2016-05-18 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
May 18, 2016 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider Approval for Annexation, Rezoning, Preliminary Plan Approval, Special Use
and Variations to Construct a 10,782 Square Foot Retail Center, with a Drive-Through
Restaurant for the Property at 20914 & 20929 N Milwaukee (Unincorporated) (Trustee
Weidenfeld)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - May 4, 2016 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 5/13/2016 3:13 PM Page 1
Action Item : Consider Approval for Annexation, Rezoning,
Preliminary Plan Approval, Special Use and Variations to Construct
a 10,782 Square Foot Retail Center, with a Drive-Through
Restaurant for the Property at 20914 & 20929 N Milwaukee
(Unincorporated)
Recommendation of Action
Staff recommends approval subject to the conditions in the attached staff report.
MJK Real Estate Holding Company, LLC (MJK) is the owner/developer of th e unincorporated 1.5 acre
property currently improved with the existing PJ's Restaurant and the former McDonalds (recently
demolished). They are proposing to construct a new 10,782 square foot retail development, with a drive-
through restaurant. Additional information can be found in the attached staff report.
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, May 18, 2016
HISTORY:
05/04/16 Planning and Zoning Commission TABLED
Next: 05/18/16
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: May 18, 2016
SUBJECT PROPERTY LOCATION: 20914 & 20929 N Milwaukee (unincorporated)
PETITIONER: MJK Real Estate Holding Company, LLC
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for annexation,
rezoning, preliminary plan approval, special use and
variations to construct a 10,782 square foot retail center,
with a drive-through restaurant.
EXSITING LAND USE AND ZONING: The property is zoned GC (General Commercial) in
unincorporated Lake County and is improved and the existing
PJ's Restaurant and the former McDonalds (demolished).
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Commercial.
PROJECT BACKGROUND
MJK Real Estate Holding Company, LLC (MJK) is the owner of the unincorporated 1.5 acre property.
The site consists of the existing PJ’s Restaurant and a former McDonalds (recently demolished). MJK
is proposing to demolish the existing PJ’s and construct two (2) new retail buildings with a
combined square footage of approximately 10,782 square feet. The southern building would
include a drive-through to accommodate a Potbelly’s restaurant. While a final tenant mix has not
been identified, MJK has indicated that another restaurant may occupy the end cap unit of the
northern building. Subsequent to the public hearing notice being published, the petitioner revised
their plans thus reducing the amount of variations required. As proposed, the project requires
annexation with a rezoning to B3 Planned Business Center District with a special use for a Planned
Unit Development and approval of a Preliminary Plan with the following special use and variations:
1. A special use for a drive-through restaurant; and
2. A Variation to Section 17.28.050 & Section 17.16.060 of the Buffalo Grove Zoning Ordinance
decreasing the minimum lot area in the B3 Planned Business Center District; and
3. A Variation to Section 17.36.030 of the Zoning Ordinance regarding the dimensional
requirements for parking lot design as depicted on the Preliminary Plan; and
4. A Variation to Section 14.16 of the Buffalo Grove Sign Code to allow a ground sign to exceed
the maximum size and height allowed; and
5. A Variation to Section 14.16 of the Sign Code to allow wall signs on the north and south
elevations of both commercial building.
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PLANNING & ZONING ANALYSIS
The following is a summary of the proposed project:
Site Plan/Zoning
The overall site is approximately 1.5 acres in area and is located just to the south of the
vacant land commonly referred to as Berenesa Plaza.
As shown, the developer is proposing to construct two (2) new retail buildings with a
combined square footage of approximately 10,782 square feet.
The northern building (Building 1), is 4,830 square feet in area. The southern building
(Building 2) is 5,952 square feet in area.
Both buildings would be separated by an access lane serving a drive-through for Building 2.
To accommodate the development, the appropriate zoning classification for the property is
B3 Planned Business Center District with a special use for a Planned Unit Development to
allow for multiple buildings on a single zoning lot.
R4 District Dimensional Requirements
B3 District Requirements Proposed
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Front 25 feet 96 feet
Side
Pursuant to the B3 standards, a side yard setback for
the principal building is not required when the subject
property’s side yard abuts existing commercially zoned
property. The property to the north is zoned B3 in
Buffalo Grove and the property to the south is zoned
GC (General Commercial) in unincorporated Lake
County
North- 50 feet
South- 32 feet
Rear 50 feet 55.6 feet
Drive-Through
As proposed, the petitioner is requesting a drive-through to accommodate their proposed
restaurant tenant (Potbelly) in Building 2.
The proposed drive-through lane can accommodate vehicle stacking for up to 12 cars. This
exceeds the minimum required 10 car stacking pursuant to the Zoning Ordinance.
Parking
The developer is proposing 69 parking spaces for the shopping c enter. Pursuant to Village
Code, a total of 49 spaces are required (1 space per 220 square feet).
While it is not required, the Developer is providing additional parking for the proposed 2
quick service restaurants at a ratio of 1 space per 100 square feet of net floor area (not
including mechanical rooms and washrooms). This more restrictive ratio is consistent with
the Village’s parking requirements for a standalone restaurant.
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The petitioner is seeking a variation to the Village’s parking lot dimensions to allow for 18’
deep parking stalls. Currently Village Code requires 18.5 feet.
Staff believes the 18’ is sufficient and will be seeking a future text amendment to Village
Code to codify the change.
Based on staff’s research, several nearby communities as well as Lake County allow for 18’
deep parking stalls. This size is also recommended by traffic consultants and the Urban Land
Institute (ULI).
Cross Access
Access to the site would be provided by a single full access curb-cut onto Milwaukee
Avenue.
As the PZC is aware, the Berenesa Plaza property to the north is subject to future
redevelopment which will result in the widening of the Milwaukee Avenue. As a result of
the future widening, the petitioner’s full access onto Milwaukee Avenue will be restricted to
a right in/out due to a non-mountable median in the center of Milwaukee Avenue.
Staff believes that a development concept for the Berenesa Plaza will be proceeding very
soon. Therefore, it is very likely that the widening will occur within the next 12-18 months.
As part of the petitioner’s request, they are seeking future rights to a cross connection to
the north to allow for cross access to the future Berenesa Plaza development. This cross
connection is consistent with the recommendations in the Village’s 2009 Comprehensive
Plan.
Based on preliminary plans, it appears that MJK’s plans will align with the future
development concept to the north.
MJK’s plans also provide additional right-of-way dedication for the future Milwaukee
Avenue widening.
The development would also have cross access to the existing unincorporated office
building to the south, which will allow for full access to Milwaukee Avenue.
In the event the southern cross access is ever eliminated, staff recommends that the
petitioner eliminate 1-2 parking spaces to accommodate a turnaround.
Landscaping
The petitioner has provided a landscape plan showing landscaping throughout the site.
The developer is providing a 6’ high solid wood fence along the rear of the property
adjacent to the existing unincorporated residential to the west. The majority of the rear lot
line abuts the existing Ash Street to the west.
It should be noted that the developer’s landscape plan reflects an earlier version of the site
plan which is slightly different. The latest plan will be provided at the May 18th PZC meeting.
Building Elevations
The petitioner has provided renderings for both buildings. The plans show a combination of
brick and EIFS/Dryvit along the front and side elevations.
The rear elevations will be a colored smooth face concrete block.
The buildings will be approximately 23.3’ in height to the highest point of the parapet.
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Signage
MJK is seeking a variation to allow for one (1) multi-tenant sign to be twenty-five feet (25’)
high along Milwaukee Avenue. As proposed, the sign would be 80 square feet in area,
meeting the maximum allowed by Code.
Village Code currently allows a maximum height of fifteen feet (15’). The proposed new sign
would replace the existing PJ’s sign and the former McDonalds sign which were
approximately thirty-five feet (35’) high.
The current Lake County Sign Ordinance allows a freestanding sign to be up to thirty feet
(30’) high.
The petitioner is also seeking a variation for additional wall signs on both the north and
south elevation of Buildings 1 and 2. This additional signage would only apply to tenants
that occupy the end cap units.
Utilities/Site Engineering
Sewer and water for the existing site is being provided by Lake County to the west (rear) of
the parcel on Ash Street.
Although the Developer would be connecting to the existing Village water main located at
the northeast corner of their site, they are requesting to remain on the County’s sewer
main.
While it has been Village policy to require new developments to connect to the Village’s
sewer mains as part of an annexation, staff has determined that a connection to the
Village’s sewer main is not ideal at this location and would not benefit future properties to
the south.
The nearest Village sewer main is located over 600’ to the north and west in Deerfield
Parkway. Both Village and County sewer systems flow to the same Lake County treatment
plant to the southwest of the proposed development.
If the Developer were to extend and connect to the Village’s sewer, it would have to be
pumped north and west via a lift station, and then be gravity fed back south to the
treatment plant.
Stormwater/Floodplain
The petitioner has provided preliminary engineering plans which show how the
development meets both the Village’s and Lake County’s Watershed Development
Ordinance (WDO).
The development is proposing less impervious area than previously existed with the PJ’s and
McDonalds. As a result, additional stormwater detention is not required. The petitioner is
maintaining an existing underground detention vault on the McDonalds property at the
southwest corner of the site.
As with much of the area along Milwaukee Avenue, the site does contain floodplain. To
accommodate the proposed buildings, the developer is seeking to fill a small portion of the
floodplain.
Rather than provide the required compensatory storage onsite in an underground vault, the
Village and Lake County’s Stormwater Management Commission (SMC) requested that the
developer complete a regional floodplain study for the area. Following the results of the
study, the developer will be required to provide compensatory storage within the drainage
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area. This may include providing storage in an existing detention pond to the north or in the
Lake County Public Works pond located to the west of Pekara. This approach was seen as
the best solution as it will benefit multiple properties impacted by the existing floodplain.
Overall, the proposed floodplain improvements meet the Village’s Code and County’s WDO.
Plat of Subdivision
The existing site consists of 2 lots.
The developer is proposing to consolidate both lots and create a single zoning lot. As a
result, both buildings will be under single ownership.
Ash Street Annexation
As part of the annexation of the property, a portion of Ash Street abutting the property
would come within the jurisdiction of the Village and become the maintenance
responsibility of Buffalo Grove.
Village staff has had preliminary discussions with the Township who have indicated a
willingness to continue maintenance of the roadway. This will likely require an
intergovernmental agreement with Vernon Township, which will be a condition of approval.
Variations
Subsequent to the public hearing, the petitioner revised their plans thus reducing the amount of
variations required. The following is a summary of the requested variations, reflected in the latest
plan:
A Variation to Section 17.28.050 & Section 17.16.060 of the Buffalo Grove Zoning Ordinance
decreasing the minimum lot area in the B3 Planned Business Center District.
The Zoning Ordinance requires that properties zoned B3 have a minimum lot area of 5 acres. The
subject site is 1.5 acres in area. This requirement can be reduced when the site is adjacent to
another B3 District and the combined area exceeds 5 acres. The Berenesa Plaza property to the
north is zoned B3 and the combined area would exceed 5 acres. However, since the Berenesa
Plaza project has not been finalized and the site could possibly be rezoned as part of a new
development request, staff recommends that the variation be granted.
A Variation to Section 17.36.030 of the Zoning Ordinance regarding the dimensional requirements
for parking lot design as depicted on the Preliminary Plan.
Currently Village Code requires that parking stalls be 18.5 feet deep. Staff believes the 18’ is
sufficient and will be seeking a future text amendment to Village Code to codify the c hange.
Based on staff’s research, several nearby communities as well as Lake County allow for 18’ deep
parking spaces. This size is also recommended by traffic consultants and the Urban Land Institute
(ULI). The 18’ deep stalls results in less pavement, thus reducing the amount of stormwater
runoff.
A Variation to Section 14.16 of the Buffalo Grove Sign Code to allow a ground sign to exceed the
maximum size and height allowed.
Current code allows for a maximum signage height of 15’ and the petitioner is proposing a 25’
high freestanding sign. Based on the current sign plan, a variation for sign size is not required.
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Staff is concerned about the appearance of the proposed sign and the petitioner has indicated
that they will be providing an updated sign rendering at the May 18th meeting.
A Variation to Section 14.16 of the Sign Code to allow wall signs on the north and south elevations of
both commercial building.
The petitioner is seeking a variation for additional wall signs on both the north and south
elevation of Buildings 1 and 2. This variation request is consistent with other signage variations
granted by the Village and as a result, staff supports the request.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer’s comments are reflected in the
stormwater/floodplain summary above. Overall, the Village Engineer
has reviewed the proposed plans and has no specific comments or
concerns regarding the preliminary engineering plans.
Fire Department The Fire Department has reviewed the proposed plans and does not
have any objections.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign
was posted on the subject property. The posting of the public hearing sign and the mailed
notifications were completed within the prescribed timeframe as required. As of the date of this
Staff Report, the Village received multiple inquiries from nearby residents about the date, time and
location of the hearing.
STANDARDS
Variations
The following are the applicable standards for a variation for lot area and parking space dimensions:
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;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation will not alter the essential character of the neighborhood.
During the meeting, the petitioner shall address the required standards for a variation.
Special Use
The following is a response to the standards for a special use:
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;
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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 special use, and the location of the site with respect to streets giving access
to it shall be such that it will be in harmony with the appropriate, orderly development of
the district in which it is located;
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the
neighborhood;
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;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will
be provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance
and exit driveways to and from these parking areas shall be designed so as to prevent traffic
hazards, eliminate nuisance and minimize traffic congestion in the public streets.
During the meeting, the petitioner shall address the required standards for a special use.
Signage Variation Standards
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board
for a variation to the Sign Code based on the following criteria:
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of
this Title subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of
this Title would cause undue and unnecessary hardships to the sign user because of
unique or unusual conditions pertaining to the specific building, parcel or property in
question; and
2. The granting of the requested variance would not be materially detrimental to the
property owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to
support a finding under subsection (A), but some hardship does exist, the Planning & Zoning
Commission may consider the requirement fulfilled if:
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1. The proposed signage is of particularly good design and in particularly good taste;
and
2. The entire site has been or will be particularly well landscaped.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning, Planned Unit Development, preliminary plan, special
use for the drive-through and variations for lot area, parking lot design and additional wall signage,
subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition. The landscape plan shall be revised to reflect the current
site layout.
2. In the event the existing cross access to the south is eliminated, the owner of the subject
property shall provide a turnaround in a manner acceptable the Village. This may be
achieved by prohibiting parking in the 2 southernmost parking spaces located just to the
north and east of the existing cross access connection.
3. Cash in lieu of an 8’ wide sidewalk along Milwaukee Avenue shall be submitted in a manner
acceptable to the Village Engineer.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the request. The PZC shall make a recommendation to the Village Board.
ATTACHMENTS
1. Aerial
2. Application
3. Complete Plan Set
4. 1/20/16 PZC Minutes
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VILLAGE OF BUFFALO GROVE
PETITION FOR CONCEPT AND PRELIMINARY PLAN REVIEW
PLEASE NOTE THAT THIS PETITION MUST BE SIGNED BY ALL PROPERTY OWNERS AND THE PETITIONER. IF PETITIONER HAS
ANY QUESTIONS CONCERNING REQUIRED MATERIALS, PLEASE CALL THE DIVISION OF PLANNING SERVICES AT 847-459-2525.
Project Name:
Site Address:
Title:
Date of Submittal:
INDEX INFORMATION (To be completed by Village staff)
Petitioner:
Corporation/ Title:
Street Address:
BACKGROUND INFORMATION
City/ State/ ZIP:
Cell:Telephone (Office):
Relationship of Petitioner to Property (e.g. Contract Purchaser, Lessee, Owner):
Owner Name:
Corporation/ Title:
OWNER OF PROPERTY (If a Trust, see attached Beneficiary Disclosure Form)
City/ State/ ZIP:
Cell:
Street Address:
Telephone (Office):
PROJECT STAFF (As applicable)
Email:Fax:
Fax:Email:
Name:
Developer
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Name:
Attorney
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Page 1 of 4Form last revised January 2014
MJK Retail Development - Milwaukee Ave Parcels
Jeffrey Silverman
MJK Real Estate Holding Company, LLC
790 Estate Drive, Suite 100 Deerfield, IL 60015
+1 (847) 919-4801
Prospective Purchaser
jeff@usanfsc.com +1 (847) 914-9373
2.1.c
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Site address:
PROJECT/ SITE INFORMATION
APPROVAL REQUESTED (Check all that apply)
Site Plan/ Preliminary Plan Special Use PUD Annexation
Rezoning Appearance Review
Variation
Landscape Plan Other
Name:
Engineer
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Name:
Architect
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Name:
Landscape Architect
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Name:
Traffic Consultant
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Name:
Other
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Name:
Other
Company:
Address:
City, State, ZIP:
Phone (Office): Cell:
Fax: Email:
Page 2 of 4
Legal description:
(If description
exceeds more than
eight type-written
lines, submit as an
electronic file in
Word format)
20914 & 20929 N Milwaukee Ave Buffalo Grove, IL 60089
Curtis Smithson
Smithson Associates, Inc.
41815 N Pendersen Dr S
Antioch, IL 60002
+1 (847) 838-7247 +1 (847) 363-2153
curtis@curtissmithson.com
Orlando Vivacqua
Soos & Associates, Inc.
105 Schelter Road
Lincolnshire, IL 60069
+1 (847) 821-7667
+1 (847) 821-8570 ovivacqua@soosarchitects.com
Paul Couture
Couture Landscape Construction
505 Swift Road
Lombard, IL 60148
+1 (630) 627-1366
+1 (630) 627-1364 couture.landscape@comcast.ne
Please refer to attachment...
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FILLING FEES:
All applications require payment of a non-refundable fee. Please see the Fee Schedule at the Village website under Home/
Government/Planning and Economic Development/Applications and Forms/Fee Schedule.
In addition to filing fees, an escrow deposit for the Village's recoverable costs is required. Questions concerning fees can be directed
to the Village Planner at (847) 459-2525.
I certify that the above is true and accurate and agree to pay the required fees as stated in Fee Schedule.
CHARACTER OF SURROUNDING AREA
North
South
East
West
VARIATIONS:
List all variations requested of Village Ordinances. The specific section of the respective Ordinance should be cited, and the reason(s)
that the variation is needed should be clearly explained.
Proposed structures (sq. ft. and building height):
Significant natural amenities, including trees:
Floodplains and other development restrictions:
Zoning/ Jurisdiction Land Use
Signature of Petitioner Date
Page 3 of 4
Proposed uses:
Proposed zoning: Current zoning:
Existing structures:
PIN number (s):
Current land use:Existing uses on site:
Size of parcel: sq.ft.
acres
Size of building:sq.ft.Size of user/tenant space:sq.ft.
Signature of Property Owner Date
s true and accuratate e anaaaaaad agree to pay the required f
2015-12-28
Village Buffalo Grove
Lake County
Village of Riverwoods
Lake County
B3: Planned Business District
GC: General Commercial, Office Building
B-1: Neighborhood Business
R-2: Residential
Petitioner requests Review of Conceptual Site & Landscape Plans.
Petitioner also requests review of Buffalo Grove's Annexation Requirements and additional items identified on provided
letter dated November 30, 2015.
North Bldg: 4,987+South Bldg: 6,942 = 11,929 sq ft - One Story: +/-22'-0"
Provided Landscaping, etc.
Portions of Both Parcels are within an identified FEMA Flood Area
Retail & Quick Service Restaurants
B3 Planned Business Center DistrictLake County, GC General Commercial
One Story Restaurant - PJ's Pizza
15-35-103-022-0000 & 15-35-103-023-0000
CommercialPizza Restaurant & Open Lot
66,378 1.53
4,515 4,515
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Page 4 of 4
Trustee Signature :
Beneficiary Signature :
SUBSCRIBED AND SWORN TO
before me this day of , 2014
Notary Public
SUBSCRIBED AND SWORN TO
before me this day of , 2014
Notary Public
BENEFICIARIES OF LAND TRUST #
For any property held in a land trust, state law requires all beneficiaries of the trust be identified by name, address, and interest in the
subject property. In addition, the application must be verified by the trustee or beneficiaries. In the event the beneficiary of a land
trust is a corporation, the corporation shareholders must be identified.
Name of Beneficiary Address Interest in Property
TRUSTEE NAMES
Address:
Telephone: Fax:
BENEFICIARY DISCLOSURE FORM (LAND TRUSTS)
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Soos & Associates, Inc.
Architecture
105 Schelter Road
Lincolnshire, Illinois 60069
Phone 847 821 7667
Fax 847 821 8570
S:\Clients\MJK\15 MJ 100 Milwaukee Ave & Deerfield Rd, Deerfield\Correspondence\MJK--MilwaukeeAveParcels--LegalDescriptions.docx
MJK Milwaukee Ave Parcels
20914 & 20929 N Milwaukee Ave
Buffalo Grove, IL 60089
(SOOS Project Number: 15MJ100)
LEGAL DESCRIPTIONS:
**(Legal Description information obtained from ALTA/ACSM Land Title Survey, performed by MM
Surveying Co., Inc. dated: October 28, 2015 Order No. 85632)**
PARCEL 1:
THE SOUTH 150 FEET OF THE NORTH 300 FEET (AS MEASURED ALONG THE EASTERLY
AND WESTERLY LINES) OF LOT “A” IN PEKARA SUBDIVISION UNIT NO.1, BEING A
SUBDIVISION OF PART OF THE NORTHEAST 1/4 OF SECTION 34 AND PART OF THE
NORTHWEST 1/4 OF SECTION 35, TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24,
1954 AS DOCUMENT 838267, IN BOOK 1278 OF RECORDS, PAGE 597, INLAKE COUNTY,
ILLINOIS.
PARCEL 2:
THE NORTH 150 FEET (AS MEASURED ALONG THE EASTERLY AND WESTERLY LINES)
OF LAOT “A” IN PEKARA SUBDIVISION UNIT NO. 1, BEING A SUBDIVISION OF PART OF
THE NORTHEST 1/4 OF SECTION 34 AND PART OF THE NORTHWEST 1/4 OF SECTION 35,
TOWNSHIP 43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24, 1954 AS DOCUMENT
838267, IN BOOK 1278 OF RECORDS, PAGE 597, IN LAKE COUNTY, ILLINOIS.
COMMONLY KNOWN AS: 20914-20929 N. MILWAUKEE AVE., BUFFALO GROVE, ILLINOIS
60089
PIN #15-35-103-022-0000, #15-35-103-023-0000
TOTAL LAND AREA = 66,678 SQ FT (1.53 ACRES)
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Retail Redevelopment of existing Restaurant Parcels
Proposed Multi-Building, Multi-Tenant Shopping Development
20914 & 20929 N. Milwaukee Ave., Buffalo Grove, IL 60089
(Parcels currently located within Unincorporated Lake County)
MJK Real Estate Holding Company, LLC.
790 Estate Drive, Suite 100
Deerfield, IL 60015 847-919-4801
Soos & Associates, Inc.
105 Schelter Road, Suite 101
Lincolnshire, IL 60069 847-821-7667
DRAWINGS INDEX (Date: May 13, 2016)
SHEET SHEET TITLE -
A-00 COVER SHEET
A-01 EXISTING CONDITIONS AERIAL
A-02 (15-71) EXISTING CONDITIONS PLAT OF SURVEY
A-03 PROPOSED SITE PLAN
A-04 (L-1) PROPOSED LANDSCAPE PLAN
A-05 PROPOSED SITE LIGHTING PLAN
A-06 PROPOSED FLOOR PLAN
A-07 PROPOSED EXTERIOR ELEVATIONS
A-08 PROPOSED EXTERIOR ELEVATIONS
A-09 PROPOSED EXTERIOR PERSPECTIVES
A-10 PROPOSED TENANT SIGNAGE
A-11 PROPOSED SITE SIGN
A-12 PROPOSED SITE DETAILS
A-13 PROPOSED PLAT OF CONSOLIDATION
A-14 PROPOSED PLAT OF ANNEXATION
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
SUBJECT
PARCELS
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
C:
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A
M
MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
EXISTING
CONDITIONS
AERIAL
A-01
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
EXISTING CONDITIONS AERIAL
NO. ISSUE DATE
VILLAGE REVIEW 2015-11-09
VILLAGE REVIEW 2016-01-07
PLAN COMMISSION SUBMITTAL 2016-05-13
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
2.
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
PARKING BREAKDOWN - SITE PLAN SP43 (BUFFALO GROVE):
BUILDING INFORMATION:
NORTH BUILDING AREA: 4,830 SQ FT
SOUTH BUILDING AREA:5,952 SQ FT
TOTAL BUILDING AREA: 10,782 SQ FT
SHOPPING CENTERS CRITERIA:
1.0 PARKING STALL PER 220 SQUARE FEET OF FLOOR AREA:
REQUIRED PARKING:
10,782 GROSS SQ FT = 10,782 (.0045) = 49 STALLS
PROVIDED PARKING FOR OVERALL DEVELOPMENT:
DEVELOPMENT PARKING: 69 STALLS
(INCLUDES 3 ADA ACCESSIBLE STALLS)
STALL SIZE PROVIDED: 9'-0" X 18'-0"
+/-228.45'
+/-228.50'
+
/
-
1
5
0
.
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'
+
/
-
1
5
0
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+
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-
1
5
0
.
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'
+
/
-
1
5
0
.
0
'
10
1 PROPOSED SITE PLAN SP43 - MILWAUKEE AVE
1" = 20'-0"
15
ONSITE PARKING PROVIDED: BUILDING INFORMATION: 4,830 SF + 5,952 SF = 10,782 SQ FT
69 STALLS (INCLUDES 3 ADA ACCESSIBLE STALLS)
STALL SIZE PROVIDED: 9'-0" X 18'-0"
TOTAL PARKING PROVIDED:
69 STALLS
EXISTING
FULL
ACCESS
POSSIBLE
FUTURE CROSS
ACCESS
EXISTING
CROSS
ACCESS
M
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-
0
"
+
/
-
3
9
'
-
9
"
NOTE:
SITE INFORMATION OBTAINED FROM ALTA/ACSM LAND TITLE SURVEY
PERFORMED BY MM SURVEYING CO., INC.
5812 W HIGGINS AVE
CHICAGO, ILLINOIS 60630
773-282-5900
ORDER NO. 85632, DATED: OCTOBER 28, 2015.
CLOSED
FULL ACCESS
NEW CURBING
6
8
2
1
4
'
-
0
"
69'-8"
+/-200 SQ
F
T
PATIO
+/-200 SQ
F
T
PATIO
7
45.0°18
'
-
0
"
9'-
0
"
6'-6"
18'-0"
24'-0"
18'-0"
29'-6"
+/-16'-4"
19'-1"5'-0"
5
'
-
0
"
1
9
'
-
1
"
1
5
'
-
7
"
5
'
-
0
"
1
2
'
-
0
"
8
'
-
1
1
"
PROPOSED
POTBELLY
+/-2,400 SQ FT
6
9
'
-
4
"
5
'
-
0
"
AVAILABLE
RETAIL
+/-2,230 SQ FT
PROPOSED
QSR
+/-2,500 SQ FT
3
2
'
-
0
"
3
7
'
-
4
"
PROPOSED
MULTI-TENANT
RETAIL BLG.
+/-5,952 SQ FT
9
4
'
-
0
"
6'-6"
18'-0"
24'-0"
18'-0"
19'-1"
5'-0"
5
45.0°
10'-6"
1
0
'
-
0
"
5'-0"
45.0°
9'-
0
"
16'-0"
18
'
-
0
"
15'-0"
10'-0"8'-2"
LL
+/-100
LL
+/-100
1
8
'
-
0
"
45.0°
18
'
-
0
"
AVAILABLE
RETAIL
+/-3,452 SQ FT
5
6
'
-
5
"
63'-0"
6
"
3
7
'
-
7
"
POTBELLY
(SOUTH BUILDING)
TRASH ENCLOSURE
16
19'-6"
LANDSCAPE
BUFFER
POSSIBLE FUTURE
IDOT TAKING
10'-0"
6'-0"
+/-11'-9"
FUTURE CURB & GUTTER
NEW
PYLON
SIGN
3
'
-
2
"
PROPOSED
MULTI-TENANT
RETAIL BLG.
+/-4,830 SQ FT
EXISTING CURB & GUTTER
FUTURE SOUTHBOUND LANE
FUTURE SIDEWALK
+/-48'-0"
5'-0"
29'-6"
+/-17'-3"
Checked
Approved
Sheet
Title
Drawn
Job Number
Date
No. Issue Date
Seal
ILLINOIS DESIGN FIRM # 184003287
Client
Project
Consultant
9
fax: 847 821 8570phone: 847 821 7667
MJK Real Estate Holding Company
RETAIL
DEVELOPMENT
790 Estate Drive, Suite 100
Deerfield, IL 60015
20914 & 20929 N MILWAUKEE AVE
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
0.2 0.3 0.3 0.3 0.3 0.2 0.2 0.4 0.3 0.3 0.3 0.4 0.7 0.9 1.3 1.4 1.1 1.4 0.9 1.0 0.5 0.3 0.2 0.1
0.2 0.3 0.4 0.5 0.7 0.6 0.4 0.7 0.9 0.7 0.5 0.4 0.5 0.8 1.3 1.0 1.3 1.4 1.3 1.4 0.9 0.7 0.4 0.2 0.1
0.2 0.4 0.7 0.9 1.1 1.3 1.7 2.7 1.4 1.2 0.7 0.5 0.8 1.1 1.2 1.2 1.2 1.0 1.3 1.1 1.0 0.7 0.4 0.2 0.1
0.3 0.5 1.2 1.3 1.2 1.3 2.2 3.4 3.0 3.3 2.1 1.2 1.1 1.4 1.3 1.3 1.3 1.1 1.3 1.2 1.2 0.7 0.4 0.2 0.1
0.4 0.8 1.6 1.3 0.9 1.0 1.8 2.3 2.3 2.8 1.9 1.5 1.3 1.2 1.5 1.3 1.5 1.5 1.4 1.2 1.1 0.5 0.3 0.2 0.1
0.9 2.6 3.1 2.1 1.4 1.3 1.4 0.9 1.0 1.2 1.2 1.4 1.8 1.3 1.4 1.4 0.8 0.5 0.3 0.2
0.5 1.2 2.3 3.2 2.3 2.0 2.1 1.5 1.6 1.4 1.5 1.4 0.7 0.4 0.2 0.1
0.5 1.1 3.1 2.9 2.1 2.4 2.7 1.7 1.5 1.4 1.7 1.4 0.7 0.3 0.2 0.1
0.4 0.9 2.6 2.5 1.9 2.4 2.5 0.7 1.1 1.9 2.2 1.5 2.0 1.6 0.9 0.2 0.1 0.1
0.4 1.0 1.6 1.3 1.3 1.9 0.7 1.2 1.7 2.6 2.7 3.9 2.3 0.5 0.2 0.1
0.3 0.7 1.2 1.4 1.1 1.4 2.1 1.0 1.4 1.8 2.2 2.3 2.6 1.6 0.5 0.2 0.1
0.4 0.8 1.4 1.4 1.2 1.5 2.2 1.3 1.9 2.4 2.6 3.3 2.7 1.5 0.5 0.2 0.1
0.4 0.8 1.6 1.3 1.0 1.4 1.7 1.8 1.9 2.1 1.9 1.6 2.0 2.1 1.3 0.3 0.1 0.0
0.8 2.2 3.1 2.2 1.6 1.0 0.7 2.6 2.6 2.0 2.0 1.7 1.7 1.4 0.7 0.2 0.1
0.4 1.2 2.2 3.4 2.4 2.1 2.7 2.5 5.5 2.2 2.0 2.8 1.9 1.7 1.5 0.9 0.4 0.2 0.1
0.4 1.0 2.8 3.1 2.2 2.1 2.3 2.5 2.3 3.4 3.0 3.8 3.1 2.5 2.3 2.5 2.7 2.5 1.8 1.2 0.6 0.3 0.2 0.1
0.3 0.7 2.5 2.9 2.4 2.1 1.6 1.2 1.0 1.8 2.9 3.7 3.4 2.9 2.6 1.6 2.8 2.4 2.4 1.7 1.1 0.6 0.3 0.2 0.1
0.3 0.6 1.5 1.6 2.0 2.6 1.5 1.6 2.3 2.5 2.6 2.5 2.3 2.8 2.6 2.5 1.6 0.9 0.5 0.3 0.1 0.1
0.4 0.7 1.1 1.3 2.1 2.1 2.2 2.3 2.4 2.1 1.9 1.4 0.8 0.4 0.2 0.1
0.3 0.5 0.7 1.0 1.1 1.5 4.9 2.3 2.0 2.7 2.2 1.8 1.1 0.7 0.4 0.2 0.1
0.3 0.6 0.9 1.0 1.3 2.0 6.7 1.6 1.9 2.1 1.6 1.3 1.0 0.5 0.3 0.2 0.1
0.3 0.6 1.3 1.4 1.7 2.2 2.4 1.1 1.2 1.4 1.3 1.3 1.1 0.9 0.4 0.2 0.1 0.1
0.5 1.2 1.9 1.6 1.9 2.4 0.8 1.3 1.5 1.2 1.3 1.3 0.9 0.3 0.1 0.1
0.4 1.0 2.8 3.4 2.4 1.8 1.6 0.8 1.4 2.0 1.6 1.4 1.7 1.1 0.3 0.1 0.1
0.4 1.2 2.2 2.9 2.1 1.5 1.2 0.9 1.0 1.0 1.0 1.4 2.1 2.5 2.2 2.5 1.5 0.3 0.1 0.0
0.4 0.9 3.1 3.2 2.0 1.4 1.2 1.1 1.6 1.6 2.1 2.1 1.7 1.7 1.2 1.3 1.5 1.6 2.1 2.9 2.5 1.5 0.3 0.1 0.0
0.2 0.6 1.9 2.3 1.7 1.3 1.4 1.6 1.8 2.2 2.4 2.6 2.1 2.0 1.9 1.8 1.9 2.3 2.8 3.8 2.9 1.1 0.3 0.1
0.3 0.6 1.3 1.2 0.9 1.1 1.3 1.8 2.6 2.3 2.7 2.7 2.4 2.7 2.1 1.8 2.0 1.7 1.5 2.6 2.3 0.7 0.2 0.0
0.1 0.3 0.5 0.9 0.9 0.7 0.9 1.3 2.2 2.0 2.4 2.4 2.4 2.5 2.0 2.4 1.7 1.3 1.1 1.2 1.5 1.1 0.3 0.1 0.0
0.1 0.2 0.4 0.5 0.6 0.6 0.7 1.2 2.1 2.3 2.3 2.0 1.8 2.3 2.3 2.4 1.4 1.0 0.8 0.9 1.0 0.6 0.1 0.0 0.0
0.1 0.2 0.2 0.3 0.4 0.5 0.7 1.1 1.7 1.9 2.4 2.8 2.8 2.4 2.0 1.8 1.2 0.9 0.7 0.7 0.6 0.2 0.1 0.0 0.0
0.1 0.1 0.2 0.2 0.3 0.4 0.6 1.0 1.8 2.0 2.6 2.3 2.4 2.5 1.9 1.9 1.1 0.7 0.5 0.5 0.3 0.1 0.0 0.0
1 PROPOSED SITE PLAN SP43 - MILWAUKEE AVE
1" = 20'-0"
Symbol Qty Label Lumens LLF Description Lum. Watts
WLS13053 MJK BUFFALO GROVE, IL PM: STEVE PLEASE EMAIL US FOR PRICING AT STEVE@WLSLIGHTING.COM
Luminaire Schedule
1 A 23000 0.800 WLS-FVM-5-250-PSMH-FG 20' POLE 3' BASE 291
2 B 23000 0.800 WLS-FVM-FP-250-PSMH-FG 20' POLE 3' BASE 291
4 C 23000 0.800 WLS-FVM-3-250-PSMH-FG-GS 20' POLE 3' BASE 291
3 D 13000 0.800 WLS-WME-S-3-150-CMH-FG 15' MOUNTING HEIGHT 185
2 E 23000 0.800 WLS-FVM-5-250-PSMH-FG 20' POLE 3' BASE 291
Calculation Summary
Label Units Avg Max Min Avg/Min Max/Min PtSpcLr PtSpcTb
10 10PARKING SUMMARY Fc 1.82 3.9 0.6 3.03 6.50
Based on the information provided, all dimensions and luminaire locations
shown represent recommended positions. The engineer and/or architect
must determine applicability of the layout to existing or future field
conditions.
This lighting pattern represents illumination levels calculated from
laboratory data taken under controlled conditions utilizing current
industry standard lamp ratings in accordance with Illuminating
Engineering Society approved methods. Actual performance of any
manufacturer's luminaire may vary due to variation in electrical voltage,
tolerance in lamps and other variable field conditions.
REVISIONS
Rev #Date BY:
80
0
-
6
3
3
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8
7
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1 4/27/16 J.P.
2 5/12/16 D.T.
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
+/-2,400 SQ FT
MULTI-TENANT
RETAIL BUILDING.
+/-5,952 SQ FT
PROPOSED
POTBELLY
101
MULTI-TENANT
RETAIL BUILDING.
+/-4,830 SQ FT
PROPOSED QSR
105
LL ROOM
107
PROPOSED
RETAIL
106
+/-2,017 SQ FT +/-1,435 SQ FT
+/-100 SQ FT
+/-100 SQ FT
+/-2,500 SQ FT +/-2,230 SQ FT
LL ROOM
104
PROPOSED
RETAIL
102
PROPOSED
RETAIL
103
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
B B
D D
E E
37' - 7 3/8"32' - 0 1/4"24' - 4 3/8"
63
'
-
0
"
94' - 0"
63
'
-
0
"
A A
37' - 3 7/8"32' - 0 1/8"
C C
69
'
-
8
"
69
'
-
8
"
69' - 4"
16
'
-
4
"
4'
-
0
"
4'
-
0
"
4' - 0"16' - 8"4' - 0"30' - 8"4' - 0"30' - 8"4' - 0"
4'
-
0
"
7'
-
0
"
4'
-
0
"
11
'
-
4
"
32
'
-
8
"
4'
-
0
"
4' - 0"
4'
-
0
"
22
'
-
4
"
4'
-
0
"
4' - 0"30' - 8"4' - 0"26' - 8"4' - 0"
4'
-
0
"
19
'
-
8
"
4'
-
0
"
38
'
-
0
"
4'
-
0
"
4' - 0"61' - 4"4' - 0"
34
'
-
8
"
4'
-
0
"
35
'
-
4
"
4'
-
0
"
86' - 0"4' - 0"
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
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MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
PROPOSED FLOOR
PLAN
A-06
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
1/8" = 1'-0"1 FLOOR PLAN
NO. ISSUE DATE
VILLAGE REVIEW 2015-11-09
VILLAGE REVIEW 2016-01-07
TENANT REVIEW 2016-05-06
PLAN COMMISSION SUBMITTAL 2016-05-13
2.
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
T/FLOOR
0' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
EIFS-1 MS-2
EIFS-1 MS-2
MS-1b MS-1b
WL-2
MS-3c
MS-3d
MT-1
MS-1b
MS-3c
MS-3d
MS-1b
MS-3c
MS-3d
MS-3c
MS-3d
WL-2
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
MT-1LEASE LINE, TYP.EIFS-2MS-1a
MS-3aALUMINUM
STOREFRONT DOOR
SYSTEM, TYP.
SF-1
WA-1 WA-1 WA-1 WA-1
EIFS-1
EIFS-1
EIFS-1
EIFS-2EIFS-2
EIFS-1
EIFS-2
MS-1a
MS-1a
MS-1a
MS-1a
MS-1a
MS-1a
MS-2
MS-3b
MS-3a
MS-3b
MS-3a
MS-3b
MS-3a
MS-3b MS-3a
MS-3b
MS-3a
MS-3b
MS-3a
MS-3b
EIFS-1
EIFS-2
WL-1
SF-1
MS-1a CONCRETE BRICK
MFG: HERITAGE COLLECTION, DESIGNER CONCRETE BRICK BY COUNTY MATERIALS
SIZE: NOM. 4"x10"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SMOOTH FACING, NO FLASHING
COLOR: BLACK WALNUT
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
SF-1 ALUMINUM STOREFRONT SYSTEM
MANUFACTURER: KAWNEER (TUBELIGHT, OR EQUAL)
TYPE: TRIFAB VG-451UT (REFER TO A710 AND SPECIFICATIONS)
COLOR: DARK BRONZE ANODIZED ALUMINUM (KAWNEER FINISH #40)
GLAZING: 1" INSULATED LOW E CLEAR GLASS, SHGC-0.40 MAX.
PROVIDE TEMPERED/SAFETY AS REQUIRED BY CODE & AS NOTED ON DRAWINGS
*Contractor shall submit samples for architect's approval prior to ordering materials
WA-1
MT-1 PREFINISHED METAL COPING
MFG: UNA-EDGE METAL EDGE SYSTEM
TYPE: UNA-EDGE CO COPING SYSTEM
THICKNESS: 0.505, CLEAT SPACING PER MANUFACTURER RECOMMENDATIONS
FINISH: KYNAR 500 (GALVANIZED G-90 STEEL)
COLOR: TBD (COLOR TO MATCH CMU COPING)
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-3a SPLITFACE CONCRETE BLOCK
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x10"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-3d SPLITFACE CONCRETE BLOCK ACCENT SILL
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 4"x10"x16", FULL-BED CONCRETE MASONRY, PROVIDE 1" PROJECT,
REFER TO DRAWINGS
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
CYLINDER UP/DOWN ACCENT WALL LIGHTING
MANUFACTURER: VANTAGE
MODEL: VW1022HFU2/D2
COLOR: DARK BRONZE
*Contractor shall submit samples for architect's approval prior to ordering materials
WL-1
HD-1 INSULATED HOLLOW METAL DOORS
MANUFACTURER: TBD
TYPE: TBD
PAINT: SHERWIN WILLIAMS (COLOR TO MATCH ADJACENT MASONRY,
DEERFIELD)
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-2 SMOOTH FACE CONCRETE BLOCK
TYPE: HERITAGE COLLECTION, DESIGNER CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x8"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SMOOTH FACING, NO FLASHING
COLOR: DEERFIELD
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
EXTERIOR INSULATION FINISH SYSTEM (CORNICE)
MANUFACTURER: DRYVIT SYSTEMS, INC.
TYPE: OUTSULATION PLUS
FINISH: SANDBLAST TEXTURE
COLOR: TBD (COLOR TO MATCH PREMIUM CREAM CMU BASE)
PROFILE: REFER TO WALL SECTIONS, TYP.
*Contractor shall submit samples for architect's approval prior to ordering materials
EIFS-1
WINDOW AWNING
MANUFACTURER: TBD
TYPE: FABRIC COVERS OVER ALUMINUM FRAME
FABRIC COLOR: SUBNRELLA, VARIES, TBD
*Contractor shall submit samples for architect's approval prior to ordering
materials
EXTERIOR INSULATION FINISH SYSTEM (FIELD)
MANUFACTURER: DRYVIT SYSTEMS, INC.
TYPE: OUTSULATION PLUS
FINISH: SANDBLAST TEXTURE
COLOR: TBD
PROFILE: REFER TO WALL SECTIONS, TYP.
*Contractor shall submit samples for architect's approval prior to ordering materials
EIFS-2MS-1b SMOOTH FACE CONCRETE BLOCK
MFG: HERITAGE COLLECTION, DESIGNER CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x8"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SMOOTH FACING, NO FLASHING
COLOR: BLACK WALNUT
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-3b
MS-3c SPLITFACE CONCRETE BLOCK
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x8"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
SPLITFACE CONCRETE BLOCK ACCENT SILL
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 4"x12"x16", FULL-BED CONCRETE MASONRY, PROVIDE 1" PROJECT,
REFER TO DRAWINGS
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
WALL MOUNTED SITE LIGHT
MANUFACTURER: WLS
MODEL: REFER TO SITE LIGHTING PLAN
COLOR: DARK BRONZE
*Contractor shall submit samples for architect's approval prior to ordering materials
WL-2
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
C:
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MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
PROPOSED
EXTERIOR
ELEVATIONS
A-07
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
1/8" = 1'-0"2 CONTINOUS BUILDING ELEVATIONS - WEST
1/8" = 1'-0"1 CONTINUOUS BUILDING ELEVATIONS - EAST
EXTERIOR FINISH SCHEDULE - A-07
NO. ISSUE DATE
VILLAGE REVIEW 2015-11-09
VILLAGE REVIEW 2015-12-28
VILLAGE REVIEW 2016-01-07
TENANT REVIEW 2016-05-06
PLAN COMMISSION SUBMITTAL 2016-05-13
2.
1
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Pa
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.
2
4
Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
MS-1b
WL-1
T/WAINSCOT
2' - 4"
WA-1
MT-1
ROOF TOP UNIT BEYOND, TYP.
MS-1a
SF-1
MS-2
WA-1
EIFS-1
EIFS-2
WA-2
MS-3a
MS-3b
MS-3a
MS-3b
MS-3c
MS-3d
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
WA-1
MS-2
T/WAINSCOT
2' - 4"
MS-1a
MT-1
SF-1
MS-1b WA-1
MS-1a EIFS-1
EIFS-2
MS-3c
MS-3d
MS-3d
MS-3c
MS-3b
MS-3a
MS-1a CONCRETE BRICK
MFG: HERITAGE COLLECTION, DESIGNER CONCRETE BRICK BY COUNTY MATERIALS
SIZE: NOM. 4"x10"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SMOOTH FACING, NO FLASHING
COLOR: BLACK WALNUT
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
SF-1 ALUMINUM STOREFRONT SYSTEM
MANUFACTURER: KAWNEER (TUBELIGHT, OR EQUAL)
TYPE: TRIFAB VG-451UT (REFER TO A710 AND SPECIFICATIONS)
COLOR: DARK BRONZE ANODIZED ALUMINUM (KAWNEER FINISH #40)
GLAZING: 1" INSULATED LOW E CLEAR GLASS, SHGC-0.40 MAX.
PROVIDE TEMPERED/SAFETY AS REQUIRED BY CODE & AS NOTED ON DRAWINGS
*Contractor shall submit samples for architect's approval prior to ordering materials
WA-1
MT-1 PREFINISHED METAL COPING
MFG: UNA-EDGE METAL EDGE SYSTEM
TYPE: UNA-EDGE CO COPING SYSTEM
THICKNESS: 0.505, CLEAT SPACING PER MANUFACTURER RECOMMENDATIONS
FINISH: KYNAR 500 (GALVANIZED G-90 STEEL)
COLOR: TBD (COLOR TO MATCH CMU COPING)
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-3a SPLITFACE CONCRETE BLOCK
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x10"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-3d SPLITFACE CONCRETE BLOCK ACCENT SILL
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 4"x10"x16", FULL-BED CONCRETE MASONRY, PROVIDE 1" PROJECT,
REFER TO DRAWINGS
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
CYLINDER UP/DOWN ACCENT WALL LIGHTING
MANUFACTURER: VANTAGE
MODEL: VW1022HFU2/D2
COLOR: DARK BRONZE
*Contractor shall submit samples for architect's approval prior to ordering materials
WL-1
HD-1 INSULATED HOLLOW METAL DOORS
MANUFACTURER: TBD
TYPE: TBD
PAINT: SHERWIN WILLIAMS (COLOR TO MATCH ADJACENT MASONRY,
DEERFIELD)
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-2 SMOOTH FACE CONCRETE BLOCK
TYPE: HERITAGE COLLECTION, DESIGNER CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x8"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SMOOTH FACING, NO FLASHING
COLOR: DEERFIELD
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
EXTERIOR INSULATION FINISH SYSTEM (CORNICE)
MANUFACTURER: DRYVIT SYSTEMS, INC.
TYPE: OUTSULATION PLUS
FINISH: SANDBLAST TEXTURE
COLOR: TBD (COLOR TO MATCH PREMIUM CREAM CMU BASE)
PROFILE: REFER TO WALL SECTIONS, TYP.
*Contractor shall submit samples for architect's approval prior to ordering materials
EIFS-1
WINDOW AWNING
MANUFACTURER: TBD
TYPE: FABRIC COVERS OVER ALUMINUM FRAME
FABRIC COLOR: SUBNRELLA, VARIES, TBD
*Contractor shall submit samples for architect's approval prior to ordering
materials
EXTERIOR INSULATION FINISH SYSTEM (FIELD)
MANUFACTURER: DRYVIT SYSTEMS, INC.
TYPE: OUTSULATION PLUS
FINISH: SANDBLAST TEXTURE
COLOR: TBD
PROFILE: REFER TO WALL SECTIONS, TYP.
*Contractor shall submit samples for architect's approval prior to ordering materials
EIFS-2MS-1b SMOOTH FACE CONCRETE BLOCK
MFG: HERITAGE COLLECTION, DESIGNER CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x8"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SMOOTH FACING, NO FLASHING
COLOR: BLACK WALNUT
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
MS-3b
MS-3c SPLITFACE CONCRETE BLOCK
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 8"x8"x16", FULL-BED CONCRETE MASONRY
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
SPLITFACE CONCRETE BLOCK ACCENT SILL
MFG: CONCRETE BLOCK BY COUNTY MATERIALS
SIZE: NOM. 4"x12"x16", FULL-BED CONCRETE MASONRY, PROVIDE 1" PROJECT,
REFER TO DRAWINGS
TEXTURE: INTEGRAL COLOR, SPLITFACE
COLOR: PREMIUM CREAM
PATTERN: RUNNING BOND
*Contractor shall submit samples for architect's approval prior to ordering materials
WALL MOUNTED SITE LIGHT
MANUFACTURER: WLS
MODEL: REFER TO SITE LIGHTING PLAN
COLOR: DARK BRONZE
*Contractor shall submit samples for architect's approval prior to ordering materials
WL-2
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
MS-1b
MS-2
EIFS-2
MS-1a
WA-2
EIFS-1
MS-1a
MS-3d
MS-3c MS-3a
MS-3b
MS-3a
MS-3bMS-3d
MS-3c
MT-1
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
WA-1
MS-2 MS-1aMS-1a
MS-1a
EIFS-2EIFS-1
MS-3b
MS-3a
MS-3d
MS-3c
EIFS-1MT-1
MS-3b
MS-3a
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
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MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
PROPOSED
EXTERIOR
ELEVATIONS
A-08
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
1/8" = 1'-0"2 SOUTH BUILDING - NORTH ELEVATION
1/8" = 1'-0"1 SOUTH BUILDING - SOUTH ELEVATION
EXTERIOR FINISH SCHEDULE - A-08
NO. ISSUE DATE
VILLAGE REVIEW 2015-11-09
VILLAGE REVIEW 2015-12-28
VILLAGE REVIEW 2016-01-07
TENANT REVIEW 2016-05-06
PLAN COMMISSION SUBMITTAL 2016-05-13
1/8" = 1'-0"3 NORTH BUILDING - SOUTH ELEVATION
1/8" = 1'-0"4 NORTH BUILDING - NORTH ELEVATION
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
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MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
PROPOSED
EXTERIOR
PERSPECTIVES
A-09
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
NO. ISSUE DATE
VILLAGE REVIEW 2016-01-14
TENANT REVIEW 2016-05-06
PLAN COMMISSION SUBMITTAL 2016-05-13
VIEW FROM NORTHEASTVIEW FROM SOUTHEAST
VIEW FROM NORTHWESTVIEW FROM SOUTHWEST
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
PROPOSED RETAIL TENANT 102
± 32' - 0 1/4"
6'
-
8
"
11' - 3 5/8"9' - 7 1/4"
5'
-
6
"
6'
-
8
"
7' - 3 3/4"11' - 2 3/8"
6'
-
8
"
9' - 7 1/4"
5'
-
6
"
PROPOSED CHIPOTLE TENANT 101
± 37' - 7 3/8"
PROPOSED RETAIL TENANT 103
± 24' - 4 3/8"
PROPOSED QSR TENANT 105
± 37' - 3 7/8"
PROPOSED RETAIL TENANT 106
± 32' - 0 1/8"
13
'
-
4
"
11
'
-
0
"
13
'
-
4
"
13
'
-
4
"
11
'
-
0
"
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
6'
-
8
"
11' - 3 5/8"
63' - 0"
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
9' - 7 1/4"
5'
-
6
"
69' - 8"
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
11' - 2 3/8"
6'
-
8
"
69' - 8"
T/FLOOR
0' - 0"
T/ HIGH PARAPET
23' - 4"
T/STOREFRONT
10' - 0"
T/ LOW PARAPET
21' - 0"
T/WAINSCOT
2' - 4"
7' - 3 3/4"
6'
-
8
"
63' - 0"
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
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MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
PROPOSED
TENANT SIGNAGE
A-10
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
WALL SIGNAGE CRITERIA:
•ONE WALL SIGN FOR EACH OCCUPANY WITHIN THE DEVELOPED PARCEL. SUCH SIGN SHALL NOT EXCEED A
TOTAL OF THREE SQUARE FEET OF COPY FOR EACH LINEAL FOOT OF OCCUPANT'S STORE FRONTAGE OR
THAT AREA OF COPY PERMITTED IN SECTION 14.16.070, WHICHEVER IS THE LESSER.
•SIGN AREA REFERS TO THE AREA OF THE BACKGROUND OF THE SIGN WITH THE EXCEPTION OF
INDIVIDUAL LETTERS. THE LETTERS MUST FIT INTO A RECTANGLE WITH THE LENGTH OF THE RECTANGLE
BEING NOT GREATER THAN ONE-THIRD OF THE OCCUPANTS STORE FRONTAGE, AND TH EHEIGHT OF THE
RECTANGLE BEING NOT GREATER THAN ON-HALF OF THE PORTION OF THE BUILDING ABOVE THE LINTEL.
•CATEGORY 2: WHERE A BUSINESS HAS ITS OWN SIGN BUT NO ROOF SIGN, 20% OF THE WALL SIGN
BACKGROUND AREA MAY BE USED FOR COPY OF ENCLOSED SIGN.
•LENGTH OF SIGN: NOT GREATER THAN ONE-THIRD OF THE OCCUPANTS STORE FRONTAGE
•HEIGHT OF SIGN: NOT GREATER THAN ONE-HALF OF THE PORTION OF THE BUILDING ABOVE THE LINTEL.
1/8" = 1'-0"1 CONTINUOUS EAST (FRONT) ELEVATIONS - WALL SIGNAGE
1/8" = 1'-0"2 SOUTH BUILDING - SOUTH (SIDE) ELEVATION - WALL SIGNAGE
ALLOWABLE BUILDING SIGNAGE
NOTE:
INDIVIDUAL TENANT SIGNAGE SHALL BE
REVIEWED UNDER SEPERATE PERMIT, TYP.
NO. ISSUE DATE
VILLAGE REVIEW 2015-11-09
VILLAGE REVIEW 2016-01-07
PLAN COMMISSION SUBMITTAL 2016-05-13
1/8" = 1'-0"5 NORTH BUILDING - NORTH (SIDE) ELEVATION - WALL SIGNAGE
1/8" = 1'-0"4 NORTH BUILDING - SOUTH (SIDE) ELEVATION - WALL SIGNAGE
1/8" = 1'-0"3 SOUTH BUILDING - NORTH (SIDE) ELEVATION - WALL SIGNAGE
WALL SIGNAGE CRITERIA CONTINUED:
(HEIGHT OF THE SIGN: NOT GREATER THAN ONE-HALF OF THE PORTION OF THE BUILDING ABOVE THE LINTEL.)
FRONT (EAST) ELEVATION
SOUTH BUILDING (ALLOWED SIGN HEIGHT):
PROPOSED POTBELLY (101): 13'-4" (13.33' X .50) = +/-6.67 LF
PROPOSED RETAIL TENANT SPACE (102): 11'-0" (11.00' X .50) =+/-5.50 LF
PROPOSED RETAIL TENANT SPACE (103): 13'-4" (13.33' X .50) =+/-6.67 LF
NORTH BUILDING:
PROPOSED QSR TEANT SPACE (105): 13'-4" (13.33' X .50) =+/-6.67 LF
PROPSOED RETAIL TENANT SPACE (106): 11'-0" (11.00' X .50) =+/-5.50 LF
SIDE (SOUTH) ELEVATION
SOUTH BUILDING:
PROPOSED POTBELLY (101): EAST ELEVATION CRITERIA:+/-6.67 LF
NORTH BUILDING:
PROPOSED QSR TENANT SPACE (105): EAST ELEVATION CRITERIA:+/-6.67 LF
SIDE (NORTH) ELEVATION
SOUTH BUILDING:
PROPOSED RETAIL TENANT SPACE (103): EAST ELEVATION CRITERIA: +/-6.67 LF
NORTH BUILDING:
PROPOSED RETAIL TENANT SPACE (106): EAST ELEVATION CRITERIA:+/-5.50 LF
ALLOWED WALL SIGNAGE CRITERIA SUMMARY:
FRONT (EAST) ELEVATION
SOUTH BUILDING (ALLOWED SIGNAGE):
PROPOSED POTBELLY (101): 11.28 X 6.67'H = +/-75.24 SF
PROPOSED RETAIL TENANT SPACE (102): 9.60L X 5.50'H =+/-52.80 SF
PROPOSED RETAIL TENANT SPACE (103): 7.31'L X 6.67'H =+/-48.76 SF
NORTH BUILDING:
PROPOSED QSR TEANT SPACE (105): 11.20'L X 6.67'H =+/-74.70 SF
PROPOSED RETAIL TENANT SPACE (106): 9.60L X 5.50'H) =+/-52.80 SF
SIDE (SOUTH) ELEVATION
SOUTH BUILDING:
PROPOSED POTBELLY (101): EAST ELEVATION CRITERIA:+/-75.24 SF
NORTH BUILDING:
PROPOSED QSR TENANT SPACE (105): EAST ELEVATION CRITERIA:+/-74.70 SF
SIDE (NORTH) ELEVATION
SOUTH BUILDING:
PROPOSED RETAIL TENANT SPACE (103): EAST ELEVATION CRITERIA: +/-48.76 SF
NORTH BUILDING:
PROPOSED RETAIL TENANT SPACE (106): EAST ELEVATION CRITERIA:+/-52.80 SF
WALL SIGNAGE CRITERIA CONTINUED:
(LENGTH OF THE SIGN: NOT GREATER THAN ONE-THIRD OF THE OCCUPANT'S STORE FRONTAGE.)
FRONT (EAST) ELEVATION
SOUTH BUILDING (ALLOWED SIGN LENGTH):
PROPOSED POTBELLY (101): 37'-7 3/8" (37.61' X .3) = +/-11.28 LF
PROPOSED RETAIL TENANT SPACE (102): 32'-0 1/4" (32.02' X .3) =+/-9.60 LF
PROPOSED RETAIL TENANT SPACE (103): 24'-4 3/8" (24.36' X .3) =+/-7.31 LF
NORTH BUILDING:
PROPOSED QSR TEANT SPACE (105): 37'-3 7/8" (37.32' X .3) =+/-11.20 LF
PROPOSED RETAIL TENANT SPACE (106): 32'-0 1/8" (32.01' X .3) =+/-9.60 LF
SIDE (SOUTH) ELEVATION
SOUTH BUILDING:
PROPOSED POTBELLY (101): EAST ELEVATION CRITERIA:+/-11.28 LF
NORTH BUILDING:
PROPOSED QSR TENANT SPACE (105): EAST ELEVATION CRITERIA:+/-11.20 LF
SIDE (NORTH) ELEVATION
SOUTH BUILDING:
PROPOSED RETAIL TENANT SPACE (103): EAST ELEVATION CRITERIA: +/-7.31 LF
NORTH BUILDING:
PROPOSED RETAIL TENANT SPACE (106): EAST ELEVATION CRITERIA:+/-9.60 LF
ALLOWED WALL SIGNAGE (THREE SQUARE FEET OF COPY FOR EACH LINEAL FOOT OF OCCUPANTS STORE FRONTAGE)
FRONT (EAST) ELEVATION:
SOUTH BUILDING (ALLOWED SIGN AREA):
PROPOSED POTBELLY (101): 37'-7 3/8" (37.61' X 3) = +/-112.84 SQ FT
PROPOSED RETAIL TENANT SPACE (102): 32'-0 1/4" (32.02' X 3) =+/-96.06 SQ FT
PROPOSED RETAIL TENANT SPACE (103): 24'-4 3/8" (24.36' X 3) =+/-73.08 SQ FT
NORTH BUILDING:
PROPOSED QSR TEANT SPACE (105): 37'-3 7/8" (37.32' X 3) =+/-111.96 SQ FT
PROPSOED RETAIL TENANT SPACE (106): 32'-0 1/8" (32.01' X 3) =+/-96.03 SQ FT
SIDE (SOUTH) ELEVATION:
SOUTH BUILDING:
PROPOSED POTBELLY (101): EAST ELEVATION CRITERIA:+/-112.98 SQ FT
NORTH BUILDING:
PROPOSED QSR TENANT SPACE (105): EAST ELEVATION CRITERIA:+/-111.96 SQ FT
SIDE (NORTH) ELEVATION:
SOUTH BUILDING:
PROPOSED RETAIL TENANT SPACE (103): EAST ELEVATION CRITERIA: +/-73.08 SQ FT
NORTH BUILDING:
PROPOSED RETAIL TENANT SPACE (106): EAST ELEVATION CRITERIA:+/-96.03 SQ FT
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
MJK Real Estate Holding Co.20914 & 20926 N. Milwaukee
Deerfield, IL
12.01.15
vm
T R A C K E R N U M B E R
7015980
12.02.15
12.07.15
12.23.15
01.12.16
Double Sided Pylon Sign - Qty: ()
3/8" = 1'
1
Tenant 1
Tenant 2
Tenant 3
Tenant 4
17"D Wide Body
Cabinet w/ Internal
Box LED Illumination
118"W
2-1/4" Retainer Top/Bottom
w/ 2-1/4" Dual Frame + Cover
on Sides
*Back/Front Similar
Colors/Finishes - *TBD
24"D Aluminum
Cladded Skirt
w/ Routed Faces
112"
Translucent Panel
w/ 1st surface applied
vinyl graphics
(83.5" x 26" VO)
6" Cap
3"4"
112"
3"4"
6"x6" Post
4"x4"
Crossbar
15' OAH
118"W
116"W
X
20914 | 20926
I
9"
116"W
118"
9"
Translucent White
Acrylic Lettering
Pushed Through
6" Pushed Through
Translucent White
Acrylic Lettering
3"
3"
27"
12"
Aluminum
Cladded Header
w/ Routed Faces
26"
Illuminated Green Beacon
88"W Tenant Panel Cabinet
88"20"
Deer Crossing
8"x8"x4"
Square Ring
Typ.
8 ft
X
Tenant 2
Tenant 3
Tenant 4
Tenant 1
Tenant 2Tenant 3Tenant 4Tenant 120 ft10 ft 8 ftSITE NAME30' OAH
Tenant 5
BUFFALO GROVE
CROSSING
20914
I
20926
24"D Cabinet w/
Internal LED Illumination
I
10 ft
25' OAH
1'
12"D Header
Tenant 2
Tenant 3
Tenant 4
Tenant 1
Tenant 5
BUFFALO GROVE
CROSSING
20914 20926
MJK Mokena, IL
Multi-tenant Retail Building, 8,500 square feet
Design Concept Drawing, fall 2015
MJK Mokena, IL
Multi-tenant Retail Building, 8,500 square feet
Design Concept Drawing, fall 2015
Routed and Pushed
Through Translucent
White Acrylic Crossing Icon
w/ Vinyl Faces
Landscaped
Brick Base
Waterjet Cut
Crossing Detail
20"x20"
Brick Column
Routed and Pushed
Through Translucent
White Acrylic Lettering
w/ Vinyl Faces
Routed and Backed
Translucent White
Acrylic Address Numbers
7" Cap
6" Cap
91.5"x16" VO
Tan Brick
Gray Brick
Buff Brick
Brown/Burgundy Brick
Reference Photo from Mokena Buildout
24"x24"
Brick Column
Dark Gray Abacus
Tan Brick
Gray Brick
Buff Brick
Brown/Burgundy Brick
Dark Gray
Removable Routed Aluminum Face, Painted Dark Gray
2.1.d
Packet Pg. 28
At
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CONCRETE SLAB ON GRADE
LANDSCAPE PERIMETER
3'
-
2
"
5' - 6"
2 YARD
DUMP
13
'
-
4
"
18' - 8"
SPLIT-FACED CMU,
PREMIUM CREAM
PREFINISHED METAL
COPING (MT-1)
MS-3c
NOTE:
REFER TO SHEETS A-07 AND A-08
FOR MATERIAL INFORMATION.
VERTICAL PVC PLANK
DECKING BOARD
STEEL PIPE
BOLLARDS, TYP.
MASONRY, TYP.
6'
-
4
"
MASONRY, TYP.
MASONRY, TYP.
6'
-
4
"
VERTICAL PVC PLANK
DECKING BOARD
PREFINISHED METAL COPING
MASONRY
SPLIT-FACED CMU,
PREMIUM CREAM
PREFINISHED METAL
COPING (MT-1)
MS-3c NOTE:
REFER TO SHEETS A-07 AND A-08
FOR MATERIAL INFORMATION
3'
-
6
"
AMERISTAR MONTAGE PLUS
ORNAMENTAL STEEL FENCE.
MONTAGE PLUS
FENCE STYLE: MAJESTIC
2-RAIL PANELS, 4" GAP (MAX.)
COLOR: BRONZE
CONCRETE SLAB ON GRADE
LANDSCAPE PERIMETER
2 YARD
DUMP
MASONRY, TYP.
THESE DRAWINGS AND SPECIFICATIONS ARE THE CONFIDENTIAL AND
PROPRIETARY PROPERTY OF SOOS & ASSOCIATES, INC AND SHALL NOT BE
COPIED OR REPRODUCED WITHOUT WRITTEN AUTHORIZATION. THE CONTRACT
DOCUMENTS WERE PREPARED FOR USE ON THIS SPECIFIC SITE IN CONJUCTION
WITH ITS ISSUE DATE AND ARE NOT SUITABLE FOR USE ON A DIFFERENT SITE
OR AT A LATER TIME. USE OF THESE DRAWINGS FOR REFERENCE OR EXAMPLE
ON ANOTHER PROJECT REQUIRES THE SERVICES OF SOOS & ASSOCIATES, INC.
REPRODUCTION OF THE CONTRACT DOCUMENTS FOR REUSE ON ANOTHER
PROJECT IS NOT AUTHORIZED.
ILLINOIS DESIGN FIRM # 184003287
CLIENT
PROJECT
CONSULTANT
SEAL
DATE
PROJECT NO.
DRAWN
CHECKED
APPROVED
TITLE
SHEET
Soos & Associates, Inc.
A r c h i t e c t u r e
105 Schelter Road, Lincolnshire, Illinois 60069
Phone: 847 821 7667 Fax: 847 821 8570
A OCIATESSOOS
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MJK REAL ESTATE
HOLDING COMPANY, LLC
MJK RETAIL DEVELOPMENT
20914 & 20929 N. MILWAUKEE AVE
BUFFALO GROVE, IL 60448
JULY 9, 2015
15 MJ 100
Author
Checker
Approver
PROPOSED SITE
DETAILS
A-12
VILLAGE REVIEW
790 ESTATE DRIVE, SUITE 100
DEERFIELD, IL 60015
1/4" = 1'-0"1 SOUTH BUILDING - TRASH ENCLOSURE PLAN
NO. ISSUE DATE
VILLAGE REVIEW 2015-11-09
PLAN COMMISSION SUBMITTAL 2016-05-13
1/4" = 1'-0"2 SOUTH BUILDING TRASH ENCLOSURE - EAST ELEVATION
1/4" = 1'-0"3 SOUTH BUILDING TRASH ENCLOSURE - WEST ELEVATION
1/4" = 1'-0"4 SOUTH BUILDING TRASH ENCLOSURE - NORTH/SOUTH ELEVATION
1/4" = 1'-0"7 NORTH BUILDING TRASH ENCLOSURE - EAST/WEST ELEVATION
1/4" = 1'-0"6 NORTH BUILDING TRASH ENCLOSURE - SOUTH ELEVATION
NOT TO SCALE10AMERISTAR
3/4" = 1'-0"9 FENCE DETAIL
1/4" = 1'-0"5 NORTH BUILDING - TRASH ENCLOSURE PLAN
1/4" = 1'-0"8 NORTH BUILDING TRASH ENCLOSURE - NORTH ELEVATION
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
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Attachment: Complete Plan Set 5.13.16 (1565 : Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee)
FOR
PLANS PREPARED
BY
1-800-892-0123
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00-892-0123
JOINT
UTILITY
LOCATING
INFORMATION FOR
EXCAVATORS
Call48 hours before you dig
(Excluding Sat., Sun. & Holidays)
PLANS PREPARED
FOR
INDEX OF SHEETS
LOCATION MAP
ENGINEERING IMPROVEMENT PLANS
ANTIOCH, ILLINOIS
C
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BENCHMARK DATA
SMITHSON ASSOCIATES, INC.
C1
PARCEL SIZE
1.53 ACRES
66,678 SQUARE FEET
MJK REAL ESTATE HOLDING COMPANY, LLC
RETAIL DEVELOPMENT
LINCOLNSHIRE, IL 60069
105 SCHELTER ROAD, SUITE 101
SOOS AND ASSOCIATES, INC.
ARCHITECT:
ANTIOCH, IL 60002
41815 N. PEDERSEN DR. S.
SMITHSON ASSOCIATES, INC.
CURTIS SMITHSON, P.E.
CIVIL ENGINEER:
DEERFIELD, IL 60015
790 ESTATE DRIVE #100
MJK REAL ESTATE HOLDING CO., LLC
PROPERTY OWNER:
20914 & 20929 N. MILWAUKEE AVE.
BUFFALO GROVE, ILLINOIS
ELEVATION = 648.26
CORNER OF THE PROJECT PARCEL
24.72 FEET NORTHEASTERLY OF THE SOUTHEAST
SQUARE CUT ON TOP OF N. MILWAUKEE AVE. CURB
ELEVATION = 647.35
JUST SOUTH OF EXISTING SOUTH SITE DRIVEWAY
SQUARE CUT ON TOP OF N. MILWAUKEE AVE. CURB
ELEVATION = 647.35
OF EXISTING SIGN POLE AT NORTHEAST CORNER OF SITE
SQUARE CUT IN CONCRETE 5.48 FEET NORTHWEST
LOCATION
PROJECT
C5. GRADING, DRAINAGE AND SOIL EROSION/SEDIMENT CONTROL PLAN
C4. SITE AND UTILITY PLAN
C3. EXISTING CONDITIONS AND DEMOLITION PLAN
C2. SPECIFICATIONS
C1. COVER SHEET
PROJECT NO.
DATE
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JOINT
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INFORMATION FOR
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the Engineer’s deliverables or
of the parties responsible for taking
responsibility not of the Engineer but
recommendations, shall become the
such action.
shall be promptly notified so that he
the Engineer, or in contradiction to
without the knowledge and consent to
such failure. Actions taken
responsibility for the consequences of
absolve the Engineer from any
Engineer of such conditions shall
them. Failure to promptly notify the
whatever steps necessary to resolve
may have the opportunity to take
within the deliverables, the Engineer
discrepancies are found to exist
If any mistakes, omissions, or
herein beyond a reasonable diligence.
and completeness of the deliverables
not warrant or guarantee the accuracy
The Engineer and his consultants do
INSTRUMENTS OF SERVICE
LIMITATION OF WARRANTY OF ENGINEER’S
CONSULTING ENGINEERS
SMITHSON ASSOCIATES, INC.
062.059289
SMITHSON
CURTISL
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EXP. 11/30/17
IL. LICENSE NO. 062-059289
CURTIS L. SMITHSON
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MAY 12, 2016
PRELIMINARY
2.1.d
Packet Pg. 32
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GENERAL NOTES
CONSTRUCTION PLANS, THE SPECIAL PROVISIONS, GENERAL
CONDITIONS AND SUBSEQUENT DETAILS ARE ALL TO BE CONSIDERED AS
ACCESSORIES NECESSARY TO COMPLETE THIS WORK MAY NOT BE
SPECIFICALLY NOTED BUT ARE TO BE CONSIDERED A PART OF THE
CONTRACT.
SPECIFICALLY MARKED "FOR CONSTRUCTION". PRIOR TO
COMMENCEMENT OF CONSTRUCTION, THE CONTRACTOR SHALL VERIFY ALL
DIMENSIONS AND CONDITIONS AFFECTING THEIR WORK WITH THE
ACTUAL CONDITIONS AT THE JOB SITE. IF THERE ARE ANY
DISCREPANCIES FROM WHAT IS SHOWN ON THE CONSTRUCTION PLANS,
HE MUST IMMEDIATELY REPORT SAME TO THE ENGINEER BEFORE DOING
ANY WORK, OTHERWISE THE CONTRACTOR ASSUMES FULL
RESPONSIBILITY. IN THE EVENT OF DISAGREEMENT BETWEEN THE
CONSTRUCTION PLANS, STANDARD SPECIFICATIONS AND/OR SPECIAL
DETAIL, THE CONTRACTOR SHALL SECURE WRITTEN INSTRUCTIONS FROM
THE ENGINEER PRIOR TO PROCEEDING WITH ANY PART OF THE WORK
AFFECTED BY OMISSIONS OR DISCREPANCIES. FAILING TO SECURE
SUCH INSTRUCTION, THE CONTRACTOR WILL BE CONSIDERED TO HAVE
PROCEEDED AT HIS OWN RISK AND EXPENSE. IN THE EVENT OF ANY
DOUBT OR QUESTION ARISING WITH RESPECT TO THE TRUE MEANING OF
THE CONSTRUCTION PLANS OR SPECIFICATIONS, THE DECISION OF THE
ENGINEER SHALL BE FINAL AND CONCLUSIVE.
AGAINST ALL DEFECTS IN MATERIAL AND WORKMANSHIP OF WHATEVER
NATURE BY THE CONTRACTOR AND HIS SURETY FOR A PERIOD OF 12
MONTHS FROM THE DATE OF FINAL ACCEPTANCE OF THE WORK BY THE
SHALL BE INSPECTED AND APPROVED BY THE OWNER OR HIS
REPRESENTATIVE. FINAL PAYMENT WILL BE MADE AFTER ALL OF THE
CONTRACTOR’S WORK HAS BEEN APPROVED AND ACCEPTED, AND IN
ACCORDANCE WITH THE CONTRACT DOCUMENTS.
REQUIRED PERMITS FOR CONSTRUCTION ALONG OR ACROSS EXISTING
STREETS OR HIGHWAYS. HE SHALL MAKE ARRANGEMENTS FOR THE
PROPER BRACING, SHORING AND OTHER REQUIRED PROTECTION OF ALL
ROADWAYS BEFORE CONSTRUCTION BEGINS. HE SHALL BE RESPONSIBLE
FOR ANY DAMAGE TO THE STREETS OR ROADWAYS AND ASSOCIATED
PRIVATE, AND UTILITIES WITHIN PUBLIC RIGHT-OF-WAYS ARE SHOWN
ON THE PLANS ACCORDING TO AVAILABLE RECORDS. THE CONTRACTOR
THE FIELD OF THESE UTILITY LINES AND THEIR PROTECTION FROM
DAMAGE DUE TO CONSTRUCTION OPERATIONS. IF EXISTING UTILITY
LINES OF ANY NATURE ARE ENCOUNTERED WHICH CONFLICT IN
LOCATION WITH NEW CONSTRUCTION, THE CONTRACTOR SHALL NOTIFY
THE ENGINEER IMMEDIATELY SO THAT THE CONFLICT MAY BE
RESOLVED.
AND NO ITEM IS INCLUDED IN THE CONTRACT FOR PAYMENT, THE WORK
SHALL BE CONSIDERED INCIDENTAL TO THE CONTRACT, AND NO
ADDITIONAL COMPENSATION WILL BE ALLOWED.
IS DEPOSITED IN THE FLOW LINE OF GUTTERS, DRAINAGE
STRUCTURES, DITCHES, ETC., SUCH THAT THE NATURAL FLOW LINE OF
WATER IS OBSTRUCTED, THIS LOOSE MATERIAL SHALL BE REMOVED AT
THE CLOSE OF EACH WORKING DAY BY THE RESPONSIBLE PARTY, AT
THE CONCLUSION OF CONSTRUCTION OPERATIONS ALL DRAINAGE
THIS WORK SHALL BE CONSIDERED INCIDENTAL TO THE CONTRACT.
MAINTENANCE OF ADEQUATE SIGNS, TRAFFIC CONTROL DEVICES, AND
WARNING DEVICES TO INFORM AND PROTECT THE PUBLIC DURING ALL
PHASES OF CONSTRUCTION, BARRICADES AND WARNING SIGNS SHALL BE
PROVIDED IN ACCORDANCE WITH ARTICLE 107.14 OF THE I.D.O.T.
STANDARD SPECIFICATIONS. ADEQUATE LIGHTING SHALL BE
MAINTAINED FROM DUSK TO DAWN AT ALL LOCATIONS WHERE
CONSTRUCTION OPERATIONS WARRANT, OR AS DESIGNATED BY THE
ENGINEER OR VILLAGE. ALL TRAFFIC CONTROL WORK SHALL BE DONE
IN ACCORDANCE WITH THE I.D.O.T. "MANUAL ON UNIFORM TRAFFIC
WHICH ABUT THE PROPOSED IMPROVEMENT AND MUST BE REMOVED,
SHALL BE SAWED AS DIRECTED PRIOR TO REMOVAL. ALL ITEMS SO
REMOVED SHALL BE REPLACED WITH SIMILAR CONSTRUCTION MATERIALS
TO THEIR ORIGINAL CONDITION OR BETTER. PAYMENT FOR SAWING
SHALL BE INCLUDED IN THE COST FOR REMOVAL OF EACH ITEM AND
REPLACEMENT WILL BE PAID UNDER THE RESPECTIVE ITEMS IN THE
CONTRACT, UNLESS OTHERWISE INDICATED.
CONSTRUCTION, SAID BRANCHES SHALL BE TRIMMED AND SEALED IN
ACCORDANCE WITH SECTION 201 OF THE I.D.O.T. STANDARD
SPECIFICATIONS AND THE COST OF SAME SHALL BE INCIDENTAL TO
THE CONTRACT. TREES SHALL BE REMOVED ONLY AFTER RECEIVING
APPROVAL OF THE OWNER. THE OWNER SHALL DESIGNATE THOSE TREES
WHICH ARE TO BE REMOVED. THE CONTRACTOR SHALL ALTER THE
ALIGNMENT OF SEWERS, WATERMAINS, PATHWAYS, SIDEWALKS AND
DRIVEWAYS AD DIRECTED TO PRESERVE TREES. A CONTRACTOR
REMOVING TREES WITHOUT OWNER’S APPROVAL WILL BE RESPONSIBLE
FOR REPLACEMENT OF SAID TREE(S) AS DIRECTED BY OWNER AT
CONTRACTOR’S EXPENSE. IF TREES OR SHRUBS MUST BE REMOVED,
THEY WILL BE PAID FOR IN ACCORDANCE WITH SPECIFICATIONS.
INTERFERE WITH CONSTRUCTION OPERATIONS AND ARE NOT NOTED FOR
REMOVAL OR DISPOSAL SHALL BE REMOVED AND RESET BY THE
CONTRACTOR AT LOCATIONS AS DESIGNATED BY THE ENGINEER. THIS
SHALL BE CONSIDERED INCIDENTAL TO THE CONTRACT AND NO
ADDITIONAL COMPENSATION SHALL BE ALLOWED. DAMAGE TO THESE
ITEMS SHALL BE REPAIRED BY THE CONTRACTOR AT HIS OWN EXPENSE.
ALL SIGNS NOT REQUIRED TO BE RESET SHALL BE DELIVERED TO THE
VILLAGE AS APPROPRIATE. IN ADDITION, ALL MAIL BOXES THAT
INTERFERE WITH CONSTRUCTION SHALL BE SIMILARLY RELOCATED AT
NO ADDITIONAL COST IN ACCORDANCE WITH ARTICLES 107.19 AND
107.20 OF THE I.D.O.T. STANDARD SPECIFICATIONS.
SHALL BE CONNECTED TO THE PROPOSED STORM SEWER OR EXTENDED TO
OUTLET INTO A PROPOSED DRAINGEWAY. IF THIS CANNOT BE
ACCOMPLISHED, THEN IT SHALL BE REPAIRED WITH NEW PIPE OF
SIMILAR SIZE AND MATERIAL TO THE ORIGINAL LINE AND PUT IN
ACCEPTABLE OPERATION CONDITION. A RECORD OF THE RELOCATION
OF ALL FIELD TILE FOR ON-SITE DRAIN PIPE ENCOUNTERED SHALL BE
KEPT BY THE CONTRACTOR AND TURNED OVER TO THE ENGINEER UPON
COMPLETION OF THE PROJECT. THE COST OF THIS WORK SHALL BE
CONSIDERED AS INCIDENTAL TO THE CONTRACT AND NO ADDITIONAL
COMPENSATION WILL BE ALLOWED.
POSITIVE SITE DRAINAGE AT THE CONCLUSION OF EACH DAY. SITE
DRAINAGE MAY BE ACHIEVED BY DITCHING, PUMPING OR ANY OTHER
ACCEPTABLE METHOD. THE CONTRACTOR’S FAILURE TO PROVIDE THE
ABOVE WILL PRECLUDE ANY POSSIBLE ADDED COMPENSATION REQUESTED
DUE TO DELAYS OR UNSUITABLE MATERIALS CREATED AS A RESULT
THEREOF.
TO REMOVE FROM THE SITE ANY AND ALL MATERIALS AND DEBRIS
WHICH RESULT FROM HIS CONSTRUCTION OPERATIONS AT NO
ADDITIONAL EXPENSE TO THE OWNER.
CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR
PROCEDURES, TIME OF PERFORMANCE, PROGRAMS OR FOR ANY SAFETY
PRECAUTIONS USED BY THE CONTRACTOR. THE CONTRACTOR IS SOLELY
RESPONSIBLE FOR EXECUTION OF HIS WORK IN ACCORDANCE WITH THE
THE STANDARD SPECIFICATIONS REQUIRES THE CONTRACTOR TO HAVE A
COMPETENT SUPERINTENDENT ON THE PROJECT SITE AT ALL TIMES
IRRESPECTIVE OF THE AMOUNT OF WORK SUBLET. THE
SUPERINTENDENT SHALL BE CAPABLE OF READING AND UNDERSTANDING
THE PLANS AND SPECIFICATIONS, SHALL HAVE FULL AUTHORITY TO
EXECUTE ORDERS TO EXPEDITE THE PROJECT, AND SHALL BE
RESPONSIBLE FOR SCHEDULING AND HAVE CONTROL OF ALL WORK AS
THE AGENT OF THE CONTRACTOR. FAILURE TO COMPLY WITH THIS
PROVISION WILL RESULT IN A SUSPENSION OF WORK AS PROVIDED IN
ARTICLE 108.07.
HAVE UNDERGROUND AND/OR OVERHEAD SERVICE FACILITIES IN THE
VICINITY OF THE PROPOSED WORK. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR HAVING THE UTILITY COMPANIES LOCATE THEIR
FACILITIES IN THE FIELD PRIOR TO CONSTRUCTION AND SHALL ALSO
BE RESPONSIBLE FOR THE MAINTENANCE AND PRESERVATION OF THESE
FACILITIES. THE CONTRACTOR SHALL CALL J.U.L.I.E. AT 800/892-
0123 FOR UTILITY LOCATIONS.
REGULATIONS AS OUTLINED IN THE LATEST REVISIONS OF THE
FEDERAL CONSTRUCTION SAFETY STANDARDS (SERIES 1926) AND WITH
APPLICABLE PROVISIONS AND REGULATIONS OF THE OCCUPATIONAL
SAFETY AND HEALTH ADMINISTRATION (OSHA) STANDARDS OF THE
WILLIAMS STELGER OCCUPATIONAL HEALTH STATE SAFETY ACT OF 1970
(REVISED). THE CONTRACTOR, ENGINEER AND OWNER SHALL EACH BE
RESPONSIBLE FOR HIS OWN RESPECTIVE AGENTS AND EMPLOYEES.
PLANS ON THE JOB SITE, AND SHALL MAINTAIN (AS INDICATED
HEREIN AND ELSEWHERE WITHIN THESE CONSTRUCTION NOTES,
SPECIFICATIONS AND PLANS) A LEGIBLE RECORD ON SAID PLANS OF
ANY FIELD TILE ENCOUNTERED, ANY MODIFICATIONS/ALTERATIONS TO
ALIGNMENT AND/OR TO PLANS AND SPECIFICATIONS OF PROPOSED
IMPROVEMENTS, ETC.. UPON COMPLETION OF THE CONTRACTORS’
WORK, SAID PLANS AND INFORMATION SHALL BE PROVIDED TO
ENGINEER. FINAL CONTRACT PAYMENT SHALL NOT COME DUE UNTIL
THIS INFORMATION IS RECEIVED BY THE ENGINEER.
EARTHWORK
THE FOLLOWING:
VEGETATIVE GROWTH WITHIN THE CONSTRUCTION AREA. TREE
REMOVAL SHALL BE AS DESIGNATED BY THE OWNER AND SHALL BE
STRUCTURAL AREAS.
OWNER. TOPSOIL STOCKPILED FOR FUTURE USE SHALL BE
RELATIVELY FREE FROM LARGE ROOTS, STICKS, WEEDS, BRUSH,
STONES LARGER THAN 1-INCH DIAMETER, OR OTHER LITTER AND
WASTE PRODUCTS INCLUDING EXTRANEOUS MATERIALS NOT
CONDUCIVE TO PLANT GROWTH. TOPSOIL SHALL BE STOCKPILED
IN SEQUENCE TO ELIMINATE ANY REHANDLING OR DOUBLE
MOVEMENTS BY THE CONTRACTOR. FAILURE TO PROPERLY
SEQUENCE THE STOCKPILING OPERATIONS SHALL NOT CONSTITUTE
A CLAIM FOR ADDITIONAL COMPENSATION. NO MATERIAL SHALL
BE STOCKPILED IN FRONT YARDS, OVERLAND DRAINAGE SWALES
(FLOOD ROUTING AREAS), IN PROPOSED UTILITY LOCATIONS, IN
UTILITY EASEMENTS, OR IN THE RIGHT-OF-WAY.
FOUNDATIONS AND/OR PAVEMENTS INCLUDING OFF-SITE DISPOSAL
OF SAME AT A DUMP SITE AS SELECTED BY THE CONTRACTOR.
AREAS PER PLAN INCLUDING DESIGNATED REGRADING,
CONSTRUCTION OF BERMS, ETC.
ELEVATIONS AS REQUIRED BY THE STANDARDS AND DETAILS ON
THE CONSTRUCTION PLANS. THE CONTRACTOR WILL NOTE THAT
THE ELEVATIONS SHOWN ON THE CONSTRUCTION PLANS ARE
FINISHED GRADE ELEVATIONS AND THAT PAVEMENT AND/OR
TOPSOIL REPLACEMENT THICKNESS MUST BE SUBTRACTED TO
DETERMINE SUBGRADE ELEVATIONS.
EXCESS OR UNSUITABLE MATERIAL UPON COMPLETION OF MASS
GRADING.
INSTALLATION OF SAME BY THE PAVING CONTRACTOR.
CROSS-SECTIONS SHOWN IN THESE PLANS, AND TOPSOIL
PLACEMENT TO DESIGN FINISHED GRADE ELEVATIONS.
APPLICABLE SPECIFICATIONS.
CONTRACTOR SHALL FAMILIARIZE HIMSELF WITH THE SOIL EROSION
CONTROL SPECIFICATIONS. THE INITIAL ESTABLISHMENT OF EROSION
CONTROL PROCEDURES AND THE PLACEMENT OF FILTER FENCING, ETC.,
TO PROTECT ADJACENT PROPERTY SHALL OCCUR BEFORE MASS GRADING
BEGINS, AND IN ACCORDANCE WITH THE SOIL EROSION CONTROL
CONSTRUCTION SCHEDULE.
SHALL BE ERECTED AROUND ANY TREE DESIGNATED ON THE PLANS TO
BE PRESERVED. SAID FENCE SHALL BE PLACED IN A CIRCLE
CENTERED AROUND THE TREE, THE DIAMETER OF WHICH SHALL BE SUCH
THAT THE ENTIRE DRIP ZONE (EXTENT OF FURTHEST EXTENDING
BRANCHES) SHALL BE WITHIN THE FENCE LIMITS. THE EXISTING
GRADE WITHIN THE FENCED AREA SHALL NOT BE DISTURBED.
INSPECTED, PARTICULARLY DURING THE REMOVAL OF UNSUITABLE
MATERIAL AND THE CONSTRUCTION OF EMBANKMENTS OR BUILDING
PADS, BY THE SOILS ENGINEER OR HIS REPRESENTATIVE. ALL
TESTING INSPECTION AND SUPERVISION OF SOIL QUALITY,
UNSUITABLE REMOVAL AND ITS REPLACEMENT AND OTHER SOILS
RELATED OPERATIONS SHALL BE ENTIRELY THE RESPONSIBILITY OF
THE SOILS ENGINEER.
NOT CAUSE PONDING OF STORMWATER. ALL AREAS ADJACENT TO THESE
IMPROVEMENTS SHALL BE GRADED TO ALLOW POSITIVE DRAINAGE.
GRADE. A MINIMUM OF 6-INCHES OF TOPSOIL IS TO BE PLACED
BEFORE FINISH GRADE ELEVATIONS ARE ACHIEVED.
LEVEL UNIFORM LAYERS SO THAT THE COMPACTED THICKNESS IS
APPROXIMATELY 6-INCHES; IF COMPACTION EQUIPMENT DEMONSTRATES
THE ABILITY TO COMPACT GREATER THICKNESS, THEN A GREATER
THICKNESS MAY BE SPECIFIED. EACH LAYER SHALL BE THOROUGHLY
MIXED DURING SPREADING TO INSURE UNIFORMITY.
MINIMUM OF 95% OF MAXIMUM DENSITY IN ACCORDANCE WITH ASTM
SPECIFICATION D-1557 (MODIFIED PROCTOR METHOD), OR TO SUCH
OTHER DENSITY AS MAY BE DETERMINED APPROPRIATE BY THE SOILS
ENGINEER. EMBANKMENT MATERIAL FOR BUILDING PADS SHALL BE
COMPACTED TO A MINIMUM OF 95% OF MAXIMUM DENSITY IN
ACCORDANCE WITH ASTM DESIGNATION D-1557 (MODIFIED PROCTOR
METHOD) OR TO SUCH OTHER DENSITY AS MAY BE DETERMINED
APPROPRIATE BY THE SOILS ENGINEER.
AREAS SHALL BE COMPACTED TO A MINIMUM OF 90% OF MAXIMUM
DENSITY IN ACCORDANCE WITH ASTM SPECIFICATION D-1557
(MODIFIED PROCTOR METHOD).
UNDERLYING SOIL SHOULD BE STRIPPED FROM ALL AREAS TO RECEIVE
CLAY FILL. IF THE UNDERLYING SUBGRADE SOILS RUT DEEPER THAN
1-INCH UNDER THE CONSTRUCTION EQUIPMENT OR IF THE MOISTURE
CONTENT EXCEEDS THAT NEEDED FOR PROPER COMPACTION, THE SOIL
SHALL BE SCARIFIED, DRIED AND RECOMPACTED TO THE REQUIRED
SPECIFICATIONS (SEE SECTION 212 OF THE I.D.O.T.
SPECIFICATIONS).
SUBGRADE AREAS, BUILDING PADS, DRIVEWAYS AND SIDEWALKS, AND
YARD/OPEN SPACE AREAS SHALL BE WITHIN A TOLERANCE 0.1-FT+/-
OF DESIGN SUBGRADE ELEVATIONS.
BUILDING PADS, DRIVEWAYS AND SIDEWALKS AND YARD/OPEN SPACE
AREAS SHALL BE ROUGH EXCAVATED OR FILLED TO 1-FT+/- OF DESIGN
SUBGRADE BY THE CONTRACTOR.
EARTHWORK IMPROVEMENTS SHALL CONFORM TO SECTION 705 OF THE
I.D.O.T. SPECIFICATIONS, AND IF GROUTED IN PLACE IN
ACCORDANCE WITH SECTION 281 OF SAME STANDARD SPECIFICATIONS,
UNLESS NOTED OTHERWISE ON THE PLANS.
ARRANGEMENTS TO ENTER THE PROPERTY DURING THE BIDDING PHASE
MAY BE MADE UPON REQUEST OF THE OWNER. THERE WILL BE NO
ADDITIONAL PAYMENT FOR EXPENSES INCURRED BY THE CONTRACTOR
RESULTING FROM ADVERSE SOIL OR GROUNDWATER CONDITIONS.
TO REMOVE FROM THE SITE ANY MATERIALS AND DEBRIS WHICH RESULT
FROM HIS CONSTRUCTION OPERATIONS AT NO ADDITIONAL EXPENSE TO
THE OWNER.
UNDERGROUND UTILITIES
PIPE, CASTINGS, STRUCTURES, BACKFILLING OF TRENCHES AND
COMPACTION, AND TESTING AS SHOWN ON THE CONSTRUCTION PLANS.
FITTINGS AND ACCESSORIES NECESSARY TO COMPLETE THE WORK MAY
NOT BE SPECIFIED BUT SHALL BE CONSIDERED AS INCIDENTAL TO THE
COST OF THE CONTRACT.
COMPLETED PRIOR TO COMMENCEMENT OF UNDERGROUND UTILITY
INSTALLATION.
PROPOSED OR EXISTING PAVEMENT, DRIVEWAYS, SIDEWALKS AND FOR A
DISTANCE OF 3-FT ON EITHER SIDE OF SAME, AND/OR WHEREVER ELSE
SHOWN ON THE CONSTRUCTION PLAN SHALL BE BACKFILLED WITH
WHEN CONNECTING SEWER PIPES OF DISSIMILAR MATERIALS. WHEN
CONNECTING TO AN EXISTING SEWER MAIN BY MEANS OTHER THAN AN
EXISTING WYE, TEE, OR AN EXISTING MANHOLE, ONE OF THE
FOLLOWING METHODS SHALL BE USED:
ONE BELL) AND REPLACE WITH A WYE OR TEE BRANCH SECTION.
DESIRED LENGTH OF PIPE FOR INSERTION OF PROPER FITTING,
WRITING.
INTO THE SANITARY SEWER.
FOLLOWING MATERIALS AS SPECIFIED ON THE PLANS:
CONFORMING TO ASTM DESIGNATION D-2241 WITH AN SDR OF 26,
WITH ELASTOMERIC GASKET JOINTS CONFORMING TO ASTM
JOINTS CONFORMING TO ANSI A21.11 (AWWA C151, AWWA C111).
OPENINGS SHALL BE CENTERED PERPENDICULAR TO THE MAINLINE
FLOW. ALL STRUCTURE SECTIONS AND ADJUSTING RINGS SHALL BE
SECURELY SEALED TO EACH OTHER OR TO THE CONE SECTION ON TOP
BARREL SECTION OF THE MANHOLE USING RESILIENT, FLEXIBLE, NON-
HARDENING, PREFORMED, BITUMINOUS MASTIC (RAM-NEK, OR APPROVED
EQUAL). THIS MASTIC SHALL BE APPLIED IN SUCH A MANNER THAT
NO SURFACE WATER OR GROUND WATER INFLOW CAN ENTER THE MANHOLE
THROUGH GAPS BETWEEN BARREL SECTIONS OR CONE SECTIONS AND
DIAMETER PRECAST STRUCTURES, WITH APPROPRIATE FRAME AND LIDS
THICKNESS EQUAL TO 1/4 OF THE OUTSIDE DIAMETER OF THE SEWER
PIPE, BUT NOT LESS THAN 4-INCHES OR MORE THAN 8-INCHES.
BEDDING SHALL EXTEND TO THE SPRING LINE OF THE PIPE FOR STORM
INDICATED OTHERWISE ON THE CONSTRUCTION DETAILS). BEDDING
MATERIAL SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-33 FOR
SOUNDNESS AND ASTM C-67 FOR GRADATION COST FOR BEDDING SHALL
BE MERGED WITH THE UNIT PRICE BID FOR THE SEWER, WATERMAIN,
ETC. REFER TO CONSTRUCTION STANDARDS SHEET FOR DETAILS OF
BEDDING AND BACKFILL.
MANHOLE CONNECTIONS. TYPE AND MANUFACTURER AS APPROVED BY
MADE WITH PRECAST WYES OR TEES MANUFACTURED SPECIFICALLY FOR
THAT PURPOSE. SANITARY SEWER SERVICE MATERIAL TO BE SAME AS
MAINLINE SEWER UNLESS SPECIFICALLY INDICATED OTHERWISE.
THE END OF EACH SERVICE SHALL BE SEALED WITH A MANUFACTURER’S
WATERTIGHT PLUG. SANITARY SERVICE STUBS SHALL BE MARKED IN
ACCORDANCE WITH THESE CONSTRUCTION NOTES.
12-FT IN DEPTH.
DIAMETER DEPENDENT ON THE PIPE SIZE AND WITH APPROPRIATE
IF INDICATED ON THE PLANS SHALL BE GROUTED IN PLACE IN
ACCORDANCE WITH SECTION 281 OF THE STANDARD SPECIFICATIONS,
UNLESS NOTED OTHERWISE ON THE PLANS.
CONSTRUCTION PLANS SO THAT ALL MANHOLES, WYES AND SERVICES,
VALVE BOXES, CURB BOXES, ETC., CAN BE LOCATED IN THE FIELD.
FINAL CONTRACT PAYMENT SHALL NOT COME DUE UNTIL THIS
INFORMATION IS RECEIVED BY THE ENGINEER.
CLEANED AT THE END OF THE PROJECT PRIOR TO FINAL ACCEPTANCE.
CLEANING MAY ALSO BE REQUIRED DURING THE COURSE OF THE
CONSTRUCTION OF THE PROJECT IF IT IS DETERMINED THAT THE SILT
AND DEBRIS TRAPS ARE NOT FUNCTIONING PROPERLY.
TO REMOVE FROM THE SITE ANY AND ALL MATERIALS AND DEBRIS
WHICH RESULT FROM HIS CONSTRUCTION OPERATIONS AT NO
ADDITIONAL EXPENSE TO THE OWNER.
PAVING, CURB AND WALKS
AND PREPARATION: FORMING, JOINTING, PLACEMENT OF ROADWAY AND
PAVEMENT BASE COURSE MATERIALS AND SUBSEQUENT BINDER AND/OR
SURFACE COURSES; PLACEMENT, FINISHING AND CURING OF CONCRETE;
FINAL CLEAN-UP; AND ALL RELATED WORK.
EXCAVATION CONTRACTOR TO WITHIN 0.1-FT+/ OF PLAN ELEVATION.
THE PAVING CONTRACTOR SHALL SATISFY HIMSELF THAT THE SUBGRADE
HAS BEEN PROPERLY PREPARED AND THAT THE FINISH TOP SUBGRADE
ELEVATION HAS BEEN GRADED WITHIN TOLERANCES ALLOWED IN THESE
SPECIFICATIONS. UNLESS THE PAVING CONTRACTOR ADVISES THE
OWNER AND ENGINEER IN WRITING PRIOR TO FINE GRADING FOR BASE
COURSE CONSTRUCTION, IT IS UNDERSTOOD THAT HE HAS APPROVED
AND ACCEPTS THE RESPONSIBILITY FOR THE SUBGRADE. PRIOR TO
PLACEMENT OF PAVEMENT BASE MATERIALS, THE PAVING CONTRACTOR
SHALL FINE GRADE THE SUBGRADE SO AS TO INSURE THE PROPER
THICKNESS OF PAVEMENT COURSES. NO CLAIMS FOR EXCESS TONNAGE
OF BASE MATERIALS DUE TO IMPROPER SUBGRADE PREPARATION WILL
BE HONORED.
BASE COURSE, BITUMINOUS CONCRETE BINDER COURSE, AND
BITUMINOUS CONCRETE SURFACE COURSE, CLASS I OF THE THICKNESS
OF MATERIALS AND SPECIFIED ON THE CONSTRUCTION PLANS. A
BITUMINOUS MATERIAL PRIME COAT OF THE TYPE AND AT THE RATE
SPECIFIED ON THE CONSTRUCTION PLANS SHALL BE APPLIED TO THE
SUB-BASE COURSE. UNLESS SHOWN AS A BID ITEM, PRIME COAT SHALL
BE CONSIDERED AS INCIDENTAL TO THE COST OF THE CONTRACT. ALL
PAVEMENT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE
"STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION",
DESIGN TO THE ENGINEER PRIOR TO THE INSTALLATION OF THE
SHALL EITHER MARK (WITH PAINT) ON THE FACE OF THE CURB FLAG
THE SURFACE LEVEL OF THE BASE MATERIAL AT 50-FT INTERVALS, OR
USE A GUIDE SHOWN ON THE GRADER. THE PURPOSE FOR THIS IS TO
PROVIDE A CONTROLLABLE GUIDE FOR THE SURFACE ELEVATION OF THE
BASE MATERIAL AND TO INSURE SUFFICIENT DEPTH ALONG FACE OF
CURB FLAG FOR THE REQUIRED WEARING SURFACE THICKNESS.
BE KEPT OFF THE BASE UNTIL THE BINDER COURSE IS LAID. AFTER
INSTALLATION OF THE BINDER COURSE (AND FOR PUBLIC
IMPROVEMENTS AFTER THE BINDER COURSE HAS BEEN IN PLACE FOR
ONE WINTER), AND UPON THE COMPLETION OF INSPECTION OF SAME
AND APPROVAL BY THE VILLAGE AND OWNER, THE PAVEMENT SHALL BE
CLEANED, PRIMED AND THE SURFACE COURSE LAID. ALL DAMAGED
AREAS IN THE BINDER, BASE OR CURB AND GUTTER SHALL BE
REPAIRED TO THE SATISFACTION OF THE VILLAGE AND OWNER, PRIOR
TO LAYING THE SURFACE COURSE. THE PAVING CONTRACTOR SHALL
PROVIDE WHATEVER EQUIPMENT AND MANPOWER IS NECESSARY,
INCLUDING THE USE OF POWER BROOMS, TO PREPARE THE PAVEMENT
FOR APPLICATION OF THE SURFACE COURSE. EQUIPMENT AND
MANPOWER FOR CLEANING SHALL BE CONSIDERED AS INCIDENTAL TO
THE COST OF THE CONTRACT. PRIME COAT FOR THE BINDER COURSE
SHALL ALSO BE CONSIDERED AS INCIDENTAL TO THE COST OF THE
CONTRACT AND SHALL BE APPLIED TO THE BINDER AT A RATE OF 0.05
GALLONS PER SQUARE YARD.
TYPE AS DETAILED IN THE CONSTRUCTION PLANS. THE CONCRETE
SHALL HAVE AN AIR CONTENT OF NOT LESS THAN 5% NOR MORE THAN
8% OF THE VOLUME OF CONCRETE. CONCRETE SHALL BE A MINIMUM 6
BAG MIX AND SHALL DEVELOP A MINIMUM OF 3,500 PSI COMPRESSIVE
CONTRACTOR IS CAUTIONED TO REFER TO THE CONSTRUCTION
STANDARDS AND THE PAVEMENT CROSS-SECTION TO DETERMINE THE
FOR PAVEMENT SUB-BASE.
INTERVALS AND AT ALL P.C.’S, P.T.’S, CURB RETURNS, 5-FT EACH
ALTERNATE ENDS OF THE DOWEL BARDS SHALL BE GREASED AND FITTED
WITH METAL EXPANSION TUBES. 3/4-INCH THICK FIBER EXPANSION
JOINTS SHALL BE USED IN EVERY CASE WHERE THE SIDEWALK
COINCIDES WITH THE CURB AND GUTTER. CONTRACTION JOINTS SHALL
BE PROVIDED AT 15-FT INTERVALS IN THE CURB. THE COST OF
THESE JOINTS SHALL BE CONSIDERED AS INCIDENTAL TO THE COST OF
THE CONTRACT. ALL POURED IN PLACE CONCRETE CURB AND GUTTER
SHALL INCORPORATE TWO NO. 4 REINFORCING BARS 10-FT LONG
INSTALLED WHEREVER THE CURB AND GUTTER CROSSES UTILITY
SERVICE LINES, THE COST OF WHICH SHALL BE CONSIDERED
INCIDENTAL TO COST OF CONCRETE CURB AND GUTTER.
BE IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS. CURING
COMPOUND SHALL BE TYPE III. NO HONEY-COMBING OF THE CURB AND
GUTTER WILL BE ACCEPTED.
WALKS/PEDESTRIAN PATHS AND DRIVEWAYS INTERSECT CURB LINES AT
STREET INTERSECTIONS AND OTHER LOCATIONS AS DIRECTED, FOR THE
PURPOSE OF PROVIDING ACCESS BY THE HANDICAPPED. (SEE
IN THE CONSTRUCTION PLANS. ALL SIDEWALK CONCRETE SHALL BE
CLASS SI. CONTRACTION JOINTS SHALL BE SET AT 5-FT CENTERS,
ANOTHER SIDEWALK, OR AT THE END OF EACH POUR. ALL SIDEWALKS
CONSTRUCTED OVER UTILITY TRENCHES SHALL BE REINFORCED WITH
SIDEWALKS CROSSING DRIVEWAYS SHALL BE MINIMUM 6-INCHES THICK.
ALL SIDEWALKS SHALL BE BROOM FINISHED.
OF THE EARTHWORK CONTRACTOR.
REMOVE FROM THE SITE ANY AND ALL MATERIALS AND DEBRIS WHICH
RESULT FORM HIS CONSTRUCTION OPERATIONS AT NO ADDITIONAL
EXPENSE TO THE OWNERS.
COURSE, AND CONCRETE WORK SHALL BE REQUIRED IN ACCORDANCE
WITH THE ILLINOIS DEPARTMENT OF TRANSPORTATION. "STANDARD
SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION", LATEST
EDITION, AND IN ACCORDANCE WITH THE SPECIFIC REQUIREMENTS OF
THE VILLAGE. A QUALIFIED TESTING FIRM SHALL BE EMPLOYED BY
SYMBOLS OF THE TYPE AND COLOR AS NOTED ON THE CONSTRUCTION
PLANS, SHALL BE INSTALLED IN ACCORDANCE WITH SECTION T-502 OF
PAINTED PAVEMENT MARKINGS AND SYMBOLS SHALL BE INSTALLED ONLY
FORECAST CALLS FOR RISING TEMPERATURES.
1.THE STANDARD SPECIFICATIONS LISTED ON THE COVER SHEET, THESE
3.NO CONSTRUCTION PLANS SHALL BE USED FOR CONSTRUCTION UNLESS
4.ALL WORK PERFORMED UNDER THIS CONTRACT SHALL BE GUARANTEED
5.BEFORE ACCEPTANCE BY THE OWNER AND FINAL PAYMENT, ALL WORK
6.THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL
1.WORK UNDER THIS SECTION SHALL INCLUDE, BUT NOT BE LIMITED TO,
A.CLEARING AND REMOVAL OF UNDESIRABLE TREES AND OTHER
C.STOCKPILING OF TOPSOIL AT LOCATIONS AS DIRECTED BY THE
D.DEMOLITION AND REMOVAL OF EXISTING BUILDINGS OR
E.CLAY CUT AND CLAY FILL WITH COMPACTION WITHIN ROADWAY,
F.EXCAVATION AND GRADING OF THE OPEN SPACE AND/OR YARD
G.PLACEMENT AND COMPACTION OF CLAY TO THE DESIGN SUBGRADE
H.PLACEMENT AND COMPACTION OF NON-STRUCTURAL FILLS.
I.IF REQUIRED, REMOVAL FROM SITE AND DISPOSAL OF ANY
J.BACKFILLING OF CURBS AND/OR PAVEMENT AND SIDEWALK AFTER
K.FINAL SHAPING AND TRIMMING TO THE LINES, GRADES, AND
L.SOIL EROSION CONTROL MEASURES IN ACCORDANCE WITH THE
3.PRIOR TO COMMENCEMENT OF GRADING ACTIVITIES, A "SNOW FENCE"
4.THE GRADING OPERATIONS ARE TO BE CLOSELY SUPERVISED AND
1.WORK UNDER THIS SECTION INCLUDE TRENCHING, INSTALLATION OF
2.ROUGH GRADING TO WITHIN 1-FT OF FINISHED SUBGRADE SHALL BE
3.ALL UTILITY TRENCHES BENEATH PROPOSED OR EXISTING UTILITIES,
6.ALL FLOOR DRAINS AND FLOOR DRAIN SUMP PUMPS SHALL DISCHARGE
8.SANITARY SEWERS SHALL BE CONSTRUCTED OF ONE OR MORE OF THE
1.WORK UNDER THIS SECTION SHALL INCLUDE FINAL SUBGRADE SHAPING
2.SUBGRADE FOR PROPOSED PAVEMENT SHALL BE FINISHED BY THE
3.THE PROPOSED PAVEMENT SHALL CONSIST OF THE SUB-BASE COURSE,
5.WHEN PLACING THE BASE MATERIAL BETWEEN CURBS, THE CONTRACTOR
7.AFTER THE INSTALLATION OF THE BASE COURSE, ALL TRAFFIC SHALL
9.EXPANSION JOINTS SHALL BE INSTALLED AT 250-FT TO 300-FT
PART OF THE CONTRACT DOCUMENTS.INCIDENTAL ITEMS OR
12.WATERSTOP GASKETS SHALL BE PROVIDED AT ALL SANITARY SEWER
13.ALL SANITARY SERVICE CONNECTIONS TO MAINLINE SEWER SHALL BE
14.SANITARY SERVICES SHALL BE LAID TO A MINIMUM GRADE OF 1.00%.
15.SEWER SERVICE RISER SHALL BE USED WHEN MAINLINE SEWER EXCEEDS
18.STORM SEWER MANHOLES SHALL BE PRECAST STRUCTURES, WITH THE
40.RIP-RAP MATERIAL TO BE PROVIDED IN CONJUNCTION WITH THE
41.THE CONTRACTOR SHALL MAINTAIN A LEGIBLE RECORD ON A SET OF
42.ALL CATCH BASINS, SUMPS AND/OR RETENTION BASINS ARE TO BE
43.IT SHALL BE THE RESPONSIBILITY OF THE UNDERGROUND CONTRACTOR
15.TESTING OF THE SUB-BASE, BASE COURSE, BINDER COURSE, SURFACE
14.IT SHALL BE THE RESPONSIBILITY OF THE PAVING CONTRACTOR TO
13.BACKFILLING OF CURBS OR PAVEMENT SHALL BE THE RESPONSIBILITY
12.SIDEWALKS SHALL BE OF THE THICKNESS AND DIMENSIONS AS SHOWN
11.CURBS SHALL BE DEPRESSED AT LOCATIONS WHERE PUBLIC
10.CURING AND PROTECTION OF ALL EXPOSED CONCRETE SURFACES SHALL
A.POLYVINYL CHLORIDE PLASTIC GRAVITY SEWER PIPE (PVC)
B.DUCTILE IRON PIPE CLASS 52 CONFORMING TO ANSI A21.51 WITH
A.REMOVE AN ENTIRE SECTION OF PIPE (BREAKING ONLY THE TOP OF
B.WITH THE PIPE CUTTER, NEATLY AND ACCURATELY CUT OUT
C.MATERIAL AND METHOD MUST BE APPROVED BY VILLAGE IN
ETC.) MAY NOT BE SPECIFICALLY REFERENCED ON THE CONSTRUCTION
PLANS. HOWEVER, THEY ARE TO BE CONSIDERED AS INCIDENTAL AND
INCLUDED IN THE LINEAL FOOTAGE COST OF THE WATERMAIN. ALL
BENDS, TEES AND ELBOWS ON WATERMAIN SHALL BE THRUST BLOCKED
PER 41-2.06 OF STANDARD SPECIFICATIONS. NO WOOD MATERIAL
SHALL BE USED FOR BLOCKING. ALL MECHANICAL JOINT CONNECTIONS
UTILIZED WITH PVC WATERMAIN PIPE.
BENDS, TEES, ELBOWS, ETC. COST OF SAME SHALL BE MERGED WITH
UNIT PRICE FOR PIPE INSTALLED.
HORIZONTALLY FROM ANY EXISTING OR PROPOSED DRAIN OR SEWER
LINE. SHOULD LOCAL CONDITION EXIST WHICH WOULD PREVENT A
LATERAL SEPARATION OF 10-FT, A WATERMAIN MAY BE LAID CLOSER
THAN 10-FT TO A STORM OR SANITARY SEWER PROVIDED THAT THE
WATERMAIN INVERT IS AT LEAST 18-INCHES ABOVE THE CROWN OF THE
SEWER, AND IS EITHER IN A SEPARATE TRENCH OR IN THE SAME
TRENCH ON AN UNDISTURBED EARTH SHELF LOCATED TO ONE SIDE OF
THE SEWER. IF IT IS IMPOSSIBLE TO OBTAIN PROPER HORIZONTAL
OR VERTICAL SEPARATION AS DESCRIBED ABOVE, THEN THE SEWER
MUST ALSO BE CONSTRUCTED OF WATERMAIN TYPE MATERIAL AND
PRESSURE TESTED TO THE MAXIMUM EXPECTED SURCHARGE HEAD TO
ASSURE WATERTIGHTNESS BEFORE BACKFILLING.
SANITARY SEWERS, THE WATERMAIN SHALL BE LAID AT SUCH AN
ELEVATION THAT THE INVERT OF THE WATERMAIN IS 18-INCHES ABOVE
THE CROWN OF THE DRAIN OR SEWER. THIS VERTICAL SEPARATION
MUST BE MAINTAINED FOR THAT PORTION OF THE WATERMAIN LOCATED
WITHIN 10-FT HORIZONTALLY OF ANY SEWER OR DRAIN CROSSED.
THIS MUST BE MEASURED AS THE DISTANCE FROM THE WATERMAIN TO
THE DRAIN OR SEWER. IF IT IS IMPOSSIBLE TO OBTAIN THE PROPER
VERTICAL SEPARATION AS DESCRIBED ABOVE OR IF IT IS NECESSARY
FOR THE WATERMAIN TO PASS UNDER A SEWER OR DRAIN, THEN THE
SEWER MUST BE CONSTRUCTED OF WATERMAIN TYPE MATERIAL. THIS
CONSTRUCTION MUST EXTEND ON EACH SIDE OF THE CROSSING FROM
SEWER, A VERTICAL SEPARATION OF 18-INCHES BETWEEN THE INVERT
OF THE SEWER AND THE CROWN OF THE WATERMAIN SHALL BE
MAINTAINED, ALONG WITH MEANS TO SUPPORT THE LARGER SIZED
SEWER LINES TO PREVENT THEIR SETTLING AND BREAKING THE
WATERMAIN.
EXCAVATED TRENCH MATERIAL ADJACENT TO THE TRENCHES IN AN
ORDERLY FASHION SO AS NOT TO CREATE HAZARD OR OBSTRUCTION,
AND TO MAINTAIN THE SITE IN A WORKABLE CONDITION. THE
DISPOSAL AND PLACEMENT OF ALL EXCESS TRENCH MATERIAL SHALL BE
THE RESPONSIBILITY OF THE EARTH EXCAVATING CONTRACTOR.
DEWATERING ANY EXCAVATION OR THE INSTALLATION OF THE SEWER OR
CONTRACT AMOUNTS. NO ADDITIONAL COST WILL BE ALLOWED FOR
SHEETING OR BRACING.
WATERMAINS SHALL BE IN ACCORDANCE WITH THESE IMPROVEMENT
PLANS AND THE APPLICABLE STANDARD SPECIFICATIONS. WHERE
GRANULAR TRENCH BACKFILL IS REQUIRED AROUND THESE STRUCTURES,
THE COST SHALL BE CONSIDERED AS INCIDENTAL AND SHALL BE
INCLUDED IN THE CONTRACT UNIT PRICE FOR THE STRUCTURE.
SEWER STRUCTURES SHALL BE AS INDICATED WITHIN THESE
COVERS AND B-BOXES ARE TO BE ADJUSTED TO MEET FINAL FINISH
GRADE UPON COMPLETION OF FINISH GRADING AND FINAL
INSPECTIONS. THIS ADJUSTMENT IS TO BE MADE BY THE
UNDERGROUND CONTRACTOR AND THE COST IS TO BE CONSIDERED
INCIDENTAL. THE UNDERGROUND CONTRACTOR SHALL INSURE THAT ALL
ROAD AND PAVEMENT INLETS OR STRUCTURES (FRAMES AND GRATES)
ARE AT FINISHED GRADE. ANY ADJUSTMENTS NECESSITATED BY THE
CURB OR PAVING CONTRACTOR TO ACHIEVE FINAL RIM GRADE,
RESULTING IN AN EXTRA FOR SAID ADJUSTMENTS, WILL BE CHARGED
TO THE UNDERGROUND CONTRACTOR.
SUBJECT TO EITHER AN INFILTRATION TEST OR AIR TEST, AND APPLICABLE
DEFLECTION TEST BY THE CONTRACTOR. ALLOWABLE INFILTRATION
SHALL NOT EXCEED 200 GALLONS PER INCH DIAMETER OF PIPE PER
MILE PER DAY. THE CONTRACTOR SHALL COORDINATE ALL TESTING SO
THAT IT CAN BE WITNESSED BY THE VILLAGE ENGINEER, VILLAGE
PUBLIC WORKS DEPARTMENT AND/OR SANITARY DISTRICT AS
APPROPRIATE.
20.WATERMAIN FITTINGS (BENDS, ELBOWS, TEES, INCREASES, REDUCERS,
26.THRUST BLOCKING SHALL BE INSTALLED ON WATERMAINS AT ALL
28.WHENEVER POSSIBLE, A WATERMAIN MUST BE LAID AT LEAST 10-FT
31.THE UNDERGROUND CONTRACTOR SHALL BE RESPONSIBLE FOR
32.ANY ANTICIPATED COST OF SHEETING SHALL BE REFLECTED IN THE
33.STRUCTURES FOR SANITARY AND STORM SEWERS AND VALVE VAULTS FOR
34.FRAMES AND LIDS (OR GRATES) FOR SANITARY, WATERMAIN AND STORM
36.ALL TOP FRAMES FOR STORM AND SANITARY SEWERS AND VALVE VAULT
GENERAL NOTES (CONT.)UNDERGROUND UTILITIES (CONT.)
SELECT GRANULAR BACKFILL FA-2 OR CA-6(GRADE 8 OR 9) AND THOROUGHLY
COMPACTED IN ACCORDANCE WITH SPECIFICATIONS.
SEWERS , AND TO 1.0-FT OVER THE TOP OF THE PIPE FOR ALL PVC PIPE
FRAME AND LIDS (SEE CONSTRUCTION STANDARDS). LIDS
CONSTRUCTION STANDARDS FOR MATERIAL SPECIFICATIONS.
CONSTRUCTION STANDARDS FOR MATERIAL SPECIFICATIONS.
CONSTRUCTION STANDARDS FOR MATERIAL SPECIFICATIONS.
27.ALL WATERMAINS SHALL BE BEDDED IN ACCORDANCE WITH TRENCH DETAIL.
THE WATERMAIN.
COST FOR BEDDING SHALL BE MERGED WITH THE UNIT PRICE BID FOR
MANHOLE TO MANHOLE. WHERE A WATERMAIN MUST CROSS UNDER A
35.ALL STRUCTURES MAY HAVE A MAXIMUM OF 8-INCHES OF ADJUSTING
RINGS.
WHEN THE AMBIENT AIR TEMPERATURE IS 40 DEG. FAHRENHEIT AND THE
( SANITARY SEWERS, SANITARY SERVICES AND FORCEMAIN UNLESS
16.PAINTED PAVEMENT MARKINGS AND
IMPROVEMENT PLANS. (SEE DETAILS).
BUILDING PAD,PARKING LOT AND OTHER DESIGNATED AREAS.
AND OTHER STRUCTURAL CLAY FILL AREAS SHALL BE COMPACTED TO A
STAFF AND THE SOILS ENGINEER.
STRENGTH AT 14 DAYS. CURB CONCRETE SHALL BE CLASS
SI. ALL CURB SHALL BE BROOM FINISHED. THE
CURB THICKNESS AND THE AGGREGATE BASE COURSE THICKNESS
BENEATH THE CURB AND WILL BE INCLUDED IN THE COST
DETAILS).
BE INSTALLED ON GRANULAR CRUSHED GRAVEL OR LIMESTONE BEDDING,
TO BE MADE USING "MEGA-LUGS" OR APPROVED EQUAL WHEN
29.WHENEVER WATERMAINS MUST CROSS SANITARY SERVICES, STORM SEWERS OR
SIDE OF INLET WITHIN CURB AND GUTTER, AND AT THE END OF EACH POUR.
TO BEGINNING WORK.
DISCHARGE INTO THE STORM SEWER SYSTEM.
7.FOOTING DRAINS, DOWNSPOUTS AND SUBSURFACE STORMWATERS SHALL
CONFORMING TO CA-11.
THREE NO. 5 REINFORCING BARS (10-FOOT MINIMUM LENGTH). ALL
THE CONTRACTOR TO PERFORM THE REQUIRED TESTS AND PROVIDE
RESULTS TO THE OWNERS ENGINEER AND THE VILLAGE ENGINEER.
PROPERTY LINES AND WHERE THE SIDEWALK MEETS THE CURB, A BUILDING OR
AND 1/2-INCH PREMOULDED FIBER EXPANSION JOINTS AT 50’ SPACINGS,
- 4-INCH PAINTED YELLOW STRIPING SHALL BE USED FOR PARKING STALLS.
GUIDELINES INCLUDING SYMBOL AND PROPER SIGNAGE.
- HANDICAPPED STALLS SHALL BE STRIPED IN ACCORDANCE WITH ADA
EROSION CONTROL SPECIFICATIONS
ENGINEER, SHALL BE IMPLEMENTED IMMEDIATELY BY THE CONTRACTOR.
AND WHICH ARE DEEMED NECESSARY BY THE OWNER, ENGINEER AND/OR VILLAGE
SOIL EROSION CONTROL MEASURES, IN ADDITION TO THOSE OUTLINED IN THESE PLANS
BE FOLLOWED AS DIRECTED BY THE OWNER, ENGINEER, OR VILLAGE ENGINEER. ANY
CONTROL DEVICES" AND "I.D.O.T. STANDARD DETAILS."
ADJUSTING RINGS. SANITARY SEWER MANHOLES SHALL BE 4-0"
(SEE CONSTRUCTION STANDARDS).
THROUGH THE USE OF RUBBER TIRE TRACTORS OR STREET SWEEPER.
INDICATED BELOW.
PROVIDED BY THE DESIGNATED CONTRACTOR AT THE TIME AND IN THE GENERAL SEQUENCE
AND ANY NECESSARY CORRECTIVE ACTION ASSOCIATED WITH THE EROSION CONTROL
RESTORED WITH 6" OF TOPSOIL AND SODDING.
COULD BE DETRIMENTAL TO THE GROWTH AND MAINTENANCE OF LAWN GRASSES.
STANDING WATER OR EXCESSIVE SATURATION WHICH IN THE OPINION OF THE ENGINEER
IN THE DEVELOPMENT WHICH ARE REQUIRED IN ORDER TO ELIMINATE CONDITIONS OF
"STANDARD SPECIFICATIONS".
STANDARD SPECIFICATIONS. SEED MIXTURE SHALL BE CLASS 1.
INCIDENTAL TO THE COST OF THE CONTRACT.
(SUCH AS TOPSOIL RESPREAD, SEEDING, ETC.), THEY ARE TO BE CONSIDERED AS
9. UNLESS SOIL EROSION CONTROL ITEMS ARE SPECIFICALLY REFERRED TO AS BID ITEMS
CONSTRUCTION TRAFFIC FREQUENTLY LEAVES THE PUBLIC ROADWAY TO ENTER THE SITE.
LOCATED GENERALLY WHERE SHOWN ON THE PLAN, AND AT ANY OTHER POINTS WHERE
THROUGHOUT THE COURSE OF THE PROJECT. THE CONSTRUCTION ENTRANCE(S) SHALL BE
8. A STABILIZED CONSTRUCTION ENTRANCE(S) FOR MUD AND DUST CONTROL SHALL BE
DEBRIS TRAPS ARE NOT PROPERLY FUNCTIONING AND THEIR PERFORMANCE IS IMPAIRED.
OF THE CONSTRUCTION OF THE PROJECT IF IT IS DETERMINED THAT THE SILT AND
PRIOR TO FINAL ACCEPTANCE. CLEANING MAY ALSO BE REQUIRED DURING THE COURSE
THIS PROJECT ARE TO BE CLEANED AT THE END OF CONSTRUCTION OF THE PROJECT AND
7. ALL STORM SEWER, CATCH BASINS, SUMPS AND/OR RETENTION BASINS PROVIDED WITHIN
BASIN THROUGH THE USE OF EROSION CONTROL PRACTICES.
WILL BE PROPERLY PROTECTED SO AS TO MINIMIZE SILTATION OF THE DOWNSTREAM
SETTLEMENT. IF THE DRAINAGE IS INTO AN EXISTING BASIN, THE UPSTREAM PROJECT
PROPERLY OVER-EXCAVATED SO AS TO PROVIDE SUFFICIENT VOLUME FOR DEBRIS AND
CONSTRUCTED IMMEDIATELY UPON COMMENCEMENT OF THE PROJECT. BASINS WILL BE
BASINS IN ORDER TO ALLOW SETTLEMENT OF SILT AND DEBRIS, THE BASINS ARE TO BE
6. WHEN STORM WATER IS TO BE ROUTED THROUGH EXISTING OR PROPOSED DETENTION
5. TOPSOIL STOCKPILES SHALL BE LOCATED TO AVOID EROSION OF SAID STOCKPILE ONTO
3. NO SEDIMENT SHALL BE ALLOWED TO ENTER THE EXISTING STORM SEWER SYSTEM.
2. STREETS ADJACENT TO THE SITE SHALL BE KEPT FREE OF DIRT, MUD AND DEBRIS
PRIOR TO THE START OF CONSTRUCTION.
SPECIFICATIONS.
SEWER STRUCTURES IN ACCORDANCE WITH THESE SOIL EROSION CONTROL
A. SOIL DISTURBANCE SHALL BE CONDUCTED IN SUCH A MANNER AS TO MINIMIZE EROSION
SOIL STABILIZATION MEASURES SHALL CONSIDER THE TIME OF YEAR. SITE CONDITIONS
AND THE USE OF TEMPORARY OR PERMANENT MEASURES.
B. SOIL EROSION AND SEDIMENTATION CONTROL FEATURES SHALL BE CONSTRUCTED PRIOR
TO THE COMMENCEMENT OF HYDROLOGIC DISTURBANCES OF UPLAND AREAS.
D. AREAS OR EMBANKMENTS HAVING SLOPES GREATER THAN OR EQUAL TO 3H:1V SHALL BE
STABILIZED WITH SOD, MAT OR BLANKET IN COMBINATION WITH SEEDING.
E. EROSION CONTROL BLANKET SHALL BE REQUIRED ON ALL INTERIOR DETENTION BASIN SIDE
SLOPES BETWEEN NORMAL WATER LEVEL AND HIGH WATER LEVEL.
F. ALL STORM SEWERS THAT ARE OR WILL BE FUNCTIONING DURING CONSTRUCTION SHALL BE
PROTECTED, BY AN APPROPRIATE SEDIMENT CONTROL MEASURE.
G. ALL TEMPORARY EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE REMOVED
WITHIN 30 DAYS AFTER FINAL SITE STABILIZATION IS ACHIEVED OR AFTER THE TEMPORARY
MEASURES ARE NO LONGER NEEDED.
H. ALL TEMPORARY AND PERMANENT EROSION CONTROL MEASURES MUST BE MAINTAINED AND
REPAIRED AS NEEDED. THE PROPERTY OWNER SHALL BE ULTIMATELY RESPONSIBLE FOR
MAINTENANCE AND REPAIR.
I. A STABILIZED MAT OF AGGREGATE UNDERLAIN WITH FILTER CLOTH (OR OTHER APPROPRIATE
MEASURE ) SHALL BE LOCATED AT ANY POINT WHERE TRAFFIC WILL BE ENTEREING OR LEAVING
A CONSTRUICTION SITE TO OR FROM A PUBLIC RIGHT-OF WAY-, STREET, ALLEY OR PARKING
AREA. ANY SEDIMENT OR SOIL REACHING AN IMPROVED PUBLIC RIGHT-OF-WAY, STREET , ALLEY,
OR PARKING AREA SHALL BE REMOVED BY SCRAPING OR STREET CLEANING AS ACCUMULATIONS
WARRANT AND TRANSPORTED TO A CONTROLLED SEDIMENT DISPOSAL AREA.
J. SOIL STOCKPILES SHALL NOT BE LOCATED IN A FLOOD PRONE AREA OR DESIGNED BUFFER
PROTECTING WATERS OF THE UNITED STATES.
K. IF DEWATERING SERVICES ARE USED, ADJOINING PROPERTIES AND DISCHARGE LOCATIONS
SHALL BE PROTECTED FROM EROSION. DISCHARGES SHALL BE OUTED THROUGH AN EFFECTIVE
SEDIMENT CONTROL MEASURE (e.g. SEDIMENT TRAP, SEDIMENT BASIN, OR OTHER APPROPRIATE
MEASURE).
L. THE EROSION CONTROL MEASURES INDICATED ON THE PLANS ARE THE MINIMUM REQUIREMENTS.
ADDITIONAL MEASURES MAY BE REQUIRED, AS DIRECTED BY THE ENGINEER OR GOVERNING
AGENCY.
THE STORMWATER MANAGEMENT COMMISSION SPECIFICATIONS SHALL OVERRIDE.
SPECIFICATIONS AND THE ADDITIONAL EROSION CONTROL SPECIFICATIONS INCLUDED IN THIS PLAN,
IN THE EVENT THAT A CONFLICT SHOULD ARISE BETWEEN THE STORMWATER MANAGEMENT
PARKING LOT AND WHEREVER ELSE SHOWN ON-SITE ON THE PLANS.
STANDARD SPECIFICTIONS FOR TRAFFIC CONTROL ITEMS WITHIN THE
ESTABLISHED AT THE COMMENCEMENT OF CONSTRUCTION ACTIVITY AND SHALL BE MAINTAINED
16.THE CONTRACTOR SHALL MAKE HIS OWN SOIL INVESTIGATIONS AND SHALL
PLAN HIS WORK ACCORDINGLY.
5.THE GRADING AND CONSTRUCTION OF THE SITE IMPROVEMENTS SHALL
7.THE PROPOSED GRADING ELEVATIONS SHOWN ON THE PLANS ARE FINISH
8.THE SELECTED STRUCTURAL FILL MATERIAL SHALL BE PLACED IN
2.PRIOR TO COMMENCEMENT OF MASS GRADING OPERATIONS, THE EARTHWORK
KEPT TO A MINIMUM.
PARKING LOT, RIGHT-OF-WAY, BUILDING PAD, AND OTHER DESIGNATED
B.STRIPPING OF TOPSOIL IS REQUIRED FROM ALL STREET, DRIVEWAY,
30.THE UNDERGROUND CONTRACTOR SHALL PLACE AND MOUND EXCESS
WATER SYSTEMS. DEWATERING DISCHARGE SHALL BE DIRECTED TO AN
ENGINEER OR VILLAGE APPROVED MEANS OF SEDIMENT REMOVAL.
ANY DEWATERING REQUIRED SHALL BE INCIDENTAL TO THE RESPECTIVE
UNDERGROUND UTILITY
STRUCTURES AND SHALL MAKE REPAIRS AS NECESSARY TO THE
SATISFACTION OF THE ENGINEER.
8.EASEMENTS FOR THE EXISTING UTILITIES, BOTH PUBLIC AND
SHALL BE RESPONSIBLE FOR DETERMINING THE EXACT LOCATION IN
9.WHENEVER THE PERFORMANCE OF WORK IS INDICATED ON THE PLANS,
11.WHENEVER, DURING CONSTRUCTION OPERATIONS, ANY LOOSE MATERIALS
12.THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION AND
13.ALL PERMANENT TYPE PAVEMENTS OR OTHER PERMANENT IMPROVEMENTS
16.WHERE OVERHANGING BRANCHES INTERFERE WITH OPERATIONS OF
17.ALL EXISTING TRAFFIC SIGNS, STREET SIGNS, ETC., WHICH
18.ALL FIELD TITLE ENCOUNTERED DURING CONSTRUCTION OPERATIONS
19.DURING CONSTRUCTION OPERATIONS THE CONTRACTOR SHALL INSURE
21.IT SHALL BE THE RESPONSIBILITY OF EACH RESPECTIVE CONTRACTOR
22.THE ENGINEER AND OWNER ARE NOT RESPONSIBLE FOR THE
23.SPECIAL ATTENTION IS DRAWN TO THE FACT THAT ARTICLE 105.06 OF
24.ELECTRIC, TELEPHONE, NATURAL GAS, AND OTHER UTILITY COMPANIES
26.THE CONTRACTOR SHALL COMPLY WITH ALL STATE AND FEDERAL SAFETY
28.THE CONTRACTOR SHALL KEEP A SET OF "APPROVED" CONSTRUCTION
9.EMBANKMENT MATERIAL WITHIN ROADWAY, DRIVEWAY, PARKING LOT,
10.EMBANKMENT MATERIAL (RANDOM FILL) WITHIN NON-STRUCTURAL FILL
11.THE SURFACE VEGETATION, TOPSOIL, AND ANY OBVIOUSLY SOFT
12.COMPLETED GRADING (FINISHED FINE GRADE) FOR PROPOSED PAVEMENT
13.PRIOR TO UTILITY CONSTRUCTION, PROPOSED PAVEMENT AREAS,
14.THE SUBGRADE OF PROPOSED STREET AND PAVEMENT AREAS SHALL BE
15.RIP-RAP MATERIAL TO BE PROVIDED IN CONJUNCTION WITH THE
22.IT SHALL BE THE RESPONSIBILITY OF THE EXCAVATION CONTRACTOR
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2.ALL WORK SHALL CONFORM TO THE FOLLOWING STANDARD SPECIFICATIONS:
LATEST EDITION.
IN ILLINOIS" LATEST EDITION, SHALL GOVERN ALL WATER AND SEWER MAIN
CONSTRUCTION.
SPECIFICATIONS FOR SOIL EROSION AND SEDIMENT CONTROL.
ILLINOIS" AS PREPARED BY THE ILLINOIS DEPARTMENT OF TRANSPORTATION
THE CONTRACTOR.
7.ALL CONSTRUCTION LAYOUT AND STAKING SHALL BE PERFORMED BY
10.THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS, ELEVATIONS, MATERIALS
THE DISCREPANCY IS RESOLVED.
IS TO NOTIFY THE ENGINEER AT ONCE. NO WORK SHALL BE DONE UNTIL
FROM THOSE SHOWN. IF THERE ARE ANY DISCREPANCIES, THE CONTRACTOR
COMPENSATION IS ALLOWED FOR MINOR DEVIATIONS OF ACTUAL CONDITIONS
AND SIZE OF EXISTING UTILITIES AND STRUCTURES. NO ADDITIONAL
14.THE CONTRACTOR SHALL BE REQUIRED TO REPLACE, IN KIND, ALL SURFACE
AND/OR MONUMENTS (COST INCEDENTAL).
GUTTER, STREET PAVING, SIDEWALKS, DRIVES, LAWNS, TREES, PROPERTY PINS
FIXTURES DAMAGED OR REMOVED, INCLUDING, BUT NOT LIMITED TO, CURB AND
15.STREETS ARE TO BE KEPT CLEANED OF DIRT AND DEBRIS AT THE END
IDOT STANDARD SPECIFICATIONS (COST INCEDENTAL).
OF EACH SAYS OPERATIONS IN ACCORDANCE WITH ARTICLE 107.15 OF THE
20.PUMPING GROUNDWATER AND/OR STORMWATER FROM OPEN TRENCHES OR
CONTRACT DOCUMENTS AND SPECIFICATIONS. THE CONTRACTOR IS TO
AS INDICATED IN THE CONSTRUCTION DOCUMENTS.
ALL THE WORK REQUIRED FOR CONSTRUCTION FO THE PROPOSED IMPROVMENTS
PROVIDE ALL LABOR, MATERIAL, EQUIPMENT, ETC. NECESSARY TO PERFORM
25.NOT ALL GAS, POWER OR TELEPHONE LINES, WHETHER ABOVE OR BELOW
LOCATIONS OF THE UTILITES SHOWN MAY BE DIFFERENT THAN INDICATED.
UTILTIES, WHETHER SHOWN OR NOT, AND MUST REALIZE THAT THE ACTUAL
CONTRACTOR. THE CONTRACTOR MUST ASSUME RESPONSIBILITY FOR ALL
AVAILABLE INFORMATION AND ARE GIVEN FOR THE CONVENIENCE OF THE
AS SHOWN ON THE PLANS, HAVE BEEN DETERMINED FROM THE BEST
UNDERGROUND UTILITIES, SUCH AS WATERMAINS, SEWERS, FIELD TILES, ETC.
GROUND, HAVE BEEN SHOWN ON THE PLANS. THE LOCATION OF EXISTING
PROJECT AND NAME THEM AS CO-INSURED.
CONSTRUCTION, INSTALLATION AND TESTING OF THE WORK ON THIS
THE OWNER AND IT’S AGENTS, FROM ALL LIABILITY INVOLVED WITH THE
CONSTRUCTION OPERATIONS.
AND THE ENGINEER AT LEAST 48 HOURS IN ADVANCE OF STARTING ANY
4.THE CONSTRUCTION OF SEWER, WATER AND STORM MAINS SHALL BE IN
ACCORDANCE WITH THE APPLICABLE STANDARDS LISTED IN GENERAL NOTE 2.
9.ALL SANITARY SERVICE CONNECTIONS TO MAINLINE SEWER SHALL BE
GASKETED JOINTS CONFORMING TO ASTM D3139.
CONFORMING TO ASTM D2241 WITH AN SDR OF 26 WITH ELASTOMERIC
THAT PURPOSE. SANITARY SEWER SERVICE MATERIAL TO BE PVC
MADE WITH PRECAST WYES OR TEES MANUFACTURED SPECIFICALLY FOR
10.ALL SANITARY SEWER MANHOLES SHALL HAVE ECCENTRIC CONES. CONE
11.ALL SANITARY SEWERS AND SANITARY SEWER SERVICES SHALL
SEWER MANHOLES SHALL INCORPORATE THE USE OF CHIMNEY SEALS
16.STORM SEWERS SEWERS AND SERVICES SHALL BE CONSTRUCTED OF ONE
OR MORE OF FOLLOWING MATERIALS AS SPECIFIED ON THE PLANS:
CONFORMING TO ASTM C-443 AND THE PIPE SHALL NOT HAVE ANY LIFTHOLES.
JOINTS FOR STORM SEWERS SHALL BE RUBBER "O"-RING GASKET JOINTS
CLASS III (IN PARKWAY), CONFORMING TO ASTM DESIGNATION C-76.
* REINFORCED CONCRETE CULVERT PIPE CLASS IV (UNDER PAVEMENT) OR
PIPE SHALL BE INSTALLED AT A MINIMUM OF 1.0% SLOPE.
CONFORMING TO ASTM D-3212. UNLESS SPECIFICALLY NOTED ON THE PLANS,
SURFACE LOCATIONS. PIPE SHALL BE ASTM D-3034 WITH PUSH ON JOINTS
* PVC SDR-35 SOLID SMOOTH-WALL PIPE FOR INSTALLATION UNDER HARD
A MINIMUM OF 0.5% SLOPE.
UNLESS SPECIFICALLY NOTED ON THE PLANS, PIPE SHALL BE INSTALLED AT
D-3034 OR ASTM F-758 WITH PUSH ON JOINTS CONFORMING TO ASTM D-3212.
BASIN AND "SOFT SURFACE" UNDERDRAIN LOCATIONS. PIPE SHALL BE ASTM
* PVC SDR-35 SMOOTH-WALL PERFORATED UNDERDRAIN PIPE FOR DETENTION
17.ALL STORM RCP SEWER SERVICE CONNECTIONS TO MAINLINE STORMSEWER
COMPATIBLE WITH THE SPECIFIED PIPE.
BE MADE USING PVC FABRICATED FITTINGS WITH GASKETED PUSH-ON JOINTS
INSERTA-TEE FITTINGS CO. ALL PVC STORM SEWER CONNECTIONS SHALL
AN APPROPRIATE INSERTA-TEE LATERAL CONNECTION AS MANUFACTURED BY
SHALL BE MADE WITH EITHER AN APPROPRIATE PRECAST WYE (OR TEE) OR
MINIMUM COVER FROM FINISHED GRADE TO TOP OF WATERMAIN SHALL BE 5.5 FT.
ENCASEMENT CONFORMING TO ANSI/AWWA C105/A21.5-93 OR LATEST REVISION.
AWWA C-104. ALL DUCTILE IRON PIPE SHALL BE WRAPPED WITH POLYETHYLENE
MANCE WITH ANSI A-21.4 AND CONFORM TO ANSI A-21.10/ AWWA C-110 OR
AWWA C-111. DUCTILE IRON FITTINGS SHALL BE CEMENT LINED IN CONFOR-
AWWA C151. WITH RUBBER GASKETED JOINTS CONFORMING TO ANSI A-21.11/
A. WATERMAIN SHALL BE DUCTILE IRON CL52 CONFORMING TO ANSI A-21.51/
GRADE TO TOP OF WATERMAIN SHALL BE 5.5 FEET.
MEGA-LUG FLANGE OR APPROVED EQUAL. MINIMUM COVER FROM FINISHED
AWWA C-900. ALL MECHANICAL JOINT CONNECTIONS TO BE MADE USING
B. WATERMAIN SHALL BE PVC DR-18 PRESSURE CLASS 150 CONFORMING TO
MATERIALS AS SPECIFIED ON THE PLANS:
19.WATERMAIN SHALL BE CONSTRUCTED FROM ONE OR MORE OF THE FOLLOWING
23.A #10 WIRE SHALL BE INSTALLED WITH ALL NON-METALLIC WATER MAINS.
CONNECTION TO A LOCATING DEVICE.
WITH NONFERROUS FASTENERS UP TO THE CASTING ELEVATION TO ALLOW
THE ENDS OF THE WIRE SHALL BE SECURED ON INSIDE VALVE VAULT WALL
SPLICING IS NECESSARY, PROPER ELECTRICAL CONNECTORS ARE TO BE USED.
THE WIRE SHALL BE CONTINUOUS FROM VALVE VAULT TO VALVE VAULT. IF
ON-SITE DISPOSAL IS NOT ALLOWED.
18.THE CONTRACTOR SHALL CONTACT A QUALIFIED INDEPENDENT GEOTECHNICAL
TEST SHALL BE INCIDENTAL TO THE CONTRACT.
BE PROVIDED AT EACH LIFT. ALL COMPACTION AND MODIFIED PROCTOR
FOUNDATIONS, PARKING LOTS, CURB AND DETENTION POND BERMS SHALL
COMPACTION TEST FOR STRUCTURAL FILL AREAS UNDER SLABS, FOOTINGS,
FIRM TO VERIFY REQUIRED COMPACTION REQUIREMENTS HAVE BEEN MET.
19.WHERE FILL MATERIAL IS REQUIRED TO REACH THE DESIGN SUBGRADE OR
LIMIT AND PLASTICITY INDEX LESS THAN 40 AND 15, RESPECTIVELY.
ORGANIC MATTER, LUMPS, FROZEN SOIL OR DEBRIS AND HAVE A LIQUID
ENGINEER PRIOR TO PLACEMENT. FILL MATERIAL SHALL BE FREE OF
TO REPLACE UNSUITABLES IT SHALL BE APPROVED BY GEOTECHNICAL
20.ALL EARTHWORK AND ALL ASSOCIATED RELATED WORK NECESSARY SHALL
RESPREADING TOPSOIL, FINE GRADING, BACKFILLING, ETC.
AND COMPACTING STRUCTURAL FILL, ROUGH GRADING, IMPORTING AND
OTHER MATERIALS THAT CAN’T BE USED ON-SITE, IMPORTING, PLACING
AND FILLING, REMOVAL, HAULING AND DISPOSAL OF UNSUITABLES OR
BUT NOT LIMITED TO TOPSOIL STRIPPING AND STOCKPILING, EXCAVATION
BE ASSUMED OR INFERRED FROM THE CONTRACT DOCUMENTS INCLUDING
COMPENSATION WILL BE PROVIDED FOR ANY WORK THAT CAN REASONABLY
BE INCLUDED IN THE LUMP SUM CONTRACT PRICE. NO ADDITIONAL
21.EXCESS EXCAVATED MATERIAL NOT SUITABLE OR REQUIRED FOR BACKFILLING
AND LEGALLY DISPOSED AT NO ADDITIONAL COST.
FOUNDRY SAND, DEBRIS AND RUBBLE SHALL BE REMOVED FROM SITE
OR SITE GRADING AND ALL MATERIALS CONTAINING SLAG, CINDERS,
SPECIFICATIONS.
SHALL BE IN ACCORDANCE WITH SECTION 253 OF THE I.D.O.T. STANDARD
7. PLANTING AND CARE OF WOODY PLANTS SUCH AS TREES, SHRUBS, ETC.
SPECIFICATIONS.
IN ACCORDANCE WITH SECTION 201 OF THE I.D.O.T. STANDARD
REPLACEMENT OF BOTH EXISTING AND NEWLY PLANT MATERIAL SHALL BE
6. CLEARING, TREE REMOVAL, TREE PROTECTION, TREE CARE, REPAIR AND
OR EMBANKMENTS.
5. NO STUMPS, TREES, LIMBS, OR BRUSH SHALL BE BURIED IN ANY FILLS
AREAS.
DAMAGE AND NO EQUIPMENT OR MATERIALS SHALL BE STORED IN THESE
4. AREAS OUTSIDE THE LIMITS OF DISTUBANCE SHALL BE PROTECTED FROM
REMAIN OR TREES LOCATED OUTSIDE OF THE LIMITS OF DISTURBANCE.
CONDUCTED IN A MANNER TO PREVENT DAMAGING TREES DESIGNATED TO
BY OTHER APPROVED MEANS. CONSTRUCTION OPERATIONS SHALL BE
CONSTRUCTION OPERATIONS BY ERECTING TREE PROTECTION FENCING, OR
THE LIMITS OF DISTURBANCE SHALL BE PROTECTED FROM DAMAGE BY ALL
3. TREES OR GROUPS OF TREES SHOWN TO BE PROTECTED OR BEYOND
APPROVED BY THE OWNER AND THE ENGINEER.
AREAS DELINEATED ON THE PLANS. ALL CLEARING AND GRUBBING SHALL BE
SHALL BE CUT, GRUBBED, REMOVED AND DISPOSED OF OFF-SITE FROM THE
2. ALL TREES, STUMPS, BRUSH, ROOTS AND OTHER OBJECTIONABLE MATERIAL
OF LEGALLY OFF-SITE AT NO ADDITIONAL COST TO THE OWNER.
PROPOSED IMPROVEMENTS SHALL BE DEMOLISHED/REMOVED AND DISPOSED
SPECIFICALLY NOTED NECESSARY TO BE REMOVED TO CONSTRUCT THE
1. ALL ITEMS NOTED ON THE PLANS TO BE REMOVED OR OTHER ITEMS NOT
TREE PROTECTION AND PLANTING
DEMOLITION, CLEARING, GRUBBING,
17.ALL PAVING, SIDEWALK AND CURB/GUTTER WORK SHALL BE DONE IN
ACCORDANCE WITH IDOT STANDARD SPECIFICATIONS.
18.ALL ACCESSIBLE PARKING SHALL BE STRIPED AND SIGNED IN
OTHER APPLICABLE A.D.A. GUIDELINES.
ACCORANCE WITH ILLINOIS ACCESSIBILITY CODE (I.A.C.) AND ANY
27.THE CONTRACTOR SHALL INDEMNIFY THE ENGINEER, THEIR AGENTS, ETC.,
39.ALL WATER MAINS SHALL BE SUBJECT TO PRESSURE TESTING FOR ONE (1)
FIRE MARSHALL FOR FLOW TESTING PER FIRE DEPARTMENT REQUIREMENTS.
FOLLOWING SUCCESSFUL CHLORINATION AND SAMPLING, CONTACT VILLAGE
BACTERIOLOGICAL ANALYSIS PER WATER DEPT. GUIDELINES SHALL FOLLOW.
IN THE TEST SECTION. GAS CHORINATION AND SAMPLING FOR
HOUR AT 150 PSIG WITH ALL HYDRANT VALVES AND MAINLINE VALVES OPEN
5.NON-SHEAR COUPLINGS WITH STAINLESS STEEL BANDS SHALL BE USED
USING NON-SHEAR COUPLINGS WITH STAINLESS STEEL BANDS TO HOLD
IT FIRMLY IN PLACE.
C2
CALENDAR DAYS OF THE END OF ACTIVE HYDROLOGIC DISTURBANCE, OR REDISTURBANCE.
C. DISTURBED AREAS SHALL BE STABILIZED WITH TEMPORARY MEASURES WITHIN 7
MEASURES SO DESIGNATED FOR THAT CONTRACTOR. THE FOLLOWING ITEMS ARE TO BE
C. PROVIDE INLET PROTECTION PER DETAILS AT ALL STORM STRUCTURES
G.QUALIFIED PERSONNEL SHALL INSPECT DISTURBED AREAS OF THE
INLET PROTECTION SHALL BE INSTALLED AT ALL AFFECTED INLETS.
4. IN ACCORDANCE WITH THESE CONSTRUCTION PLANS, SOIL EROSION AND SEDIMENT CONTROL
MEASURES SHALL BE INSTALLED AND MAINTAINED UNTIL VEGETATION IS ESTABLISHED
AND/OR CONSTRUCTION IS COMPLETE.
OFFSITE AREAS. TOPSOIL STOCKPILES SHALL BE COMPLETELY ENCLOSED WITH SILT FENCING.
STOCKPILES SHALL BE TEMPORARILY SEEDED IF LEFT IN PLACE FOR OVER 7 DAYS.
THE STABILIZED CONSTRUCTION ENTRANCE(S) SHALL BE A MINIMUM OF 14 FEET WIDE,
50 FEET LONG, AND SHALL CONSIST OF A 6" THICK MINIMUM LAYER OF
COARSE AGGREGATE (CA-1, 2, 3 OR 4) COMPACTED IN PLACE, UNDERLAIN WITH A GEOTEXTILE
FILTER FABRIC. GEOTEXTILE FABRIC SHALL BE TREVIRA SPUNBOUND 1115 OR APPROVED EQUAL.
REFER TO STABILIZED CONSTRUCTION ENTRANCE DETAIL.
SEEDED, SODDED, OR LANDSCAPED AS NOTED ON THE LANDSCAPE PLAN (BY OTHERS).
11. SEEDING AND MULCHING SHALL BE IN ACCORDANCE WITH SECTIONS 250 AND 251 OF THE
A. INSTALL CONSTRUCTION ENTRANCE, AND EROSION CONTROL FABRIC FENCE
B. INSTALL SILT FENCING AROUND SOIL STOCKPILES PRIOR TO PLACEMENT
OF MATERIAL IN SAID STOCKPILE.
IMMEDIATELY AFTER INSTALLATION OF SAID STRUCTURES.
D. PROVIDE CLEANING OF STORM SEWER SYSTEM, CATCH BASINS, AND STORM
AFTER FINAL GRADING HAS BEEN COMPLETED.
F. PERMANENT SOIL STABILIZATION SHALL BE DONE WITHIN 7 CALENDAR DAYS
WITHIN 7 CALENDAR DAYS OF THE END OF THE HYDROLOGIC DISTURBANCE.
E. TEMPORARY SOIL STABILIZATION SHALL BE APPLIED TO DISTURBED AREAS
10. UPON COMPLETION OF TOPSOIL RESPREAD OPERATIONS, ALL DISTURBED AREAS SHALL BE
12. PERMANENT SODDING SHALL BE IN ACCORDANCE WITH SECTION 252 OF THE I.D.O.T.
13. THE OWNER SHALL CONSTRUCT ANY ADDITIONAL STORM SEWER, INLETS OR FIELD DRAINS
14. ALL DISTURBED GROUND WITHIN THE STATE, COUNTY AND VILLAGE RIGHT-OF-WAY SHALL BE
15. EACH RESPECTIVE CONTRACTOR IS RESPONSIBLE FOR THE INSTALLATION, MAINTENANCE,
UNDERGROUND IMPROVEMENTS, SHALL CONFORM TO SECTION 1005, AND
LATEST EDITION.
SPECIFIED IN SECTION 1030 OF THE I.D.O.T. STANDARD
AND HOT-MIX ASPHALT BINDER COURSE SHALL BE N50, IL19.0L AS
4.THE HOT-MIX ASPHALT (HMA) SURFACE COURSE SHALL BE N50, IL9.5L
SPECIFICATIONS. THE CONTRACTOR SHALL SUBMIT A HMA MIX
HMA MIX.
8.CURBS AND CURB/GUTTER SHALL BE OF THE
RAINFALL OR LIQUID EQUIVALENT PRECIPITATION.
HOURS OF THE END OF A STORM THAT IS 0.50 INCHES OR GREATER
OR EXIT THE SITE AT LEAST ONCE EVERY SEVEN DAYS AND WITHIN 24
STRUCTURAL CONTROL MEASURES AND LOCATIONS WHERE VEHICLES ENTER
CONSTRUCTION SITE THAT HAVE NOT BEEN PERMANENTLY STABILIZED,
30.THE CONTRACTOR INSTALLING PUBLIC IMPROVEMENTS IN THE VILLAGE
MEETING WITH THE VILLAGE ENGINEER AND PUBLIC WORKS PRIOR TO
21.GATE VALVES SHALL BE IN ACCORDANCE WITH VILLAGE DETAIL. SEE
22.VALVE VAULTS SHALL BE IN ACCORDANCE WITH VILLAGE DETAIL. SEE
24.FIRE HYDRANTS SHALL BE IN ACCORDANCE WITH VILLAGE DETAIL. SEE
PROOF-ROLLED BY THE CONTRACTOR IN THE PRESENCE OF VILLAGE OF
SHALL BE REMOVED AND REPLACED AS DIRECTED BY VILLAGE
STRUCTURES AND FLOW LINES SHALL BE FREE FROM DIRT AND DEBRIS.
DESIGNATION D-3139.
AS NOTED ON THE PLANS. SEE VILLAGE CONSTRUCTION STANDARDS.
25.WATER SERVICE SHALL BE TYPE K COPPER OR CLASS 52 DUCTILE IRON
FOR SEWER AND WATER CONSTRUCTION.
IN ACCORDANCE WITH SECTION 31-1-11C OF THE STANDARD SPECIFICATIONS
38.SANITARY SEWERS, INCLUDING SERVICES AND MANHOLES, SHALL BE AIR TESTED
37.ALL SANITARY SEWERS,INCLUDING SERVICE LINES AND MANHOLES,SHALL BE
E.LAKE COUNTY STORMWATER MANAGEMENT COMMISSION STANDARD
PUBLISHED BY THE ILL. DEPARTMENT OF TRANSPORTATION, LATEST EDITION.
COUNTY SMC AND VILLAGE REQUIREMENTS FOR DISCHARGE.
CONSTRUCTION. PUMPING SHALL BE IN ACCORDANCE WITH IEPA, WILL
DEPRESSIONAL AREAS IS CONSIDERED INCIDENTAL TO THE COST OF
WITH "VILLAGE OF MOKENA" AND "SANITARY SEWER" ALL SANITARY
(SEE CONSTRUCTION STANDARDS SHEETS). LIDS SHALL BE IMPRINTED
VILLAGE OF MOKENA.
"STORM SEWER".
SHALL BE IMPRINTED WITH "VILLAGE OF MOKENA" AND
MOKENA STAFF AND ANY UNSTABLE MATERIAL ENCOUNTERED
1. SOIL EROSION CONTROL MEASURES IN ACCORDANCE WITH THE "LAKE COUNTY
STORMWATER TECHNICAL GUIDANCE MANUAL" SHALL
MANAGEMENT SEDIMENT AND EROSION CONTROL NOTES:
THE CONTRACTOR IS RESPONSIBLE FOR COMPLYING WITH THE FOLLOWING STORMWATER
B."STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION IN
C."STANDARD SPECIFICATIONS FOR WATER AND SEWER MAIN CONSTRUCTION
D.THE "STANDARD SPECIFICATIONS FOR TRAFFIC CONTROL ITEMS" AS
A.VILLAGE OF BUFFALO GROVE ENGINEERING DESIGN STANDARDS
(SHALL TAKE PRECEDENCE OVER OTHER STANDARDS)
VILLAGE OF BUFFALO GROVE, OTHER APPLICABLE AGENCIES, AND THE OWNER.
OF BUFFALO GROVE SHALL BE REQUIRED TO ATTEND A PRE-CONSTRUCTION
29.THE CONTRACTOR SHALL NOTIFY THE VILLAGE OF BUFFALO GROVE, OWNER
PROJECT NO.
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NOTES:
BY VANTAGEPOINT ENGINEERING, LATEST REVISON NOVEMBER 3, 2015.
2. SURVEY BACKGROUND FROM "EXISTING CONDITIONS MERIDIAN CENTER LOT 7"
1. ALL ITEMS NOTED AND SHOWN IN BOLD PRINT TO BE REMOVED.
CURB AND GUTTER.
AND GUTTER AND REPLACE WITH FULL HEIGHT
REMOVE EXISTING DEPRESSED CONCRETE CURB
STRUCTURES
ACCESSORY
BUILDING AND
DEMOLISH EXISTING
REMOVE EXIST. ASPHALT PAVING
REMOVE EXIST. ASPHALT PAVING
REMOVE EXIST. ASPHALT PAVING
REMOVE EXIST. ASPHALT PAVING
EXIST. BUILDING DEMOLISHED EARLIER
(TYPICAL)
AND GUTTER AND BARRIER CURB
REMOVE EXISTING CONCRETE CURB
REMOVE EXISTING CONCRETE WALKS AND PAVING
(TYPICAL)
AND GUTTER AND BARRIER CURB
REMOVE EXISTING CONCRETE CURB
REMOVE EXISTING SIGN
(TYPICAL)
AND GUTTER AND BARRIER CURB
REMOVE EXISTING CONCRETE CURB
STATION AND CONTROLS TO REMAIN
EXISTING STORMWATER PUMPING
CHAMBER AND INLETS TO REMAIN
EXISTING SUBSURFACE STORM DETENTION
REMOVE EXISTING BLOCK RETAINING WALL
REMOVE EXISTING FENCE
REPAIR OPENING IN DET. CHAMBER
REMOVE EXISTING INLET AND PIPING,
(TYPICAL)
REMOVE EXISTING CONCRETE CURB
REMOVE EXIST. GREASE TRAP
TO WEST PROPERTY LINE
REMOVE EXISTING VEGETATION
REMOVE EXISTING WOOD FENCE
TO REMAIN
EXISTING RETAINING WALL
ASPHALT PAVING
REMOVE EXIST.
ASPHALT PAVING
REMOVE EXIST.
ASPHALT PAVING
REMOVE EXIST.
ASPHALT PAVING
REMOVE EXIST.
FIXTURES (TYPICAL)
REMOVE EXISTING LIGHTING
LATERAL TO REMAIN
EXISTING SANITARY SEWER
CONCRETE CURBING TO REMAIN
EXISTING ASPHALT DRIVE APRON AND
REMOVE EXISTING TREES (TYPICAL)
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30.00’
30.00’
60.00’
EDGE OF PAVEMENT
E
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ASPHALT PARKING AREA
TRASH
AREA
4
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TRASH AREA
(FENCED)
EL. BOX
E
SERVICE
PIPE
E
TRAFFIC
SIGNAL
MH
MCDONALD’S
COMM’L SIGN
COMM’L SIGN
MCDONALD’S
PIPESERVICE
EAST FACE OF WOOD
RET. WALL IS 0.71’E.
RET. WALL IS ON LINE
EAST FACE OF WOOD
CONC.
RAMP
FRAME
SHED2
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0
5
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3
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6
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3.78
5
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4
7
#20926 "PJ"S PIZZA"1 STORY STUCCO
#20914
"MC DONALD’S"
STUCCO & BRICK
1 STORY
PLANTER
CONCRETE DRIVE THROUGH
M.G.
M.G.M.G.COMM’L
SIGN
10324’10"
7 6 3 6 ’2 3 "
10323’27"
7 6 3 6 ’0 0 "RIM/RIM/RIM/INV(N)/643.45RIM/T/PIPE/640.94RIM/INV(W)/639.49RIM/INV/637.92RIM/INV/637.76RIM/INV/637.97RIM/INV/638.37RIM/ASPHALT PARKING AREA
ASPHALT PARKING AREA
ASPHALT PARKING AREA
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ASPHALT DRIVE
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COMM’L SIGN
COMM’L
SIGN
EL.
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M.G.
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CLEARANCE
SIGN
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EDGE OF PAVEMENT
42.74’
42.75’
57.71’
57.08’
54.44’
60.65’
65.58’
5
2
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9
6
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5
2
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0
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70.97’
79.05’
2
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4
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1
0
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5
5
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3
0
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5
5
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2
4
’
IRON PIPE FOUND AT
0.15’N. & 0.02’W.
IRON PIPE SET AT
PROPERTY CORNER
0.48’S. & 0.22’W.
IRON PIPE FOUND AT
PROPERTY CORNER
IRON PIPE SET AT
IRON PIPE SET AT
PROPERTY CORNER
T
EF/FLRF/FLRTOP OF ROOF)
(FROM ASPHALT TO
BLDG. HEIGHT=662.09
TOP OF PARAPET WALL)
(FROM ASPHALT TO
BLDG. HEIGHT=660.64
»¿–100.00 R.’
»¿–65.88 ’
50.00’
50.00’
1
5
1
.
8
2
60.00R’RIM/F/FLRRIM/BENCHMARKT/FLANGE BOLTRIM/RIM/T/WALLT/WALLT/WALLT/WALLT/WALLT/WALLT/WALLINV(S)/639.74T/WALLT/WALLT/WALLCOMM’L SIGN
MCDONALD’S
SITE BENCHMARK:
SQUARE CUT ON CURB
ELEV.=647.35F/FLRELEV.=648.26
SQUARE CUT ON CURB
SITE BENCHMARK:RIM/INV/631.36INV(S)/640.955
0
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8
’
5.99’
UTILITY
POLE
POLE
UTILITY
UTILITY
POLE
PARCEL 1
Part of LOT "A"
PARCEL 2
Part of LOT "A"
1
5
0
.
0
0
1
5
0
.
0
0
SOUTH LINE OF PARCEL 2RIM/TOTAL BLDG. AREA (EXTERIOR FOOTPRINT AT GROUND LEVEL) = 7,700 sq.ft.
TOTAL LAND AREA = 66,678 sq.ft. (1.53 acres)
PIN #15-35-103-022-0000, #15-35-103-023-0000
COMMONLY KNOWN AS: 20914-20929 N. MILWAUKEE AVE., BUFFALO GROVE, ILLINOIS 60089
1278 OF RECORDS, PAGE 597, IN LAKE COUNTY, ILLINOIS.
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24, 1954 AS DOCUMENT 838267, IN BOOK
OF SECTION 35, TOWNSHIP 43 NORTH, RANGE 11, 4
1 OF SECTION 34 AND PART OF THE NORTHWEST 4
1SUBDIVISION OF PART OF THE NORTHEAST
THE NORTH 150 FEET (AS MEASURED ALONG THE EASTERLY AND WESTERLY LINES) OF LOT "A" IN PEKARA SUBDIVISION UNIT NO. 1, BEING A
PARCEL 2:
DOCUMENT 838267, IN BOOK 1278 OF RECORDS, PAGE 597, IN LAKE COUNTY, ILLINOIS.
43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24, 1954 AS
OF SECTION 35, TOWNSHIP 4
1 OF SECTION 34 AND PART OF THE NORTHWEST 4
1UNIT NO. 1, BEING A SUBDIVISION OF PART OF THE NORTHEAST
THE SOUTH 150 FEET OF THE NORTH 300 FEET (AS MEASURED ALONG THE EASTERLY AND WESTERLY LINES) OF LOT "A" IN PEKARA SUBDIVISION PARCEL 1:
AREA = 3,185 sq.ft.
ELEV.=646.04
SQUARE CUT ON CONC.
SITE BENCHMARK:
AREA = 4,515 sq.ft.
P
D.C. - DEPRESSED CURB
- CONCRETE GUARDC.G.
- FLAG MAST
- HANDICAPPED SPACE
DY
H- FIRE HYDRANT
- INLET
- SECURITY CAMERA
- ELECTRIC MANHOLEEE
G - GAS MANHOLE
- SHRUBS
- EVERGREEN TREE w/DIA.
- PARKING STALL COUNT
10
- GAS PAINT MARK
C
- STREET SIGN
FND.- FOUNDATION
- SANITARY LINE
- STORM LINE
- WATER LINE
- GAS LINE
- CHAIN LINK FENCE
- RIGHT OF WAY
- CONCRETE PAVEMENT
- BACK OF CURB
R.O.W.
B-B
- IRON FENCE
- WOOD FENCE
- POWER POLE W/WIRES
- LIGHT POST/WALL LIGHT
L E G E N D :
G
W
E - ELECTRIC PAINT MARK
- WATER PAINT MARK
- COMM. PAINT MARK
- CATCH BASIN
- SEWER MANHOLES
- DECIDUOUS TREE w/DIA.
W W - WATER MANHOLE
- COMM. MANHOLETDY
H- FIRE HYDRANT
C - CENTER LINE
GV
WV
- GAS VALVE
- WATER VALVE
COMM.- COMMUNICATION
(TELEPHONE, INTERNET, ETC.)
- STREET LIGHT
- PARKING METER
- METAL GUARDM.G.
- ELEV. OF FINISHED FLOORF/FLR
DATUM: NAVD 88 (NATIONAL AMERICAN VERTICAL DATUM 1988)
(CONTINUOUSLY OPERATING REFERENCE STATION)
THE NATIONAL GEODETIC SURVEY’S COOPERATIVE CORS
REFERENCE STATION NETWORK: KARA COMPANY (MEMBER OF
GPS DEVICE: LEICA VIVA GS14/LEICA CONTROLLER CS15
BENCHMARK REFERENCE:
B
U
S
H
A
N
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1
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5
6
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16.05 ’
1
7
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5
6
’
PARKING EASEMENT PER DOC. # 4507429
PER DOC. #4507429
PARKING EASEMENT
205.10
4
2
.
5
9
ACCESS EASEMENT PER DOC. # 4507429
63.50 4
8
.
0
0
54.08
#3784191
EASEMENT PER DOC.
INGRESS & EGRESS T/WALLT/WALLT/WALLBFE = 644.7
BFE = 644.7
BFE = 644.7
BFE = 644.7
BFE = 644.7
BFE = 644.7
BFE = 644.7GREASE TRAPW
W
W
W
A
T
E
R
M
A
I
N
FLAG
PAINT MARK
PAINT MARK
G
G
G
G
G
- SEWER PAINT MARK
C
C
C
C
C
C
C
C
C
C
C
C
C
C
O
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COMM
COMM
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ELEC
COMM
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SRIM/642.22(
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DATE
SCALE
SHEET
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00-892-0123
JOINT
UTILITY
LOCATING
INFORMATION FOR
EXCAVATORS
Call48 hours before you dig
(Excluding Sat., Sun. & Holidays)
P
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PRELIMINARY
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Packet Pg. 34
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C4
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P
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RETAIL BUILDING
PROPOSED
CURB AND GUTTER (TYPICAL)
NEW B6.12 CONCRETE
PAVING
NEW ASPHALT
PAVING
NEW ASPHALT
PAVING
NEW ASPHALT
(TYPICAL)
PARKING STRIPING
ACCESSIBLE
NOTES:
CO
CO
SEE ARCH FOR DETAILS
DUMPSTER ENCLOSURE,
GRAPHIC SCALE
10’20’0’
WITH INTEGRAL CURB
NEW CONCRETE SIDEWALK
(TYPICAL), SEE ARCH FOR DETAILS
NEW EXTERIOR LIGHTING FIXTURE
GM
SEE ARCH FOR DETAILS
DUMPSTER ENCLOSURE,
ON WEST PROPERTY LINE
CEDAR PRIVACY FENCE
WEST PROPERTY LINE
BLOCK RETAINING WALL 6" OFF
STATION CONTROL PANEL
RELOCATE EXISTING STORM PUMP
TO REMAIN
EXISTING STORM PUMP STATION
NEW 5’ CONCRETE SIDEWALK
AND GUTTER (TYPICAL)
NEW B6.12 CONCRETE CURB
DC
DC
DC
DC
CURB OPENING (TYPICAL)
"DC" INDICATES 18" DEPRESSED
SEE ARCH FOR DETAILS (TYPICAL)
NEW EXTERIOR LIGHT FIXTURE
WITH ASPHALT PAVEMENT
NEW CONCRETE SIDEWALK FLUSH
WITH ASPHALT PAVEMENT
NEW CONCRETE SIDEWALK FLUSH
CO
CO
CO
RETAIL BUILDING
PROPOSED
NEW CONCRETE SIDEWALK RAMP
1
2
" S
T
O
R
M
15" STORM
PAVING
NEW ASPHALT
PAVING
NEW ASPHALT
NEW 6" WATER/FIRE SERVICE
ELECTRICAL TRANSFORMER
CURB AT DRIVE THROUGH
NEW CONCRETE PAVING WITH INTEGRAL
PAVING
NEW ASPHALT
1
2
"
S
T
O
R
M
WITH INTEGRAL CURB
NEW CONCRETE SIDEWALK
SANITARY SEWER NOTES:
6
6
6
6
6
6
6
6
DENOTED ON PLAN BY #
METER ROOM. SEE PLUMBING PLANS.
7. BUILDING WATER SERVICE METER TO BE LOCATED IN LANDLORD-
6. TRANSITION CURB HEIGHT FROM 0" TO 6".
5. SEE MEP PLANS FOR CONTINUATION OF UTILITIES INSIDE BUILDING.
CONSTRUCTION DETAILS.
4. SEE GRADING AND DRAINAGE PLAN FOR STORM SEWER
TOP OF PIPE.
PIPING (DIP) CLASS 52 AT 5.5’ MINIMIM DEPTH TO
3. ALL WATERMAIN TO BE CONSTRUCTED OF DUCTILE IRON
CONFORMING TO ASTM F477.
CONFORMING TO ASTM D3139 AND ELASTOMERIC GASKETS
AND FITTINGS SHALL BE FURNISHED WITH JOINTS
TO AWWA C-900, SDR18, OR ASTM D2241, SDR26. PIPE
SHALL BE WATERMAIN QUALITY PIPING CONFORMING
OF 6" PVC @ 1.0% MIN SLOPE. PVC SERVICE PIPING
2. SANITARY SEWER SERVICE LINES SHALL BE CONSTRUCTED
AND ZONING REQUIREMENT TABULATION.
1. SEE ARCHITECTURAL SITE PLAN FOR GEOMETRIC DIMENSIONS
DENOTED ON PLAN BY #
1
2
3
4
5
6
7
8
9
10
INSTALL EXTERIOR CLEANOUT
10 15 LF 6" PVC AT S=1.00% MIN
9 CLEANOUT, INV=640.97
8 57 LF 6" PVC AT S=1.00%
INSTALL EXTERIOR CLEANOUT
7 6 LF 6" PVC AT S=1.00% MIN
INV=640.40 (E,S)
INV=640.30 (W)
RIM=646.00
6 SANITARY MANHOLE
5 1.5 LF 6" PVC
INV OUT=640.00 (W)
INV IN=640.25 (E)
RIM=643.80 (W)
RIM=644.80 (E)
4 1000 GAL GREASE TRAP
3 3 LF 6" PVC @ S=1.00%
2 CLEANOUT, INV=639.97
WITH WYE AT INV=638.44+/-
1 24 LF 6" PVC @ S=6.3% +/-, CONNECT TO EXISTING SEWER
DENOTED ON PLAN BY #WATER SYSTEM NOTES:
4 2" COPPER WATER SERVICE
3 B-BOX
2 4" DIP WATER/FIRE SERVICE
1 6X6X4 TEE, 6X4 RED
1
23
3
2
4
4
VILLAGE 12" WATER MAIN
CONNECT TO EXISTING
8" STORM
8" STORM
(TYPICAL)
HANDRAIL
SEE ARCH FOR DETAILS
COMMERCIAL SIGN
DC
DC
DC
B
B
THRUDRIVE
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30.00’
30.00’
60.00’
ASPHALT PARKING AREA
A
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TRASH AREA
(FENCED)
SERVICE
PIPE
E
TRAFFIC
SIGNAL
MH
PIPESERVICE
EAST FACE OF WOOD
RET. WALL IS 0.71’E.
RET. WALL IS ON LINE
EAST FACE OF WOOD
E
D
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10324’10"
7 6 3 6 ’2 3 "
10323’27"
7 6 3 6 ’0 0 "RIM/RIM/INV(W)/639.49RIM/INV/637.92RIM/INV/637.76RIM/INV/637.97RIM/INV/638.37RIM/3
E
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)
IRON PIPE FOUND AT
0.15’N. & 0.02’W.
IRON PIPE SET AT
PROPERTY CORNER
0.48’S. & 0.22’W.
IRON PIPE FOUND AT
PROPERTY CORNER
IRON PIPE SET AT
IRON PIPE SET AT
PROPERTY CORNER
»¿–100.00 R.’
»¿–65.88 ’
50.00’
50.00’
1
5
1
.
8
2
60.00R’RIM/RIM/RIM/RIM/INV(S)/639.74SITE BENCHMARK:
SQUARE CUT ON CURB
ELEV.=647.35
ELEV.=648.26
SQUARE CUT ON CURB
SITE BENCHMARK:RIM/INV/631.36INV(E)/639.54G
R
A
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S
A
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A
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A
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5.99’
UTILITY
POLE
POLE
UTILITY
UTILITY
POLE
PARCEL 1
Part of LOT "A"
PARCEL 2
Part of LOT "A"
TOTAL BLDG. AREA (EXTERIOR FOOTPRINT AT GROUND LEVEL) = 7,700 sq.ft.
TOTAL LAND AREA = 66,678 sq.ft. (1.53 acres)
PIN #15-35-103-022-0000, #15-35-103-023-0000
COMMONLY KNOWN AS: 20914-20929 N. MILWAUKEE AVE., BUFFALO GROVE, ILLINOIS 60089
1278 OF RECORDS, PAGE 597, IN LAKE COUNTY, ILLINOIS.
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24, 1954 AS DOCUMENT 838267, IN BOOK
OF SECTION 35, TOWNSHIP 43 NORTH, RANGE 11, 4
1 OF SECTION 34 AND PART OF THE NORTHWEST 4
1SUBDIVISION OF PART OF THE NORTHEAST
THE NORTH 150 FEET (AS MEASURED ALONG THE EASTERLY AND WESTERLY LINES) OF LOT "A" IN PEKARA SUBDIVISION UNIT NO. 1, BEING A
PARCEL 2:
DOCUMENT 838267, IN BOOK 1278 OF RECORDS, PAGE 597, IN LAKE COUNTY, ILLINOIS.
43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24, 1954 AS
OF SECTION 35, TOWNSHIP 4
1 OF SECTION 34 AND PART OF THE NORTHWEST 4
1UNIT NO. 1, BEING A SUBDIVISION OF PART OF THE NORTHEAST
THE SOUTH 150 FEET OF THE NORTH 300 FEET (AS MEASURED ALONG THE EASTERLY AND WESTERLY LINES) OF LOT "A" IN PEKARA SUBDIVISION PARCEL 1:
ELEV.=646.04
SQUARE CUT ON CONC.
SITE BENCHMARK:
DATUM: NAVD 88 (NATIONAL AMERICAN VERTICAL DATUM 1988)
(CONTINUOUSLY OPERATING REFERENCE STATION)
THE NATIONAL GEODETIC SURVEY’S COOPERATIVE CORS
REFERENCE STATION NETWORK: KARA COMPANY (MEMBER OF
GPS DEVICE: LEICA VIVA GS14/LEICA CONTROLLER CS15
BENCHMARK REFERENCE:
1
7
.
5
6
’
1
7
.
5
6
’
16.05 ’
1
7
.
5
6
’
PARKING EASEMENT PER DOC. # 4507429
PER DOC. #4507429
PARKING EASEMENT
205.10
4
2
.
5
9
ACCESS EASEMENT PER DOC. # 4507429
W
W
W
W
A
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PAINT MARK
PAINT MARK
G
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SRIM/642.22(
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CINV/SEALEDINV/SEALEDINV/SEALEDRIM/647.68643.81643.12642.11641.82642.76642.97642.97645.44643.84647.19646.46647.58INV/638.51RIM/643.06PROJECT NO.
DATE
SCALE
SHEET
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AS SHOWN
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1-
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00-892-0123
JOINT
UTILITY
LOCATING
INFORMATION FOR
EXCAVATORS
Call48 hours before you dig
(Excluding Sat., Sun. & Holidays)
P
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MAY 12, 2016
PRELIMINARY
2.1.d
Packet Pg. 35
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F.F.=646.70
NOTES:
EROSION AND SEDIMENT CONTROL LEGEND
SEDIMENT CONTROL DEVICE
INLET PROTECTION OR INLET
SILT FENCE
ENTRANCE
STABILIZED CONSTRUCTION
IP
IP
(TYPICAL)
INSTALL SILT FENCING
IP IP
IP
RETAIL BUILDING
PROPOSED
MATCH EXISTING PAVEMENT GRADES
GRAPHIC SCALE
10’20’0’
IP
STM @S=1.00%
25 LF 8" PVC
F.F.=646.70
RETAIL BUILDING
PROPOSED
IP
IP
EXISTING INLET TO REMAIN
DUMPSTER ENCLOSURE
REMAIN, RELOCATE CONTROL PANEL TO
EXISTING STORM PUMPING STATION TO
EXISTING INLET TO REMAIN
EXISTING INLET TO REMAIN
CHAMBER TO REMAIN
EXISTING SUBSURFACE STORM DETENTION
STM @S=1.00%
38 LF 8" PVC
STM @S=1.00%
8 LF 12" RCP
INV=641.49 (NE)
INV=641.39 (W)
TF=644.30
TC=644.80
STM CB2, TYPE A, CURB
CONSTRUCTION ENTRANCE
CONSTRUCT STABILIZED
CURB OPENING (TYPICAL)
"DC" INDICATES 18" DEPRESSED
DC
DC
DC
DC
WALL
BLOCK RETAINING
DC
DC
INV=642.09 (N)
INV=641.99 (S)
TF=644.40
TC=644.90
STM CB4, TYPE A CURB
INV=641.84 (N)
INV=641.74 (S)
TF=644.75
TC=645.25
STM CB3, TYPE A CURB
INV=642.30 (E)
INV=642.20 (S)
TF=644.75
TC=645.25
STM CB5, TYPE A CURB
INV=642.38
TC=644.50
STM IN6, TYPE A INLET
EMERGENCY OVERFLOW ROUTE (TYPICAL)
DENOTED ON PLAN BY #
2
2
2
2
2
2
2
2
2
3. SPOT ELEVATIONS SHOWN ARE AT FINISHED SURFACE.
2. TRANSITION CURB HEIGHT FROM 0" TO 6".
THREE FEET.
AND SHALL BE INSTALLED WHERE PIPE COVER IS LESS THAN
PIPE (CLASS 52) SHALL BE CONSIDERED "HEAVY-DUTY" PIPING
1. REINFORCED CONCRETE PIPE (CLASS IV) AND DUCTILE IRON
TOP ELEV=643.70
BLOCK RETAINING WALL
INV=641.20
15" RCP FES
STM @S=0.50%
30 LF 12" RCP CLIV
STM @S=0.50%
22 LF 12" RCP CLIV
IP
STM @S=0.15%
129 LF 15" RCP CLIV
STM @S=0.22%
112 LF 12" RCP CLIV
DC645.03 xx 646.20
x 646.20x 645.96x 645.36x 645.96x 645.12x 644.00x 643.30x 643.10x 644.25x 643.10
x 644.70644.45 xx 644.30x 645.09x
6
4
5
.
6
0x 645.42x 645.42x 645.85x 646.05x 646.55x 644.75646.55 xx 646.05x 646.55x 646.55x 645.38x 644.90x 646.05x 644.75x 645.42x 646.55x 645.60x 645.10x 644.58x 644.30x 643.95x 643.85X 644.02x 643.20x 642.00x 644.50x 646.66644.00 xx 646.66x 646.06x 646.55x 645.806
4
6x 646.20645.45 xx 644.46x 643.50x 643.50x 643.30x 645.75x 644.74x 645.57x 646.66x 646.66644.25 xx 646.06x 645.82x 642.70x 642.75643.10 xx 642.35 x 642.95643.85 xx 643.60x 643.70X 644.02
646645
644
645
6
4
5
6
4
6
6
4
5
6
4
4 6
4
5
644
643
643
6
4
5
6
4
6
645x 644.90643.05 x
x 643.15
x 642.73x 646.20x 646.05x 646.05x 645.75x 644.75x 645.65x 646.20x 646.20x 645.17x 645.096
4
6
6
4
6x 644.50641.25 x641.50 x641.75 x644.00 x644.00 x644.00 x646.66 x646.66 x646.66 x646.66 x645.45 x644.40 x644.25 x644.25 x645
x 646.05
6
4
5
3
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0
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0
0
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228.45
3
0
0
.
0
0
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228.50
WV
WV
S
S
S
S
WV
T
SDY
H M
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A
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E
E
A
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A
S
H
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30.00’
30.00’
60.00’
ASPHALT PARKING AREA
A
S
P
H
A
L
T
D
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I
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E
A
S
P
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A
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D
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C
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T
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D
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I
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E
TRASH AREA
(FENCED)
SERVICE
PIPE
E
TRAFFIC
SIGNAL
MH
PIPESERVICE
EAST FACE OF WOOD
RET. WALL IS 0.71’E.
RET. WALL IS ON LINE
EAST FACE OF WOOD
E
D
G
E
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PARCEL 1
Part of LOT "A"
PARCEL 2
Part of LOT "A"
TOTAL BLDG. AREA (EXTERIOR FOOTPRINT AT GROUND LEVEL) = 7,700 sq.ft.
TOTAL LAND AREA = 66,678 sq.ft. (1.53 acres)
PIN #15-35-103-022-0000, #15-35-103-023-0000
COMMONLY KNOWN AS: 20914-20929 N. MILWAUKEE AVE., BUFFALO GROVE, ILLINOIS 60089
1278 OF RECORDS, PAGE 597, IN LAKE COUNTY, ILLINOIS.
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24, 1954 AS DOCUMENT 838267, IN BOOK
OF SECTION 35, TOWNSHIP 43 NORTH, RANGE 11, 4
1 OF SECTION 34 AND PART OF THE NORTHWEST 4
1SUBDIVISION OF PART OF THE NORTHEAST
THE NORTH 150 FEET (AS MEASURED ALONG THE EASTERLY AND WESTERLY LINES) OF LOT "A" IN PEKARA SUBDIVISION UNIT NO. 1, BEING A
PARCEL 2:
DOCUMENT 838267, IN BOOK 1278 OF RECORDS, PAGE 597, IN LAKE COUNTY, ILLINOIS.
43 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 24, 1954 AS
OF SECTION 35, TOWNSHIP 4
1 OF SECTION 34 AND PART OF THE NORTHWEST 4
1UNIT NO. 1, BEING A SUBDIVISION OF PART OF THE NORTHEAST
THE SOUTH 150 FEET OF THE NORTH 300 FEET (AS MEASURED ALONG THE EASTERLY AND WESTERLY LINES) OF LOT "A" IN PEKARA SUBDIVISION PARCEL 1:
ELEV.=646.04
SQUARE CUT ON CONC.
SITE BENCHMARK:
DATUM: NAVD 88 (NATIONAL AMERICAN VERTICAL DATUM 1988)
(CONTINUOUSLY OPERATING REFERENCE STATION)
THE NATIONAL GEODETIC SURVEY’S COOPERATIVE CORS
REFERENCE STATION NETWORK: KARA COMPANY (MEMBER OF
GPS DEVICE: LEICA VIVA GS14/LEICA CONTROLLER CS15
BENCHMARK REFERENCE:
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01/20/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, JANUARY 20, 2016
Call to Order
The meeting was called to order at 7:32 PM by Commissioner Eric Smith
Public Hearings
1.Consider a Text Amendment to the Zoning Ordinance Concerning E-Cigarettes and
Tobacco Stores (Trustee Weidenfeld)
Ms. Woods provided an overview of the research that staff has conducted, which is
detailed in the Staff memo dated January 15, 2016.
E-Cigarette/Vape Stores
Most communities allow the retail sale of e-cigarette/vape stores in their community. In
doing so, they generally apply the same standards that are administered to tobacco
shops. Should the Village proceed with this approach and amend our definition of
Tobacco Shops to include the retail sale of ecigarette/vape stores, we need to review
whether or not we should consider tightening our standards on tobacco shops. For
example, perhaps tobacco shops and e-cigarette/vape stores should be considered
special uses, not permitted uses. This argument would put Buffalo Grove in the minority
of communities that consider these specific establishments to be special uses. Another
example of tightening the standards could be to distance these uses from schools.
However, the distance standards observed amongst other communities is minimal (100-
150 feet) and would not impact any existing vacant commercial space in the Village. E-
cigarette/vape stores often like to have seating for consumers to sample
e/cigarettes/vape products. This sampling is intended to be an accessory use of the
store. As noted above, most communities do not permit sampling as this type of activity
may lead to a vape lounge or a vape lounge environment. Some of these communities
include the phrase “retail-sales only” to prevent this type sampling from occurring. Other
communities that allow sampling, issue licenses to permit sampling at a specific
establishment.
Vape Lounges
Overall, communities have tighter restrictions on vape lounges than the retail sale of
ecigarette/vape stores. Most communities do not address this specific use and thereby
prohibit vape lounges as a use in their municipalities. Currently, smoking establishments
such as cigar lounges, hookah lounges and other onsite smoking venues are not allowed
in Buffalo Grove. This restriction has been established as part of Buffalo Grove’s own
Clean Air Ordinance adopted in 2006 (attached). However, our current Clean Air
Ordinance does not address vaping.
Staff is looking for direction from the Planning & Zoning Commission (PZC) on whether or
not to recommend retail only e-cigarette/vape stores be allowed as a Permitted Use or as
a Special Use in the Business Districts as well as determine a satisfactory distance
standard. This matter will be discussed at the Village's Health Commission meeting on
February 10, 2016 and they would make a recommendation to the Village Board. He
anticipates this matter to be brought before the Village Board on February 22, 2016.
2.1.e
Packet Pg. 37
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01/20/2016
Mr. Stilling added that the Village's current Clean Air Ordinance does not prohibit vape
lounges and sampling.
Com. Cersario asked if the Village is looking to treat these retail stores similar to tobacco
stores. Ms. Woods responded yes. Com. Cesario confirmed with Ms. Woods that the
Village is looking to prohibit vape lounges as well as sampling.
Com. Lesser stated that he would advocate for tighter restrictions and further distance
requirements from schools. Mr. Stilling responded that he is looking for direction from the
PZC. Specifically, should the Village allow the retail stores as a Permitted Use as well as
setting the distance requirement. Currently, alcohol sales are not allowed within 100 feet
of schools. Com. Lesser stated that this is a new product which is marketed towards
minors. He would like to see Buffalo Grove take the lead on more restrictive regulations.
Com. Moodhe asked if this would open the door to allow hookah lounges as well. Mr.
Stilling stated that the Village would have to be consistent across the board with similar
uses. Com. Moodhe asked if existing tobacco stores would be grandfathered if this type
of use was permitted as a Special Use. Mr. Stilling responded that existing tobacco
stores would be considered a legal non-conforming use. However, certain events could
then require them to have to apply for a Special Use. Com. Moodhe asked if amending
the Village's current Clean Air Ordinance could meet the objective. Mr. Stilling responded
that it could. Com. Moodhe asked about the State regulations. Mr. Stilling advised that
the State is vague on a definition and the Village currently does not define tobacco
stores.
Com. Cesario stated that based on the results of the communities survey, the Village
would not gain anything by making the retail shops a Special Use and that these should
not be treated differently than alcohol or tobacco stores.
Ch. Smith agrees with Com. Cesario.
Com. Goldspiel asked about the differences between the shops and lounges. Mr. Stilling
described the difference between the retail stores with accessories and vape shops with
sampling and vape lounges. Com. Goldspiel stated that he agrees with the staff analysis
on all three. A distance requirements should be set. He asked about age limitations. Mr.
Stilling responded that he will look to the Village Board to set the age limitation. The State
requirements are that you cannot buy the products if you are under the age of 18.
However, you can consume the products if you are under 18. He would like the Village
Board to set a minimum age restriction for both at 18.
Mr. Stilling advised that the Village's Health Commission is scheduled to meet to discuss
this issue on February 10, 2016 at 7:00 PM. He recommends that one or two PZC
Commissioners be present at the Health Commission meeting. He will do some more
research concerning the distance requirements and have that information available at the
Health Commission meeting.
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RESULT:TABLED [UNANIMOUS]
Next: 2/17/2016 7:30 PM
MOVER:Adam Moodhe, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Matthew Cohn, Ira Shapiro
Regular Meeting
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Jan 6, 2016 7:30 PM
Com. Cesario asked that the Pledge of Allagence be removed from the minutes.
RESULT:ACCEPTED AS AMENDED [UNANIMOUS]
MOVER:Scott Lesser, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Smith, Moodhe, Cesario, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Matthew Cohn, Ira Shapiro
Matters for Discussion
1.Workshop Discussion- Proposed Retail Development at 20914 & 20929 N
Milwaukee (Trustee Weidenfeld)
Mr. Stilling reviewed the proposed project. MJK Real Estate Holding Company,
LLC (MJK) is the contract purchaser of the unincorporated 1.5 acre property
currently improved with the existing PJ's Restaurant and the former McDonalds
(recently demolished). MJK is finalizing their plans for a new 12,000 square foot
retail development split between two (2) buildings and is seeking comments from
the Planning & Zoning Commission (PZC) prior to completing their full application
for a public hearing. This item had been heard before the Village Board on
January 4, 2016 and was referred to the PZC. The memorandum dated January
15, 2016 provides a brief summary of their project.
Mr. Jeffrey Silverman, MJK Real Estate Holding Company, LLC, introduced
himself and gave a brief history of his experience with commercial development
and his most recent projects in Highland Park and Libertyville. He is looking to
break ground this spring.
Com. Goldspiel asked about the access off Milwaukee Avenue, specifically for
north-bound traffic. Mr. Silverman stated that McDonalds had been located there
for many years and did not have any access issues. He will have a traffic study
conducted to alleviate any traffic concerns the Village may have. Mr. Stilling
advised that Milwaukee Avenue will change in the future and a long term solution
will be a safer solution. Com. Goldspiel asked how the proposed sign will fit in.
Mr. Stilling stated that Milwaukee Avenue will eventually be almost an 8 lane
cross-section. He believes that there will be balance between the aesthetics.
Com. Goldspiel has some concerns with the residential area to the west. He
does not believe the landscaping as depicted will be adequate. Mr. Stilling stated
that there could be more landscaping, or possibly an 8 foot high barrier fence.
The Village is still working with the developer to finalize the proposal. Mr.
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Silverman stated that he has included 6 foot to 7 foot high solid wood fences with
evergreens at other developments. Com. Goldspiel stated that berms are
effective at cutting down noise. He asked about the elevation of the property. Mr.
Stilling responded that the land is relatively flat and drains to the southwest. The
Village is in the process of updating the stormwater management regulations to
make them consistent with the County.
Com. Kahn asked why this developer needs the Village. Mr. Stilling stated that
the property to the north is annexed into the Village and the developer needs
cross access to that property to meet their needs. Once the Berenesa property is
developed, access will be allowed to that property to serve the needs of the
customers. Com. Kahn asked a procedural question about adopting a stormwater
Ordinance. Mr. Stilling will refer this question to the Village Engineer. Com. Kahn
asked Mr. Silverman if the project is connected to the Lake County stormwater
system, would a lift station still be required to be installed. Mr. Curtis Smithson,
Smithson & Associates, Civil Engineer, advised that a lift station would not be
required and explained the reasons why it would not. Com. Kahn confirmed that
the proposed development would be 1.5 acres and asked about on-site detention
requirements. Mr. Smithson explained that the building elevation would meet the
County and FEMA floodplain requirements but they have to meet one of the on
site detention requirements, one of which could include underground storage.
Com. Kahn asked if any variations to the Development Ordinance would be
required. Mr. Stilling stated that variances for stormwater detention and floodplain
elevations would be sought.
Com. Lesser believes that access to the property to the north is critical for this
project to be successful. He asked Mr. Silverman about his long term investment
history and about his intentions for this property. Mr. Silverman responded that
he has developed approximately 30 properties over the years and he intends to
retain this property after development. Com. Lesser asked what materials are
proposed to be used in the construction of the buildings. Mr. Orlando Vivacqua,
Soos & Associates, Architect, advised that the proposed building materials will be
masonry brick. Com. Lesser asked if any split face block would be used. Mr.
Vivacqua advised that sometimes they use split face block but these buildings
are proposed to be masonry brick. Com. Lesser asked if the parcels will have a
Reciprocal Easement Agreement (REA). Mr. Silverman stated that the buildings
will have equal rights. Mr. Stilling advised that staff is working with the Developer
to determine if consolidating the parcels into one parcel would make more sense.
Com. Lesser stated that a REA would still be required for the property to the
north. Mr. Stilling is aware but they are still working with IDOT.
Com. Moodhe asked about the height of the McDonalds ground sign. Mr. Stilling
advised that sign was 35 feet high. Com. Moodhe asked about burying the
overhead electrical lines on the property during development. Mr. Stilling stated
that ComEd will not bury lines piecemeal and that they may have some policy to
maintain overhead electrical lines for easy access. Com. Moodhe asked about
the Village's stormwater regulations compared to both Cook and Lake Counties
regulations. Mr. Stilling explained the differences. Com. Moodhe asked about
access to the property without Berenesa Plaza being yet developed. Mr.
Silverman responded that Milwaukee Avenue will not change until there are
developments on all the corners at Milwaukee Avenue and Deerfield Parkway.
Com. Moodhe inquired about landscaping and fencing along the west property
line of the development. He also asked staff to look at possibly annexing the
properties to the south of the proposed development as well.
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Com. Cesario asked about the height of the proposed buildings compared to the
height of the proposed ground sign. Mr. Vivacqua stated that the building heights
have not yet been finalized but they will be approximately 23 feet to 24 feet in
height. The ground sign is proposed to be 25 feet in height. Com. Cesario stated
that he is not concerned about the barrier to the west. He also agrees with the
traffic flow as proposed.
Com. Goldspiel asked if the property is located in a floodplain. Mr. Smithson
stated that the majority of the proposed buildings will be located in the floodplain.
They will provide the required fill for both the buildings and the parking lot. Com.
Goldspiel stated that he is sensitive to the neighboring residential properties and
is concerned about this development being located in the floodplain. Mr.
Smithson explained the different options they have to accomplish meeting the
floodplain requirements. Com. Goldspiel asked what would happen if there is a
flood. Mr. Smithson stated that the water would pool around the building. Com.
Goldspiel stated that he finds this very troubling.
Com. Kahn confirmed with Mr. Smithson that the buildings would meet the
floodplain requirements. Mr. Smithson added that they would be improving the
condition for the residents to the west.
Mr. Stilling advised that if the project moves forward, the Village Engineer will be
involved and will look to improve the condition from what currently exists.
Com. Moodhe recalled that the County had done some improvements in that
area to alleviate flooding. Mr. Sheehan stated that the County did do some
improvements but sometimes they still have problems.
Com. Goldspiel stated it is a problem to use a floodplain for a parking lot and he
believes it is a bad idea.
Ch. Smith thanked the PZC for their comments.
Mr. Stilling advised that they are hoping for the public hearing to take place either
February 21, 2016 or March 2, 2016.
Chairman's Report
None.
Committee and Liaison Reports
None.
Future Agenda Schedule
Mr. Stilling advised that the February 3, 2016 will be a full agenda including the following:
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- Northwest Central Dispatch Systems, 2950 N. Main Street - Special Use and Variations to
replace the existing communications tower and equipment building;
- 1167 Green Knolls Drive - Driveway variation;
- 850 Asbury Drive - Preliminary Plan Review, no variations are required;
- Text Amendment to the Zoning Ordinance, amending the objection period. This is due to the
modified Village Board schedule; and
- Olson Property - Workshop on proposed residential development.
Public Comments and Questions
None.
Staff Report
None.
Adjournment
The meeting was adjourned at 9:15 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 20th DAY OF January , 2016
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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 4, 2016
Call to Order
The meeting was called to order at 7:31 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.Consider Approval of a Proposed Retail Development at 20914 & 20929 N Milwaukee
(To be Continued to May 18, 2016) (Trustee Weidenfeld)
Moved by Com. Weinstein, seconded by Com. Lesser, to continue the public hearing to
the May 18, 2016 regular meeting of the Planning and Zoning Commission.
RESULT:TABLED [UNANIMOUS]
Next: 5/18/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Scott Lesser, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Ira Shapiro
2.Consider a Text Amendment to the Zoning Ordinance Regarding Small Cell Antennas
(Trustee Weidenfeld)
Mr. Christopher Stilling, Director of Community Development and Ms. Nicole Woods,
Village Planner, were present and sworn in.
Ms. Woods advised that staff and the PZC have discussed best practices for regulating
small cell antennas “small cells” during the PZC Meetings on March 16th and April 14th.
The discussions have centered around the following key question: How can the Village
enable small cellular antenna devices so that the community can enjoy greater cellular
service while protecting the community’s aesthetics and general interest?
Staff is presenting the PZC with a draft ordinance for the small cells. This ordinance
represents a culmination of small cell analysis and discussion. During the April 14th PZC
meeting, staff presented a regulatory framework for small cells, which was well received
by the PZC. Consequently, staff has incorporated the objectives and strategies from that
framework into the ordinance.
Com. Cesario inquired about Section 17.35.030.6.e of the draft ordinance restricting the
height to not exceed 35 feet. Mr. Stilling advised that 35 feet would be the maximum
height for poles located on privately-owned property. Poles located on Village-owned or
occupied property may, in some areas, exceed this height. Therefore the draft regulations
have been crafted to give the Village authority to approve the proposed height on Village-
owned or occupied properties.
Com. Cohn commented that the definition and name of the draft ordinance does not
mention telecommunications equipment. He recommends that these be modified to
define small cell antennas for telecommunications equipment. Mr. Stilling advised that
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staff can tweak the draft ordinance to include the recommended changes while still
moving onto the Village Board for final approval. He will ask Village Attorney, Bill Raysa,
to expand the name and definition to include this.
Com. Moodhe added that the definition should also address “other unknown uses”. Com.
Cohn responded that he is not comfortable with that and the PZC can address future
uses as they become known.
Com. Goldspiel stated that other uses have not been studied and the Village can deal
with the unknown as they arise.
Com. Lesser agrees that the language should be specific to telecommunications. Future
uses can be addressed when the need arises.
Com. Weinstein inquired about Section 17.35.030.2, Separation, of the draft ordinance. It
does not define “Personal Wireless Services Facility”. Mr. Stilling responded that
“Personal Wireless Services Facility” is defined elsewhere in the Zoning Ordinance. Com.
Weinstein agrees with Com. Cohn limiting the name and definition.
There were no further questions or comments from the Commissioners. There were no
questions or comments from the audience.
Ch. Smith entered the Staff Report dated April 29, 2016 as Exhibit 1.
The public hearing was closed at 7:43 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village
Board to approve adding Chapter 17.35, Small Cell Antennas, with the condition of
expanding the definition to include telecommunications equipment.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 6/20/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Ira Shapiro
Regular Meeting
Other Matters for Discussion
1.Workshop- Proposed Residential Development at 16802 W Aptakisic Road/Link
Farm (Trustee Berman)
Mr. Stilling provided a brief introduction. K. Hovnanian Homes (KHov) is the
contract purchaser of the unincorporated 50 acres located at 16802 W Aptakisic
Road (Link Farm). KHov is finalizing their plans for a new residential
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development on the property and is seeking comments from the Planning &
Zoning Commission (PZC). The developer will provide the PZC with a
presentation of their concept plan.
Mr. Lawrence Freedman, Attorney; Mr. James Trusdell, Land Acquisition
Manager, KHov; Mr. Jon Isherwood, Land Acquisition Manager, KHov; and Mr.
Mark Kurensky, Architect, HKM, were present.
KHov is proposing a residential development consisting of a mix of single-family
detached and single-family attached housing units. The proposed development
would be called “Link Crossing” and consist of a total of 222 units (4.4 units/acre)
as follows:
74 clustered single-family detached (SFD) homes
75 2-story single-family attached (SFA) townhomes
73 3-story single-family attached (SFA) townhomes
The proposed development will target active adults who are seeking to downsize
as well as young professionals. The development, including the single-family
detached housing, will be maintenance free and will have architectural designs
that incorporate a “Craftsman” theme. The development concept is intended to
create a clustered residential project that compliments the areas natural features
and also helps to preserve open space.
Single-Family Detached
KHov is proposing 74 clustered SFD homes ranging in size from 2,200-3,300
square feet in area. In keeping with the clustered residential development
approach, setbacks and building separations are closer. However, rear yard
building separations and rear yard setbacks along Brandywyn and Meridian will
range from 50-60’. They are proposing five (5) different models with most of them
offering a master bedroom on the first floor. A total of fifteen (15) different exterior
elevations will be offered.
Single Family Attached (Townhomes)
KHov is proposing two (2) types of townhomes for the site. To the south of the
clustered SFD area, they are proposing 75 2-story townhomes. Townhomes
would be accessed from the rear via a private alley and each unit would range in
size from 1,850-2,400 square feet.
At the northwest portion of the parcel, KHov is proposing 73 3-story townhomes
which will also be accessed from the rear with a private alley. Units would range
in size from 1,600 - 2,300 square feet. As part of their plans, they have provided
renderings and perspectives of the development.
The Village’s 2009 Comprehensive Plan identifies the entire site to be single-
family detached and encourages compact clustering of units to preserve open
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space and recreation areas. The remaining Didier property is identified as
commercial/greenhouse. The overall development concept is similar to the
Waterbury Place Development which was approved in 2004. Waterbury Place
has a gross density of approximately 5.5 units/acre. Whereas, the proposed Link
Crossing development would have a gross density of 4.4 units/acre.
The main access into the development would be from Brandywyn Lane to the
north and Meridian Way to the east. Access to Buffalo Grove Road would also be
provided, however, it would be restricted to a right-in/out. This may turn into a full
access point if/when the Didier property to the south redevelops. This would also
align with the existing full access drive at Churchill Park to the west.
While the main roads through the development will be dedicated right-of-way, the
cul-de-sacs serving each single-family cluster would be private and maintained
by the future HOA. They are proposing a reduced right-of-way for the public
roads serving the townhomes.
The overall site will include over 11 acres of open space with extensive
landscaping throughout the site. The development will also include 1.4 miles of
bike paths, sidewalks and trails around and within the development. The bike
path system will allow a connection between Churchill Park to the west and the
existing Prairie Grove Park to the east. Currently, the Park District has requested
that the Developer make enhancements to the existing Prairie Grove Park to the
east and/or pay the required impact fees. Other Park District contributions
include the bike path/trail system along the creek.
Village staff has met with representatives from Tripp-Aptakisic School District 102
and High School District 125 to discuss the proposed project. Staff provided both
Districts with preliminary student projections and impact fees to assist them with
their future planning efforts. KHov is finalizing a more detailed fiscal impact study
to address potential student impacts. This study will be shared with both Districts
as part of the preliminary plan approval process. Staff and KHov will continue to
work closely with both School Districts throughout the entitlement process.
Mr. Kurensky advised that this concluded the presentation and they will now field
questions and/or comments from the Commissioners.
Com. Cesario inquired as to why they are proposing a roundabout in lieu of a
traditional 4-way stop. Mr. Kurensky responded that the north/south road will
have no curb cuts. They are trying to discourage cut through traffic as well as
slow traffic down. Com. Cesario responded that a 4-way stop will accomplish the
same thing. Mr. Kurensky added that the roundabout looks more cool and it
would force people to look around as they are driving through it. Com. Cesario
asked about the widening of Buffalo Grove Road and what would happen to the
homes in the southwest corner of Section A. Mr. Kurensky advised that they
would provide an 8 foot wide land dedication up to the curve to accommodate the
road widening.
Com. Khan asked what area the 50 acres includes and if the property would
extend all the way to Aptakisic Road. Mr. Kurensky responded that the property
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would not extend to Aptakisic Road and reviewed the proposed development
map. The parcel directly to the south is designated as future commercial
pursuant to the Village’s Comprehensive Plan. Com. Khan referred to page 54 of
the Packet and requested clarification on the three different street layouts. Mr.
Kurensky described the streets; Public, Private and Private Service Drive. A
Public Street is a main street that would be maintained by the Village. A Private
street would be the cul de sacs located in the cluster homes and the Private
Service Drive would be the alley behind the townhomes that access the private
garages. Both the Private Street and Private Service Drives would be owned and
maintained by the Homeowners Association. This is part of the maintenance-free
environment. Com. Khan asked about Meridian Way in the southeast portion of
the development and why it curves. Mr. Kurensky advised that a single family
dwelling in Easthaven is located there so the road cannot go straight down.
However, they would be dedicating land to provide for adequate access. Com.
Khan asked about the detention areas and if they would be dedicating those to
the Village or the Park District. Mr. Kurensky advised that the Village does not
want the detention areas and they are talking to the Park District. However, most
likely the detention areas will be owned and maintained by the Homeowners
Association.
Com. Goldspiel believes that the proposed size of the units make sense. The
density seems appropriate and this project is moving in the right direction. He
likes the roundabout theory and believes there would be less accidents. He
stated that Lake County has a lot of surface water and asked if the units would
have full basements and if there is a possibility that they could flood. Sometimes
land that is farmable is not buildable. Mr. Isherwood advised that they have had
extensive testing conducted. The soil testing came back good. They can provide
the test results to the Commissioners at the next workshop. Based upon the
testing, there are no indications of drainage issues. The creek channel is the only
wetland on site. Com. Goldspiel asked about the 8 foot wide bike paths. Past
practice has been 10 foot wide paths. Mr. Stilling responded that KHov has been
working with the Park District to allow for 8 foot wide paths with an additional 4
feet on each side. The goal of the Park District is to connect Churchill Park with
Prairie Park and add educational materials along the path. Com. Goldspiel asked
about the onsite parking in the townhome areas. Mr. Kurensky advised that the
single family homes would have 2 car parking in the garage along with space for
2 cars on the driveway. The additional parking stalls would then add a half a car
for each unit, for a combined total of 4.5 per unit. The rowhomes would allow for
2 cars in the garage and then the streets would be wide enough to accommodate
on-street parking on one side. This would add 1 car per unit, for a total of 3 cars
per rowhome unit. Overnight parking would not be allowed. Mr. Stilling added
that the inspiration for this was Waterbury Place, parking was a challenge at
Waterbury. Staff will be working with the Developer to address these issues.
Com. Goldspiel asked if landscaping or snow removal equipment will be kept on
site and if so, where. Mr. Kurensky responded that landscaping and snow
removal would be contracted out by the Homeowner Association. Mr. Stilling
added that Staff will work with the Developer to incorporate language into the
Covenants to prohibit the storing of equipment on site. Com. Goldspiel
mentioned the Law Enforcement Defensible Space Act and advised that people
need to be able to see up and down the street. He recommended that the
development be designed to provide visibility for both the front and the back of
the units. He also advised that he would not want to see the service drives to be
payment from one building to another. He asked if there would be parkway trees.
Mr. Kurensky responded that there would be a 52 foot right-of-way in the
rowhomes which consist of a 6.5 foot wide parkway, 5 foot wide sidewalk and a 1
foot buffer. That would provide room for the road, tree line and sidewalks. Com.
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Goldspiel asked if the utilities would be located underground and if they had
taken that into account when designing the development. Mr. Kurensky advised
that the utilities will be underground and that they have taken that into
consideration.
Com. Lesser asked if there would be detention on both sides of the creek and if
so, is it oversized. Mr. Kurensky responded that detention would be on both sides
of the creek and it would be just the right size for the development. Com. Lesser
asked if the detention would be dry infiltration. Mr. Kurensky advised that there
would be no water other than the creek. He is not completely sure though due to
the strict requirements. Com. Lesser asked if there would be a conservation
area. Mr. Stilling advised that conservation groups always want a conservation
area but they will not own them. Then it falls back on either the Village or the
Homeowners Association and neither want that responsibility. Com. Lesser
asked about the number of estimated school children based on the proposed
development. Mr. Truesdell stated that they used the Village’s Code to determine
the estimate and they are in the process of finalizing the projections. The
estimated number of children is 85 elementary and middle school children and 25
to 26 high school children. He believes that the actual number would be less than
the projections. They will be meeting with the school districts throughout the
planning process. Com. Lesser asked which K-9 District. Mr. Truesdell stated it
would be District 102. Com. Lesser added that he is surprised that there are not
any ranch style homes being proposed for this development, specifically geared
towards those that are looking to scale down the size of their home. He
recommended that ranch style homes be incorporated in the plan.
Com. Cohn referred to the Village’s Comprehensive Plan and noted that the
central park is missing from this proposal. That central park would have
interconnected the neighborhoods. He asked about how this development would
open to the east. Mr. Stilling advised that during the preliminary talks he realized
that the current Comprehensive Plan did not address this issue. Meridian Way
would become a collector street. There would be green space along the west
side of Meridian Way. The neighborhoods would be connected through the
pedestrian paths and walks. The required 80 foot right-of-way on Meridian Way
would generate more traffic. The proposed plan works well with Meridian Way.
Com. Moodhe asked about the right in/out at the southwest corner of the
development and if the property to the south is developed for a commercial use,
will the access point on Buffalo Grove Road become a full access intersection.
Mr. Kurensky responded that if the property to the south is developed, they could
tie into it to align an access point with the Churchill Park access on the west side
of Buffalo Grove Road. Com. Moodhe stated that the roundabout could be
confusing for some people. He also asked why only one sidewalk is being
proposed in Section B. Mr. Kurensky explained that they are trying to create
character for the neighborhood, to make it unique. They have the right-of-way but
they want to make if different and attractive. Com. Moodhe believes that court B
looks isolated. Mr. Kurensky responded that they have already moved the
entrance which opened up court B. Com. Moodhe asked if they are considering
adding another pedestrian bridge within the development. Mr. Kuresnky replied
no, it is expensive and they placed the bridge in a location to link the formal
space with the natural space.
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Com. Cesario believes that the plan is a very appealing plan. He feels as though
his opposition to the roundabout is on the losing end. He wants to ensure
visibility. He recommended that they look to provide more room in Section A.
However he is not sure if the house product proposed for Section A is the right
product for this geography and market. He also believes that the park area
makes sense.
Com. Lesser is concerned about the lack of sidewalks in Section B. The single
family clusters are a primary product for families and the lack of sidewalks is a
safety concern for him. He would prefer to see more sidewalks in the single
family clusters.
Ch, Smith asked if the estimated number of students for this development were
based on the Village’s formula. Mr. Truesdell responded yes. The formula used
by the Village is quite accurate. Ch Smith asked Mr. Stilling about the number of
children the Waterbury development generated. Mr. Stilling stated that more
children were generated than the projections. Staff and the developer are
working with the school districts to ensure that the projections are accurate. The
developer is also working with a consultant to provide a future projection.
Mr. Jeffrey Braiman, was present and sworn in. Mr. Braiman explained that the
development is very important to him. He has been following this property for 30
years. This property is the last empty space within the Village to put housing on.
He believes that the lots and the homes should be larger, 2,500 to 3,000 square
feet. This proposed development is more dense than what is appropriate for the
area. It is too compacted. Mixed use developments should be 60% single family
detached and 40% single family attached. The housing proposed here is far
below that. This development would not be good for the Village or for the area.
He agrees about the lack of sidewalks. He is concerned that the Homeowners
Association will ask the Village to take over the care, maintenance and plowing of
the private streets in the future. He is worried about relying on cars being parked
on the street. He is concerned about the proposed zoning and density of the
development. The townhomes and rowhomes will attract people that are only
interested in having their children attend Stevenson High School. They will be
here 4 years then move and have no connection to the neighborhood. Millennials
want single family detached homes, they want children. The schools are
overcrowded now. Our tax bills are dramatically increasing because of the
schools. He asked the PZC to look at this proposed development and do what’s
best for the Village.
There were no additional questions or Comments from the Commissioners.
There were no additional questions or comments from the audience.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Apr 20, 2016 7:30 PM
Moved by Com. Cesario, seconded by Com. Khan, to approve the minutes of the
April 20, 2016 Planning & Zoning Commission regular meeting.
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RESULT:ACCEPTED [UNANIMOUS]
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Weinstein
ABSENT:Ira Shapiro
Chairman's Report
None.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that the former PJ's/McDonalds public hearing will be held at May 18, 2016
regular meeting.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 9:45 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 4th DAY OF May , 2016
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