FcnoN,,.Tow"SHIP as NokTH.wANGF i,,Fa.,i GF iHF iHlwo BUFFALO GROVE.IL 6DOd9 III LY OWNER'S CERTIFICATE: KNOWN STATE OF ILLINOIS) LOCAL SuaoNI51GN AREA.III III S.F.CREDIT,AGRES S.S. COUNTY OF COOK) THIS IS TO CERTIFY THAT BLOOM STREET PARTNERS,LLC IS THE OWNER OF THE LAND DESCRIBED IN THE ANNEXED PLAT,AND THAT HEISHE HAS CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED AS INDICITED HEREON FOR THE USES 4ND _ PURPOSES HEREIN SET FORT,AND DOES HEREBY ACKNOWLEDGE AND ADOPT THE SAIAE UNDER THE STYLE AND TITLE HEREON INDICATE. D DRAINAGE,INS STREET UGHNNG,IS HELTEl"111'11SIIED III AND I FIRM I— ADDITIUN4LLV,VIE HEREBY CERTIFY TH4T THE PROPERTY HEREON DESCRIBED IS M ML N I OEIn III TF LOCATED WITHIN THE BOUNDARIES OF. sTas ur IUIry AN ANN STICIT FIGHTING N.TENDER 11101A,ALONG END 11ON STEVENSON HIGH SCHOOL DISTRICT#125 D LINCOLMSHIRE-PR4IRIE VIEW SCHOOL DISTRICT#I D3 xEaxnrvexT eEEu aasTwcnory covExnxT ev vLnT MAHEANDk ANLED nEHEa Rn IS HGn OH EM0 00 AY BE REACONNAMLY T T 0 DATED THIS_DAY OF A.D.2D_ LAS I v FIVE 1XFIEIT1WfTN�N THE BLANKET EA—EINT1 LEE,"�NTIH_I�LAG IF ER N ENT CL GRANTEE BY: U UR OWNER'S SIGNATURE TITLE: NT J ODG ANDOI THE J ADDRESS:BLOOM STREET PARTNERS,LLL VILLA[ESHALL BE kE MRI WED FOR ANY COSTS INCURRED. 'I AD FIND NCE AD N I THIII 314D DOOLITTLE DR W NORTHBROOK,IL 61,2IE1CN c�Fa.rteeT TnE IIETLervc.wo F_IIE1 III I IGHTNER IN THE �F�F MT1I N..THE Nc A-INF .F,.1RF IDEAL 11 NOTARY CERTIFICATE: ..LATE OF LL NOIG IMry LUFFNI ANi FIIIEFF STATE OF ILLINOIS) GOLNIOFLAK )S NGu..Tax N�LHE HET. rvG nLEEEa 1 S.S. - COUNTY OFCOOK) KAN =LNOI.,, ((� I, ,F NOTARY PUBLIC IN AND FOR S4ID COUNTY IN THE AL AMEET NG HELOTIN, EY BIT STATE AFORESAID DO HEREBY CERTIFY THAT 0 1111ICR P IIERS NT FFR CNAILY KNOWN TO ME TO RF THE SAME PERSON l41105E N41IF IS 1R-CRIIF(I 101 HE FCRESOING IN 1R,IMENI IVS OWNER Or I HE PROPERTY G'V1 IN DF..CRIRFD HE RFUN APPEARED BEFORE ME TIT DAY IN FER.ON AND ALKN OWIF.DGEI) nIaIN DILE ,I Al1)N II IMINTR„ A IIU.A{,.SI.,HIR K' piy V OWN FPEF AnIFI VUI UNTARV AST EUR TI IE US'E,AnJD P1IIPF U,';FS THFREIN SET roRTH. T, , F— CU CNLN I.INDLR MY LIAND ANI:I No]ARIA.ILAL TI'IU+; IAY DI" ..T I I' •y : COUNTY tlF 1vF 11L"a, BY /y NOTARY PUBLIC: 0 N.,O lAM LNC,II a T,y A< NIIFJ...N.I IFF IiNf iF IBIS NIe FearlL-a COMMISSION rXPIRES I' GHAIPnnAN OF THE ILAN COMMISSION _ 1 ATININI IF AT 1111 COUNTY RECIRDER'S CERTIFICATEaiLE. ..ECRETam IEIIELYE NY fOUNry GF LA EJI S., ,IFNa NTCC ,ua IF HFFFHFNCFr GN THE FF oa.TUFx TH E IHIe R_NT I IT pFDF .. — INTY,ILLINOIS F�R.aIO PR�FFxTv. vaxcF „` ON AND PECORDED AS GOCLITENT NNIIH 1.RECORD 'y COUNTI RE.,OEFER IT ATE OF ILL INENIy •� K ILLINOIS L ANI IFFESEVOR NO. W .,TATE OF ILLINOD THIS FL AT AND PROVIDE A COPY IF SAME.IIIIHIof REOORo COUNry OF LA S. NOFNTVOFLNCE j5 DALED THIS LAY SI I II I N g L NFL DO GE fI:.LAND GIRVEVf Tvt �rT1�I I1rr/ HERESY CEI.LIFV TkaL THEFE AI.E GINIIALTA.IISIILIN�INTSFICIALASSISSIIIINT�6�INFAII BE_OCLHRENL SSE1 MENTI EAGIN.S THE INCLUDED INL LAN HEREON - Y Dra,N. - n ��tAWNc Co DE81GN FIRM LICENSE N. IFFROH III ?r` 2 N RT THAT HAVE RE ALL STATLT_ FEE,IN.._NNE..TON WITH LI1ENSE Ew-IPEe.FF.I-f,oi, f CA THE FLAT. CITED THIS PAYO .N GIVEN CINDER M ALO LNTTY CLERK OF LANE AID AT oGtOGKTY,LLN-. E cNICA60,T``Q TIN-. STATE OF ILLINOIs) CA LAKE COUNTY..LERK FILLAGE COLLECTOR COUNTY OF GOOK j S •\ u PRO/Ep IYTHE LaN„OnnnnlS.,ION OF THE„Iry OF HI.,HLaND[aRK.CHI.,oav OF " DoDE.,cRIeEDF ERE' IFI LHALI HATE SURLEYEp aND..H ODE D IHE POLL OWING d CHAIR THEIA NOITHEKISTTHENORTHEAST SECTIONY. - NORTH 1 'ITT�Fll AR TILL NIITHE TEBI CHANGED ADD THEDCONSGE�RLRCTION OF EF THETole s"BDNIEION OOF THER ARNV PARVLHERTE"EOF eiaTE OFEINUNOISRBTH IN IN c0U FLA E I)SN SAID 1 a LHE S 1 4 H NL 1 IN D Nry N LHIS PLAT"vHICHrtEIYELIC11EAGGESIAINCITAIFT IT INIED11 THE THE11M GE RE 111110 EMENis GROVE IF ILLINOIS. D f AI B C FROF[RLY I1-AIG111 THE.EFN..L RUCTION OE THE ALIAINAJON.DAMAGE TO THE aDL01NIN� OF LHE.,AID..ITY. 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ERN IC. nlGHwnv AfGE:s AuinORliv:TH"LATHAE`EENA` I FURTHER'CERTIFY L IOR ONCRETE Q PE..L STATE IS I IrIONLMENie ON THIS FLAT HIRE NEEDI IORNERG TOI OFT NOu OFLA THISIREF—IONALSERVICE CONFORM..TO THE IUIIENi LLND..MINIMUMSTANDARDS FEE A OUIREMENLe BOUNDARY„IFIE'S. INTAINED IN THE SEIIRTNIENTA NEEIIELAVES N111FILLEANT—HATTER"'ACT VI, TION REOUHEDBV THE FARLnENT. v.,,LL,RE FOR I THEILLINOISINO CNT TEn4EHATJHE O AHMN IN FEET AND CESAMAL F 11 SEGREE„FAHRENHET PARTSiHEREOF AND ARE CORREciEDiGA GNEN INDEF.III HAND AND SEAL THIS IS DAY OF MAY 11 G AT RIVER FOREST ILLINOIS. 0, NINCE'IIE,�IIESINIAITTH�AIILICATIDNIEIAIEAN�ANA�EG�lE�MIT 1EGONf1EER1NEE1 BE OBTAINED M THE CIUNTYENGNEER OF LAIE cf LNLYFR CRTO ANY ACCESS ,�-LnWV TIENCE 110 E ExF DEEIGN FIRM n LICENSE 1EHFFH�Le Q_ 'F ITIENCINEEI PROJECT NO.: PLAT PREPARED FOR: PLAT PREPARED BY: NO. REVISIONS DALE 2022-30698-1 -c` ISSUE DATE: CORNERSITELLC UNITED SURVEY SERVICE, LLC 05/01/2023 3190 DOOLITTLE DR. CONSTRUCTION AND LAND SURVEYORS 3 SCALE:1" 30' NORTHBROOK,IL 60062 7710 CENTRAL AVENUE,RIVER FOREST,IL 60305 TEL.:(847)299-1010 FAX:(847)299-5887 4 SHEET NUMBER TEL.847-230-1344 E-MAIL:USURVEY@USANDCS.COM F Packet��. 1 OF 2 113 SIOu1111'9nagOloling o ado i�ids d N sz�zz Z.Z.d A 3In3a S f Z O N f€�g JNCISI 3tl p 31,3tl ld F , 3W 1N OBA34 A11WVA-IllnW a3SOdOld nGl F Z fi o VIOtl G AD Ill F Z 9 N O e N & f0; w w HALF DAY ROAD a w� w w - rRrrv� m r J o�� 1 �a � � _� � �e 6e` � 9smM •—r CL I of `— _ E CL r �I i ti � I � ,.. 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N8 M��O E5 I� X 'IV OtSZ60 llanV""I'd N SZNZZ'ai uali3 8 siad 2.2.d EM p £SL60l l#3StlJ £ZOZ/9Z✓S'a�ep ��QI F�I 1001 r �I ��Ieyre -NRas ed O �a r���An a •=v 'a Vai Iid'NSZNZZ n L6L60N1J3fOdd -1 l's aueN qof 'i�3paiedaid U J J CU t0 d CL t/1 CU E d d N CL �............. CL e0 d -- CL LO 04 Co CN N CN CN u LL ; II y a •` - - - - d CN CN cc 72 i n 6 �Y ro ea y m :-.� 1 �' I° J O .n •+ ,�+ dam+ O yy,y., bV �� 6£ m�E r�E 9�. � 9E bE �E ZE LL Packet Pg. 139 a d l �l u II 3 I N8 M��O E5 X 'IV OtSZ60llanV""I'dNSZNZZ'ai uali3 8 siad 2.2.d p £SL60l l#3StlJ £ZOZ/9Z✓S'a�ep �QI F�I 1001 r �I ��Ieyre -NRas ed O �a r� �An a •=v 'a Vai Iid'NSZNZZ - n L6L60N1J3fOdd —1 l-s aueN qof 'i�3paiedaid U J J CU t0 d CL t/1 tU E d C d CL CL n o a v o CL LO 04 Co T� .`. a n " - EZZ 6Z ©Z6 �84 Lam— 96 66 r n cc s O m 7 a p E AS a a a J r ter sE ve,., ze IL-e LL Packet Pg. 14Q L2.2.d::] 1 - Project: Type: l 1 Prepared Prep By. Date: cu ro Driver Info LED Info Type Constant Current Watts 70W ' 120V 0.70A Color Temp 4000K(Neutral) d 208V 0.40A Color Accuracy 72 CRI p Color:Bronze Weight:10.8 Ibs 240V 0.35A L70 Lifespan 100,000 Hours 277V 0.30A Lumens 10,1481m O Input Watts 69.8W Efficacy 145.31m/W l— CU C 0 CL C) •f0 Technical Specifications °- Compliance Dimming Driver: Construction O UL Listed' Driver includes dimming control wiring for 0-10V IES Classification' d dimming systems.Requires separate 0-10V DC y Suitable for wet locations dimming circuit.Dims down to 10%. The Type III distribution is ideal for roadway,general IESNA LM-79&LM-80 Testing' parking and other area lighting applications where a CL THD: larger pool of lighting is required.It is intended to be RAB LED luminaires and LED components have been ° ° located near the side of the area,allowing the light Z 3.26/o at 120V,13.34/o at 277V in tested by an independent laboratory in accordance to project outward and fill the area. � with IESNA LM-79 and LM-80. Power Factor Cold Weather Starting: N IP Rating: 99.5%at 120V,91.6%at 277V ,C., The minimum starting temperature is-40°C(-40°F) r. Ingress protection rating of IP65 for dust and water Surge Protection: r- Maximum Ambient Temperature: N DLC Listed: 1 OkV •-- Suitable for use in up to 40°C(104°F) 4LO This product is listed by Design Lights Consortium Performance a (DLC)as an ultra-efficient premium product that Lens: ° Lifespan: M qualifies for the highest tier of rebates from DLC Polycarbonate lens CV O Member Utilities.Designed to meet DLC 5.1 100,000-Hour LED lifespan based on IES LM-80 CV requirements. results and TM-21 calculations d U DLC Product Code:PLOM2HOLUOND r0 Electrical 72 Driver: 0 Constant Current,Class 2,120-277V,50/60Hz,120V: 0.70A,208V:0.40A,240V:0.35A,277V:0.30A 0) L U r0 Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 141 L2.2.d::] 1 - Technical Specifications(continued) Construction Finish: other Housing' Formulated for high durability and long-lasting color 5 Yr Limited Warranty: Die-cast aluminum housing,lens frame and Green Technology: The RAB 5-year,limited warranty covers light output, mounting arm Mercury and UV free.Rol-IS-compliant components. driver performance and paint finish.RAB's warranty is subject to all terms and conditions found at Vibration Rating: LED Characteristics rabli htin com/warrant . —1 9 9• k 3G vibration rating per ANSI C136.31 LEDs: Buy American Act Compliance: EPA- Long-life,high-efficiency,surface-mount LEDs RAB values USA manufacturing!Upon request,RAB O 1 Fixture:0.46 may be able to manufacture this product to be Color Uniformity: CL 2 Fixtures at 90°:0.60 compliant with the Buy American Act(BAA).Please 2 Fixtures at 180°:0.93 RAB's range of Correlated Color Temperature follows contact customer service to request a quote for the 3 Fixtures at 90°:0.93 the guidelines of the American National Standard for product to be made BAA compliant. E 4 Fixtures at 90°:0.93 Specifications for the Chromaticity of Solid State L Lighting(SSL)Products,ANSI C78.377-2017. EPA vAth Sllpfitter&Adjustable Arm Mounting O Accessories(Sold Separately) N 1 Fixture:0.66 2 Fixtures at 90°:0,80 2 Fixtures at 180°:1,32 O CL 3 Fixtures at 90°:1.32 d 4 Fixtures at 90°:1.32 Mounting: CL Universal mounting arm compatible for hole spacing -p patterns from 1"to 5 1/2"center to center.Round d Pole Adaptor plate included as a standard.Easy slide W and lock to mount fixture with ease.Round pole diameter must be>4"to mount fixtures at 90' orientation. CL Z �A CV Dimensions Features 0° N 0-10V Dimming,standard C� " 100,000-hour LED lifespan r- LL 5-Year,limited warranty PROMMI CV O CV 0) U C r0 C 72 0 C CU E L U r0 Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 142 L2.2.d::] 1 - Ordering Matrix Family Distribution Wattage/Lumens Mounting Color Temp Driver options A17 - 3T 70 N 3T=Type111 150=150W/22,50OLM Blank=Universal Pole Mount Blank=5000K Cool Blank=120-277V,0-10V Blank=No Option 4T=TypeIV 200=200W/30,000LM 5F=Slipfitter(Factory installed N=4000K Neutral Dimming /3PR5=3-pin Receptacle and ST=Type V 240=240W/36,000LM SF available in 150W) /480=480V,0-10V Shorting Cap U 300=300W/45,000LM Dimming' /7PR5=7-pin Receptacle and J 375=375W/51,800LM Shorting Cap 70=70W/10,000LM /MVS=Microwave Motion 4) 100=100W/15,000LM Sensor /LC=Lightcloud'Controller p 2 4801/driver available standard on 750W and 300W and by special order on 700,240 and 375W.Not available on 70W or 200W models. Type ll distribution available as special order Wall mount and adjustable universal pole mount available as optional field-installed accessories 0) d C d N tU C 0 CL CU CL c0 d CC tU CL Z LO CV 03 CV CV ti r~ CV CV cfl 0 V- A CI 0 CI CU U C c0 C 72 0 C CU E L U c0 Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 143 L2.2.d::] PS4-11-25D2 Project: Type: Prepared By: Date: CL CU CU 0 Square steel poles drilled for 2 Area Lights at 180*.Designed for ground mounting.Poles are stocked nationwide for quick shipment.Protective packaging ensures poles arrive at the job site good as new. 0 Color:Bronze Weight:167.6 lbs 0 CL .0) Technical Specifications CL Compliance Color Shaft Size: 0 CSA Listed: Bronze powder coating 4" Suitable for wet locations Height: Hand Hole Dimensions: Construction 25 ft. 3"x 5" CL Shaft: Weight: Bolt Circle: LO 46,000 p.s.i.minimum yield. 168 lbs 8 1/2" C*4 co 04 Hand Holes: Gauge: Base Dimension: 04 Reinforced with grounding lug and removable cover 11 8" Base Plates: Wall Thickness: 04 04 36,000 p.s.i.minimum yield. 1/8" Co Q V- Shipping Protection: A C*4 All poles are shipped in individual corrugated Q 04 cartons to prevent finish damage cc 72 0 CU Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 BAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 144 L2.2.d::] PS4-11-25D2 Specifications(continued) Construction Pre-Shipped Anchor Bolts: Other Anchor Bolt' Bolts can be pre-shipped upon request for additional Terms of Sale: Galvanized anchor bolts and galvanized hardware freight charge Pole Terms of Sale is available online. and anchor bolt template.All bolts have a 3"hook. Max EPA's/Max Weights: Buy American Act Compliance: tj Anchor Bolt Templates: 701VIPH 4.3 ft./275 lb. J 801VIPH 1.7 ft./270lb RAB values USA manufacturing! Upon request,RAB J WARNING Template must be printed on 11"x 17" may be able to manufacture this product to be CU sheet for actual size.CHECK SCALE BEFORE USING. compliant with the Buy American Act(BAA).Please a Templates shipped with anchor bolts and available contact customer service to request a quote for the 2 online. product to be made BAA compliant. 2 CL t/1 CU Dimensions Features a Gauge= I,I Designed for ground mounting � Heavy duty TGIC polyester coating O 1-- Reinforced hand holes with grounding lug and removable cover for easy 0) wiring access 0 Pole caps,base covers&bolts are sold separately CL 0) 4' Custom manufactured for each application x. 26 CL CO d CC co tl�unr2Nu�uWm Cp C4 CV ti ti CV EV co a rn C4 a C4 cu U C cc C 72 0 C CU E L U CO Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 145 L2.2.d::] SLIM1 2NR Project: Type: 1 1 Prepared By: Date: 1 1 J CU r0 Driver Info LED Info Type Constant Current Watts 12W ' t/1 120V 0.13A Color Temp 4000K(Neutral) d 208V 0.08A Color Accuracy 75 CRI p 12,18 and 26 Watt SLIM wall packs are ultra efficient and deliver impressive light 240V 0.07A L70 Lifespan 100,000 Hours distribution with a compact low-profile design that's super easy to install as a downlight or 277V 0.06A Lumens 2,039 Im uptight. O Input Watts 14.9W Efficacy 136.8 Color:Bronze Weight:4.2 Ibs C 0 CL C) •f0 Technical Specifications °- Compliance THD: Construction O UL Listed: 5.19%at 120V,8.55%at 277V Cold Weather Starting: W cu Suitable for wet locations.Suitable for mounting Power Factor: The minimum starting temperature is-40°C(-40°F) L- within 1.2m(4ft)of the ground. 99.4%at 120V,94%at 277V Maximum Ambient Temperature: d- IP Rating: LED Characteristics Suitable for use in up to 40°C(104°F) Z Ingress protection rating of IP66 for dust and water N LEDs: Housing: co ADA Compliant: N Long-life,high-efficacy,surface-mount LEDs Precision die-cast aluminum housing , SLIM"is ADA Compliant r Color Consistency: Mounting: IESNA LM-79&LM-80 Testing: C14 3-step MacAdam Ellipse binning to achieve Heavy-duty mounting bracket with hinged housing CV, RAB LED luminaires and LED components have been consistent fixture-to-fixture color for easy installation 4LO tested by an independent laboratory in accordance Q with IESNA LM-79 and LM-80. Color Stability: Recommended Mounting Height: V M DLC Listed' LED color temperature is warrantied to shift no more Up to 8 ft. O than 200K in color temperature over a 5-year period Lens: CV This product is listed by Design Lights Consortium Color Uniformity: (DLC)as an ultra-efficient premium product that Tempered glass lens C qualifies for the highest tier of rebates from DLC RAB's range of Correlated Color Temperature follows Reflector: Member Utilities.Designed to meet DLC 5.1 the guidelines for the American National Standard 'O requirements. for Specifications for the Chromaticity of Solid State Specular thermoplastic 0 DLC Product Code:PGJBD3AQ Lighting(SSL)Products,ANSI C78.377-2017. Caskets: 'j C Electrical Performance d High-temperature silicone E Driver. Lifespan: Finish: Constant Current,Class 2,120-277V,50-60Hz,120V: 100,000-Hour LED lifespan based on IES LM-80 Formulated for high durability and long-lasting color Q 0.13A,208V:0.08A,240V:0.07A,277V:0.06A results and TM-21 calculations Green Technology: Dimming Driver: Wattage Equivalency Mercury and UV free.RoHS-compliant components. Driver includes dimming control wiring for 0-10V Equivalent to 70W Metal Halide dimming systems.Requires separate 0-10V DC dimming circuit.Dims down to 10%. Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 146 L2.2.d::] SLIM1 2NR Technical Specifications(continued) Other Patents: The design of the SLIM"is protected by patents in U.S.Pat D681,864,and pending patents in Canada, China,Taiwan and Mexico. J HID Replacement Range: 4) Replaces 70W Metal Halide Warranty: O CL RAB warrants that our LED products will be free from , defects in materials and workmanship for a period of five(5)years from the date of delivery to the end E user,including coverage of light output,color = stability,driver performance and fixture finish.RAB's warranty is subject to all terms and conditions found O at rablighting.com/warranty. N CU Buy American Act Compliance: RAB values USA manufacturing!Upon request,RAB O CL may be able to manufacture this product to be d compliant with the Buy American Act(BAA).Please '=- contact customer service to request a quote for the CIL product to be made BAA compliant. CL Optical O BUG Rating: IX cu B1 UO GO 2= fa CL Z Dimensions Features u0 C4 6.5" Full cutoff,fully shielded LED wall pack co 165mm CV �_ Can be used as a downlight or uplight N LEContractor friendly features for easy installation h~- CV 100,000-hour LED Life 5-Year,No-Compromise Warranty � O e-� M CV 8.75" C 222mm CV CU U C CO C 72 0 C CU 3.9" E 99mm`�""�-� Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 147 L2.2.d::] SUM1 2N R Ordering Matrix Family Wattage Color Temp Finish Driver Options SLIM 12 N 12=12W Blank=5000KCool Blank=Bronze Blank=120-277V,0-10V Dimming Blank=No Option 18=18W N=4000K Neutral W=White /D10=120-277V,0-10V Dimming /PC=120V Button 26=26W Y=3000KWarm /PC2=277VButton J /LC=Lightcloud'Controller J CU c0 d CL CU d C d N tU C 0 CL CU CL c0 d CC tU CL Z u7 CV 03 CV CV ti r~ CV CV cU 0 V- A CV 0 CV CU U C c0 C 72 0 C CU E L U c0 Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 148 L2.2.d::] RDLFA-6Rl 2.595CCT1 Project: Type: 1 1. Prepared By: Date: '��9iii 1 1 J t0 Driver Info LED Info Type Constant Current watts 12w r Color 120V 0.12A Temp 270OK/3000K/350OK/4000K/SOOOK 208V N/A Color 90 CRI O r L 240V N/A Accu ac Y C VO 5q,0g0 Hours 277V N/A Lifespan O Input Watts 12.5W Lurnens 1,0001rn l— Efficacy 80 C 0 CL •S0 Technical Specifications °- Performance Electrical LED Characteristics M O Description: Dimming Driver: R9 Value: IX Deep regress remote driver downlight looks like a TRIAC compatible dimmer with dimming as low as High color performance with R9 greater than or 5= traditional recessed retrofit but without the need of 10%. equal to 50 fa a traditional downlight housing.With the flexibility THD• Other Z to choose from 5 field selectable color temperatures LA 2700K,3000K,3500K,4000K,5000K and suitable for <_20% Warranty: � dry,damp,and wet locations,making them perfect Power Factor CV RAB warrants that our LED products will be free from V for both indoor and outdoor use. C r >_0.9 defects in materials and workmanship for a period of ProduetType: five(5)years from the date of delivery to the end r~ Recessed Downlights Flicker: user,including coverage of light output,color <5% stability,driver performance and fixture finish.RAB's to Input Wattage: warranty is subject to all terms and conditions found O Input Voltage: 12.5 W at rablighting.com/warranty. M Lumens(Nominal): 1 zov Trade Agreements Act Compliant: c Operating Frequency: N 1,000 Lm This product is a product of Cambodia and a U 60Hz "designated country"end product that complies Efficacy: with the Trade Agreements Act Construction — 80 Lm/W Buy American Act Compliance: 72 Material: O L70 Lifespan: RAB values USA manufacturing!Upon request,RAB " 50,000-Hour LED lifespan based on IES LM-70 results Metal may be able to manufacture this product to be CU Trim Style: compliant with the Buy American Act(BAA).Please E Compliance contact customer service to request a quote for the -� Baffle U UL Listed: product to be made BAA compliant. �( Suitable for wet locations Shape: Round Energy Star Approved: ENERGY STAR'Version 2.2 Certified Mounting: Energy Star ID: Recessed ceiling 2388931 Need help?Tech help line:(888)722-1000 Email:sales@rablighting.eom Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 149 L2.2.d::] RDLFA-6R1 2.595CCT1 Operating Temperature: -20°C(-4°F)to 40°C(104°F) Size: 6" U J J CU c0 d CL to 0 d C d N tU C 0 CL CU CL c0 d CC tU CL Z u7 CV co CV CV ti r~ CV CV cU CD V- A CI CD CI CU U C c0 C 72 0 C CU E L U c0 Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 150 L2.2.d::] RDLFA-6Rl 2.595CCT1 Dimensions Features 5 color temperatures in 1 SKU(2700K,3000K,3500K,4000K,5000K) Back-lit deep regress remote driver downlight No recessed housing orj-box required Dimmable down to 5%on compatible dimmers,see Dimmer _ Compatibility List IC and airtight rated —� Suitable for indoor and outdoor use in dry,damp,and wet environments 4) CO CL �% 0 d N tU C d CL .0 Ordering Matrix tc Ct Family size Shape Wattage CRVColorTemp Voltage Finish Trim RDLFA 6 R 12.5 95CCT 120 W B o CC 4=4" R=Round 8=8W 95CCT=90CRI,Field Adjustable 120=120V W=White B=Baffle 0) 6=6" 12.5=12.5W x CL Z U) CV co CV CV ti ti CV CV to O e-_ M CV O CV 0) U C AS C 72 0 C CU E L U CO Q Need help?Tech help line:(888)722-1000 Email:sales@rablighting.com Website:www.rablighting.com Copyright©2023 RAB Lighting All Rights Reserved Note:Specifications are subject to change at anytime without notice Packet Pg. 151 2.2.d VILLAGE OF BUFFALO E � Regulations from the Zoning Code cannot be varied unless findings of fact are made that the following criteria are met. Please provide a response to each of the criteria below. 17.52.070—CRITERIA FOR VARIATION J J Section 17.28.505(E)4b to allow the distance between the south property line and the townhome buildings to be less than twice the building height when abutting a different kind of use (i.e., single-family next to multi- a family); a� E a 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in the 0 case of residential zoning districts; ; c a Response: Due to the existing 0.63 acre wetland located on the northern third of the combined °- c) property, the proposed buildings must be situated closer to the southern lot line rather than �- fa spread equally throughout the property. a co a 2. The plight of the owner is due to unique circumstances; Response: The existence of the wetland is a unique circumstance of this site and was ri instrumental in driving the design direction of the site plan and necessitated the 54.4' sideLO z setback rather than the required 70' side setback. CID cv Cv ti 3. The proposed variation will not alter the essential character of the neighborhood. N cv Response: The proposed 15.6' side setback variation will not alter the character of the o neighborhood. The architectural style chosen suits the existing character and, with its gabled A roofline, minimizes the building height at the southern end of each building. C*4 cu U C t0 C_ 72 Section 17.28.050(E)4e(i) to allow the spacing between front facing 0 buildings to be less than 50 feet; E 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; Response: The existing 0.63 acre wetland located on the northern third of the combined property and the angle of the Wisconsin Central Railroad running northwest along the east Packet Pg. 152 2.2.d VILLAGE OF BUFFALO E � side of the property, create design constraints. Partially remediating the wetland and preserving a portion of it requires a significant additional investment in site work, site stabilization, landscaping and fees. Without the proposed density, the project would not be financially viable. J J CU 2. The plight of the owner is due to unique circumstances; o 2 a Response:The existence of the wetland and railroad are unique circumstances that have long made this well-located property difficult to develop. The northern 3 acres of the combined E property has been vacant for decades and on and off the market for approximately 20 years. c 3 a 3. The proposed variation will not alter the essential character of the neighborhood. c a CL Response: All "front facing" buildings on the property are located within the landscaped courtyards and will not be visible from the street or neighboring properties. Therefore, it will fa not alter the essential character of the neighborhood. a- Section 17.28.050(C) to allow a rear yard setback of 34' 8" for Building 4, in 0 lieu of the 35 foot setback required 1. The property in question cannot yield a reasonable return if permitted to be used only under °- the conditions allowed by the regulations of the zoning district in which it is located except z LO in the case of residential zoning districts; CID \ CN Response: The existing 0.63 acre wetland located on the northern third of the combined ti property and the angle of the Wisconsin Central Railroad running northwest along the east side of the property create design constraints and directly cause the need for this variation request. Partially remediating the wetland and preserving a portion of it requires a o significant additional investment in site work, site stabilization, landscaping and fees. N Without the proposed density,the project would not be financially viable. N cu U C t0 C 2. The plight of the owner is due to unique circumstances; -o O Response:The existence of the wetland and railroad are unique circumstances that have long made this well-located property difficult to develop. The angle of the railroad specifically = necessitated this variance. c 3. The proposed variation will not alter the essential character of the neighborhood. Packet Pg. 153 2.2.d VILLAGE OF BUFFALO E � Response:The proposed variation is extremely small and will not be visible from the street. Therefore, it will not affect the essential character of the neighborhood in anyway. U J J Section 17.28.050(A) & (C) to allow accessory structures (gazebo and deck) to be closer to the front lot line than the principal buildings and beyond the o mid-point of the principal structures when located in a side yard. a 1. The property in question cannot yield a reasonable return if permitted to be used only E under the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; � a Response: Due to the unique location as a gateway to a proposed mixed- use development near the Prairie View Station, it presents a unique opportunity a to prominently identify the property with attractive accessory structures which will benefit the community at large as well as the residents of the proposed fa development. The proposed location of the gazebo,walkways and overlooks makes a the development more desirable and therefore more financially viable. a cu 2. The plight of the owner is due to unique circumstances; a Response:The existence of the wetland and railroad are unique circumstances that z LO have long made this well-located property difficult to develop. In order to provide CNo the necessary surface detention and partial wetland remediation and retention,we N were extremely limited in where we could locate the proposed gazebo and overlook. cfl 0 V_ 3. The proposed variation will not alter the essential character of the neighborhood. c``'4 0 cv Response:The gazebo and wetland overlook will enhance the U proposed g neighborhood by upgrading a low-lying overgrown property to an attractive park- c like amenity, keeping with the character of the neighborhood. 72 0 c cu E U t0 Q Packet Pg. 154 2.2.d PLANNED UNIT DEVELOPMENT STANDARDS 1. Have the minimum areas as set forth in Section 17.16.060. Response:Yes—the minimum area for the proposed R9 zoning district is 2 acres. The subject property is 4.27 acres. 2.The uses permitted in such development are not of such a nature or so located as to exercise an undue J detrimental influence or effect upon the surrounding neighborhood; Response:The proposed use, attached single family residential, is consistent with the nature of the surrounding neighborhood, namely: townhomes to the east and west; commercial to the north;and single S° a family to the south, and as such are very compatible with the surrounding neighborhood and therefore will a not have a detrimental influence or effect. cu E 3.The plan effectively treats the developmental possibilities of the subject property, making appropriate = provisions for the preservation of streams, wooded areas, scenic views,floodplain areas, and similar physical 3 features; Response:The plan takes care to maximize the developmental possibilities of the existing features including ; partially remediating and landscaping the existing wetland, creating a park-like feature on the corner with a a gazebo and wetlands overlook and landscaping the entire property consistent with an upscale townhome °- cu development. �- a. 4.All requirements pertaining to commercial, residential, institutional or other uses established in the planned unit development conform to the requirements for each individual classification as established elsewhere in o this Title, except as may be specifically varied for the proper planning of the planned unit development; rY Response:All requirements pertaining to a residential use conform to the requirements as established elsewhere in this title. a. 5.The Planning and Zoning Commission shall determine that the area and width of the lot shall be sufficient LO for the proposed use, and that the development of the property in the proposed manner creates no outlots CO which will be difficult to develop in an appropriate manner. C*4 Response: No outlots will be created by this development. i r- cv cv cfl c V_ rn N c cv cu U C t0 C_ 72 O C CU E L U t0 Q Packet Pg. 156 2.2.d SPECIAL USE STANDARDS 1.The special use will serve the public convenience at the location of the subject property; or the establishment, maintenance or operation of the special use will not be detrimental to or endanger the public health, safety, morals,comfort, or general welfare; U Response:The special use shall serve the public convenience by providing a sought after housing type by -J providing an attached single family rental option in an extremely convenient and attractive location. The proposed use, attached single family residential, is consistent with the nature of the surrounding c�o� neighborhood, namely: townhomes to the east and west; commercial to the north;and single family to the a south, such that the establishment, maintenance and operation will not be detrimental to or endanger the public health, safety, morals,comfort or general welfare. ai E a c 2.The location and size of the special use,the nature and intensity of the operation involved in or conducted o in connection with said special use,the size of the subject property in relation to such special use, and the ~ cu location of the site with respect to streets giving access to it shall be such that it will be in harmony with the c appropriate, orderly development of the district in which it is located; °C Response:With its multiple points of ingress and egress and carefully planned street presence,the proposed development shall be in harmony with the appropriate and orderly development of the district in c��c which it will be located. a- co 3.The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of O W the subject property for the purposes already permitted in such zoning district, nor substantially diminish and ca impair other property valuations with the neighborhood; C Response:The special use will be consistent with other recent developments in the neighborhood. tL therefore it will not diminish or impair other property valuations. z sn cv CO cv cv 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 adjacent land and buildings in accord with the zoning district within which they lie; va Response:The site plan of the special use is specifically designed for a potential future"Phase 2"of CO additional units to the south should those two properties ever become available. The special use will not rn otherwise impede, hinder or discourage future development. N CD cv cu 5.Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; c Response:Adequate access and utilities are available and/or will be provided. c 72 6. Parking areas shall be of adequate size for the particular special use,which areas shall be properly located 0 and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these C cu parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic = congestion in the public streets. co Response:4.58 parking spaces are provided per unit. All 188 parking spaces are either indoor or provided Q within the interior driveways and are otherwise suitable screened from adjoining residential uses. The ingress and egress drives are designed to prevent traffic and minimize congestion. Packet Pg. 156 2.2.d i RMANGROUP 6 irk � /", `e{}� , / k, iri 4 �ii � 3f .,,,f U May 29, 2023 J cu Mr. Jeff Michael o Bloom Street Partners, LLC ° a. 1946 West Lawrence Avenue Chicago, IL 60640 a Dear Mr. Michael: a The Perman Group was asked by Bloom Street Partners (BSP) to evaluate the fiscal/economic impact of a proposed residential development called Prairie Paint to be built at 22771-22825 Prairie a Rd, in Buffalo Grove, IL, The proposed project consists of: 41 rental townhomes within Seven, 2 '"/2- a- 3-story buildings (Six, 6-unit buildings and one, 5-unit building) on 4.25 acres in unincorporated Lake County. The property is located in the South Subarea featured in the Prairie View Station Area Plan, which was adopted by the Village of Buffalo Grove as part of its Comprehensive Plan in 2019. °- Each unit would be between 1,800-2,000 square feet and would feature 3 bedrooms, a den, 2 " bathrooms, and a rear-loaded two-car garage. The townhomes would be luxury rental homes with rents at an estimated $4,000 per month, and would .serve young families, empty-nesters looking to - downsize, or anyone seeking a convenient location to live in proximity to the North Central Service t° a. Metra train line. z sn Our evaluation includes: the absorption rate and projected population, the tax revenues that will N accrue to the Village of Buffalo Grove and the other local taxing bodies, the attendant costs to those C, taxing bodies, the net present value of net revenues to the taxing bodies over 14 years, and our conclusions of the fiscal impact from the proposed project that will benefit the Buffalo Grove N community. a Besides our internal calculations using well-recognized formulas,,we based our conclusions on data provided by Bloom Street Partners; formulas from both the Illinois School Consulting/Associated o Municipal Consultants, Inc. (1996); and from Rutgers University, Center for Urban Policy Research, A Residential Demographic Multipliers, Estimates for the Occupants of New Housing, June 2000, and other sources identified in the report. c 72 The Village of Buffalo Grove, Stevenson High School District 125 and Lincolnshire-Prairie View 0 District 103, and the other taxing bodies, such as the Vernon Area Public Library District, Will see significant dollars resulting from the project when it is fully occupied. Before the project is complete, d the Village of Buffalo Grove will benefit from substantial construction and permit fees. co Sink rely, Q nah n Ferman It Managing Director e Packet Pg. 157 ......... ......... ....-- -.. _ ......... - ...... ......... ......... 1.0 Absorption Rates, Population and School Age Estimates (Table 1) The absorption rate assumes the following schedule for the residential units. It is based on the developer's projections today for regulatory approval, construction, and a marketing campaign: for the rental of the units. 2024 Construction End of 2025 100% occupancy cu The project expects to have a full population of,98. This number is reached by using a weighted average of household size based on the type of unit, according to formulas from Rutgers University, Center for Urban Policy Research, Residential Demographic Multipliers, Estimates for the Occupants of New Housing, June 2006.1 Their formulas are specifically for Illinois public school districts, and unlike other studies, use explicit estimates for single-family attached E 0 3-bedroom structures. 0 With regard to school age population, we used the same study with the following estimates: cu 3 BR attached townhomies generate: .110 public K-8 grade school students/unit 0 CL .06 public high school students/unit For reference purposes of this report for Prairie Point, we calculated: co 41 3 BIB units for a total of: 4.1 public K-8 grade school students 2.46 public high school students CL The Village of Buffalo Grove Code, by contrast, uses formulas that project the same number of :i high school students (2.5) but 12 elementary school students. Considering the proximity of the CALO project to Stevenson High School, we have rounded up to 3 students. co Cv We also looked at other examples of school population estimates for projects in or near Buffalo Grove. The Teska Associates, Inc. Fiscal Impact Analysis for Northbrook Pointe (2022), a CA 35-unit townhome project, now under construction uses an actual comparable, Northfield Mews, W also of 35 units. This development yielded 7 elementary school students and 3 high school CD students. A CA CD CA A Goodman Williams study (2022) for Buffalo Grove Town Center used a comparable of Riverwalk Place in Buffalo Grove, built in 2006, which actually yielded only 2 school age (5-19) students in 90-unit apartment project for a ratio of 0.08 students per 2+ BR units. The same study projected Buffalo Grove Town Center would yield 11 students in a 283-unit project with 92 72 2-BR apartments, for a ratio of 0.13 school age children per 2 BR units. Finally, the same study 0 showed, using the 2019 American Community Survey for Vernon Tw ap., that in multi-family 0) communities with 20 or more units, the yield is only 6.2 school-age children per 100 units. E Given this data and comparables, we have elected to raise by 50% the Rutgers Univ. estimates for elementary school children from 4 to 6 students. Thus, the proposed Prairie Point development is expected to yield: 6 K-8 students, and 3 high school students. 2 Packet Pg. 158 2.0 Taxable Revenue_Projections (Igpie 21 2.1 Property Taxes Based on the last Lake County quadrennial reassessment (2019), at 22771-22825 Prairie Rd., the taxes paid on the property in 2023 (for the 2022 tax year) was $14,478. Future quadrennial reassessment years occur in 2023,, 2027, and every four years thereafter. Taxes based on the reassessment are due in the following years, respectively. 2 Property taxes are adjusted in the study in the year after any change in use or reassessment. The study uses a 3% growth rate in assessment for a compounded 4-year increase between E 0 reassessments of 12.55%. 0 Since the property has never been developed and has largely been used for passive purposes, 0 and since there are few attached townihomes for rent in Buffalo Grove,, developing an estimate .r— for the development's property taxes has been calculated using the following methods, 0 CL , cu Estimated Gross Income Model Rent= $4,0010/mo. x 12 = $48,000 x 41 units = $1,968,000 x .95% = $1,869,600 @ 16% CL $299,136. co Effective Tax Rate Model W The Civic Federation of Chicago just released its yearly report of effective tax rates in the Chicago metro area. An effective tax rate is the actual dollars paid by the taxpayer as a percentage of true market value. Buffalo Grove's effective tax rate for the 2019 tax year is CL 3.09%. Our small survey of comparable attached 3 BR townhomes in Buffalo Grove shows :i LO effective tax rates of around 2.8%. For purposes of this report, we have used a 3.0% effective C*4 00 tax rate. C*4 Cv ti The developer estimates the true market value of the property, when the 41 attached CA townhornes are completed to be $12,500,000. At a 3.0% effective tax rate, the property taxes would be $375,000. to Q Calculated Rate Model CA Q Gross Income = $1,869,,600 (see EGI Model above). CA Operating Expenses at 35% = $654,360 Net Operating Income = $1,21 5,240/Cap. Rate of 5.25% $23,147,429 = Estimated Stabilization Value (ESV). 72 0 $23,147,429—40% Assessor Discount ($9,258,971) = $13,888,458 = Assessor's FMV E $13,888,458 x State Equalizer (33%) = $4,629,023 x 1.1 (County Equalizer) = $5,091,925 $5,091,925 x 8.817% Buffalo Grove Aggregate Tax Rate = $448,955 3 Packet Pg. 159 Given: the variance in the three estimates, they have been averaged together resulting in $374,364 for property taxes, when, the development is fully occupied in 2025, nearly 26 times more than the property taxes paid in 2023, In the 2022 tax year(paid in 2023), Lincolnshire-Prairie View School District#103 accounted for 35.9% of a property tax bill and Stevenson High School District#125 accounted for 34.6% of a tax bill. The Lincolnshire-Riverwoods Fire Protection District is 8.5% of the tax bill. The Vernon Area Library District is 3.2% of the tax bill. Other tax districts for Lake County and Vernon Township account for the remaining 18%. The report uses these same percentages of tax bills until the townhomes open in 2025. co Beginning in 2025, the following distribution is used for the developed property's tax bill, based 2' on the 2022 tax bill for Buffalo Grove properties near the project's land. By then the Village of Buffalo Grove will have annexed the property: E 0 Village of Buffalo Grove = 9.6% Buffalo Grove Park District= 5.4% School District#11:03 = 35.2% 0 School District#125 = 34% 2 Vernon Area Library = 3,4% 0 Twpi. Of Vernon = 1% 0. All Lake County Taxing Districts = 113% The additional property taxes generated by the project will increase the tax base for all of the taxing bodies cited above. Whether those taxing bodies choose to increase their levy to capture those incremental taxes or hold their levy constant (and reduce the amounts area residents 0 have to pay), is a policy choice for each taxing body. CL :i 2.2 Sales Taxies from Residents Living in the Project (Table 2) LO C*4 00 CA The median household income in the project is $137,143 when the building is opened in 2025, C� This is derived by using 35% of the unit rent, weighted by the number of units for each type of ti 04 unit size (see Table 3). The growth in household income is estimated at 311/0 per year. cfl The study assumes the average household spends 20% Q of their annual income on convenience V- goods„ of which 70% are purchased locally. The study also assumes the average household: A CA Q spends 10% of their annual income on comparison goods, of which 30% is purchased locally. CA cu So, for example, in 2026, when the project is fully occupied, it is expected that the Village of Buffalo Grove will receive $466 per household x 41 households = $19,691 (see Table 4). 72 0 The sales tax revenues identified here are only for direct spending by residents and do not include anticipated visitor spending or further economic benefits that often occur as new E residents, create demand for new businesses or expansion of existing businesses. The study uses a 3% growth rate for each year. Sales taxes include both the 1% municipal sales tax (returned from the state) and the 1% Home Rule sales tax. 4 Packet Pg. 160 ....................... ................................................................................. ..................... ................ .. .. ............................. .... . .... ...I............I......................................................................... 2.3 State Share Local Use Tax (Table 2) The Village is expected to receive in 2022, $1,627,242 or$101.82 per household. The evaluation has kept the state income tax revenues level through the study period and bases it on the current Village of Buffalo Grove household population and the number of units occupied in Prairie Point. The study assumes a one-,year lag for receiving state local use taxes so that in 2026, one year after the development is fully occupied, the Village of Buffalo Grove will receive $4,17'4.62. cu co 2.4 State Income Taxes (Table 2) 2 State income tax estimates are based on the total population absorption rates cited earlier. The o Village of Buffalo Grove is budgeted to receive $5,30,0,000 in its share of state income taxes in C 2022 (Village of Buffalo Grove Budget). The study assumes a one-year lag for receiving state ?: income taxes. 0 cu The most recent U.S. Census household population estimate for Buffalo Grove is 15,982 0 (2017-21). That amounts to $332 per household x 41 units = $13,612, the income tax CL 0 generated for the Village of Buffalo Grove, in the year (202,6), one year after the building is fully occupied. The evaluation has kept the state income tax revenues level through the study period CL and bases it on the current Village of Buffalo Grove household population and the number of units occupied in Prairie Point. 0 cu 2.5 Motor Fuel Tax (Table 2) CL :i In 2022, the Village of Buffalo Grove is budgeted to receive $1,664,658 in motor fuel taxes from LO C*4 the State of Illinois, plus $544,255 from its local tax for a total of$2,208,913. This amounts to CO $138.21 per household. C, r. r. Since Buffalo Grove will not capture additional motor fuel taxes from the project until after it is CA occupied, we do not show motor fuel tax revenue until 2026. So, for example, in 2027, when W the project is fully occupied, it is anticipated the Village of Buffalo Grove will receive an V CD _ estimated $138.21 x 41 household units = $5,667, annually. A CA CD CA The study assumes a one-year lag for receiving state motor fuel taxes. The evaluation has kept 0 U the state motor fuel tax revenues level through the study period because of the uncertainties in C driving behavior in the future. Also, even though most of the households in Prairie Point will 72 own cars, they still will also take taxis and ridesharing vehicles which will purchase motor fuel, 0 C 0) E 5 Packet Pg. 161 ........................................................................... ........... 2.6 Utility Taxes (Table 2) In 2022, the Village of Buffalo Grove is budgeted to receive tax revenue from the combined accounts of Electric Use Tax and Natural Gas Utility Tax, totaling $2.7 million. In 2025, when the building is fully occupied, the Village of Buffalo Grove is expected to generate $2,700,000/15,982 households = $168.94 per household. So, multiplying $168.94 x 41 units $6,926.54, annually. The study assumes immediate collection of utility taxes. The evaluation has kept the utility tax revenues level through the study period because of the uncertainties in consumer behavior in the future with respect to electricity and natural gas. 2 2.7 Telecommunications Taxes (Table 2) E 0 In 2022, the Village of Buffalo Grove is budgeted to receive $720,000 from the Telecommunications Tax, In 2025, when the building is fully occupied, Buffalo Grove is 0 expected to generate $720,000/15,982 households = $45.05 per household. So, multiplying $45.05 x 41 units = $1,847 annually. 0 CL The study assumes immediate collection of telecommunications taxes. The evaluation has kept the telecommunications tax revenues level through the study period because of the uncertainties in consumer behavior in the future with respect to telecommunications usage, co W 2.8 Buffalo Grove Library District Fees (Table 2) CL The Village of Buffalo Grove, according to its municipal code, levies a fee of$93.85/person for library services. With 93 new residents in the development at $93.85 each, that will yield CALO $8,728.05 annually to Indian Trails Public Library District. CO Cv V_ The study assumes immediate collection of public library fees. The evaluation has kept these fee revenues level through the study period because of the uncertainties in how the fees will be C44 assessed in the future. W Q V_ A C*4 Q 2.9 Buffalo Grove School, Parks, and Library Donations (Table 2) C*4 Based on the Village of Buffalo Grove's requirements for school and parks donations, the cc project will provide a Cash in Lieu of Land payment in the amounts as follows for Single Family r- 72 Attached 3 BIR units: 0 Elementary School District#103 (grades K-8)-. $965.03 x 41 units = $39,566 E High School District#1 25: $179.57 x 41 units = $7,362 Parks B ($4,186) x 41 units = $171,626 Library: $224.49 x 41 units = $9,204 The study assumes these donations will be made in 2025. 6 Packet Pg. 162 ... ...................................................................................................... --------------I.............. 2.10 Construction and Other Permit Fees (Table 2�) Construction Fees, as well as fees for inspections, occupancy, el'ectric permits, plumbing water/sewer, gas piping, mechanical permits, lift fees, signs and awnings fees, fire plan reviews, zoning and plan review fees, and other municipal fees associated with the construction that are charged to the developer by the Village of Buffalo Grove are estimated to be a total of at least $250,000 over two years (2023-2024). At this stage of development process, this is an estimate based on the kinds of fees seen in similar projects of this size in Chicago's North Suburbs, and the estimate is intentionally low given the lack of information available now. co cu 3.0 Public Expenses Projections 3.1 Village of Buffalo Grove Expenses (Table 5) E 0 The cost to the Village of the additional 98 residents is calculated as follows. Included were the 0 budget categories for! wages & benefits, operating expenses, capital, contractual services, and Q debt service, which together equal 73% of the yearly municipal budget in 2022, r_ 0 Total 2022 budget = $128,396,637 —$34,667,092 = $93,72'9,545. CL The costs are then adjusted downward to fairly distribute the costs of public services between CL residential and non-residential uses. The study estimates 44.9% can be attributed to servicing residential uses (CMAP Community Data Snapshot, Buffalo Grove, 2022). Therefore, the 0 $93,729,545 in relevant municipal expenditures is expressed as the 44.9% attributed to residential land use. $93,729,545 x .449 = $42,084,566/42,784 population = $983.65 average cost per new resident. CL The report also takes into account that Prairie Point is a Smart Growth development and U) C*4 therefore the incremental costs of providing services to such a project are less than in typical co single-family neighborhoods where the relatively larger acreage results in a higher cost of CA CA service per capita. According to a 201�13 Smart Growth America study, "Building Better Budgets: ti A National Examination of the Fiscal Benefits of Smart Growth Development", the cost of CA providing upfront infrastructure for smart growth developments is about 1/3 less than 4LO conventional suburban developments and the ongoing delivery of municipal services is 10% CD V_ less. A C*4 CD CA Therefore, the study decreases the yearly municipal cost to servicing the 98 new residents by 20%. co $983.65 x 98 new residents = $96,398 minus 20% ($19,280) = $77,1:18 yearly municipal cost to 72 the Village of Buffalo Grove. 0 A three percent growth rate in expenses is used per year. E So, for example, in 2025, when the project is fully occupied, the cost to the Village will be $84,269. 7 Packet Pg. 163 ............... ............................................................................................ 4.0 School Impact Fiscal Analyj!Ljjg!jI The proposed project is in the Lincolnshire-Prairie View elementary School, District#103 and Stevenson High School District#125, and the study assumes all school children generated from the property will attend those schools—although we do know some families may choose parochial or private schools. The pro-rata share of property taxes collected for Prairie Point will go directly to these two school districts. 2 As noted earlier, once the project is completed in the 2025, we assume Lincolnshire-Prairie View School District#103 will be 35.2% of a property tax bill and Stevenson High School District #125 accounted for 34%, of a tax bill. The report uses these same percentages of tax bills E 0 throughout the study period. We also assume an annual 3% increase in school operating costs per pupil, 0 Using the formulas cited earlier the proposed development is expected to yield 6 elementary school age children and 3 high school students (see Table 1). 0 CL Over the course of the study period, 2025-2035, the Lincolnshire-Prairie View District#1013 will receive $128,311 in net property tax revenue. CLfa Stevenson High School District#125, between 2025-2035, will receive $629,219 in net 0 property tax revenue. The operating expense per student in 2021 in District#103 was $18,029; and in District#125 it was $23,147, according to the Illinois School Report Card. CL :i LO Therefore, in 2025, when the project is fully occupied, we estimate the cost of 6 elementary CA co school students @ $20,293 each = $121,758. We estimate the cost of 2.5 high school students CA C� @ $26,052, each = $65,130. r. r. cv cv cfl Conclusions A CA Q CA The proposed Prairie Point project offers significant new positive fiscal impact to the Village of Buffalo Grove and its School districts. Consider first the current property yields only $13,555 in property tax revenue. The new development, by contrast, offers $374,000 in property tax revenue in 2025 (see Table 2). By 2029, property tax revenue will have grown to 72 more than $421,000 annually. As with residential projects of this type, most of this new 0 revenue will be in the form of new property taxes but there will be considerable other kinds of revenue too (see Table 2). E Analyzing the new revenue of each of the major taxing bodies, the study finds the Village of Buffalo Grove receiving an immediate infusion of new dollars from the construction building permit fees of more than $250,000 over two years. Starting in 2026, the Village of Buffalo Grove is predicted to receive more than $97,000 of new revenue and: that figure will ramp up to over$110,000 annually by 2033 (see Table 5). Packet Pg. 164 ...................._.................................. .......... ...... Whenever a new residential development is constructed, there are attendant costs to the major taxing bodies. For the Village of Buffalo Grove, those costs are for some nominal additional services necessary to accommodate increases in population resulting from the new development (see Table 5). Nonetheless, the project is a net positive for the Village over the 14-year period with more than $316,000 in net revenue. Looking at the expected Net Revenue for the project (see Table 7); the first year(2023) brings $139,478, mainly from building permit and impact fees. By 2030, the annual Net Tax Revenue is $150,326, primarily from property taxes (see Table 7). 2 Even more striking is the proposed project is estimated to generate almost $2.1 million of new Net Revenue in 13 years to the Village of Buffalo Grove and the two school districts and other taxing bodies (see Table 7). E 0 On a Net Present Value basis, the project's tax and fee revenue (2023-2035) is worth C $1,431,592, using a discount rate of 6% (see Table 7). 0 From a benefit/cost perspective, the proposed project is a winner for both,the local C governmental taxing bodies and for the Buffalo Grove economy. 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Means, P.E., PTOE, RSP1 C*4 Senior Transportation Engineer w 0 V- A N �n�GUGaasr�� 0 r0 u ENGINEER "'. E ell 11 �C..� CONSULTING ENGINEERS BLA, I r. Packet Pg. 173 2.2.d IW Table of Contents Description Paqe J ExecutiveSummary...........................................................................................................................................1 Introduction........................................................................................................................................................2 a� ExistingConditions............................................................................................................................................4 FutureConditions ..............................................................................................................................................9 0 TrafficAnalysis ...............................................................................................................................................1.4 0 ParkingAnalysis..............................................................................................................................................1'7 c Conclusions and Recommendations................................................................................................................18 a a a� Appendix a �o a cu a z LO N CO N N ti r. N N c� 0 V- A N 0 N cu U C t0 C 72 0 C CU E _ U t0 Q Packet Pg. 174 2.2.d IW Executive Summary BLA, Inc. has conducted a Traffic Impact Study for the proposed Prairie Point residential development located at the southeast corner of Half Day Road (IL Route 22) and Prairie Road /Main Street in Buffalo Grove, Illinois. Existing and future conditions in the study area have been described, analyzed and evaluated with respect to traffic operations and the impact of the planned development. Conclusions and recommendations are presented below: J J • The existing, approximately 4.3-acre site contains undeveloped land and a single-family residence. Access to the site is provided via one driveway on Prairie Road. a • The project will include developing the site to provide 41 (3-story, 3-bedroom) townhomes contained within CL " seven (7)buildings. The development will be served by 187 parking spaces: 82 garage spaces,two(2)per unit; 82 driveway spaces, 2 per unit; and 23 surface parking lot spaces. Access to the site is proposed via one full access driveway on Prairie Road,opposite Willow Parkway. No new site access is proposed to Half Day Road. _ • The existing driveway serving the single-family residence at 2274.5 Prairie Road (to the south of the site) will be closed and a new driveway provided within the site. is • Existing traffic conditions within the study area were established by performing weekday morning and evening a; traffic counts in April 2023. C a • Crash data was reviewed for the last five calendar years (201.7-2021) from the LCDOT Transportation Data 0- Management System. ' • Future (non-site)traffic volume conditions were developed for the anticipated opening year of the development plus five years, year 2030, including a compounded annual growth rate of 1.0 percent along Half Day Road, Willow Parkway and Main Street and a 3 percent non-compounded annual growth rate along Prairie Road. • Trip generation for the proposed development was quantified for the weekday morning,evening and daily basis W using the Institute of Transportation Engineers (ITE)trip generation rates contained in the 1 Ith Edition of the Manual Trip Generation. • Analyses have been conducted for all study intersections under existing and future (2030 design year) traffic °- conditions to determine the impact from the planned development. z sn • Our determination is the proposed development traffic can be accommodated on the adjacent streets and with � the proposed site access and recommended transportation improvements: Ca o The site access driveway should provide one inbound lane and one outbound lane,operating under Stop sign control. o The painted median on Prairie Road should be restriped,along with widening of Prairie Road as needed, to provide a southbound left-turn lane at the site full access, opposite Willow Parkway. o o Provide a right-turn lane on northbound Prairie Road at the proposed site access, opposite Willow Parkway. o • The proposed off-street parking supply will be adequate to accommodate the projected parking demand for the proposed development. cc c 72 O c cu E U c0 Q Packet g. 2.2.d IW Introduction BLA, Inc. has conducted a Traffic Impact Study for the proposed Prairie Point residential development located in Buffalo Grove, Illinois. The approximately 4.3-acre site is located at the southeast corner of Half Day Road (IL Route 22) and Prairie Road /Main Street and currently contains a single-family home and undeveloped land. Access to the J residence is provided via one driveway on Prairie Road. The site location is illustrated on Exhibit 1. cu As proposed,the development includes the construction of 41 (3-story, 3-bedroom)townhomes contained within seven M (7)buildings. The development will be served by 187 parking spaces: 82 garage spaces,two (2)per unit; 82 driveway a spaces, 2 per unit; and 23 surface parking lot spaces. Access to the site is proposed via a full access on Prairie Road. cu Also as part of the development,the existing driveway serving the single-family residence at 22745 Prairie Road(to the o south of the site)will be closed and a new driveway provided within the site. 3 a The following summarizes BLA's methodology, data collection, analyses and identities improvements, as necessary, �— to mitigate the impacts the development's traffic may have on the adjacent roadway network. a a cu a co a cu a z N CO N N ti r. N N c� 0 V_ A N 0 N cu U C t0 C_ 72 0 .j C 0 E L U t0 Q Packet g. 2.2.d IW Exhibit 1 . Site Location Map , .e IN ill e,Vvew N � co E a r � `' cu a cu i1111fA,'M11111111111UI11DI1➢1lHll!YnIiIIIUUIUkkN,rilQlbj,lJ111111111UlllIIIIlU111LlllIlUlU/il1JM111,4UfIffUf!!((IANNhIIf011111111111i1111111/6dI Uw„�,N/bur;4d!.�,xvtit"";/I .: �r mIUIDJIIl/NIIIIUUUIIIIII?IUIIUI� W>!,!`N'N101JOIIIIIIf( �aul»r��r��r�®Imu �mnuiunrruN!wruraUlrllmlllud�ry�UUUUIIUUUw�UNi�Y,u���yl�allllr�Ir�i�2��DA�IwurrllmllllllUUIIIIIIIDN>9vlr�Jl�WI>ull�iVAA�1WYw11ll1Aullmaruv110fAJf�auUy���l��nr!�""^"o�rr� ,N� CL a: SITE z CA h CA CO CA N N N w CD M CA CD N 72 C O C u E Packetg. 2.2.d IW Existing Conditions Area Land Use The site is located at the southeast corner of Half Day Road and Prairie Road / Main Street in Buffalo Grove and v currently contains a single-family home and undeveloped land. The site is bound by Half Day Road to the north,Prairie J Road to the west, single family residential to the south and the Canadian National Railway to the east. Street/Roadway Network o The existing traffic operations in the site area are illustrated on Exhibit 2. 0 Prairie Road/Main Street �� � o Prairie Road (Lake County Route W1.7) is a north-south minor arterial roadway, providing a three-lane cross section (one travel lane in each O direction and a center lane for left-turns at intersection) in the site vicinity. ~ It is under the jurisdiction of the Lake County Division of Transportation c (LCDOT) and maintained by the Village of Buffalo Grove, with a posted a speed limit of 40 miles per hour(mph). co At its unsignalized "T" intersection with Willow Parkway, Prairie Road L'ookin€'north on Prairie Rd, south of'Willow Pkwy a provides a left-turn lane and through lane in the northbound direction and a through lane and right-turn lane in the southbound direction, operating � �f 0 gp g f/ Cr under free-flow conditions. At its signalized intersection with Half Day Road, Prairie Road provides a left-tuna lane,through lane and a night-turnf - lane in the northbound direction. - tL z Main Street is aligned opposite Prairie Road, extending northerly from N Half Day Road. It is a local, Village of Buffalo Grove,two-lane roadway N (one travel lane in each direction) with a posted speed limit of 30 mph. C" XtI�N;��inu+��rv7rx yh e- 0, Main Street provides a left turn lane and a shared through/right-turn laneiroi in the southbound direction at its signalized intersection with Half Day Road. Looking east on Willow Pkwy., west of Prairie Rd. o V_ Willow Parkway A cv Willow Parkway is an east-west local,Village of Buffalo Grove, roadway, extending westerly from Prairie Road,with N a posted speed limit of 25 mph. At its unsignalized "T" intersection with y p g approach i c Prairie Road, Willow Parkwa s provides a single a roach lane with AS shared turning movements,operating under Stop sign control. A driveway m �� u.. "t r_ serving the single- 72 amily residence located on the site, as well as a �"�`' O driveway serving the single-family residence to the south of the site (22745 Prairie Road)are aligned opposite Willow Parkway. E Half Day Road Half Day Road (IL Route 22) is an east-west principal arterial roadway cproviding a five-lane cross (center lanemedianthat provides left-two tl ms atanintersections).ctio At its signalized intersection with Prairie Road / Main Street, Half Day Road Looking west on IL 22, east ofPrairie Rd./Main St. provides a left-turn lane, through lane and shared through/right-turn lane in both the eastbound and westbound directions. Half Day Road is under the jurisdiction of the Illinois Department of Transportation (IDOT) with a posted speed limit of 35 mph. It is designated as a Strategic Regional Arterial (SRA) route. The SRA designation controls roadway and signal installation to facilitate efficient and safe transportation. 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Pedestrian traffic signals and crosswalks are provided on the north,west and south legs of the Half Day Road and Prairie Road/Main Street intersection. U J Public Transportation J cu The site is also well served by public transportation. Metra provides weekday commuter rail service along the North Central Service (NCS) Line that begins in Antioch and ends at Union Station in Chicago. There is no weekend service 2- on the NCS Line. The Prairie View Station is located on Main Street, approximately 0.3-miles north of the proposed site. E Existing Traffic Traffic turning movement counts were conducted on Tuesday, April 1.1, 2023, during the weekday morning (7:00 to �o 9:00 AM) and weekday evening (4:00 to 6:00 PM)peak periods at the following intersections: c • Half Day Road at Prairie Road/Main Street °a • Prairie Road at Willow Parkway ' The results indicate that the peak hour existing traffic during the weekday morning and weekday evening peak hours occurred from 7:30 to 8:30 AM and 4:30 to 5:30 PM, respectively. a W Table I summarizes the annual average daily traffic (AADT) volumes obtained from IDOT 0 (www.getttingaroundillinois.com)near the site: C fa a. Table 1: Summary of IDOT AADT Volumes z Location IDOT AADT (Year) LO Prairie Road 00 cv Cv Between Half Day Road IL 22 and A takistic Road 7,450 2019 r- Half Day Road IL 22 h- cv Between Buffalo Grove Road and Main Street/Prairie Road 19,100 (2021) Between Main Street/Prairie Road and Milwaukee Ave (IL 21) 17,800 (2021) Q 0 A The existing peak hour and IDOT AADT volumes(adjusted to existing,year 2023 conditions)are illustrated on Exhibit o 3. `*" cu U C Also included on Exhibit 3 is the traffic entering and exiting the single-family residence located on the site, as well as c the residence located to the south of the site at 22745 Prairie Road. Note, no traffic was observed to enter or exit the 72 existing single-family residence located on the site, and was,therefore,not included to provide a conservative analysis 0 scenario (future site traffic would not discount for existing traffic on site). There was one vehicle observed exiting the 15 22745 Prairie Road residence during the weekday morning peak hour; however,there was no traffic observed entering E or exiting this residence during the weekday evening peak hour. Accordingly, to provide a conservative analysis U scenario, one vehicle was assumed entering the 22745 Prairie Road residence during the weekday evening peak hour. Q One vehicle exiting during the morning peak hour and one vehicle entering during the evening peak hour is consistent with the Institute of Transportation Engineers (ITE) trip generation for one single family home. Summaries of the intersection turning movement count data are contained in Appendix A. ;;'! r. ,�r"aj �r. r.i Packetg. 2.2.d =0, 2 -j 45 (45) 19,500 �j 623 (1299) 13,200 — - 210 (296) 2 Half Day Rd 22 (8) 19 t (692) 1151 (52) 35 CDLn E (N-- 0 0 0 CL CL SITE 0 CL U) CZ) 00 C� cv J L Willow r- Pkwy N (9) 22 0 (0) 22745 (25) 43 Prairie to O 04 C*4 LEGEND 72 XX Weekday AM peak hour (7:30 - 8:30 AM) (XX) Weekday PM peak hour E (4:30-5:30 PM) XX QAnUual average daily traffic Existing Stop Sign Existing Traffic Signal N BLA, Inc. Exhibit 3 ITASCA, ILLINOIS Existing Traffic SCALE: NTS Packet Pg. 181 2.2.d IW Crash Summary To evaluate and address potential safety issues within the study area, crash data was obtained from the LCDOT Transportation Data Management System for the last five calendar years available, 2017 through 2021. A summary of the crash data is provided in Table 2. Table 2: Crash Summary (2017-21) v Severit a Crash Type c Percent During -j No. of PI B Wet/Icy Location/Year Crashes PD A B C F CM RE SS FO HO Ped Conditions o Intersections(Crashes within 250'o 'Intersection) t� Half Day.Road (IL Route 22) at Prairie Road/Main Street 2017 3 - --- 1 1 -- [__3__2 -- -- -- -- 20% 0 2018 7 5 -- 1 1 -- -- 5 1 1 -- -- 14%r 2019 6 16 -- -- __ � 2 2 1 1 -- -- 67% a 2020 1 1 __ -- -- -- -- 1 -- __ 0% I- 2021 3 3 -- -- -- -- -- 2 1 -- -- -- 67°/r Total 22 18 0 2 2 0 5 11 3 3 0 0 36``% o CL Prairi road at Willow Pawkway cu 2017 -- -- -- 1 -- l -- -- -- -- 0% o 2018 -- -- __ -- -- -- -- -- -- -- -- a- 2019 -- -- -- -- L -- -- -- -- -- -- -- -- -o 2020 -- -- -- -- -- I -- -- -- -- -- -- -- -- a 2021 -- -- -- Total 1 0 0 0 1 0 0 1 0 0 0 0 0% '= Total 2017-21 23 18 0 2 3 0 5 12 3 3 0 0 35% ti PD=property damage only;PI=personal injury;F=fatality. Z a Type A(incapacitating injury);Type B(non-incapacitating injury);Type C(possible injury). sn CM=cross movement/angle,RE=rear end;SS=Sideswipe,FO=fixed object/parked car;HO=head on;Ped=pedestrian/bicyclist. CO cv cv As shown in Table 2,the signalized intersection of Half Day Road at Prairie Road/Main Street experienced a total of - 22 crashes over the 5-year study period, approximately 4 crashes per year. Approximately 82 percent(18 of 22) of the C"4 crashes involved property damage only, and 50 percent 11 of 22 were rear-end e collisions. p p y g y, p ( ) type c The unsignalized intersection of Prairie Road at Willow Parkway experienced one crash over the 5-year study period. A It involved a Type-C injury (possible injury) and was a rear-end type collision. o cv cu There were no reported fatalities at the study area intersection over the five-year analysis period and no crashes that involved a pedestrian or bicyclist. c 72 O c cu E U t0 Q Packet g. 2.2.d IW Future Conditions Traffic Growth Construction and occupancy of the proposed residential development is anticipated to occur by the end of the year, v 2025. Future traffic volumes were developed for the year 2030,anticipated build-out year of the development plus five J years. Traffic growth in the area is a function of expected land development in the region. Based on a review of (n historical traffic volumes and the Chicago Metropolitan Agency for Planning (CMAP) 2050 projections (see Appendix a B), traffic volumes along Half Day Road are assumed to experience an annual, compounded growth rate ranging a between 0.80 and 0.81 percent, while Prairie Road's annual, compounded growth rate was 0.75 percent. However,to a- provide a conservative analysis scenario, a 1.0 percent per year compounded growth rate was applied along Half Day Road,Willow Parkway and Main Street and a 3 percent,non-compounded growth rate was applied along Prairie Road, E consistent with LCDOT guidelines. _ c 3 2030 No-Build (Non-Site) Conditions ,° cu The 2030 No-Build traffic volumes were accordingly developed by applying a 1.0 percent compounded, annual growth c rate (Half Day Road, Willow Parkway and Main. Street) and 3 percent non-compounded annual growth rate (P C rairie ° Road)to the existing traffic(lxhihit 3). The 2030 No-Build traffic volume networks are graphically depicted on Exhibit 4. co n- Planned Roadway Improvement Projects -� co a The SRA Report dated April 1993 for IL Route 22 identified improvements at the Half Day Road intersection with Prairie W Road and Main Street, including dual left-tum lanes on eastbound IL Route 22, an exclusive right-turn lane on both eastbound and westbound IL Route 22, as well as additional lanes on southbound Main Street and northbound Prairie Road, which required the acquisition of additional right-of-way. However, these improvements are not included in the °' current Multi-Modal Transportation Plan (FY 2023-2028). Thus, there is currently no construction completion date z sn scheduled. Accordingly,for the purpose of this study,these improvements were not considered in the analyses. Excerpts � from the SRA Report are provided in Appendix C. C*4 r- Proposed Development Plan cv The Site Plan prepared by Pearson,Brown&Associates,Inc.is provided in Appendix D. As proposed,the development w includes the construction of 41 (3-story, 3-bedroom) townhomes contained within seven (7) buildings. The '; development will be served by 187 parking spaces: 82 garage spaces,two (2)per unit; 82 driveway spaces, 2 per unit; '24 and 23 surface parking lot spaces. Access to the site will be provided via a full access on Prairie Road. It also includes N a dog run, as well open space, sidewalks and multi-use paths. In addition, as part of the development, the existing c driveway serving the single-family residence at 22745 Prairie Road (to the south of the site) will be closed and a new c driveway provided within the site. 72 O Trip Generation cu The amount of traffic generated by a development depends on the type and density of the land use. Trip generation = estimates for the development were calculated based on information published in the Institute of Transportation Engineers (ITE) Manual Trip Generation, 1 lth Edition (see Appendix E). The ITE manual is a compilation of national traffic data surveys used to estimate traffic volumes for various land uses. The ITE data does not represent locations with measurable transit, walking and other non-auto trips. The Prairie View Metra Station is located approximately 0.3-miles north of the site. Based on the US Census Bureau,2017-2021 America Community Survey Data, Mode of Transportation (Journey to Work) for Census Tract 8645.20, approximately 72 percent use auto (personal vehicles and/or taxi/rideshare carpool) to commute to/from work (see Appendix P�. However,to provide a conservative scenario,test the maximum site impacts,the ITE trip generation estimates were not discounted for residents that carpool and/or use alternative modes to travel to/from work (bike,walk and/or transit). ;:! r. ,�r"aj �r. r.i Packet g. 2.2.d 10 00 00 48 (48) 'a 20,900 �j 668 (1393) 19,500 m 254 (358) 2' Half Day Rd 22 (9) 20 t (742) 1234 CU (63) 42 'N E F-10 0 0 0) 0 CL CL SITE 0 tr CL U) N 00 CD Cv J L .— Willow (0�----------------------- — t- Pkwy o (0) 22745 04 (10) 24 (27) 46 Prairie to t rr) A 04 04 in in C LEGEND 72 XX Weekday AM peak hour (7:30 - 8:30 AM) (XX) Weekday PM peak hour E (4:30-5:30 PM) XX QAnUual average daily traffic Existing Stop Sign Existing Traffic Signal N BLA, Inc. Exhibit 4 ITASCA, ILLINOIS 2030 No Build SCALE: NTS packet Pg. 184 2.2.d IW Table 3 provides a summary of the total trips to be generated by the proposed development,including residents,visitors, deliveries, etc. Table 3: Estimated Trip Generation Weekday ITE AM Peak Hour I'M Peak Hour Dail tj Land Use/Size LUC In Out Total In Out Total In Out Total -' _ J Townhomes/41 Units 220 9 27 36 24 14 38 169 169 338 co a Directional Distribution The anticipated trip distribution of new site traffic is summarized in Table 4. This was based on current travel patterns, the operational characteristics of the street system and site access. o c Table 4: Trip Distribution o cu Route & Direction Percent Route(To/From) Prairie Road a South of Willow Parkway 40%, cu Half Day Road o West of Prairie Road/Main Street 15% a- East of Prairie Road/Main Street 40% -o Main Street North of Half Day Road 5% cu Willow Parkwa '= West of Prairie Road -- a Total 100% z --Less than 5% CCv 00 cv Cv Site Traffic Assignment r. r. Based on the direction of travel,the site-generated trips were assigned to the roadway network using the site estimated CA' ' trips listed in Table 3 and the anticipated directional distribution outlined in Table 4. The site vehicular traffic assignment is illustrated on Exhibit 5. V_ A cv c 2030 Total Traffic Conditions A U The site-generated traffic volumes (Exhibit 5) were then added to the 2030 No-Build traffic volumes (Exhibit 4) to coo develop the 2030 Total traffic volumes. This includes the traffic from the closure of the existing 22745 Prairie Road a 72 driveway and anew driveway located on site. The Total traffic volumes for the year 2030 are shown on Exhibit 6. p c cu E _ U t0 Q Packet Pg. 2.2.d �I CD 50 1136 4 (10) 2 Half Day Rd CL (3) 1 E 0 0 0 CL 720' CL SITE 0 CL LO 00 C*4 C*4 �—1 16 (8) A C l 11 (6) L ti Willow r- Pkwy 04 22745 Prairie cn A 04 Q 04 cu LEGEND m XX Weekday AM peak hour 72 (7:30 - 8:30 AM) 0 (XX) Weekday PM peak hour (4:30-5:30 PH) 0) XX E - AnUUal average daily traffic 4+ Existing Stop Sign st Existing Traffic Signal Proposed Stop Sign N BLA, Inc. Exhibit 5 ITASCA, ILLINOIS Site Traffic SCALE: NITS Packet Pg. 186 2.2.d 00 00 48 (48) 'a 20,950 �j 668 (1393) 19,636 m 258 (368) 2' Half Day Rd (9) 20 (742) 1234 CU (66) 43 E 0 ly 0 0 CL CL SITE 0 tr CL LO C*4 17 (3) 00 11 (6) C*4 C� Willow Pkwy (10) 24 t f 22745 04 (27) 46 NMI Prairie to Q A Ln C*4 LEGEND Ln Q 04 xx Weekday AM peak hour (7:30 - 8:30 AM) (XX) Weekday PM peak hour 72 (4:30-5:30 PM) 0 XX m- Anuual average daily traffic E Existing Stop Sign Existing Traffic Signal —fL Proposed Stop Sign N BLA, Inc. Exhibit 6 ITASCA, ILLINOIS 2030 Total Traffic SCALE: NTS Packet Pg. 187 2.2.d IW Traffic Analysis Auxiliary Lane Analysis The LCDOT Highway Access and Use Ordinance was used to determine the need for a right-turn lane on northbound Prairie Road at the site access under future traffic conditions. Note: A center, painted median is currently present on southbound Prairie Road at the site access and is anticipated to be restriped to provide a left-turn lane. co Section 5.3.2 Auxiliary Lane Requirements indicates that a right-turn lane is considered when the criteria illustrated in 'a Table 5.3 is satisfied for a two-lane roadway. Based on the approach and right-turn volumes on Prairie Road, a right- a- turn lane is not warranted on northbound Prairie Road at the proposed site access under future traffic conditions. cn However, consideration should be given to installing a right-turn lane at the proposed site access due to driver E expectations and continuity along the corridor. c 3 A summary of the application of the right-and left-turn lane warrants is provided in Appendix G. ° cu Capacity and Queue Analysis c a A primary result of capacity analysis is the assignment of levels of service to traffic facilities under various traffic flow a) conditions. The capacity analysis methodology is based on the concepts and procedures in the Transportation Research Board's (TRB) Highway Capacity Manual (HCM). The concept of level of service (LOS) is defined as a qualitative a- measure describing operational conditions within a traffic stream and their perception by motorists and/or passengers. -cs A level-of-service definition provides an index to quality of traffic flow in terms of such factors as speed, travel time, freedom to maneuver,traffic interruptions,comfort, convenience and safety. Six levels of service are defined for each type of facility. They are given letter designations from A to F, with LOS A a representing the best operating conditions and LOS F the worst. LOS C is often considered acceptable for design z purposes and LOS D is usually considered as providing the lower threshold of acceptable operations. Since the level N of service of a traffic facility is a function of the traffic flows placed upon it, such a facility may operate at a wide range N of levels of service,depending on the time of day,day of week or period of year.A description of the operating condition c� under each level of service is provided in Table 5. cv Table 5: Level of Service (LOS) Summary Average Control Delay o sec/veh' A LOS Description Signalized Unsi nalized N A Describes conditions with little to no delay to motorists. < 10 < 10 0 B Represents a desirable level with relatively low delay to motorists. >10 and<20 >10 and< 15 — — co C Describes conditions with average delays to motorists. >20 and<35 >15 and<25 72 D Describes operations where the influence of congestion becomes more 0 noticeable. Delay s are still within an acceptable range. >35 and<55 >25 and<35 Represents operating conditions with high delay values. This level is often 0 E considered within urban settings or for minor streets intersecting major .� arterial roadways to be the limit of acceptable delay. >55 and< 80 >35 and<50 cc 4� F Is considered unacceptable to most drivers with high delay values that Q often occur when arrival flow rates exceed the capacity of the intersection. >80 >50 Capacity and queue analyses were conducted at all study intersections under Existing, 2030 No-Build and 2030 Total traffic volume conditions through application of the procedures described above. The impact of site-generated traffic can be measured by comparing 2030 No-Build conditions to 2030 Total conditions. The results of the intersection analyses are discussed below and are summarized in Table 6. All analysis worksheets are provided in Appendix H. ;:! r. ,�r"aj �r. r.i Packet Pg. 2.2.d N O O v', oo in (= M M � � O N O Ol AO i In .--i 00 O ll- l� N M in d N M \O AO -- -- -- M A o v� M O N _ 00 U oo M M N \O O M 011 N oo m �n O -- oo N O �n oo O o0 oo J Q in A N N M M N N \p in M t!J a N N y„ U N M a oo N o0 o0Cy 4 E N ..� qua• oc Q n N N N m N N N �tJn M a, t0 CL CU CL p wwwC-) L) C-) L) wUwL) C-) ) L) wa N co v1 o N 00 in N N '� 01 M l� In 00 N M 01 01 00 O \p l� N '� A N N M .--� N N V') M A N N M M N M "'� .--� �--� O .--i O 00 00 N r- eC Q cv ---------'— O N CV a n a N CD v� cv rn rn e U N c0 : 'Q d x IF i' �3 �3 U .E d ¢ � i Cju O cd G� c 5 . Z � 5 � "S a� �" O ✓, ✓, ✓, ✓,-C -C -C V] V] 0 (� ✓, 'r, ✓, ✓, V] V] -- � � a U 'C 'C � a U 'C O a W 4 � � � � '� = = y � 4 � � � �o .� Packet Pg. 189 2.2.d IW Half Day Road at Prairie Road/Main Street Under existing conditions,the signalized intersection of Half Day Road at Prairie Road/Main Street operates at overall LOS"D"during the weekday morning and evening peak hours. There are several movements that operate with capacity constraints at LOS "E/F" during both peak periods. Under future (No-Build and Total) traffic conditions, this intersection is anticipated to operate at overall LOS "E" during the weekday morning peak hour and LOS "D" during the weekday evening peak hour. As previously identified in the SRA Report and the capacity analyses contained herein, improvements are necessary at this intersection to accommodate existing traffic conditions. The proposed site traffic J has minimal impact on the intersection operations. cu Prairie Road at Willow Parkway/Site Access C° .a All movements at the Willow Parkway and site acessintersection with Prairie Road are anticipated to operate at a acceptable levels of service (at LOS "D"or better)during both peak hours studied under both existing and future traffic conditions. The 95th-percentile queue lengths for exiting movements onto Prairie Road, as well as left-turn entering movements are not expected to exceed one vehicle,which will not impact operations on-or off-site. _ C Future conditions assumed the site access driveway would provide one inbound lane and one outbound lane, operating 0 under Stop sign control. It also assumed that the center median on. Prairie Road would be restriped (with widening, as 0 necessary) to provide a southbound left-turn lane, along with the installation of right-turn lane on northbound Prairie Road. Future conditions also included the closure of the existing single-family residence driveway south of the site a° (22745 Prairie Road) and a new driveway provided within the site;this eliminates conflicts between vehilcles entering ' and exiting the 22745 residence and vehicles entering the site from the south within the new right-turn lane. fa a. co a cu a z LO N Co N N ti r. N N c� 0 V_ A N 0 N cu U C t0 C_ 72 0 C 0 E L U t0 Q Packet g. 2.2.d IW Parking Analysis Parking Demand Requirements Based on the parking requirements outlined in the Village of Buffalo Grove Code of Ordinance (Section 17.36.040) 82 v parking spaces are required for the site. The Village's parking requirements are summarized in Table 7. —i J Table 7: Villa a Parking Re uirements co Parking Spaces a Use Size Parking Requirement Required Provided A Townhomes 41 Units 2.0 spaces per dwelling unit 82 187 cu A 82 garage spaces(2 each per unit),82 driveway spaces(2 each per unit)and 13 surface parking lot spaces. E d _ Parking Demand Projections a To project the peak parking demand, BLA referenced the following sources: • ITE Parking Generation 5'11 Edition and c • Urban Land Institute (ULI) Shared Parking, 3rt Edition. a- cu ITE Parking Generation The ITE Parking Generation publication provides a compilation of parking demand surveys from across the country for a wide variety of land uses. ITE LUC 221, Multifamily Housing (Mid-Rise), was referenced for the proposed development(see Appendix 1). Using the ITE data, Table 8 presents a summary of the projected peak parking demand �0 for the proposed development on a weekday and weekend. Again,to provide a conservative scenario,test the maximum 0 site impacts, the ITE parking generation estimates were not discounted for proximity of the proposed development to L- transit(located less than 0.5 miles from commuter rail). ti z Table 8: Pro'ected Peak Parkin Demand: ITE—Parkin Generation "4 cv co Average Peak Parking Demand 85"Percentile Parking Demand ITE Weekday Weekend Weekday Weekend Land Use LUC Size Rate/Unitl Spaces Rate/Unit I Spaces Rate/Unitl Spaces Rate/Unit Spaces Townhomes 221 41 Units 1.31 54 1.22 50 1.47 60 1.33 55 cfl 0 ULI Shared Parking The ULI Shared Parking publication also contains rates for various uses by weekday and weekend. BLA referenced o the peak parking demand rates for residential use (see Appendix.)for the proposed development(see Table 9). U C Table 9: Pro'ected Peak Parkin Demand: ULI—Parkin Generation c Peak Parking Demand 72 Weekday Weekend Visitor Resident Visitor Resident 0 Land Use Size Rate/Unit Rate/Unit Spaces Rate/Unit Rate/Unit Spaces E Townhomes/3 bedrooms 41 Units 0.10 2.5 107 0.15 2.5 109 c"o Q Accordingly, the proposed parking supply of 187 spaces (82 garage spaces, 82 driveway spaces and 23 surface parking lot spaces)will be adequate to accommodate the project parking demand for the proposed development. Packet Pg. 2.2.d IW Conclusions and Recommendations A Traffic Impact Study was performed for the proposed Prairie Point residential development located at the southeast corner of Half Day Road (IL Route 22) and Prairie Road/Main Street in Buffalo Grove,Illinois. Existing and future conditions in the study area have been described, analyzed and evaluated with respect to traffic operations and the J planned development. Conclusions and recommendations of this effort are presented below: _J cu Conclusions: c�0 1. The existing, approximately 4.3-acre site contains undeveloped land and a single-family residence. Access to a the site is provided via one driveway on Prairie Road. 2. The project will include developing the site to provide 41 (3-story, 3-bedroom) townhomes contained within seven(7)buildings. The development will be served by 187 parking spaces: 82 garage spaces,two(2)per unit; a 82 driveway spaces, 2 per unit; and 23 surface parking lot spaces. Access to the site is proposed via one full access driveway on.Prairie Road,opposite Willow Parkway. No new site access is proposed to Half Day Road. c 3. The existing driveway serving the single-family residence at 22745 Prairie Road (to the south of the site) will �— be closed and a new driveway provided within the site. 4. The site traffic impacts on the existing street system will be minimal. No improvements to the adjacent existing a study area intersections are required to accommodate the development traffic. Recommendations: ti 1. The site access driveway should provide one inbound lane and one outbound lane, operating under Stop sign .� control. M a 2. The painted median on Prairie Road should be restriped, along with widening of Prairie Road as needed, to �= provide a southbound left-turn lane at the site frill access, opposite Willow Parkway. 3. Provide a right-turn lane on northbound Prairie Road at the proposed site full access,opposite Willow Parkway. CL LO N 00 N N ti r. N N cO 0 V_ A N 0 N cu U C t0 C 72 0 C CU E L U t0 Q Packet g. 1411�3L,A, Iric. CO CU CU CL 0 Appendices 0 tU CL CL CO CU CC tU CL LO 04 Co 04 CV ti 04 Nt Co A 04 Q 04 0 U C CO 72 0 CU CO Packet Pg. 193 1411�3L,A, Iric. CU CU CL 0 Appendix A 0 Traffic Count Summaries 0 LO CA CO CA N ti r. CA CD V- A N CD cu C AS 72 0 CU Packet Pg. 194 2.2.d 1 -Half Day Rd at Prairie Rd/Main St-Re...-TMC Tue Apr 11,2023 HAMMUR-­' Full Length(7 AM-9 AM,4 PM-6 PM) ASSOCIATES, INC. All Classes(Lights,Articulated Trucks,Buses and Single-Unit Trucks,Pedestrians,Bicycles Provided by: Gewalt Hamilton Associates Inc. on Crosswalk) 625 Forest Edge Drive,Vernon Hills,IL,60061,US All Movements ID: 1057919,Location:42.195763,-87.955338 Leg Main Prairie IL 22 IL 22 Direction Southbound Northbound Eastbound Westbound Time L T R U App Pet]* L T R U App Pet]* L T R U App Pet]* L T R U App Pet]*Int 2023-04-11 7:OOAM 9 19 4 0 32 0 3 20 54 0 77 0 12 248 1 0 261 2 18 80 12 0 110 1 48( 7:15AM 19 18 4 0 41 0 5 18 98 0 121 0 6 301 2 0 309 2 18 127 9 0 154 0 62E 7:30AM 9 22 5 0 36 0 4 15 123 0 142 0 4 253 4 0 261 0 49 146 5 0 200 0 63Z J 7:45AM 19 13 3 0 35 0 4 38 109 0 151 0 5 305 10 0 320 1 53 162 16 0 231 0 73i Hourly Total 56 72 16 0 144 0 16 91 384 0 491 0 27 1107 17 0 1151 5 138 515 42 0 695 1 2481 8:OOAM 29 19 2 0 50 0 4 27 142 0 173 0 3 311 8 0 322 0 50 135 5 0 190 0 73E M 8:15AM 22 12 0 0 34 0 5 28 120 0 153 0 7 282 13 0 302 0 58 180 19 0 257 0 74( O 8:30AM 8 20 5 0 33 0 6 19 56 0 81 0 2 254 6 0 262 0 44 159 12 0 215 0 591 CL 8:45AM 14 19 2 0 35 0 12 15 44 0 71 0 1 260 8 0 269 0 22 136 10 0 168 0 W_ W Hourly Total 73 70 9 0 152 0 27 89 362 0 478 0 13 1107 35 0 1155 0 174 610 46 0 830 0 261E d 4:OOPM 9 22 6 0 37 0 11 26 40 0 77 1 1 153 6 0 160 2 58 280 8 0 346 0 62( O 4:7.5PM 3 20 0 0 23 0 13 16 59 0 88 0 0 1.44 12 0 156 2 63 240 7 0 310 0 ST -� _ ________ _____ 4:30PM 12 26 5 0 43 0 16 33 81 0 1.30 1 1 160 12 1 1.74 7 60 333 10 0 403 1 7 5( 4:4511M 5 25 2 0 32 0 26 28 68 0 1.22 0 2 167 11 0 1.80 3 84 333 7 0 424 1 75( O N Hourly Total 29 93 13 0 1.35 0 66 103 248 0 41.7 2 4 624 41 1 670 1.4 265 1186 32 0 1.483 2 270E � 5:00PM 13 22 4 0 39 0 21 32 52 0 1.05 0 1 190 16 0 207 0 77 326 13 0 416 0 76i C 5:1.5PM 5 23 2 (} 30 0 1) 28 Ei(} (} 107 0 4 1.75 12 (} 191 0 Ei8 3(}7 1.5 1 391 0 71E Q 5:30PM 12 28 12 2 54 0 21 30 67 0 1.1.8............. ........_1......_166........_1(�........_0.......183...........2y 64 302 18 .....(�......3(i4...........(} 73E CL 5:45PM 1.0 19 5 0 34 0 1.3 36 68 0 117 0 1 139 7 0 147 7 61 241 15 0 317 0 61E Hourly Total 40 92 23 2 .157 0 74 126 247 0 447 0 7 670 51 0 728 9 270 1176 61 1 .1508 0 2"WHOM � Total 198 327 61 2 588 0 183 409 1241 0 1833 2 51 3508 144 1 3704 28 847 3487 181 1 4516 3 10641 CL %Approach 33.7/ 55.6/ 10.4/ 0.3/ - 10.0/ 22.3/ 67.7/ 0/ - 1.4/ 94.7/ 3.9/ 0/ - 1$.$/ 77.2/ 4.0/ 0/ - .� %Total 1.9% 3.1% 0.6% 0% 5.5% 1.7% 3.8%11.7%0%17.2% 0.5%33.0% 1.4% 0%34.8% 8.0%32.8% 1.7% 0%42.4% M Lights 194 318 57 2 571 175 405 1219 0 1799 48 3423 141 1 3613 834 3409 177 1 4421 - 1040, %Lights 98.0%97.2%93.4%100%97.1% 95.6%99.0%98.2%0%98.1% 94.1%97.6%97.9%100%97.5% 98.5%97.8%97.8%100%97.9% 97.8/, CU Articulated Trucks 0 0 0 0 0 0 0 4 0 4 1 33 0 0 34 3 24 1 0 28 6( .i %Articulated Trucks 0% 0% 0% 0% 0% 0% 0% 0.3%0% 0.2% 2.0% 0.9% 0% 0% 0.9% 0.4% 0.7% 0.6% 0% 0.6% 0.6% Buses and Single-Unit CL Trucks 4 9 4 0 17 8 4 18 0 30 2 52 3 0 57 10 54 3 0 67 171 Z Buses and Single-Unit t17 Trucks 2.0% 2.8% 6.6% 0% 2.9% - 4.4% 1.0% 1.5%0% 1.6% - 3.9% 1.5% 2.1% 0% 1.5% - 1.2% 1.5% 1.7% 0% 1.5% - 1.6/1 N 00 Pedestrians 0 1 26 ) 04 N Peclestriarrs 50.0%, 92.9%, 66.7%, t- nicyclev on Crosswalk - - - - - 0 - - - - - t - - - - - 2 - - - - - 1 1- %,nicyclev on Crosswalk 50.0%, 7.t%, 33.3%, N N Pedestrians and Mcyrles on s:;rosswalk:. L:L,ef(,, R Ri,lit,T:Thru,LJ: LJ-Turn to a rn cv a cv cu U C t0 C 72 0 C CU E L U t0 Q Packet Pg. 195 2.2.d 1 -Half Day Rd at Prairie Rd/Main St-Re...-TMC I Mr Tue Apr 11, 2023 rA I fil GEWAU HAMI AM Peak(7:30 AM-8:30 AM) ASSOCIATES, All Classes(Lights,Articulated Trucks,Buses and Single-Unit Trucks,Pedestrians, Provided by: Gewalt Hamilton Associates Inc. Bicycles on Crosswalk) 625 Forest Edge Drive,Vernon Hills,IL, 60061,US All Movements ID: 1057919,Location:42.195763,-87.955338 Leg Main Prairie IL 22 IL 22 Direction Southbound Northbound Eastbound Westbound Time L T R U App Ped'* L T R U App Ped'* L T R U App Ped'* L T R U App Ped'*Int 2023-04-11 7:30AM 9 22 5 0 36 0 4 15 123 0 142 0 4 253 4 0 261 0 49 146 5 0 200 0 635 ... 7:45AM 19 13 3 0 35 0 4 38 109 0 151 0 5 305 10 0 320 1 53 162 16 0 231 0 73i J 8:OOAM 29 19 2 0 50 0 4 27 142 0 173 0 3 311 8 0 322 0 50 135 5 0 190 0 73F 8:15AM 22 12 0 0 34 0 5 28 120 0 153 0 7 282 13 0 302 0 58 180 19 0 257 0 74E CD Total 79 66 10 0 155 0 17 108 494 0 619 0 19 1151 35 0 1205 1 210 623 45 0 878 0 285i %Approach 51.0%42.6% 6.5%0% - 2.7%17.4%79.8%0% - 1.6%95.5% 2.9%0% - 23.9%71.0% 5.1%0% - O %Total 2.8% 2.3% 0.4%0% 5.4% 0.6% 3.8%17.3%0%21.7% 0.7%40.3% 1.2%0%42.2% 7.4%21.8% 1.6%0%30.7% CL PUF 0.681 0.750 0.500 - 0.775 0.850 0.711 0.870 - 0.895 0.679 0.925 0.673 - 0.936 0.905 0.865 0.592 - 0.854 0.957 U1 Lights 78 61 8 0 147 13 106 483 0 602 17 1129 34 0 1180 206 599 44 0 849 277E %Lights 98.7%92.4%80.0%0%94.8% 76.5%98.1%97.8%0%97.3% 89.5%98.1%97.1%0%97.9% 98.1%96.1%97.8%0%96.7% 97.2% L Articulated Trucks 0 0 0 0 0 0 0 0 0 0 1, 7 0 0 8 1, 5 0 0 6 1.1 C %Articulated.Trucks 0%, 0%, 0%0% 0% 0%, 0%, 0%0% 0%, 5.3%, 0.6%, 0%0% 0.7% 0.5%, 0.8%, 0%0% 0.7%, 0.51Y, 0 Buses aiul.Single-Unit �- Trucks 1 5 2 0 8 4 2 11 0 17 1 15 1 0 17 3 19 1 0 23 (i° %Buses and Single-Unit 0 Trucks 1.3%, 7.6%,)20.0%,)0%,) 5.2% 23.5%,) 1.9%,) 2.2%,)0%,) 2.7% 5.3%,) 1.3%,) 2.9%,)0%,) 1..4% 1.4% 3.0% 2.2%0% 2.6% 2 3% 0 CL Pedestrians 0 1, 0 � %,Pedesiria 00%, +- Bicycles on(:.:ro<uruw tllc () (1 () �() ------ CL Bicycles on( rosswalk uu01Y. xPedestrians and Bicycles on Crosswalk,L:Left, Rd Fight, 1 'HIM,UJ:UJ-11HII M 0 tY cu CL Z u0 cv 00 cv cv h r- cv cv to c rn cv c cv 0 U C t0 C 72 0 C CU E L U t0 Q Packet Pg. 196 2.2.d 1 -Half Day Rd at Prairie Rd/Main St-Re...-TMC ALT HAMI Tue Apr 11,2023 PM Peak(4:30 PM-5:30 PM)-Overall Peak Hour L GEW All Classes(Lights,Articulated Trucks,Buses and Single-Unit Trucks,Pedestrians, provided by:ASSOCIATES, S O IE Hamilton Associates Inc. Bicycles on Crosswalk)All Movements 625 Forest Edge Drive,Vernon Hills,IL,60061,US ID: 1057919,Location:42.195763,-87.955338 Leg Main Prairie IL 22 IL 22 Direction SouthbWnd Northbolmd Eastbolmd Westbolmd Time L T R U App Ped" L T R U App Ped" L T R U App Ped" L T R U App Ped"Int 2023-04-114:30PM 12 26 5 0 43 0 16 33 81 0 130 1 1 160 12 1 174 7 60 333 10 0 403 1 75( 4:45PM 5 25 2 0 32 0 26 28 68 0 122 0 2 167 11 0 180 3 84 333 7 0 424 1 75f J S:OOPM 13 22 4 0 39 0 21 32 52 0 105 0 1 190 16 0 207 0 77 326 13 0 416 0 767 J 5:15PM 5 23 2 0 30 0 19 28 60 0 107 0 4 175 12 0 191 0 68 307 15 1 391 0 715 d Total 35 96 13 0 144 0 82 121 261 0 464 1 8 692 51 1 752 10 289 1299 45 1 1634 2 2994 2 CO %Approach 24.3%66.7% 9.0%0% - -17.7%26.1%56.3%0% - - 1.1%92.0% 6.8% 0.1% - -17.7%79.5% 2.8% 0.1% - Q %Total 1.2% 3.2% 0.4%0%4.8% - 2.7% 4.0% 8.7%0%15.5% - 0.3%23.1% 1.7% 0%251% - 9.7%43.4% 1.5% 0%54.6% CL PHF 0.673 0.923 0.650 -0.837 0.788 0.917 0.806 - 0.892 0.500 0.911 0.797 0.250 0.908 0.860 0.975 0.750 0.250 0.963 0.97E Lights 35 96 13 0 144 82 120 258 0 460 8 679 49 1 737 286 1288 45 1 1620 2961 CA %Lights 100% 100%100%0%100% 100%99.2%98.9%0%99.1% -100%98.1%96.1%100%98.0% 99.0%99.2%100%100%99.1% -98.9% O Articulated Trucks 0 0 0 0 0 0 0 2 0 2 0 8 0 0 8 0 5 0 0 5 L -� C %Antculated.Crocks 0% 0% 0%0% 076 0% 0% 0.8%0% 0.4'%r 0% 1..2% 0% 0% 1.1% 0% 0.4% 0% 0% 03% - 0.5% e-Unit 0 Bu%es and sing"Trucks 0 0 0 0 0 0 1 1 0 2 0 i 2 0 7 3 6 0 0 9 1 f ~ CU %Buses and Single-Unit 'Truck% 0'Yo 0'Yo 0'Yo 0'Yo WK, O'Yo 0.8%, 0.4%,O'Yo 0.4% O'Yo 0.7%, 3.9%, 0'Yo 0.9% 1.0% 0.5% 0% 0% 0.6% 0.6% d I'etier;HrAar4:, 0 81 2 CL /,Persier',uiarar;, 0% 80'y.0% l.i'yi'% Qf Bicyd on(:;cor.,r.,waillc0 000 %Bicycles on f'cosswatllc _ _ _ _ _ _ _ _ _ .- ._1.00%a -20.0%a 0%a CL Pedestrians and Bicycles on Crosswalk, I,:Left, fie. Right,'I`.T11111, L: L-111111 .� CO O CC CU CL Z to C4 00 C4 C4 C14 4 to O A C4 O C4 0 U C CC C 72 0 C CU E L U CO Q Packet Pg. 197 2 Prairie Rd at Willow Pkwy-TMC GEWALT HAM11 F Tue Apr 11,2023 Full Length (7 AM-9 AM,4 PM-6 PM) ASSOCIATES, All Classes(Lights,Articulated Trucks,Buses and Single-Unit Trucks, Provided by: Gewalt Hamilton Associates Inc Pedestrians) 625 Forest Edge Drive,Vernon Hills,IL, 60061,US All Movements ID: 1054038,Location: 42.193827, -87.95536 Leg Willow Pkwy Prairie Rd Prairie Rd Direction Eastbound Northbound Southbound Time L R U App Peal* L T U App Peal* T R U App Peal*Int 2023-04-117:OOAM 5 3 0 8 1 0 71 0 71 0 41 1 0 42 0 121 J 7:15AM 2 5 0 7 1 1 118 0 119 0 35 2 0 37 0 163 -1 7:30AM 7 12 0 19 1 3 136 0 139 0 71 1 1 73 0 231 4) 7:45AM 5 11 0 16 0 9 145 0 154 0 74 1 0 75 0 245 Hourly Total 19 31 0 50 3 13 470 0 483 0 221 5 1 227 0 760 O 8:OOAM 5 12 0 17 1 8 175 0 183 0 76 1 0 77 0 277 CL 8:15AM 5 8 0 13 1 1 147 0 148 0 81 3 0 84 0 245 U1 CU 8:30AM 7 11 0 18 0 1 71 0 72 0 65 1 0 66 0 156 E 8:45AM 5 6 0 11 0 2 66 0 68 0 46 2 0 48 0 127 O Hourly Total 22 37 0 59 2 12 459 0 471 0 268 7 0 275 0 80 5 4:OOPM 1, 6 0 7 3 8 76 0 84 0 81, 1, 0 82 0 1.73 d 4:'15PM 1 6 0 7 4 8 82 0 90 0 98 4 0 102 o 199 0) 4:30PN1 1 10 0 11 5 2 126 0 128 0 100 3 0 103 0 242 4:45PM 3 1. 0 4 7 4 1.1.9 0 123 0 1.1.0 3 0 1.13 0 240 Il Z ou 389 11 0 4W 0 854rly'fotal 6 23 0 29 19 22 403 0 425 0 (1) S:OOPM 3 5 0 8 2 8 105 0 113 0 1.1.2 5 0 117 0 238 5:1.5PiM 2 9 0 U 5 3 100 0 103 0 109 3 0 142 0 226 '- CL 5:30PM 4 4 0 8 5 5 110 0 115 0 107 5 0 112 0 235 5:45PM 4 7 0 11 5 9 109 0 118 0 84 4 0 88 0 217 (0 t0 Hourly Total 13 25 0 38 17 25 424 0 449 0 412 17 0 429 0 916 O w Total 60 116 0 176 41 72 1756 0 1828 0 1290 40 1 1331 0 3335 0) L %Approach 34.1% 65.9% 0% - 3.9% 96.1% 0% - 96.9% 3.0% 0.1% - t0 %Total 1.8% 3.5% 0% 5.3% 2.2% 52.7% 0% 54.8% 38.7% 1.2% 0% 39.9% CL Lights 59 109 0 168 71 1718 0 1789 1264 40 1 1305 3262 Z %Lights 98.3% 94.0% 0% 95.5% 98.6% 97.8% 0% 97.9% 98.0% 100% 100% 98.0% 97.8% N Articulated Trucks 0 0 0 0 0 3 0 3 2 0 0 2 5 00 %Articulated Trucks 0% 0% 0% 0% 0% 0.2% 0% 0.2% 0.2% 0% 0% 0_2% 0.1% CV Buses and Single-Unit Trucks 1 7 0 8 1 35 0 36 24 0 0 24 68 r %Buses and Single-Unit Trucks 1.7% 6.0% 0% 4.5% 1.4% 2.0% 0% 2.0% 1.9% 0% 0% 1.8% 2.0% N Pedestrians 41 0 0 11%Pedestrians .- .- .- .- 1001% .- .- .- .- .- .- .- .- W Pedestrians and Bicycles on Crosswalk, Q..,a [.,eft, R: Right,"f': TIhml, �J: l,J-ff`Lairn A N c N 0) U C t0 C 72 0 C CU E L U t0 Q Packet Pg. 198 2 Prairie Rd at Willow Pkwy-TMC GEWALT HAM11 F Tue Apr 11,2023 AM Peak(7:30 AM-8:30 AM)-Overall Peak Hour ASSOCIATES, All Classes(Lights,Articulated Trucks,Buses and Single-Unit Trucks, Provided by: Gewalt Hamilton Associates Inc Pedestrians) 625 Forest Edge Drive,Vernon Hills,IL, 60061,US All Movements ID: 1054038,Location: 42.193827, -87.95536 Leg Willow Pkwy Prairie Rd Prairie Rd Direction Eastbound Northbound Southbound Time L R U App Ped* L T U App Ped* T R U App Pee*Int 2023-04-117:30AM 7 12 0 19 1 3 136 0 139 0 71 1 1 73 0 231 J 7:45AM 5 11 0 16 0 9 145 0 154 0 74 1 0 75 0 245 -1 8:OOAM 5 12 0 17 1 8 175 0 183 0 76 1 0 77 0 277 4) 8:15AM 5 8 0 13 1 1 147 0 148 0 81 3 0 84 0 245 Total 22 43 0 65 3 21 603 0 624 0 302 6 1 309 0 998 O CL %Approach 33.8% 66.2% 0% - 3.4% 96.6% 0% - 97.7% 1.9% 0.3% - %Total 2.2% 4.3% 0% 6.5% 2.1% 60.4% 0% 62.5% 30.3% 0.6% 0.1% 31.0% PHF 0.786 0.896 - 0.855 0.583 0.861 - 0.8522 0.932 0.500 0.250 0.920 0.901 E Lights 21 41 0 62 20 583 0 603 294 6 1 301 966 0 %Lights 95.5% 95.3% 0% 95.4% 95.29/6 96.7/o 09/> 96.6% 97.49/> 1009/> 1009/> 97.4% 96.89/> � Articulated].rocks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 pv -- pv --- %Articulated Trucks 0% 0% 0% (Y O 0% 0% 0% (Y O 0% 0% 0% 0% 0% tlf Buses and Singh-Unit Trucks 1 2 0 3 1 20 0 21 8 0 0 8 32 %Buses and Single-Unit Trucks 4.5% 4.7% 0% 4.6% 4.8% 3.3% 0% 3.40% 2.6% 01% 0% 2.6%1u 3.2'% 0 CL 71,tesb-LIT 111<o .. .. .. .. 3 .. .. .. .. 0 .. .. .. .. 0 0) C Pedet'tria." 1.001'/0 Pedestrians and Bicyc es on Crosswalk,L: heft,R: Right,T: Tlhfta, �J: 1J4111 rn a- to 0 tY cu fa CL Z u0 N 00 N N ti r- N c`t to a rn N a N 0 U C t0 C 72 0 C CU E L U t0 Q Packet Pg. 199 2 Prairie Rd at Willow Pkwy-TMC GEWALT HAM11 F Tue Apr 11,2023 PM Peak(4:30 PM- 5:30 PM) ASSOCIATES, All Classes(Lights,Articulated Trucks,Buses and Single-Unit Trucks, Provided by: Gewalt Hamilton Associates Inc Pedestrians) 625 Forest Edge Drive,Vernon Hills,IL, 60061,US All Movements ID: 1054038,Location: 42.193827, -87.95536 Leg Willow Pkwy Prairie Rd Prairie Rd Direction Eastbound Northbound Southbound Time L R U App Peal* L T U App Peal* T R U App Peal* Int 2023-04-114:30PM 1 10 0 11 5 2 126 0 128 0 100 3 0 103 0 242 J 4:45PM 3 1 0 4 7 4 119 0 123 0 110 3 0 113 0 240 —1 S:OOPM 3 5 0 8 2 8 105 0 113 0 112 5 0 117 0 238 4) 5:15PM 2 9 0 11 5 3 100 0 103 0 109 3 0 112 0 226 Total 9 25 0 34 19 17 450 0 467 0 431 14 0 445 0 946 O CL %Approach 26.5% 73.5% 0% - 3.6% 96.4% 0% - 96.9% 3.1% 0% - %Total 1.0% 2.6% 0% 3.6% 1.8% 47.6% 0% 49.4% 45.6% 1.5% 0% 47.0% PHF 0.750 0.625 - 0.773 0.531 0.893 - 0.912 0.962 0.700 - 0.951 0.977 E Lights 9 23 0 32 1.7 447 0 464 426 1.4 0 440 936 0 %Lights 100%> 92.09/> 09/> 94.1% I00%> 99.39/> 09/> 99.49/o 98.89/> 100%> 09/> 98.9%> 98.9% � Articulated Trucks 0 0 0 0 0 1 0 1 1 0 0 1, 2 0 ______________ _ _____ _ __ _____ _ _ _______ ____________ "/o Atticail:�ttcrl"I't'ucks O"/u O"/u O"/u (N'/o O"/u 0.2"/u O"/u 0.2"/0 0.2"/u O"/u O"/u 0.2"/0 0.2"/u tlf Buses and Sing le-lJnit'rrucks 0 2 0 2 0 2 0 2 4 0 0 4 8 %Buses and Single-Unit Trucks 01% 8.01% 01% S 9% 0% 0.4% 0'% 0.40% 0.9'% 0'% 0% 0.9% (.8'% 0 Pcsdt�sotri�:ixcso I.r) CL 0 0 0) C 1001/o Pedestrians and Bicyc es on Crosswalk,L: heft,R: Right,T: TlhaIa, �J: 1J4111 rn a- to 0 cu fa CL Z u0 N 00 N N ti r- N c`t to a rn N a N 0 U C t0 C 72 0 C CU E L U t0 Q Packet Pg.200 1411�3L,A, Iric. CU CU CL 0 C Appendix B 0 CMAP Traffic Volume Projections C 0 LO CA CO CA N ti r. CA CD v- A N CD cu C AS 72 0 CU Packet Pg.201 433 Wesl 4Jan Buren C 5�wl hicago Metropolitan flicaku'1 636,107 3 2-4 54-0 400 lillioll, Agency for Planning an a p H I noisgro April 6, 2023 Lynn M. Means, P.E., PTOE, RSP I Senior Transportation Engineer cu BLA, Inc. 333 Pierce Road 2 Suite 200 ci Itasca, IL 60143 E 0 Subiect: 11, 22 (Haq'Day Road) (4),Prairie Road IDOT 0 Dear Ms. Means: 0 CL In response to a request made on your behalf and dated April 4, 2023, we have developed year 2050 average daily traffic (ADT)projections for the subject location. CL ROAD SEGMENT Current ADT Year 2050 ADT M 0 IL 22 Half Day Rd from Buffalo Grove Rd to Prairie Rd 19,100 24,100 IL 22 Half Day Rd from Prairie Rd to Milwaukee Ave 17,800 22,400 Prairie Ave from IL 22 Half Day Rd to Aptakisic Rd 7,450 9,400 fa CL Traffic projections are developed using existing ADT data provided in the request letter CALO co and the results from the October 2022 CMAP Travel Demand Analysis. The regional CA travel model uses CMAP 2050 socioeconomic projections and assumes the C� implementation of the ON TO 2050 Comprehensive Regional Plan for the Northeastern CA 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. A If you have any questions, please call me at(312) 386-8806. CA 40 CA cu Sincerely, cc .r- 72 0 Jose Rodriguez, PTP, AICP E Senior Planner, Research & Analysis co cc:Rios(IDOT) 2023—TrafficForecasts\BuffaloGrove\la-12-23\1a-12-23.docx Packet Pg.2027 1411�3L,A, Iric. CU CU CL 0 C Appendix C 0 SRA Excerpts C 0 LO CA Co CA N ti r. CA CD V- A N CD cu C AS 72 0 CU Packet Pg.203 2.2.d U J m" J CU CO d CL E d Strategic C d N C Regional 0 CL CU Arterial t�0 d CC Illinoi's 22 tU CL Z u7 from U.S. U.S. 1 CN CV CV ti CV w CD e- M N CD CV 0 U C CO i . '" r� _,b O 72 11 u l 1w Q Illinois Department Transportation April Packet Pg.204 NS CL dim mrM1 Tux..... d f i; r / r"l� CL — dd44mmff,,(4 ��j rrl� ���il A%/ .p8��I V1* � f�/� ;,,:1 r; ���r 6(✓ru�wulro�Wl /� !` / � / ( / � "� � ' CL o � 617 a Co N ,�.. I VD W to IR /l0/P OaILs' ,J r�oa .a 04 a Z U AS z Ji%�iMol i _.� III r �� ( l r. r ,y,ru n:,•'r's�...... .e' .� wp cc 0 z Q .., ; ri.Cm Li w Packet Pg.205 Yjv// A RUN INV'II, 1411�3L,A, Iric. CU CU CL 0 Appendix D 0 Site Plan 0 CL cu a. co cu CL :i LO C*4 Co C*4 N ti r. C*4 CD V— A N CD cu C As 72 0 CU Packet Pg.206 st 2.2.d 2 W Ml�'SSVT NM0219'N0S21V3d > 0 =.11 Ild Z ......­dVOU 31UIVUd 'N SZ9ZZ NVId SOM19W099 O UVON AVCI zllVH E 0 PMR? 0 TM 0 CL ui z CL CL 0 So CL Lo Lo CN Co CA CA CA 04 04 C4 72 TAU E WILLOW PARKWAY ------- ---- 3 duo z Mill Packet Pg.207 1411�3L,A, Iric. CU CU CL 0 C Appendix E 0 ITE Trip Generation Excerpts C 0 LO CA CO CA N ti r. CA CD V- A N CD cu C AS 72 0 CU Packet Pg.208 2.2.d Land Use: 220 Multifamily Housing (Low-Rise) Description J Low-rise multifamily housing includes apartments,townhouses, and condominiums located within the same building with at least three other dwelling units and that have two or three floors (levels). o Various configurations fit this description, including walkup apartment, mansion apartment, and a stacked townhouse. cu • A walkup apartment typically is two or three floors in height with dwelling units that are accessed by a single or multiple entrances with stairways and hallways. C a • A mansion apartment is a single structure that contains several apartments within what appears 2 to be a single-family dwelling unit. o a c) • A fourplex is a single two-story structure with two matching dwelling units on the ground and �- fa second floors.Access to the individual units is typically internal to the structure and provided a through a central entry and stairway. co a • A stacked townhouse is designed to match the external appearance of a townhouse. But,unlike a townhouse dwelling unit that only shares walls with an adjoining unit,the stacked townhouse C units share both floors and walls.Access to the individual units is typically internal to the a structure and provided through a central entry and stairway. z LO N CO CA Multifamily housing (mid-rise) (Land Use 221), multifamily housing (high-rise) (Land Use 222), affordable housing (Land Use 223), and off-campus student apartment (low-rise) (Land Use 225) are related land uses. c� 0 Land Use Subcategory N CD Data are presented for two subcategories for this land use: (1) not close to rail transit and (2) CA close to rail transit. A site is considered close to rail transit if the walking distance between the c residential site entrance and the closest rail transit station entrance is % mile or less. c 72 Additional Data For the three sites for which both the number of residents and the number of occupied dwelling E units were available,there were an average of 2.72 residents per occupied dwelling unit. co For the two sites for which the numbers of both total dwelling units and occupied dwelling units were available, an average of 96.2 percent of the total dwelling units were occupied. The technical appendices provide supporting information on time-of-day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip 252 Trip Generation Manual 11th Edition•Volume 3 N Packet Pg.209 2.2.d generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip- ........................................................................................ and-parking-generation/). ......................................... For the three sites for which data were provided for both occupied dwelling units and residents, there was an average of 2.72 residents per occupied dwelling unit. It is expected that the number of bedrooms and number of residents are likely correlated to the trips generated by a residential site. To assist in future analysis, trip generation studies of all multifamily housing should attempt to obtain information on occupancy rate and on the mix of residential unit sizes(i.e., number of units by number of bedrooms at the site complex). a The sites were surveyed in the 1980s,the 1990s, the 2000s,the 2010s, and the 2020s in British Columbia (CAN), California, Delaware, Florida, Georgia, Illinois, Indiana, Maine, Maryland, Massachusetts, Minnesota, New Jersey, Ontario (CAN), Oregon, Pennsylvania, South Carolina, o South Dakota,Tennessee,Texas, Utah, and Washington. a Source Numbers i= 188, 204, 237, 300, 305, 306, 320, 321, 357, 390, 412, 525, 530, 579, 583, 638, 864, 866, 896, 901, °C 903, 904, 936, 939, 944, 946, 947, 948, 963, 964, 966, 967, 1012, 1013, 1014, 1036, 1047, 1056, 1071, 1076 a co a cu .c a z LO N co N N ti r. N N c� 0 V- A N 0 N cu U C cc C 72 0 C CU E L U t0 Q General Urban/Suburban and Rural (Land Uses 000-399) 253 Packet Pg.210 2.2.d Multifamily Housing (Low-Rise) Not Close to Rail Transit (220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday U J J cU Setting/Location: General Urban/Suburban Number of Studies: 22 0 a. Avg. Num. of Dwelling Units: 229 vi Directional Distribution: 50% entering, 50% exiting a Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation to 6.74 2.46- 12.50 1.79 c a CL Data Plot and Equation 4000 CL Z3 X d LY cu X" '- CL 3000 Z ' X !A X CV co CV CV , X �� h X C 2000 u toX X X X N X , o X CV AS 1000 72 X � � 0 X C cU X xx S0 0 0 100 200 300 400 500 Q X=Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation:T=6.41(X)+75.31 RI=0.86 254 Trip Generation Manual 11th Edition•Volume 3 Packet Pg.211 2.2.d Multifamily Housing (Low-Rise) Not Close to Rail Transit (220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, J One Hour Between 7 and 9 a.m. J vi cu Setting/Location: General Urban/Suburban Number of Studies: 49 0 a. Avg. Num. of Dwelling Units: 249 vi Directional Distribution: 24%entering, 76%exiting a Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation to 0.40 0.13-0.73 0.12 c a CL Data Plot and Equation 300 CL i x i O � CC i x cu ' co i CL i X uO zoo � i CV X XX w X , h. n X , x u X, o >4� CCv X Q X X CV 100 X CU X co X xX x 72 O x c 'X cu X V C 0 0 1000 2000 Q X=Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation:T=0.31(X)+22.85 R'=0.79 General Urban/Suburban and Rural (Land Uses 000-399) 255 Packet Pg.212 2.2.d Multifamily Housing (Low-Rise) Not Close to Rail Transit (220) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, J One Hour Between 4 and 6 p.m. cu Setting/Location: General Urban/Suburban Number of Studies: 59 0 a. Avg. Num. of Dwelling Units: 241 vi Directional Distribution: 63%entering, 37%exiting a Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation to 0.51 0.08- 1.04 0.15 c a CL Data Plot and Equation 500 i CL i O �� CC X CU 400 i CL i i z X !A i CV i co CV w 300 W r X X CV n X X u F a X 200 � M X X o X CV x AS _X 100 X 0 x x . x x E x U CO 0 0 1000 2000 Q X=Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation:T=0.43(X)+20.55 R'=0.84 256 Trip Generation Manual 11th Edition•Volume 3 Packet Pg.213 1411�3L,A, Iric. CU CU CL 0 Appendix F 0 US Census Data 0 C. fo 0 fo C. :i LO C*4 Co C*4 N ti r. C*4 A N 40 N 0 U C AS 72 0 CU Packet Pg.214 2.2.d ,. J � CU fin 91�� �n nrRr m rev�"rA CL .. CL C3 x r, r . CL�o / Z r U) CV Co CV N 04 to 9' C 7r; M CV C CV U C ......_.�... ,.....r'� C 72 0 d.r Y C3 01 'r � ua Packet Pg.215 2.2.d rn rd 4�= as CU CL o CU 0 E E > CL E CL (D > 0 a '.t lfY CO 10 0) 0 (D <D 0 0 f (0 0 0 0 0 0 1- 0 , 0 10 CL 'E IX) UY 0 LO W 04 F: Co 04 cr- 0 ti oo N 04 2 to u (A z A 04 Q 0 04 U a co QY 72 0 U 21 ID ol AS O 4� E cr— m 8-0 0 0 C) LL U 11 c) 0 0 0 2 1 10 W C' F 11 0 u M 0 z uj 17 gcn o 2 0 0 z > Packet Pi 216 0 Ol ID Iv 73 It It I�5 ma ILI Iv CL ILI I. ' E 17 1v 1 a, I 6 Q o It, 12 ILI Iv CL CL ILI cl w . a ZI C) CL ID a, o 71 0 w o LO 04 vj .2 ro co E 111 04 ry 12, a, IB C� o rn 04 1.71 04 11.5 E E to -a I CD o a� cl 13 11 2 11 v) E E CD 04 CA 2 Iv E AS i� Z� 2 2 72 I- "T D , - m m — "1 2 3: cl a E It, E E 2 1;, 0 cl E p ID AS 4� ID ol< '0 CL o aI a a 11, z M v, I1, I) I, 11, U) lY D 1 ID (1) C D 0 (5 % ul o o 'I a, ft o o o o LL Is—, ro In ors) E (11 a, FS F c' m O i, 4w o o aY 0 I- lu o o z Iv El P IS It" III — .&) `taN m It It, uj E D ; c o o > > Packet Pg.217 1411�3L,A, Iric. CU CU CL 0 C Appendix G ?: 0 Auxiliary Lane Warrant Analysis C 0 Co C*4 N ti r. C*4 CD V- A CN CD CN 0 U C AS 72 0 CU Packet Pg.218 1411�3L,A, lx,ic. Prairie Road (Northbound) at Site Access Table 5.3 Right-Tiurn iLane Guidlewflines for Two-Lane Hlighways Approach Minirmfumi Kight-turn Voliumiew,Warrantlng Exclusive Lane Ivph) Lane Voliumie, By Povied Speed Urnk (vplhi) Cn 35 mph 40 imph 45 miph Sin,Imphl 55 Imphl co 200 75 35 2'.0 CL 300 120- 40 25 1.5 Cn 400 200 SO 30 2'.0 1.0 0 E 500 so 2�5 20 1.5 1.0 0 6,00 25, is is, 10 10 0 800 is 10 10 1.0 1.0 cu 1200 10 10 10 10 10 0 CL cu IMM,m QUIRM gm v frg///�Wj CL 06`16'r , 2030 Total Trqfac 0 m AM Peak 760 4 No cu PM Peak 40 579 10 NO fa fa CL LO 04 CO 04 N ti 04 Et 4LO A 04 Q 04 0 U C cc 72 0 CU Packet Pg.219 1411�3L,A, Iric. CU CU CL 0 Appendix H 0 Capacity Analysis Worksheets 0 LO CA Co CA N ti r. CD V- A N CD 04 0 U C AS 72 0 CU Packet Pg.220 2.2.d Lanes, Volumes, Timings Existing Conditions 3: Prairie Rd & Half Day Rd Weekday AM --1. .4-- t i Lane Configurations 0 t t Traffic Volume(vph) 19 1151 35 210 623 45 17 109 500 79 66 10 Future Volume(vph) 19 1151 35 210 623 45 17 109 500 79 66 10 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 t> Storage Length(ft) 170 0 350 0 160 405 105 0 Storage Lanes 1 0 1 0 1 1 1 0 Taper Length(ft) 150 180 125 225 Satd. Flow(prot) 1641 3524 0 1770 3441 0 1456 1863 1583 1787 1693 0 0 Flt Permitted 0.950 0.950 0.705 0.624 a- Satd. Flow(perm) 1641 3524 0 1770 3441 0 1079 1863 1583 1174 1693 0 Right Turn on Red Yes Yes Yes Yes E Satd. Flow(RTOR) 3 7 196 6 ° Link Speed(mph) 35 35 40 30 Link Distance(ft) 734 923 756 618 0 Travel Time(s) 14.3 18.0 12.9 14.0 Confl, Peds, (#/hr) 1 1 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 a. Heavy Vehicles(%) 10% 2% 3% 2% 4% 2% 24% 2% 2%i 1% 8% 20% cu Shared Lane Traffic(%) Lane Group Flow(vph) 20 1249 0 221 703 0 18 115 526 83 80 0 a Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA .� Protected Phases 5 2 1 6 3 8 1 7 4 0 Permitted Phases 8 8 4 Detector Phase 5 2 1 6 3 8 1 7 4 Switch Phase c��c Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 3.0 8.0 CL Minimum Split(s) 7.5 38.0 7.5 36.0 6.5 14.0 7.5 6.5 47.0LO z Total Split(s) 18.0 50.0 18.0 50.0 18.0 34.0 18.0 18.0 34.0 000 Total Split(%) 15.0% 41.7% 15.0% 41.7% 15.0% 28.3% 15.0% 15.0% 28.3% N cv Yellow Time(s) 3.5 4.0 3.5 4.0 3.5 4.0 3.5 3.5' 4.0 All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0' 0.0 C Total Lost Time(s) 4.5 6.0 4.5 6.0 3.5 6.0 4.5 3.5 6.0 W Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag o Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes N Recall Mode None C-Max None C-Max None Max None None Max C cv Act Effct Green(s) 7.0 44.0 13.5 56.8 43.3 35.5 55.0 48.4 41.6 U Actuated g/C Ratio 0.06 0.37 0.11 0.47 0.36 0.30 0.46 0.40 035 cc v/c Ratio 0.21 0.97 1.11 0.43 0.04 0.21 0.63 0.16 0.14 C Control Delay 58.2 55.5 145.3 22.7 22.2 34.8 19.8 23.3 27.6 72 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Total Delay 58.2 55.5 145.3 22.7 22.2 34.8 19.8 23.3 27.6 LOS E E F C C C B C C = Approach Delay 55.5 521 22.5 25A Approach LOS E D C C Queue Length 50th(ft) 15 494 -196 166 8 68 197 40 37 Q Queue Length 95th(ft) 41 #647 #355 267 24 123 340 74 84 Internal Link Dist(ft) 654 843 676 538 Turn Bay Length(ft) 170 350 160 405 105 23 EX.syn Synchro 11 Report BLA-LMM Packet Pg.221 2.2.d Lanes, Volumes, Timings Existing Conditions 3: Prairie Rd & Half Day Rd Weekday AM --1. .4-- t i Base Capacity(vph) 184 1294 199 1633 479 550 831 548 591 Starvation Cap Reductn 0 0 0 0 0 0 , 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 , 0 0 0 U Reduced v/c Ratio i 0.11 0.97 1.11 0.43 0.04 0.21 0.63 0.15 0.14 cu Area Type: Other c Cycle Length: 120 ti Actuated Cycle Length: 120 ' Offset:53(44%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 120 a Control Type:Actuated-Coordinated Maximum v/o Ratio: 1.11 0 Intersection Signal Delay:45.6 Intersection LOS: D �— Interseetion Capacity Utilization 92,5% ICU Level of Service F Analysis Period(min) 15 a w Volume exceeds capacity,queue is theoretically infinite, °' 0) Queue shown is maximum after two cycles. C # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. c0 Splits and Phases: 3: Prairie Rd&Half Day Rd �° cu 1NIER—ANNEEImu— fa 11 05 06 07 tos LO cv 00 cv cv r r- cv Ev to Co V_ A cv Co cv cu U C t0 C 72 0 C CU E L U t0 Q 23 EX.syn Synchro 11 Report BLA-LMM Packet Pg.222 2.2.d HCM 6th TWSC Existing Conditions 6: Prairie Rd & Willow Pkwy/22745 Prairie Weekday AM Int Delay,s/veh 1.3 Lane Configurationsi Traffic Vol,veh/h 22 0 43 0 0 1 21 603 0 0 305 6 Future Vol,veh/h 22 0 43 0 0 1 21 603 0 0 305 6 Conflicting Peds,#/hr 0 0 0 0 0 0 3 0 0 0 0 3 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free o RT Channelized None - None - None - None 2 CL Storage Length 155 115 Veh in Median Storage,# 0 0 - 0 - - 0 - Grade, % 0 0 0 0 - o Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, % 4 2 5 0 0 0 5 3 0 0 3 0 c Mvmt Flow 24 0 48 0 0 1 23 670 0 0 339 7 i— cu c g a. Conflicting Flow All 1059 1058 342 1083 1065 670 349 0 0 670 0 0 Stage 1 342 342 . 716 ; 716 to Stage 2 717 716 - 367 349 - - a- Critical Hdwy 7.14 6.52 6.25+ 7.1 6.5 6.2 4.15 - 4.1 -� Critical Hdwy Stg 1 6.14 5.52 - 6.1 5.5 - - - o Critical Hdwy Stg 2 6.14 5.52 - 6.1 5.5 - - - - - Follow-up Hdwy 3.536 4.018 3.345 3.5 4 3.3 2.245 2.2 Pot Cap-1 Maneuver 200 225 694 197 224 460 1193 - 930 Stage 1 669 638 - 424 437 - - - CL Stage 2 418 434 657 637 - sn Platoon blocked, % � Mov Cap-1 Maneuver 196 220 692 181 219 460 1190 - 930 N Mov Cap-2 Maneuver 196 220 - 181 219 - - - Stage 1 654 636 416 ! 429 - - - Stage 2 409 426 612 635 - C*4 c eN M HCM Control Delay,s 17 12.8 0.3 0 N HCM LOS C B U C S0 Capacity(veh/h) 1190 373 460 930 - 72 HCM Lane V/C Ratio 0.02 0.194 0.002 - HCM Control Delay(s) 8.1 17 12.8 0 - HCM Lane LOS A C B A _ HCM 95th%tile Q(veh) 0.1 0.7 0 0 - Q 23 EX.syn Synchro 11 Report BLA-LMM Packet Pg.223 2.2.d Lanes, Volumes, Timings Existing Conditions 3: Prairie Rd & Half Day Rd (Weekday PM --1. .4-- t i Lane Configurations 0 t t Traffic Volume(vph) 8 692 52 296 1299 45 82 121 261 35 98 13 Future Volume(vph) 8 692 52 296 1299 45 82 121 261 35 98 13 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900' 1900 1900 t> Storage Length(ft) 170 0 350 0 160 405 105 0 Storage Lanes 1 0 1 0 1 1 1 0 Taper Length(ft) 150 180 125 225 Satd, Flow(prot) 1805 3490 0 1787 3558 0 1805 1881 1599 1805 1861 0 a Flt Permitted 0.950 0.950 0.597 0.676 a- Satd, Flow(perm) 1805 3490 0 1786 3558 0 1125 1881 1577 1283 1861 0 Right Turn on Red Yes Yes Yes Yes E Satd, Flow(RTOR) 7 4 275 5 _ Link Speed(mph) 35 35 30 30 Link Distance(ft) 734 923 756 618 0 Travel Time(s) 14.3 18.0 17.2 14.0 Confl, Peds, (#/hr) 1 1 10 2 2 10 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 a. Heavy Vehicles(%) 0% 2% 4% 1% 1% 0% 0% 1% 1%i 0% 0% 0% � Shared Lane Traffic(%) Lane Group Flow(vph) 8 783 0 312 1414 0 86 127 275 37 117 0 a Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA .� Protected Phases 5 2 1 6 3 8 1 7 4 0 Permitted Phases 8 8 4 Detector Phase 5 2 1 6 3 8 1 7 4 Switch Phase c��c Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 3.0 8.0 CL Minimum Split(s) 7.5 38.0 7.5 36.0 6.5 14.0 7.5 6.5 47.0LO z Total Split(s) 14:0 54.0 24,0 64.0 14.0 26.0 24.0 21.0 33.0 00 Total Split(%) 11.2% 43.2% 19.2% 51.2% 11.2% 20.8% 19.2% 16.8% 26.4% N cv Yellow Time(s) 3.5 4.0 3.5 4.0 3.5 4.0 3.5 3.5' 4.0 All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0' 0.0 C Total Lost Time(s) 4.5 6.0 4.5 6.0 3.5 6.0 4.5 3.5 6.0 W Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag o Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes N Recall Mode None C-Max None C-Max None Max None None Max C cv Act Effct Green(s) 6.2 48.0 19.5 69.6 42.6 34.0 55.0 38.2 28.4 U Actuated g/C Ratio 0.05 0.38 0.16 0.56 0.34 0,27 0.44 0.31 0,23 cc v/c Ratio 0.09 0.58 1.12 0.71 0.20 0.25 0.32 0.09 0.27 C Control Delay 58,5 32A 138.7 23.6 29.3 39.1 3.6 28.0' 40.6 72 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Total Delay 58,5 32A 138.7 23.6 29.3 39.1 3.6 28.0' 40.6 LOS E C F C C D A C D = Approach Delay 32.7 44A 17.3 37.6 Approach LOS C D B D Queue Length 50th(ft) 6 259 -290 402 47 84 0 20 75 Q Queue Length 95th(ft) 24 325 #473 603 86 143 50 45 132 Internal Link Dist(ft) 654 843 676 538 Turn Bay Length(ft) 170 350 160 405 105 23 EX.syn Synchro 11 Report BLA-LMM Packet Pg.224 2.2.d Lanes, Volumes, Timings Existing Conditions 3: Prairie Rd & Half Day Rd (Weekday PM --1. .4-- t i Base Capacity(vph) 137 1344 278 1984 442 511 851 519 427 Starvation Cap Reductn 0 0 0 0 0 0 , 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 , 0 0 0 U Reduced v/c Ratio 0.06 0.58 1.12 0.71 0.19 0.25 0.32 0.07 0,27 cu Area Type: Other c Cycle Length: 125 ti Actuated Cycle Length: 125 ' Offset:9(7%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 110 a Control Type:Actuated-Coordinated Maximum v/o Ratio: 1.12 0 Intersection Signal Delay:36.9 Intersection LOS: D �— Interseetion Capacity Utilization 91.0% ICU Level of Service E Analysis Period(min) 15 a w Volume exceeds capacity,queue is theoretically infinite, °' cu Queue shown is maximum after two cycles. C # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. co Splits and Phases: 3: Prairie Rd&Half Day Rd �° cu fa 11 05 06 �� t08 LO co N cv r r- N cv cfl c A cv c cv cu U C t0 C 72 0 C CU E L U t0 Q 23 EX.syn Synchro 11 Report BLA-LMM Packet Pg.225 2.2.d HCM 6th TWSC Existing Conditions 6: Prairie Rd & Willow Pkwy/22745 Prairie Weekday PM Int Delay,s/veh 0.7 Lane Configurations i 4 Traffic Vol,,veh/h 9 0 25'' 0 0 0 17 455 0 1i 431 14 Future Vol,veh/h 9 0 25 0 0 0 17 455 0 1 431 14 Conflicting Peds,#/hr 0 0 0 0 0 0 19 0 0 0 0 19 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free o RT Channelized None - None - None - None 2 CL Storage Length 155 115 Veh in Median Storage,# 0 0 - 0 - - 0 - Grade, % 0 0 0 0 - o Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95 Heavy Vehicles, % 0 2 8 0 0 0 0 1 0 0 1 0 Mvmt Flow 9 0 26 0 0 0 18 479 0 1i 454 15 cu c g a. Conflicting Flow All 990 990 473 992 1005 479 488 0 0 479 0 0 Stage 1 475 475 - 515 515 Stage 2 515 515 - 477 490 - - a- Critical Hdwy 7.1 6.52 6.28+ 7.1 6.5 6.2 4.1 - 4.1 -� Critical Hdwy Stg 1 6.1 5.52 - 6.1 5.5 - - - o Critical Hdwy Stg 2 6.1 5.52 - 6.1 5.5 - - - - - Follow-up Hdwy 3.5 4.018 3.372 3.5 4 3.3 2.2 2.2 Pot Cap-1"Maneuver 227 246 579 227 243 591 1086 1094 Stage 1 574 557 - 546 538 - - - CL Stage 2 546 535 573 552 - sn Platoon blocked, % � Mev Cap-1 Maneuver 220 237 569 214 234 591 1066 - 1094 � Mov Cap-2 Maneuver 220 237 214 234 - - - Stage 1 554 546 537 529 - - - Stage 2 537 526 546 542 - C*4 a eN M HCM Control Delay,s 14.9 0 0.3 0 N HCM LOS B A U C S0 Capacity(veh/h) 1066 401 - 1094 - 72 HCM Lane V/C Ratio 0.017 0.089 - 0.001 HCM Control Delay(s) 8.4 149 0 8.3 0 - HCM Lane LOS A B A A A _ HCM 95th%tile Q(veh) 0.1 0.3 - 0 - Q 23 EX.syn Synchro 11 Report BLA-LMM Packet Pg.226 2.2.d Lanes, Volumes, Timings 20230 NoBuild 3: Prairie Rd & Half Day Rd Weekday AM --1. .4-- t i Lane Configurations 0 t t Traffic Volume(vph) 20 1234 42 254 668 48 21 132 605 85 80 11 Future Volume(vph) 20 1234 42 254 668 48 21 132 605 85 80 11 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900' 1900 1900 t> Storage Length(ft) 170 0 350 0 160 405 105 0 Storage Lanes 1 0 1 0 1 1 1 0 Taper Length(ft) 150 180 125 225 Satd. Flow(prot) 1641 3520 0 1770 3441 0 1456 1863 1583 1787 1699 0 0 Flt Permitted 0.950 0.950 0.695 0.587 a- Satd. Flow(perm) 1641 3520 0 1770 3441 0 1064 1863 1583 1104 1699 0 Right Turn on Red Yes Yes Yes Yes E Satd. Flow(RTOR) 3 7 186 6 ° Link Speed(mph) 35 35 40 30 Link Distance(ft) 734 923 756 618 0 Travel Time(s) 14.3 18.0 12.9 14.0 Confl, Peds, (#/hr) 1 1 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 a. Heavy Vehicles(%) 10% 2% 3% 2% 4% 2% 24% 2% 2%i 1% 8% 20% cu Shared Lane Traffic(%) Lane Group Flow(vph) 21 1343 0 267 754 0 22 139 637 89 96 0 a Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA .� Protected Phases 5 2 1 6 3 8 1 7 4 0 Permitted Phases 8 8 4 Detector Phase 5 2 1 6 3 8 1 7 4 Switch Phase c��c Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 3.0 8.0 CL Minimum Split(s) 7.5 38.0 7.5 36.0 6.5 14.0 7.5 6.5 47.0LO z Total Split(s) 18.0 50.0 18.0 50.0 18.0 34.0 18.0 18.0 34.0 000 Total Split(%) 15.0% 41.7% 15.0% 41.7% 15.0% 28.3% 15.0% 15.0% 28.3% N cv Yellow Time(s) 3.5 4.0 3.5 4.0 3.5 4.0 3.5 3.5' 4.0 All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0' 0.0 C Total Lost Time(s) 4.5 6.0 4.5 6.0 3.5 6.0 4.5 3.5 6.0 W Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag o Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes N Recall Mode None C-Max None C-Max None Max None None Max C cv Act Effct Green(s) 7.1 44.0 13.5 56.8 42.4 33.3 52.8 48.3 39.5 U Actuated g/C Ratio 0.06 0.37 0.11 0.47 0.35 0.28 0.44 0.40' 033 cc v/c Ratio 0.22 1.04 1.34 0.46 0.06 0.27 0.80 0.18 0.17 r_ Control Delay 58A 73.3 224.5 23.3 22A 36.3 29.3 23.5' 29.6 72 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Total Delay 58A 73.3 224.5 23.3 22A 36.3 29.3 23.5' 29.6 LOS E E F C C D C C C = Approach Delay 73.1 75.9 30.3 26.7 Approach LOS E E C C Queue Length 50th(ft) 16 -591 -270 181 10 84 308 43 52 Queue Length 95th(ft) 42 #731 #441 290 28 146 #524 78 98 Internal Link Dist(ft) 654 843 676 538 Turn Bay Length(ft) 170 350 160 405 105 30 NB.syn Synchro 11 Report BLA-LMM Packet Pg.227 2.2.d Lanes, Volumes, Timings 20230 NoBuild 3: Prairie Rd & Half Day Rd Weekday AM --1. .4-- t i Base Capacity(vph) 184 1292 199 1632 475 516 800 528 563 Starvation Cap Reductn 0 0 0 0 0 0 , 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 , 0 0 0 U Reduced v/c Ratio i 0.11 1.04 1.34 0.46 0.05 0.27 0 80 0.17 0.17 cu Area Type: Other c Cycle Length: 120 ti Actuated Cycle Length: 120 ' Offset:53(44%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 130 a Control Type:Actuated-Coordinated Maximum v/o Ratio: 1.34 0 Intersection Signal Delay:61.3 Intersection LOS: E �— Interseebon Capacity Utilization 104.1% ICU Level of Service G Analysis Period(min) 15 a w Volume exceeds capacity,queue is theoretically infinite, °' 0) Queue shown is maximum after two cycles. C # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. c0 Splits and Phases: 3: Prairie Rd&Half Day Rd �° cu 1NIER—ANNEEImu— fa 11 05 06 t7 tos LO cv 00 cv cv r r- cv Ev to Co V_ A cv Co cv cu U C t0 C 72 0 C CU E L U t0 Q 30 NB.syn Synchro 11 Report BLA-LMM Packet Pg.228 2.2.d HCM 6th TWSC 20230 NoBuild 6: Prairie Rd & Willow Pkwy/22745 Prairie Weekday AM Int Delay,s/veh 1.5 Lane Configurationsi Traffic Vol,veh/h 24 0 46 0 0 1 23 733 0 0 370 6 Future Vol,veh/h 24 0 46 0 0 1 23 733 0 0 370 6 Conflicting Peds,#/hr 0 0 0 0 0 0 3 0 0 0 0 3 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free o RT Channelized None - None - None - None 2 CL Storage Length 155 115 Veh in Median Storage,# 0 0 - 0 - - 0 - Grade, % 0 0 0 0 - o Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, % 4 2 5 0 0 0 5 3 0 0 3 0 Mvmt Flow 27 0 51 0 0 1 26 814 0 0 411 7 cu c g a. Conflicting Flow All 1281 1280 414 1306 1287 814 421 0 0 814 0 0 Stage 1 414 414 - 866 ; 866 Stage 2 867 866 - 440 421 - - a- Critical Hdwy 7.14 6.52 6.25+ 7.1 6.5 6.2 4.15 - 4.1 -� Critical Hdwy Stg 1 6.14 5.52 - 6.1 5.5 - - - o Critical Hdwy Stg 2 6.14 5.52 - 6.1 5.5 - - - - - Follow-up Hdwy 3.536 4.018 3.345 3.5 4 3.3 2.245 2.2 Pot Cap-1 Maneuver 141 166 632 138 166 381 1122 - 822 Stage 1 612 593 - 351 373 - - - CL Stage 2 345 370 600 592 - sn Platoon blocked, % � Mev Cap-1 Maneuver 138 162 630 125 162 381 1119 - 822 � Mov Cap-2 Maneuver 138 162 - 125 162 - - - Stage 1 596 591 343 364 - - - Stage 2 336 361 551 590 - C*4 to c eN M HCM Control Delay,s 22,5 14.5 0.3 0 N HCM LOS C B U C S0 Capacity(veh/h) 1119 283 381 822 - 72 HCM Lane V/C Ratio 0.023 0.275 0.003 - HCM Control Delay(s) 8.3 22.5 14.5 0 - HCM Lane LOS A C B A _ HCM 95th%tile Q(veh) 0.1 1.1 0 0 - Q 30 NB.syn Synchro 11 Report BLA-LMM Packet Pg.229 2.2.d Lanes, Volumes, Timings 2030 NoBuild 3: Prairie Rd & Half Day Rd (Weekday PM --1. .4-- t i Lane Configurations 0 t t Traffic Volume(vph) 9 742 63 358 1393 48 99 146 316 38 119 14 Future Volume(vph) 9 742 63 358 1393 48 99 146 316 38 119 14 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 t> Storage Length(ft) 170 0 350 0 160 405 105 0 Storage Lanes 1 0 1 0 1 1 1 0 Taper Length(ft) 150 180 125 225 Satd, Flow(prot) 1805 3485 0 1787 3558 0 1805 1881 1599 1805 1865 0 a Flt Permitted 0.950 0.950 0.556 0.659 a- Satd, Flow(perm) 1805 3485 0 1786 3558 0 1048 1881 1577 1250' 1865 0 Right Turn on Red Yes Yes Yes Yes E Satd, Flow(RTOR) 8 4 262 4 _ Link Speed(mph) 35 35 30 30 Link Distance(ft) 734 923 756 618 0 Travel Time(s) 14.3 18.0 17.2 14.0 Confl, Peds, (#/hr) 1 1 10 2 2 10 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 a. Heavy Vehicles(%) 0% 2% 4% 1% 1% 0% 0% 1% 1%i 0% 0% 0% � Shared Lane Traffic(%) Lane Group Flow(vph) 9 847 0 377 1517 0 104 154 333 40 140 0 a Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA .� Protected Phases 5 2 1 6 3 8 1 7 4 0 Permitted Phases 8 8 4 Detector Phase 5 2 1 6 3 8 1 7 4 Switch Phase c��c Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 3.0 8.0 CL Minimum Split(s) 7.5 38.0 7.5 36.0 6.5 14.0 7.5 6.5 47.0LO z Total Split(s) 14:0 54.0 24,0 64.0 14.0 26.0 24.0 21.0 33.0 00 Total Split(%) 11.2% 43.2% 19.2% 51.2% 11.2% 20.8% 19.2% 16.8% 26.4% N cv Yellow Time(s) 3.5 4.0 3.5 4.0 3.5 4.0 3.5 3.5' 4.0 All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0' 0.0 C Total Lost Time(s) 4.5 6.0 4.5 6.0 3.5 6.0 4.5 3.5 6.0 W Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag o Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes N Recall Mode None C-Max None C-Max None Max None None Max C cv Act Effct Green(s) 6.2 48.0 19.5 69.6 42.5 31.9 52.9 37.9 28.0 U Actuated g/C Ratio 0.05 0.38 0.16 0.56 0.34 0,26 0.42 0.30' 0,22 cc v/c Ratio 0.10 0.63 1.36 0.77 0.25 0.32 0.41 0.10 0.33 r_ Control Delay 58.6 33.6 222.2 25A 30.0 41 A 7.0 28.1 42.5 72 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Total Delay 58.6 33.6 222.2 25A 30.0 41 A 7.0 28.1 42.5 � LOS E C F C C D A C D = Approach Delay 33.8 64.6 20.0 39.3 cc Approach LOS C E C D Queue Length 50th(ft) 7 287 -400 453 58 103 33 21 94 Queue Length 95th(ft) 25 357 #595 680 102 172 100 47 156 Internal Link Dist(ft) 654 843 676 538 Turn Bay Length(ft) 170 350 160 405 105 30 NB.syn Synchro 11 Report BLA-LMM A - Packet Pg.230 2.2.d Lanes, Volumes, Timings 2030 NoBuild 3: Prairie Rd & Half Day Rd (Weekday PM --1. .4-- t i Base Capacity(vph) 137 1343 278 1983 421 480 822 512 421 Starvation Cap Reductn 0 0 0 0 0 0 , 0, 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 , 0 0 0 U Reduced v/c Ratio 0.07 0.63 1.36 0.77 0.25 0.32 0A1 0.08 0.33 cu Area Type: Other c Cycle Length: 125 ti Actuated Cycle Length: 125 ' Offset:9(7%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 120 a Control Type:Actuated-Coordinated Maximum v/o Ratio: 1.36 0 Intersection Signal Delay:48.3 Intersection LOS: D �— Interseetion Capacity Utilization 103.2% ICU Level of Service G Analysis Period(min) 15 a w Volume exceeds capacity,queue is theoretically infinite, °' cu Queue shown is maximum after two cycles. C # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. co Splits and Phases: 3: Prairie Rd&Half Day Rd �° cu fa 11 05 06 �� t08 LO co N cv r r- N cv cfl c A cv c cv cu U C t0 C 72 0 C CU E L U t0 Q 30 NB.syn Synchro 11 Report BLA-LMM A — Packet Pg.231 2.2.d HCM 6th TWSC 2030 NoBuild 6: Prairie Rd & Willow Pkwy/22745 Prairie Weekday PM Int Delay,s/veh 0.7 Lane Configurations i 4 Traffic Vol,veh/h 10 0 27 0 0 0 18 551 0 1i 524 15 Future Vol,veh/h 10 0 27 0 0 0 18 551 0 1 524 15 Conflicting Peds,#/hr 0 0 0 0 0 0 19 0 0 0 0 19 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free o RT Channelized None - None - None - None 2 CL Storage Length 155 115 Veh in Median Storage,# 0 0 - 0 - - 0 - Grade, % 0 0 0 0 - o Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95 Heavy Vehicles, % 0 2 8 0 0 0 0 1 0 0 1 0 c Mvmt Flow 11 0 28 0 0 0 19 580 0 1i 552 16 i— cu c g a. Conflicting Flow All 1191 1191 571 1194 1207 580 587 0 0 580 0 0 Stage 1 573 573 - 618 618 Stage 2 618 618 - 576 589 - - a- Critical Hdwy 7.1 6.52 6.28+ 7.1 6.5 6.2 4.1 - 4.1 -� Critical Hdwy Stg 1 6.1 5.52 - 6.1 5.5 - - - o Critical Hdwy Stg 2 6.1 5.52 - 6.1 5.5 - - - - - Follow-up Hdwy 3.5 4.018 3.372 3.5 4 3.3 2.2 2.2 Pot Cap-1 Maneuver 166 187 509 165 185 518 998 1004 Stage 1 508 504 480 484 - - - CL Stage 2 480 481 506 499 - sn Platoon blocked, % � Mev Cap-1 Maneuver 161 180 500 153 178 518 980 - 1004 � Mov Cap-2 Maneuver 161 180 - 153 178 - - - Stage 1 489 494 471 475 - - - Stage 2 471 472 477 490 - C*4 to c eN M HCM Control Delay,s 17.8 0 0.3 0 N HCM LOS C A U C S0 Capacity(veh/h) 980 319 - 1004 - 72 HCM Lane V/C Ratio 0.019 0.122 - 0.001 HCM Control Delay(s) 8.7 17.8 0 8.6 0 - HCM Lane LOS A C A A A _ HCM 95th%tile Q(veh) 0.1 0A - 0 - Q 30 NB.syn Synchro 11 Report BLA-LMM A - Packet Pg.232 2.2.d Lanes, Volumes, Timings 2030 Total 3: Prairie Rd & Half Day Rd Weekday AM --1. .4-- t i Lane Configurations 0 t t Traffic Volume(vph) 20 1234 43 258 668 48 25 133 616 85 80 11 Future Volume(vph) 20 1234 43 258 668 48 25 133 616 85 80 11 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900' 1900 1900 t> Storage Length(ft) 170 0 350 0 160 405 105 0 Storage Lanes 1 0 1 0 1 1 1 0 Taper Length(ft) 150 180 125 225 Satd. Flow(prot) 1641 3520 0 1770 3441 0 1456 1863 1583 1787 1699 0 0 Flt Permitted 0.950 0.950 0.695 0.586 a- Satd. Flow(perm) 1641 3520 0 1770 3441 0 1064 1863 1583 1102 1699 0 Right Turn on Red Yes Yes Yes Yes E Satd. Flow(RTOR) 3 7 186 6 ° Link Speed(mph) 35 35 40 30 Link Distance(ft) 734 923 756 618 0 Travel Time(s) 14.3 18.0 12.9 14.0 Confl, Peds, (#/hr) 1 1 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 a. Heavy Vehicles(%) 10% 2% 3% 2% 4% 2% 24% 2% 2%i 1% 8% 20% cu Shared Lane Traffic(%) Lane Group Flow(vph) 21 1344 0 272 754 0 26 140 648 89 96 0 a Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA .� Protected Phases 5 2 1 6 3 8 1 7 4 0 Permitted Phases 8 8 4 Detector Phase 5 2 1 6 3 8 1 7 4 Switch Phase c��c Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 3.0 8.0 CL Minimum Split(s) 7.5 38.0 7.5 36.0 6.5 14.0 7.5 6.5 47.0LO z Total Split(s) 18.0 50.0 18.0 50.0 18.0 34.0 18.0 18.0 34.0 000 Total Split(%) 15.0% 41.7% 15.0% 41.7% 15.0% 28.3% 15.0% 15.0% 28.3% N cv Yellow Time(s) 3.5 4.0 3.5 4.0 3.5 4.0 3.5 3.5' 4.0 All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0' 0.0 C Total Lost Time(s) 4.5 6.0 4.5 6.0 3.5 6.0 4.5 3.5 6.0 W Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag o Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes N Recall Mode None C-Max None C-Max None Max None None Max C cv Act Effct Green(s) 7.1 44.0 13.5 56.8 42.6 33.3 52.8 48.2 39.3 U Actuated g/C Ratio 0.06 0.37 0.11 0.47 0.36 0.28 0.44 0.40' 033 cc v/c Ratio 0.22 1.04 1.37 0.46 0.07 0.27 0.81 0.18 0.17 r_ Control Delay 58A 73.5 234.1 23.3 22.5 36A 30.3 23.5' 29.8 72 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Total Delay 58A 73.5 234.1 23.3 22.5 36A 30.3 23.5' 29.8 LOS E E F C C D C C C = Approach Delay 73.3 79.2 31.1 26.8 Approach LOS E E C C Queue Length 50th(ft) 16 -591 -278 181 12 85 320 43 52 Q Queue Length 95th(ft) 42 #732 #450 290 31 147 #565 78 98 Internal Link Dist(ft) 654 843 676 538 Turn Bay Length(ft) 170 350 160 405 105 30 Total.syn Synchro 11 Report BLA-LMM A - Packet Pg.233 2.2.d Lanes, Volumes, Timings 2030 Total 3: Prairie Rd & Half Day Rd Weekday AM --1. .4-- t i Base Capacity(vph) 184 1292 199 1632 475 516 800 528 560 Starvation Cap Reductn 0 0 0 0 0 0 , 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 , 0 0 0 U Reduced v/c Ratio i 0.11 1.04 1.37 0.46 0.05 0.27 0.81 0.17 0.17 cu Area Type: Other c Cycle Length: 120 ti Actuated Cycle Length: 120 ' Offset:53(44%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 130 a Control Type:Actuated-Coordinated Maximum v/o Ratio: 1.37 0 Intersection Signal Delay:62.4 Intersection LOS: E �— Interseetion Capacity Utilization 104.4% ICU Level of Service G Analysis Period(min) 15 a w Volume exceeds capacity,queue is theoretically infinite, °' 0) Queue shown is maximum after two cycles. C # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. c0 Splits and Phases: 3: Prairie Rd&Half Day Rd �° cu 1NIER—ANNEEImu— fa 11 05 06 07 tos LO cv 00 cv cv r r- cv Ev to Co V_ A cv Co cv cu U C t0 C 72 0 C CU E L U t0 Q 30 Total.syn Synchro 11 Report BLA-LMM A — Packet Pg.234 2.2.d HCM 6th TWSC 2030 Total 6: Prairie Rd & Willow Pkwy/Site Access Weekday AM Int Delay,s/veh 2.2 Lane Configurations t r t r Traffic Vol,veh/h 24 0 46 11 0 17 23 733 4 5 370 6 Future Vol,veh/h 24 0 46 11 0 17 23 733 4 5 370 6 Conflicting Peds,#/hr 0 0 0 0 0 0 3 0 0 0 0 3 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free o RT Channelized None - None - None - None 2 CL Storage Length 155 125 115 115 Veh in Median Storage,# 0 0 - 0 - - 0 - Grade, % 0 0 0 - - 0 - o Peak Hour Factor 90 90 90 90 90 90 90 90 90 90 90 90 Heavy Vehicles, % 4 2 5 2 2 2 5 3 2 2 3 0 Mvmt Flow 27 0 51 12 0 19 26 814 4 6 411 7 ° cu c g a. Conflicting Flow All 1304 1296 414 1318 1299 814 421 0 0 818 0 0 Stage 1 426 426 - 866 ; 866 Stage 2 878 870 - 452 433 - - a- Critical Hdwy 7.14 6.52 6.25+ 7.12 6.52 6.22 4.15 - 4.12 -� Critical Hdwy Stg 1 6.14 5.52 6.12 5.52 - - - o Critical Hdwy Stg 2 6.14 5.52 6.12 5.52 - - - - - Follow-up Hdwy 3.536 4.018 3.345 3.518 4.018 3.318 2.245 2.218 Pot Cap-1 Maneuver 136 162 632 134 161 378 1122 - 810 Stage 1 602 586 - 348 370 - - - CL Stage 2 340 369 587 582 - sn Platoon blocked, % � Mev Cap-1 Maneuver 126 157 630 120 156 378 1119 - 810 � Mov Cap-2 Maneuver 126 157 - 120 156 - - - Stage 1 586 580 340 361 - - - Stage 2 316 361 535 576 - C*4 to c eN M HCM Control Delay,s 24 25.7 0.3 0.1i Q HCM LOS C D U C S0 Capacity(veh/h) 1119 266 205 810 - 72 HCM Lane V/C Ratio 0.023 0.292 0.152 0.007 HCM Control Delay(s) 8.3 24 25.7 9.5 - HCM Lane LOS A C D A _ HCM 95th%tile Q(veh) 0.1 1.2 0.5 0 - Q 30 Total.syn Synchro 11 Report BLA-LMM A — Packet Pg.236 2.2.d Lanes, Volumes, Timings 2030 Total 3: Prairie Rd & Half Day Rd (Weekday PM --1. .4-- t i Lane Configurations 0 t t Traffic Volume(vph) 9 742 66 368 1393 48 101 147 321 38 120 14 Future Volume(vph) 9 742 66 368 1393 48 101 147 321 38 120 14 Ideal Flow(vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 t> Storage Length(ft) 170 0 350 0 160 405 105 0 Storage Lanes 1 0 1 0 1 1 1 0 Taper Length(ft) 150 180 125 225 Satd, Flow(prot) 1805 3485 0 1787 3558 0 1805 1881 1599 1805 1865 0 a Flt Permitted 0.950 0.950 0.554 0.659 a- Satd, Flow(perm) 1805 3485 0 1786 3558 0 1045 1881 1577 1250' 1865 0 Right Turn on Red Yes Yes Yes Yes E Satd, Flow(RTOR) 9 4 262 4 _ Link Speed(mph) 35 35 30 30 Link Distance(ft) 734 923 756 618 0 Travel Time(s) 14.3 18.0 17.2 14.0 Confl, Peds, (#/hr) 1 1 10 2 2 10 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 a. Heavy Vehicles(%) 0% 2% 4% 1% 1% 0% 0% 1% 1%i 0% 0% 0% � Shared Lane Traffic(%) Lane Group Flow(vph) 9 850 0 387 1517 0 106 155 338 40 141 0 a Turn Type Prot NA Prot NA pm+pt NA pm+ov pm+pt NA .� Protected Phases 5 2 1 6 3 8 1 7 4 0 Permitted Phases 8 8 4 Detector Phase 5 2 1 6 3 8 1 7 4 Switch Phase c��c Minimum Initial(s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 3.0 8.0 CL Minimum Split(s) 7.5 38.0 7.5 36.0 6.5 14.0 7.5 6.5 47.0LO z Total Split(s) 14:0 54.0 24,0 64.0 14.0 26.0 24.0 21.0 33.0 00 Total Split(%) 11.2% 43.2% 19.2% 51.2% 11.2% 20.8% 19.2% 16.8% 26.4% N cv Yellow Time(s) 3.5 4.0 3.5 4.0 3.5 4.0 3.5 3.5' 4.0 All-Red Time(s) 1.0 2.0 1.0 2.0 0.0 2.0 1.0 0.0 2.0 Lost Time Adjust(s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0' 0.0 C Total Lost Time(s) 4.5 6.0 4.5 6.0 3.5 6.0 4.5 3.5 6.0 W Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lead Lag o Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes N Recall Mode None C-Max None C-Max None Max None None Max C cv Act Effct Green(s) 6.2 48.0 19.5 69.6 42.5 31.9 52.9 37.8 28.0 U Actuated g/C Ratio 0.05 0.38 0.16 0.56 0.34 0,26 0.42 0.30' 0,22 cc v/c Ratio 0.10 0.63 1.39 0.77 0.26 0.32 0.41 0.10 0.34 r_ Control Delay 58.6 33.6 236 4 25A 30.1 41 A 7.3 28.1 42.6 72 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 Total Delay 58.6 33.6 236 4 25A 30.1 41 A 7.3 28.1 42.6 � LOS E C F C C D A C D = Approach Delay 33.8 68.3 20.2 39.E Approach LOS C E C D Queue Length 50th(ft) 7 288 -416 453 59 104 35 21 95 Queue Length 95th(ft) 25 358 #615 680 103 173 104 47 157 Internal Link Dist(ft) 654 843 676 538 Turn Bay Length(ft) 170 350 160 405 105 30 Total.syn Synchro 11 Report BLA-LMM A - Packet Pg.236 2.2.d Lanes, Volumes, Timings 2030 Total 3: Prairie Rd & Half Day Rd (Weekday PM --1. .4-- t i Base Capacity(vph) 137 1343 278 1983 420 480 822 512 419 Starvation Cap Reductn 0 0 0 0 0 0 , 0, 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 , 0 0 0 U Reduced v/c Ratio 0.07 0.63 1.39 0.77 0.25 0.32 0A1 0.08 0.34 cu Area Type: Other c Cycle Length: 125 ti Actuated Cycle Length: 125 ' Offset:9(7%), Referenced to phase 2:EBT and 6:WBT, Start of Green Natural Cycle: 120 a Control Type:Actuated-Coordinated Maximum v/o Ratio: 1.39 0 Intersection Signal Delay:50.3 Intersection LOS: D �— Interseetion Capacity Utilization 103.9% ICU Level of Service G Analysis Period(min) 15 a w Volume exceeds capacity,queue is theoretically infinite, °' cu Queue shown is maximum after two cycles. C # 95th percentile volume exceeds capacity,queue may be longer. c Queue shown is maximum after two cycles. co Splits and Phases: 3: Prairie Rd&Half Day Rd �° cu fa 11 05 06 �� t08 LO co N cv r r- N cv cfl c A cv c cv cu U C t0 C 72 0 C CU E L U t0 Q 30 Total.syn Synchro 11 Report BLA-LMM A — Packet Pg.237 2.2.d HCM 6th TWSC 2030 Total 6: Prairie Rd & Willow Pkwy/Site Access Weekday PM Int Delay,s/veh 1.1 Lane Configurations t r t r Traffic Vol,veh/h 10 0 27 6 0 8 18 551 10 15 524 15 Future Vol,veh/h 10 0 27 6 0 8 18 551 10 15 524 15 Conflicting Peds,#/hr 0 0 0 0 0 0 19 0 0 0 0 19 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free o RT Channelized None - None - None - None 2 CL Storage Length 155 125 115 115 Veh in Median Storage,# 0 0 - 0 - - 0 - Grade, % 0 0 0 - - 0 - o Peak Hour Factor 95 95 95 95 95 95 95 95 95 95 95 95 Heavy Vehicles, % 0 2 8 2 2 2 0 1 2 2 1 0 Mvmt Flow 11 0 28 6 s 0 8 19 580 11 16 552 16 cu c g a. Conflicting Flow All 1231 1232 571 1224 1237 580 587 0 0 591 0 0 Stage 1 603 603 . 618 618 to Stage 2 628 629 - 606 619 - - a- Critical Hdwy 7.1 6.52 6.28+ 7.12 6.52 6.22 4.1 - 4.12 -� Critical Hdwy Stg 1 6.1 5.52 6.12 5.52 - - - o Critical Hdwy Stg 2 6.1 5.52 6.12 5.52 - - - - - Follow-up Hdwy 3.5 4.018 3.372 3.518 4.018 3.318 2.2 2.218 Pot Cap-1 Maneuver 156 177 509 156 ! 176 514 998 985 Stage 1 489 488 477 481 CL Stage 2 474 475 484 480 - sn Platoon blocked, % � Mev Cap-1 Maneuver 147 168 500 143 167 514 980 - 985 � Mov Cap-2 Maneuver 147 168 - 143 167 - - - Stage 1 471 471 468 472 - - - Stage 2 457 466 449 464 - C*4 to c eN M HCM Control Delay,s 1&6 20.8 0.3 0.2 N HCM LOS C C U C S0 Capacity(veh/h) 980 303 243 985 - 72 HCM Lane V/C Ratio 0.019 0.129 0.061 0.016 HCM Control Delay(s) 8.7 18.6 20.8 8.7 - HCM Lane LOS A C C A _ HCM 95th%tile Q(veh) 0.1 0A 0.2 0 - Q 30 Total.syn Synchro 11 Report BLA-LMM A — Packet Pg.238 1411�3L,A, Iric. CU CU CL 0 Appendix I C 0 ITE Parking Generation Excerpts C 0 LO CA CO CA N ti r. CD V- A N CD 04 0 U C AS 72 0 CU Packet Pg.239 2.2.d Land Use: 221 Multifamily Housing (Mid-Rise) Description Mid-rise multifamily housing includes apartments, townhouses, and condominiums located within the same building with at least three other dwelling units and with between three and 10 levels (floors) of v residence. Multifamily housing (low-rise) (Land Use 220), multifamily housing (high-rise) (Land Use 222), and affordable housing (Land Use 223) are related land uses. co a Time of Day Distribution for Parking Demand aCn - The following table presents a time-of-day distribution of parking demand on a weekday (one general 0) E urban/suburban study site), a Saturday (two general urban/suburban study sites), and a Sunday (one O dense multi-use urban study site). a Percent •eak Parking (� F+ 'N tl'M vl tl'M' II i'wm d. 12:00-4:00 a.m. 100 100 100 cu 5:00 a.m. 94 99 — a- 6:00 a.m. 83 97 — o a 7:00 a.m. 71 95 — cu 8:00 a.m. 61 88 — r�—o a. 9:00 a.m. 55 83 — z LO 10:00 a.m. 54 75 — C*4 CO cv 11:00 a.m. 53 71 — `� r. 12:00 p.m. 50 68 — cv 1:00 P.M. 49 66 33 ca 0 2:00 p.m. 49 70 40 cv CD 3:00 p.m. 50 69 27 C*4 cu 4:00 p.m. 58 72 13 co 5:00 p.m. 64 74 33 72 6:00 p.m. 67 74 60 0 c 7:00 p.m. 70 73 67 8:00 p.m. 76 75 47 9:00 P.M. 83 78 53 Q 10:00 P.M. 90 82 73 11:00 P.M. 93 88 93 Land Use Descriptions and D Packet Pg.240 2.2.d Additional Data In prior editions of Parking Generation, the mid-rise multifamily housing sites were further divided into rental and condominium categories.An investigation of parking demand data found no clear differences in parking demand between the rental and condominium sites within the ITE database. As more data are compiled for future editions, this land use classification can be reinvestigated. U The average parking supply ratios for the study sites with parking supply information are shown in J the table below. co a cu Center City Core Within % mile of rail transit 1.1 (15 sites) 71.11sitesj)0 (12 c Dense Multi-Use Within '/z mile of rail transit 1.2 (39 sites) 0.9 (34 sites) Urban Not within "/z mile of rail transit 1.2 (65 sites) 0.8 (56 sites) cu General Urban/ Within '/z mile of rail transit 1.5 (25 sites) 0.8 (12 sites) a Suburban CL Not within 'h mile of rail transit 1.7 (62 sites) 1.0 (39 sites) The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California, Colorado, District of Columbia, Maryland, Massachusetts, New Jersey, New York, Oregon, Virginia, .� Washington, and Wisconsin. o w It is expected that the number of bedrooms and number of residents are likely correlated to the parking demand generated by a residential site. Parking studies of multifamily housing should attempt to obtain information on occupancy rate and on the mix of residential unit sizes (i.e., number °" of units by number of bedrooms at the site complex). Future parking studies should also indicate the LO number of levels contained in the residential building. N Cv ti Source Numbers N Ev 21, 209, 247, 255, 277, 401, 402, 419, 505, 512, 522, 533, 535, 536, 537, 538, 545, 546, 547, 575, o 576, 577, 579, 580, 581, 583, 584, 585, 587 V; A cv 0 cv cu U C t0 C 72 0 C CU E _ U t0 Q 90 Parking Generation Manual, 5th Edition packet Pg.241 2.2.d Multifamily Housing (Mid-Rise) (221 ) Peak Period Parking Demand vs: Dwelling Units On a: Weekday(Monday- Friday) Setting/Location: General Urban/Suburban (no nearby rail transit) tj Peak Period of Parking Demand: 10:00 p.m. -5:00 a.m. Number of Studies: 7 Avg. Num. of Dwelling Units: 261 a r.. a Peak Period Parking Demand per Dwelling Unit E 33rd /65th 5% Confidence Standard Deviation a Average Rate Range of Rotes Percentile Interval ( eeff. of Variation) a 1.31 .75-2. 3 1.13 C 1.47 1.26- 1.36 0.22 (17%) � c Data Plot and Equation CL a� CL X a W 1,500 X x CL X u7 N co N N v CV L � 1,000 v r`` Y N f0 X D X X O a X "'_ X M N X X Cav cu 500 X x V ASX xx X 'Q X O X c U 00 200 400 600 800 1,000 1,200 X=Number of Dwelling Units Q X Study Site Fitted Curve Average Rate Fitted Curve Equation:P=1.34(X)-8.73 R2=0.97 Parking Generation Manual, 5th Edition a Institute of Transportation Engineers Packet Pg.242 2.2.d Multifamily Housing (Mid-Rise) (221 ) Peak Period Parking Demand vs: Dwelling Units On a: Saturday Setting/Location: General Urban/Suburban (no nearby rail transit) tj Peak Period of Parking Demand: 11:00 p.m. -7:00 a.m. Number of Studies: 3 u Avg. Num. of Dwelling Units: 665 a r.. a Peak Period Parking Demand per Dwelling Unit E rd /65th 5% Confidence Standard Deviation a Average Rate Range of Rotes Percentile Interval ( eeff. of Variation) a 1.22 0.34- 1.33 0.94 _.0 1.33 0.20 (16%) Data Plot and Equation Caution—Small Sample Size CL cu CL a Cr 1,500 CL Z u7 N co N N v CV L � 1,000 v r`` Y N f0 v a 4L,o u c o_ V_ rn Cv c X N cu 500 V C cc C :2 O cu E U 00 200 400 600 800 1,000 1,200 X=Number of Dwelling Units Q Study Site Average Rate Fitted Curve Equation:*** R2=*** Parking Generation Manual, 5th Edition a Institute of Transportation Engineers Packet Pg.243 1411�3L,A, Iric. CU CU CL 0 C Appendix J 0 ULI Shared Parking Excerpts C 0 CA Co CA N ti r. 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Pav kvxu'RE"IlIT Ellrum,,:s Ni,,Shopipmg D irnpir, ,2'lar ed 11"Mallill"11(lWO,IDC: Lij J,119991N C14 2 learl IAN11'rID211 a'MM a CHM 111:AI-M I,Dlii 1 011 SIDLA Cr", L)0) Pav kvxu 501,elt GC� mallwu cA liansp x V avan Elnigilineu-,,A llvlN CO llkoe::i"le*1 Mol uses 11)"i 111�:Mqes Ir"SRIC1(mirl e litiles shilown Ira bDIld,. IN M'DIV),MUOS ale hIIruNiNv;ihie ua Llue 72 0 CU CO ME'I 111IJBICH G!'3"111''ANN"I'SIVS,1l"I13 ASSUIAID11 IONS '�21 Packet Pg.245 2.2.d CONSULTING ENGINEERS BLA, Inc. CL tU CU 0 0 tU CL tU CL 0 CC tU CL z Lf) C*4 00 C*4 CV ti C*4 to CD V- A C*4 CD C*4 tU cc 72 0 CU Office Locations Corporate Office Indianapolis Office 333 Pierce Road 8720 Castle Creek Parkway Suite 200 Suite 329 Itasca,IL 60143 Indianapolis,IN 46250 630-438-6400 317-842-4500 Fax 630-438-6444 Fax 317-842-4506 Packet Pg.246 EXHIBIT C Draft Minutes from the July 19, 2023 PZC Meeting —j —j CO CL CU CU 0 0 tU CL CU CL CO CC tU CL :i LO C*4 co C*4 CV ti C*4 cU CD V- A CV CD CV CU CO 72 0 C 0) E CO Packet Pg.247 2.2.d 07/19/2023 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, JULY 19, 2023 Call to Order The meeting was called to order at 7:30 PM by Commissioner Mitchell Weinstein cu co Public Hearings/Items For Consideration a a 1. Consideration of a Petition to the Village of Buffalo Grove for a Re-Zoning to the R-9 Multiple-Family Dwelling District with a Special Use for a Residential Planned Unit Development, Final Plat of Subdivision, Preliminary Plan and Zoning Variations to Allow O the Construction of a 41-Unit Townhome Development on the Property Located at 22771- c 22825 N. Prairie Road. (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) o Purvis, Deputy Community Development Director, provided a background on the subject property. a CL Freedman, attorney far the petitioner, reviewed the variations they are seeking far the subject property. Schwartz, President of Bloom Street Partners, reviewed the process they began with staff and spoke to the collaborative nature of the project. a Michel, Traffic Engineer for petitioner, reviewed the traffic study for the project. �= cu Com. Worlikar asked Michel if a crosswalk by the train was going to be part of the accessfa plan for the development. a' Michel said there would be no crosswalk because the track location and signals for the ,tea cv train cause a safety issue. co cv Com. Worlikar asked if sound was a concern from the train. r- Schwartz addressed the sound concerns. He noted that the developers did not believe there was an issue and referenced the townhome development on the other side of the to c tracks. •; A Com. Worlikar asked the petitioners about the impact the development would have on N the schools. c Perman,from the Perman Group, talked about the analysis completed to estimate the ro c impact to the schools. He noted that the impact would be minimal. 2 O Com. Richards asked about water flow and water management. c Schwartz spoke to the trap that is currently there and their plans for the site. E Com. Spunt asked about EV options for residents. cc Schwartz said there will be one charger per dwelling. `Z Com. Spun tasked about solar panels. Schwartz said they have thought about it, but they are not there yet. Com.Au asked staff what kind of families are moving into row homes.Additionally, Com. Au asked staff what the difference was between the estimated student impact to the actual student impact from the Didier Farms development. Packet Pg.248 2.2.d 07/19/2023 Purvis, said she did not have those numbers, but could investigate it. Com. Moodhe asked what the setback is from the road. Purvis said 35 feet from the property line. Com. Moodhe asked if they have worked with the Army Corps of Engineers. U Schwartz said no, not yet. —i J Com. Moodhe spoke about the physical location of the proposed pergola and asked if there was any consideration to move it to the south end of the site. o 2 Schwartz said that side is low and reserved for surface detention. He noted that the a- pergola is meant to be an aesthetic piece to anchor the corner. cu Com. Moodhe asked what they heard during the zoom meeting they held with residents regarding their planned development. 3 a Schwartz provided Cam. Moodhe an overview of the zoom meeting and indicated that �— residents did not voice any objections to the project. a Cam. Moodhe asked far additional clarity on the traffic study. a- c) Michel provided additional information regarding the traffic study and the minimal fa impact the development would have to the area. a. Com. Moodhe asked the petitioners about the impact to the schools. o Perman provided clarity on the net increase to the schools. Com. Moodhe asked what would cause a net decrease to schools. a. Perman said more than 5 students, but noted that rental properties are different than z sn ownership and typically yield less school aged children. � cv Com. Moodhe said he believes that rentals are ideal for Stevensen High School. Ca r- Com. Moodhe asked how the school buses impact traffic to the site. Michel said that school buses are counted in daily traffic studies. They would not <n impact the site. CD A Com. Moodhe asked if the Village has any control of school bus routes and plans. N Johnson, Village Engineer, said there has never been any approval process by the Village for school routes, but that the Village can make suggestions. c Com. Moodhe asked for clarification on the crosswalk near the railroad crossing. 72 Michel said that the area is not ideal for a crosswalk and talked at length about the c cu technical reasons why it would never be approved by/DOT. E Schwarts said he walked the site and explained his experience. cc Schwarts also spoke to a similar development and the impact outcome to the area Q schools. Com. Moodhe asked if the development was in Highland Park. Schwarts said it is right next to the school in Highland Park. Purvis provided the Commission with student numbers from the Didier Farms development. Com.Au thanked Purvis for the numbers. Packet Pg.249 2.2.d 07/19/2023 Com.Au expressed her concern about the lack of a crosswalk by the train station noting the number of students that park there to walk to school. Purvis said there is a sidewalk on the south side of Half Day Road and a controleed crosswalk students can safely cross near Stevensen High School. Johnson said IDOT would be in charge of permitting a crosswalk and believes IDOT tj would not approve a crosswalk due to the proximity to the train. J Michel provided additional clarification on the crosswalk and the distance of the interaction. o 2 Com. Worlikar asked staff if the Link Crossings development was fully occupied. a' Purvis said it is not fully occupied as construction is on going. E 0 Com. Worlikar asked if we have any data on other rentals. -� c Purvis said they do not have that data at this time. a� Chairperson Weinstein asked if the traffic study was completed on a school day. Michel a said it was done on a school day. a- c) Chairperson Weinstein asked if it would have impact to traffic. Michel said it adds two seconds to traffic queues, which is negligible. Chairperson Weinstein asked about the south end of the property and the ordinances 0 regarding the type of development on the site. Purvis provided clarity on the subject property and the dynamics of the site. a. Chairperson Weinstein asked the petitioners if it would be viable project if they z reduced the number of units. 'O cv CO Freedman said the loss of units would be a significant impact. C*4 Com. Spunt asked if they would ever change the property from rental to owned. r~. cv Schwarts said they could if the market called for it. cfl Com. Moodhe asked about the proposed wall on the east side of the development. o A Schwartz talked about the retaining wall. N Com. Moodhe asked how the site drains. c cc Schwartz indicated that the property drains to the basin under the train tracks. r- 72 Com.Au asked staff if the property to the south was zoned different. O Purvis said they are zoned single family. E Com. Worlikar asked if the entrance to the site will be right in right out only. co Michel said it is full access on Prairie Road. Q Com. Worlikar asked if the entrance will have a stop light. Michel responded no, it will be stop sign controlled spoke to the left turn at willow parkway. Chairperson Weinstein entered the Village staff report as exhibit one. Heusinger, Buffalo Grove resident at 22723 prairie road, expressed her concerns about the traffic the development will bring to the area. Packet Pg.250 2.2.d 07/19/2023 The public hearing closed at 8:40 PM. Com. Richards made a motion. Com.Au expressed her concerns on the impact the development will have on the schools and the financial impact it will have on the residents. She expressed wanting further analysis done on the estimated impact. J Brankin, Village Attorney, said they Village can go back to the schools, but the schools —J have already reviewed the development and have not voiced any concerns. co Com.Au asked if they could amend the motion to require a more in-depth analysis on the a impact to the schools. Brankin said he was unclear how to word the amendment, but noted the development is E subject to annexation agreement review and additional vetting at the Board level. _ c Com. Davis expressed his concerns on the impact to the schools. c Cam. Moodhe express his concerns on the reduction in wetland. a; c Johnson spoke to the stormwater plans for the project. He said the Village is relying on a a. Lake County as they are very familiar with wetland credits;however, the Village is cu C comfortable with the concept approved by Lake County. a. Chairperson Weinstein spoke in favor of the proposal. Com. Richards made a motion to recommend approval of the Special Use for a 0 Residential Planned Unit Development, the Zoning Map Amendment to zone the property R-9 Multi-Family Dwelling District, the Final Plat of Subdivision (Consolidation), the Preliminary Plan, and the above noted Zoning Variations, to accommodate the a construction of a 41-unit townhome development on the properties located at 22771- LO z 22825 N. Prairie Road, subject to the following conditions: co cv a. The proposed development of 41 attached single-family units shall conform to the Ca plans and conditions provided in the staff report and in the Planned Development Ordinance. a cv b. Prior to the approval of the final engineering plans, the Developer shall provide o approval from the Lake County Stormwater Commission concerning the impacts to the A existing wetland. o cv c. The Final Engineering plans shall be submitted in a manner acceptable to the Village c Engineer. c d. The Plat of Subdivision and Annexation Plat shall be submitted in a manner acceptable 72 to the Village Engineer and the Village Attorney. c e. Prior to the issuance of building permits for construction of the development, the E Developer shall obtain all necessary permits from the/EPA, Lake County Department of Transportation, Lake County Stormwater Management Commission, and the US Army Q Corps of Engineers f. Signage prohibiting parking on the roadway on the east side of the property shall be installed as required by the Village of Buffalo Grove Fire Department.All associated pavement markings or signage shall be maintained by the property owner. Packet Pg.251 2.2.d 07/19/2023 g.Any directional or incidental signage added to the sign package shall be reviewed administratively by staff. h.All landscaping shall be maintained in accordance with the approved landscaping plan in perpetuity. i. The proposed development is subject to the storm water utility. J Com. Worlikar expressed his concerns over the crosswalk and the impact to the schools. —J He asked if they could get a letter from the school district with their approval of the development. S° a Brankin said the Village can't force the school to draft a letter but can ask and amend the motion to include it as a condition. cu E Chairperson Weinstein reviewed the amendment to the motion. _ c Com. Richards said he feels personally satisfied with the plan and staff's review. c Cam.Au asked staff what reports were provided to the school. a; c Purvis said they saw the same report that was included in the packet far tonight's a a. meeting. cu Com. Richards said he would not be in favor of amending the motion. CL Com. Moodhe said the Commissioners'concerns have been noted in the minutes on -� the record. a RESULT: RECOMMENDATION TO APPROVE [6 TO 1] Next: 8/21/2023 7:30 PM a- AYES: Moodhe, Spunt, Weinstein, Richards, Worlikar, Davis z NAYS: Amy Au CA ABSENT: Zill Khan, Sujat Saxena N 2. Consideration of a Petition to the Village of Buffalo Grove for Approval of an Amendment to Ordinance No. 2021-067, an Amendment to the Planned Unit Development and the Preliminary Plan, with Approval of a Self-Storage Use, to Allow the Construction of a 112,268 Square Foot Self-Storage Facility on the Property at 105 Lexington Drive. o (Trustee Stein) (Staff Contact: Kelly Purvis) cv Purvis provided background on the subject property. N 0 Budgell, architect for the project, summarized the project for the self-storage facility. cc Com.Au asked about emergency access and if there is a phone number for people who r- 72 might need to access it when they are closed. p Budgell said they must wait until the next day unless they arranged ahead of time. cu Com.Au asked if the operation is like other self-storage facilities. co Lapetina, owner, and developer for the project,said they all operate the same. They also Q have security on site and cameras. Budgell said the area will also be well lit. Com. Richards asked the petitioners what the view of the building will be from Lake Cook Rd. Packet Pg.252 2.2.d 07/19/2023 Lapetina spoke to the view and said they would see the top part of the sign on the building. Com. Moodhe asked how tall Ricky Rockets is. Staff said they would look for how tall Ricky Rockets Gas Station is. Com. Moodhe asked how much room people have maneuver U-Haul trucks. v J J Budgell said the access is 24 feet. The size of a two-lane road in a neighborhood. Com. Moodhe asked how tall the doors are for the loading dock. a Budgell provided the dimensions. a- Com. Moodhe asked about safety features. E Lapetina spoke to the safety feature for U-Hauls. Com. Moodhe asked about the hours of operation. �o Lapetina spoke to the hours of operation, which will be no later than 8 PM. Security c walks the area. No one would be stuck inside or on the property. He also spoke to the a emergency exits in the garage and throughout the building. as Com.Au asked if they anticipate selling anything. CL Budgell said if there is room in the office, they may but just standard boxes and packing .� material. o Com.Au asked if they would need a variation to sell. Purvis explained they would not need any variations as the site is zoned to allow retail CL sales. z sn cv The staff report entered as exhibit one. Co cv Buffalo Grove Resident expressed concern over the lighting and landscaping of the other developments and hopes this one is different. Budgell spoke to the lighting on the building and spoke to the landscape of the site. to CD V_ The public hearing closed at 9:30 PM. A cv Com. Richards made a motion to recommend approval of the amendment to Ordinance N No. 2021-067, an amendment to the underlying Planned Unit Development, the Preliminary Plan, and approval of a self-storage use, all to accommodate the ro c construction of a new self-storage facility at 105 Lexington Drive, subject to the `o following conditions: 0 1. The proposed development shall be developed in substantial conformance with the 0 plans attached as part of the petition. co 2. The Final Engineering plans shall be submitted in a manner acceptable to the Village. Q 3.Any directional or incidental signage added to the sign package shall be reviewed administratively by staff. 4. The landscaping on the site shall be maintained in compliance with the approved landscape plan in perpetuity. Motion was seconded by Com. Davis. Com. Richards spoke in favor of the motion. Packet Pg.253 2.2.d 07/19/2023 Com. Moodhe spoke in favor of the motion but noted his caution at the number of storage facilities. Com.Au asked for clarification on the corners of the building. Purvis said that the lights would be on a timer and not on late at night. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] U Next: 8/21/2023 7:30 PM AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis ABSENT: Zill Khan, Sujat Saxena coo a 3. Comprehensive Plan Amendment (Dane Bragg, Trustee Weidenfeld) (Staff a Contact: Kelly Purvis) E Purvis provided a background information regarding the proposed Comprehensive Plan O c amendment and the proposed TIF District on Dundee Road. c Cam. Moodhe asked if we need to make this amendment far the Village Board to approve the TIF District. a Purvis said that the amendment helps align the future landuse map with what is a- proposed for the TIF District by allowing mixed uses. ' Com. Moodhe asked if the High School within the TIF could use funds from the TIF. a- Purvis said any projects would have to qualify for funds through eligible improvements. o Staff report was entered in as exhibit one. The public hearing was closed at 9:40 PM. tL Com. Richards made a motion to recommend approval of an amendment to Ordinance z No. 2009-15, which adopted the "Village Comprehensive Plan Update 2009".for the N co Dundee Road TIF area to have future land use designation of mixed-use including C*4 cv Commercial, Office, Residential, Civic/Cultural, and public uses as outlined in the Dundee Road TIF District Eligibility Report and Redevelopment Plan and Project. cv Motion second by Com. Worlikar. W cfl c V_ RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] A cv c Next: 8/21/2023 7:30 PM `' cu AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis ABSENT: Zill Khan, Sujat Saxena c 72 O c cu E U t0 Q Regular Meeting Other Matters for Discussion Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting -Jun 21, 2023 7:30 Packet Pg.254 07/|9/2023 RESULT: ACCEPTED AS AMENDED [UNANIMOUS] AYES: Moodhe, Spunt, Weinstein, Au, Richards, Worlikar, Davis Chairman's Repo Committee and Liaison Reports Conn. Richards reviewed the liaison report from the most recent Village Board Meeting. Staff Report/Future Agenda Schedule Purvis provided details on the future agenda schedule. Public Comments and Questions The meeting was adjourned at9:45pM 0 CL Action Items CL Kelly Purvis 0 APPROVED BYME THIS 10h DAY OF July_. 2O23 CL z 3.B.1 05/15/2024 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, MAY 15, 2024 Call to Order The meeting was called to order at 7:30 PM by Chair Mitchell Weinstein Public Hearings/Items For Consideration 1. Consideration of a Petition for a Special Use to Allow a Home Daycare at 4 Brucewood y Ct (Trustee Weidenfeld) (Staff Contact: Kelly Purvis) 3 Deputy Director Purvis,provided a background on the subject property and the request. E The petitioners and homeowners, Michael Afolabi and Titilope Afolabi, were sworn in. o Mr.Afolabi stated they are looking to provide a daycare for 8 to 10 children and has been c residing on the property for 4 years. His wife has a strong affection for children and they a also have a child of their own. Due to the unavailability of daycare facilities in Buffalo a Grove, they decided to establish their own daycare to address the need for childcare in the area. They are open to suggestions on minimizing noise disturbances and plan to a 0 have the children play outside for only an hour, between 10 and 11 in the morning. Mrs. ti Afolabi further indicated that they intend to walk the kids to the park regularly for N additional outside playtime. N Com. Moodhe asked Staff if there was any major issues with the inspections that were completed. sa Purvis stated that there were standard items that were concerns during the first c inspection such as the fence gate, smoke detectors and water temperature for hand (n washing. She stated that the second inspection all the items were addressed. Com. Moodhe asked if most other home daycares are in residential neighborhoods. ci Purvis confirmed. CL c Com. Moodhe asked if commercial daycares are located in commercially zoned districts. aa) U Staff provided zoning districts and locations for other commercial daycares located in the a Village's Business Districts. Com. Moodhe indicated that there is a detailed plan for emergencies and asked about driveway capacity. Mr.Afolabi stated they have room for 8 cars within the driveway. Com. Moodhe asked if they anticipate if all cars will come at once for drop-off or pick-up. Mr.Afolabi said no. Com. Davis asked if there was to be an influx of traffic and or number of cars coming to drop-off or pick-up their child, how do you plan to enforce the traffic restrictions? Mr.Afolabi stated that they currently have space in the garage for two cars, but there is room for eight cars overall. He stated that they will communicate with the parents to Packet Pg. 256 3.B.1 05/15/2024 park their cars in the driveway, leaving enough space to maneuver and ensuring that there will be room for as many cars as needed. Com. Saxena asked staff what the main substance of the objections to the requested daycare were. Purvis stated that the concerns were the noise of the children playing in the backyard, traffic issues, and the general use of a home daycare within the residential neighborhood. Com. Saxena asked about how long the kids will be outside to play each day. Mr.Afolabi stated that they will be outside for an hour each day, weather permitting, so the kids can enjoy the outdoors and limit the noise from the play in the backyard. 3 Com. Saxena asked how they plan to handle the noise from the neighbors. Mr.Afolabi stated they are kids and will try their best they can to limit noise and are o open to hear feedback from the neighbors regarding noise issues. 0 Com. Saxena asked, how will they plan to manage the safety of the kids while outside. a Mr.Afolabi stated that the yard has been inspected and has plenty of grass in the a backyard with a fence. The kids will also be supervised. a Com. Saxena asked about putting signage up regarding the daycare. M ti Mr.Afolabi stated that the kids will be playing in the backyard so there is no need for N CD signage. He stated that they have a safe space in the backyard. N Li Com. Saxena asked if they are planning to take in special needs kids. M Mr.Afolabi stated that they are new and have not been trained yet, but they could be open to it in the future. o N Com.Au asked i the have clients already in mind or committed to the daycare. °1 f y y y Mr.Afolabi stated yes and no. They got asked about it by neighbors once they went through the state approval but have not heard from anyone as they have are working through the Village approval process for the daycare. C Q. Com.Au asked staff if there have been any noise or violations with the existing or a) previous home daycares within the Village. a N Purvis stated that there have not been any issues with noise or violations with existing or rt; previous home daycares within the past 10 years. c Com. Worlikar asked the Petitioner if they will be adding 6 children to the daycare, since they already have 2 kids of their own to meet the maximum number of children within the Code of 8. Mr.Afolabi said yes. He continued that the state requirements are more children than what the Village's requires so they will have a total of 8 children within the home. Purvis provided the definition and requirements of a number of students within a home daycare per the Village requirements. Com. Worlikar asked about the standards of when they are able to have the children outside. Packet Pg. 257 3.B.1 05/15/2024 Mr.Afolabi stated that they have not come across that yet, but will not be letting the kids outside when it is too cold for them. Com. Worlikar asked if they have two possible children for enrollment. Mr.Afolabi stated it depends on when the daycare is approved by the Village. Com. Spunt asked if the hour outside was going to be in the afternoon, if they had playground equipment, and if the primary spot within the house for the daycare will be in the basement of the home. Mr.Afolabi confirmed. Chairperson Weinstein asked about the process regarding the State Department of y Children and Family Services(DCFS)license for a daycare and how long the process was. d 3 c Mr.Afolabi stated it was a long process that started about three years ago. The State required background checks on him and his wife and also asked a lot of questions o regarding the reason for the daycare and why they wanted to open a home daycare. 0 Chairperson Weinstein asked if there were one or more inspections done on the house by a the DCFS. Q Mr.Afolabi stated there was more than one inspection done by the DCFS. a Chairperson Weinstein asked if there was more than one inspection done by the Village. M ti Mr.Afolabi confirmed. N 0 Chairperson Weinstein asked about hours of operation and asked if they plan to operate N Li from 6:30 AM to 6:00 PM. �a Mr.Afolabi confirmed. Chairperson Weinstein asked the Petitioner if they fully understood the daycare criteria w and would meet all the requirements listed in the Village Code and understood that the °1 q 9 Y 3 would have to renew every two years for a daycare. c Mr.Afolabi confirmed they understand the requirements and the renewal of the license. c Chairperson Weinstein asked Staff if there were complaints regarding the daycare while Q. the license was pending, what would typically happen. U Purvis stated it would be treated like any other property maintenance or nuisance a N complaint that the Village received. The Village would out our property maintenance rt; inspector and they would receive a notice of violation. They would be given a specific c amount of time to correct that violation and then go through the adjudication process if things were not corrected. She continued that during the two-year period, the Village could also rescind the license if there were ongoing issues. Chairperson Weinstein asked how long the Petitioner has lived in the house. Mr.Afolabi said for four years. Chairperson Weinstein asked, prior to submitting the petition for the daycare, if they approached or asked any of their neighbors about their plans. Mr.Afolabi said they talked to two neighbors near their home about their plan and they had no issues with it. Packet Pg. 258 3.B.1 05/15/2024 Rachel Erllichman, 14 Crestview Terrace, and Marc Erllichman, 14 Crestview Terrace, were sworn in. Mrs. Erllichman stated that she lived in her home for 32 years. She continued that out of all her neighbors, she is the youngest one at 61 years old. She mentioned that most of her neighbors are around the age of 80-90 years old. She continued that she had been in contact with Kelly Purvis regarding the Special Use process and told her that she would recommend people to come to the meeting. However, she stated that most of her neighbors are old and didn't want to come out. So she has a signed petition from the ten neighbors whose yards touch the rear yard of the subject property and stated that nobody wants a daycare. She stated that many neighbors have been in their homes since they were built and raised their children together, and they do not want this business in their area or any other business in the area. She stated that she noticed the last meeting 3 was supposed to be on April 17 and noticed the next day, there was a trampoline in the S backyard of the property. She stated that all surrounding properties don't want this c business. She stated this is nothing personal as she has raised three children of her own R but noted that having the kids inside for 12 hours and only outside for 1 hour is o ridiculous. She stated that this daycare is not a feasible option, particularly in this area a due to the age of the residents in the area that range from 60 to almost 90 years old. She a continued with another issue with the cul-de-sac is that the snow plow does not go a through there, and the whole cul-de-sac will not be shoveled. She continued there is a c whole school of issues that come up with this daycare with the driveways and the traffic ti created and safety issue of other properties. N 0 Mr. Erllichman stated that this area is the original Buffalo Grove in 1957, and the houses N Li were built residential, which is the intent of why they moved here. He stated that their main concern is the outside noise as the subject property is located in a cul-de-sac and impacts more houses than a normal residential home because of the central location. He o stated that another issue is that the neighborhood is transitioning and has a couple houses in the area that he has some concerns about from a safety standpoint. He stated 3 that 222 St Mary's is transient section 8 housing with eight plus men living in the home, which is a concern. He continued that 38 Crestview and 8 Crestview are also transient homes. He stated that he would like the neighborhood to continue to be a residential, quiet neighborhood. He said that he believes the kids should be outside for longer than Q. an hour when it is a beautiful day outside. U U Mrs. Erllichman stated that she has recently filed complaints with the village regarding y property maintenance, but the village has not responded. °1 c Chairperson Weinstein entered the photos and the neighbors'petition into the exhibit. The Commissioners reviewed the documents that were submitted. Mr.Afolabi thanked everyone for their time. He continued that the trampoline in the backyard does move and is not static and has had friends come and use the trampoline. He continued that they are limiting the time outside to 1 hour due to the noise concerns from the neighbors. He stated that their neighbor is 80 years old and respects their ideas to have peace and accommodate their concerns. Com. Spunt asked Staff if the Village does clear the cul-de-sac. Binder stated that the road is a local road, and the Village is obligated to clear it of snow when a snow event occurs. Packet Pg. 259 3.B.1 05/15/2024 Mr.Afolabi stated they never had problems with the cul-de-sac not being cleared of snow. Com. Moodhe asked Staff that the DCFS has a restriction of 12 students for daycare and the Village has a restriction of 8. He stated that he grew up in Buffalo Grove, and his friend's house had 12 children in the home. He asked if the Village can control the number of children in a home. Brankin stated that limiting people to having 12 kids is self-evident. Com Davis moved for a positive motion recommendation,seconded by Com. Moodhe. Com.Au was in favor of the motion as she stated it was a good idea. She stated that bringing children to the neighborhood is a great way to make sure people know that this is a friendly community with a playground nearby. She stated this is a great opportunity since there have been no previous issues or concerns from other similar home daycares in the past within residential districts in Buffalo Grove. In addition, since they passed all o inspections and requirements of DCSF and the Village, she has no concerns. > 0 Com. Davis is in favor of the motion. He stated this is a very easy thing to do off the a books, but he appreciates the petitioner coming through the process. a Com. Saxena stated that he is in favor of the motion as the Petitioner has gotten all the as correct approvals by the State and would be nice for the neighborhood to have kids M around. ti v Com. Moodhe spoke in favor of the motion. He stated that his kids were in a home N daycare for a number of years and understands how helpful they are. He stated that Li since they are going through the correct process, we know who they are and what they >, will do to comply with the regulations. He stated that having 8 children in a residential neighborhood is not a big deal and children playing in the yard is a good thing to have. c N Chairperson Weinstein spoke in favor of the motion. He stated that he always will have 3 concerns when neighbors of the surrounding property in question are concerned, but for =_ him, it boils down to what the criteria and the rules and ordinances are and whether the petitioner has addressed them. He stated that, given both written and oral testimony, the evidence suggests that the criteria are met. Q. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] U AYES: Moodhe, Spunt, Weinstein, Au, Worlikar, Davis, Saxena Q ABSENT: Kevin Richards 0 2. Consider a Zoning Variation for the Purpose of Constructing a Three-Seasons Room that Would Encroach into the Required 40-Foot Rear Yard Setback at 2280 Apple Hill Ct S. (Trustee Weidenfeld) (Staff Contact: Andrew Binder) Associate Planner Binder,provided a background on the subject property and the request. Zach Zielinski, the Petitioner, and Jia Cheng,property owner, were sworn in. Mr. Zielinski provided an overview of the request. Com. Worlikar asked Staff if the request is similar other neighborhoods in the Village due to the rear yard setback that the PZC often reviews. Binder stated that there is a precedent with these variation requests as most of them that we see are under 33%encroachment into the rear yard and most of them are Packet Pg. 260 3.B.1 05/15/2024 related to a 30 foot setback variation. This request is within the 40 foot rear yard setback variation and is under the 33%requirements that allows the PZC to approve. Com. Worlikar clarified that if this structure was a separate, accessory structure, it would be allowed outright without a variation. Binder confirmed. Com.Au asked if there has been any concerns from the neighbors regarding this proposal. Binder stated that Staff has not received any calls or inquires regarding this request. Com.Au asked if the Petitioner has talked to their neighbors about the proposed y addition. d 3 c Cheng stated yes, and she said she had one of her neighbors come to the meeting. Com. Saxena asked that since the sunroom can't be flipped or rotated because of the ° chimney, even if the sunroom is adjusted, it still would need a variation. c i Binder confirmed. C Dr. Todd Spohnholtz, of 2270 Apple Hill Ct, stated that he is present to support the request. He stated that his next door neighbor did the neighborly thing and gave him a a. heads up on what they are looking to do.As a homeowner for 15 years, he stated that he CD enjoys the view of his neighborhood and the proposed request is minimal and he has no issue with the requested addition. o N Com. Davis moved to grant the variation. Com. Worlikar seconded the motion. Li Chairperson Weinstein talked about the criteria and stated that the request is a minimal intrusion into the rear yard setback, is not affecting anybody, and does not affect the c neighborhood in any negative way. RESULT: APPROVED [UNANIMOUS] c AYES: Moodhe, Spunt, Weinstein, Au, Worlikar, Davis, Saxena 2 ABSENT: Kevin Richards c 3. Consider a Special Use for a Health Club in the Industrial District at 1637-1639 Barclay Q. Blvd (Trustee Weidenfeld) (Staff Contact: Andrew Binder) a) U Associate Planner Binder, provided a background on the subject property and the Q request. N a� c Chairperson Weinstein stated that he does know the Petitioner, as his daughter shadowed Sarah for a summer in her physical therapist business to gain some experience in physical therapy hours. He stated there is no conflict. Brankin confirmed that there is no conflict. Associate Planner Binder, provided a background on the subject property and the request. Chairperson Weinstein stated that he does know the Petitioner, as his daughter shadowed Sarah for a summer in her physical therapist business to gain some experience in physical therapy hours. He stated there is no conflict. Packet Pg. 261 3.B.1 05/15/2024 Brankin confirmed that there is no conflict. Sara Miranda, the Petitioner, provided an overview of her business operations. Com. Moodhe asked if the new business would be in addition to her business in Arlington Heights. Ms. Miranda stated no, that they are moving their business to Buffalo Grove and she is leaving her Arlington Heights location which is also located in an industrial area. Com. Moodhe asked if they have had any problems with her existing business in an industrial area. Ms. Miranda said not at all and indicated that her business in not one that requires a storefront. She stated that she used be in a storefront in Buffalo Grove and likes the industrial area as her business is more of a destination. She talked further about the low d impact of her business having one-on-one physical therapy. Com. Moodhe asked if Staff has seen any issues with these types of businesses in the industrial area. o Binder stated he has not been aware of any issues with these businesses in the industrial c area as he stated they kind of blend in and don?t have any impact on the surrounding a businesses. Q- Q Com. Spunt asked if business will have more space in Buffalo Grove compared to their current location. a 0 Ms. Miranda stated no, they are downsizing and are moving due to new owners of her �? existing space. v N Com. Davis made the motion to recommend approval. Com. Moodhe seconded the N motion. u6 Com. Moodhe spoke in favor of the motion as recreational uses fit into the industrial area. Chairperson Weinstein agreed and spoke in favor of the motion due to the low traffic o impact and low number of clients and employees. y a� RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] AYES: Moodhe, Spunt, Weinstein, Au, Worlikar, Davis, Saxena ABSENT: Kevin Richards c Regular Meeting 0 U U Other Matters for Discussion Q N G1 Approval of Minutes c 1. Planning and Zoning Commission - Regular Meeting - May 1, 2024 7:30 PM RESULT: ACCEPTED [UNANIMOUS] AYES: Moodhe, Spunt, Weinstein, Au, Worlikar, Davis, Saxena ABSENT: Kevin Richards Chairman's Report None Committee and Liaison Reports Packet Pg. 262 3.B.1 05/15/2024 None Staff Report/Future Agenda Schedule Staff provided an update regarding the upcoming PZC schedule. Public Comments and Questions None Adjournment The meeting was adjourned at 9:06 PM d 3 C Kelly Purvis Ta 0 i Q Q APPROVED BY ME THIS 15th DAY OF May , 2024 Q 2 a 0 M ti N O Mitchell Weinstein, Commissioner N Li �a 4- 0 N G1 7 C d v C CL t� V Q N G1 7 C Packet Pg. 263