2016-10-19 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
October 19, 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 of a Variation to Install a 5 Foot Fence in the Corner Side Yard and a
Variation for an Air Conditioning Unit and Generator to be in the Corner Side Yard
Setback (Trustee Weidenfeld)
2. Consider Preliminary Plan Approval for a New Self -Storage Facility at 847 Deerfield
Parkway (Trustee Berman)
III. Regular Meeting
A. Other Matters for Discussion
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Sep 21, 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 tha t
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: 10/14/2016 1:24 PM Page 1
Action Item : Consider Approval of a Variation to Install a 5 Foot
Fence in the Corner Side Yard and a Variation for an Air
Conditioning Unit and Generator to be in the Corner Side Yard
Setback
Recommendation of Action
Staff recommends approval
The Petitioner, owner of the property located at the northeast corner of Highland and Deerfield, is seeking
approval to construct a 5 foot high fence in the corner side yard along Deerfield. Pursuant to Village
Code, fences in the corner side yard shall not be located within the established building line (35?). The
Petitioner is also requesting a variation to allow a replacement air conditioning condenser unit to remain in
the corner side yard and install a backup natural gas generator directly to the east of the condenser unit
in the corner side yard.
ATTACHMENTS:
Staff Report (DOCX)
Aerial (JPG)
Petitioner Information (PDF)
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, October 19,
2016
2.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: October 19, 2016
SUBJECT PROPERTY LOCATION: 1101 Highland Grove
PETITIONER: Ronald and Marian Krass
PREPARED BY: Christopher Stilling, Community Development Director
REQUEST: A variation to install a 5 foot fence in the corner side yard and
variation for an air conditioning unit and generator to be in the
corner side yard setback.
EXSITING LAND USE AND ZONING: The property is improved with a single family home currently
zoned R4.
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property
and the immediate neighborhood to be single family detached
PROJECT BACKGROUND
The Petitioner, owner of the property located at the northeast corner of Highland and Deerfield, is
seeking approval to construct a 5 foot high fence in the corner side yard along Deerfield. Pursuant to
Village Code, fences in the corner side yard shall not be located within the established building line (35’).
The Petitioner is also requesting a variation to allow a replacement air conditioning condenser unit to
remain in the corner side yard and install a backup natural gas generator directly to the east of the
condenser unit in the corner side yard.
PLANNING & ZONING ANALYSIS
Fence
As noted, the petitioners are proposing
a five (5) foot wood board on board
fence along their south side property
line, adjacent to Deerfield Road.
The proposed fence would connect to
an existing fence to the east.
The fence would be setback
approximately 2-3 feet from the south
lot line, just north of the existing
bushes which run parallel to the
sidewalk.
AC Unit/Generator
The existing property currently has an established building line of 35’ along Deerfield Parkway, as set
forth in the original Old Farm Plat of subdivision. The existing home is setback approximately 35.7’
from the south lot line.
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The petitioner is also seeking approval to replace an existing AC unit which is located in the corner
side yard and setback approximately 32’ from the south lot line.
The AC unit has already been replaced by the petitioner and was issued a building permit. When the
petitioner’s contractor applied for the permit, they were informed that the new unit needed to be
relocated to either the north side or rear of the house to meet code. Upon final inspection, the
Village noticed that the unit was replaced in the same location as previously, thus requiring the
variation.
The petitioner is also seeking approval to install a backup generator directly east of the AC unit. The
generator would be setback approximately 28-30 feet from the southern lot, also requiring a
variation.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has no comments or objections with the proposed
fence.
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, no comments
have been received from the public concerning this project.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations based on the following criteria:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood;
3. There are practical difficulties or particular hardships in carrying out the strict letter of this
Chapter which difficulties or hardships have not been created by the person presently having an
interest in the property; and,
4. The proposed variation will not be detrimental to the public health safety and welfare.
The petitioner has provided responses to the standards for a variation which are included as an
attachment with this report.
STAFF RECOMMENDATION
Staff supports the petitioner’s request for a fence variation as the existing bushes will provide a good
visual buffer along Deerfield Parkway. Furthermore, staff finds that the variation for the the AC unit and
generator are reasonable and the proposed location will be screened by the proposed fence and will be
in a location to have the least amount of noise impact. As a result, staff recommends approval of the
variations.
ACTION REQUESTED
The PZC shall open the public hearing and take public testimony concerning the variation. The PZC shall
make a final decision on whether or not to approve the variations.
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Updated: 10/14/2016 3:51 PM Page 1
Action Item : Consider Preliminary Plan Approval for a New Self-
Storage Facility at 847 Deerfield Parkway
Recommendation of Action
Staff Recommends Approval
Metro Storage, LLC is seeking preliminary plan approval from the Planning and Zoning Commissio n
(PZC) to develop a new three story 117,612 square foot self-storage building at 847 Deerfield Parkway.
The site is currently vacant and zoned Industrial. Pursuant to the Zoning Ordinance, self -storage facilities
are a permitted use in the Industrial Zoning District. As the proposed plan complies with all applicable
ordinances, a public hearing is not warranted. However, preliminary plan approval is required prior to the
issuance of a building permit.
ATTACHMENTS:
Staff report (DOCX)
Project Description (PDF)
Complete Plan Set 10.14.16 (PDF)
Trustee Liaison Staff Contact
Berman Chris Stilling, Community Development
Wednesday, October 19,
2016
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: October 19, 2016
SUBJECT PROPERTY LOCATION: 847 Deerfield Parkway
PETITIONER: Metro Storage LLC
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for preliminary plan
approval for a 117,612 square foot self-storage building.
EXSITING LAND USE AND ZONING: The property is vacant
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Mixed Use Commercial.
PROJECT BACKGROUND
Metro Storage, LLC is seeking preliminary plan approval from the Planning and Zoning Commission (PZC)
to develop a new three story 117,612 square foot self-storage building at 847 Deerfield Parkway. The
site is currently vacant and zoned Industrial. Pursuant to the Zoning Ordinance, self-storage facilities are
a permitted use in the Industrial Zoning District. As the proposed plan complies with all applicable
ordinances, a public hearing is not warranted. However, preliminary plan approval is required prior to
the issuance of a building permit.
PLANNING & ZONING ANALYSIS
The following is a summary outlining compliance with the Village Code:
Zoning
The proposed development fulfills the dimensional requirements in the Industrial District.
Industrial District Dimensional Requirements Vs Proposed Development at 847 Deerfield Parkway
I District Requirements Proposed Development
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Front 50 ft. (Min) 75’ at the closest point
Side
15’ + 1’ for each 1’ over 30’ of
building height 44’at the closest point
Rear
15’ + 1’ for each 1’ over 30’ of
building height 49’ 4 ½” at the closest point
Building Height 4 Stories or 50 ft (whichever is less) 3 stories and 44 ft. at front parapet
FAR 0.8 (Max) 0.6
Surrounding Land Uses
The proposed development is consistent with the other industrial uses and development within the
Covington Creek Subdivision, all of which is zoned Industrial. It should be noted that the Comprehensive
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Plan identifies the property as Mixed Use. However, the proposed use is permitted because the current
zoning is Industrial.
Proposed Infrastructure and Facilities
Vehicular Accessibility & Parking
The petitioner proposes one full access point at the southeast corner of the property. The proposed
access would connect to an existing access drive along Deerfield Parkway. The new building would be
accessible from all sides and the Fire Department has approved the new layout and design.
The proposed development includes a total of 12 parking spaces. As the Buffalo Grove Zoning
Ordinance is not specific about parking for self-storage facilities staff surveyed six communities in the
area and based on the analysis of the survey response, the proposed 12 parking spaces appear to be
adequate. This includes parking for employees up to 4 persons.
Stormwater/Wetlands
Stormwater is being provided by one retention pond located to the south side of the proposed building.
All required stormwater is being provided and the proposed project would comply with both the
Village’s Development Ordinance and the Lake County Watershed Development Ordinance.
Landscaping
The applicant has provided a preliminary landscape plan for the overall site. The plan includes
landscaping in parking islands and parkway trees. The plans also depict screening for the trash area.
Elevations/Signage
The proposed new building would be three stories and has an average roof height of approximately 37
feet and 4 inches. At its highest point at the front entry, the building’s parapet will be 44 feet high. The
exterior of the building will be a complimentary palette of architectural masonry units (brick), synthetic
stucco, anodized aluminum and glass window units. The proposed signage is intended to meet the
Village’s Sign Code.
Plat of Subdivision
The subject property is made up of several parcels. The Petitioner intends to consolidate the lots as part
of the final engineering approval.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the proposed plans and has no specific comments
regarding the preliminary plans. The Village Engineer does note that the Petitioner still
needs to complete final engineering.
Fire Department The Fire Department has reviewed the proposed plans and does not have any objections.
STAFF RECOMMENDATION
Staff recommends approval of the proposed project.
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Project Description for Metro Self Storage – 847 Deerfield Parkway
Metro Storage, LLC proposes the development of a three story 116,412 SF class A self‐storage
facility that will harmonize with the adjacent high quality business and professional offices
along Deerfield Road and Busch Parkway Road.
The exterior of the building will be a complimentary palette of architectural masonry units
(brick), synthetic stucco, anodized aluminum and glass window units.
The proposed building will contain approximately 820 climate controlled storage units with
floors two and three accessed by three elevators adjacent to the three loading areas. Loading
and unloading will take place in the interior bays on the west side of the building as well as at
the loading doors on the north and south sides of the building. The facility’s office will be
conveniently located at the SE corner of the building adjacent to the site’s entry point.
The building will be wrapped by an access drive with the southern portion of the site given up
to the storm water retention basin. New landscaping will be installed in conjunction with
existing trees to meet Village requirements.
Operation of the facility is coordinated by the Site Manager and sometimes one other staff
person averaging approximately 1.5 staff per week. Operating hours for the Site Manager will
be from 9am‐6pm with personalized key code entry available to clients from 6am – 10pm. The
facility will house an array of video security cameras that will cover virtually 100% of the public
areas of the facility and be monitored from the office or over the web.
The facility will be self‐service meaning that people will pull their cars/trucks in the overhead
door bays, shut the overhead door, and load or unload their belongings onto site provide carts
for movement to their storage locker. New clients would park adjacent to the office and lease a
new unit then move their car to one of the loading areas to load/unload.
Parking for the facility is located near the office and the interior loading bays at the rear of the
facility. We will have a total of 14 striped spaces, which will meet our demand based on
experience with 100+ other locations.
Metro is a privately held, fully integrated, self‐administered and self‐managed company
specializing in the acquisition, development, and management of self storage facilities owned by
Matthew Nagel and Blair Nagel (the “Owners”). Metro built the first self storage facility located
in the Midwest in 1973. Today, it has positioned itself as one of the nation’s premier self storage
operators (Metro Self Storage®) and is now the 6th largest private self storage company in the
country and the 11th largest among private and public self storage companies. Metro currently
manages over 4.9 million rentable square feet of self storage space, consisting of over 42,000
2.2.b
Packet Pg. 18
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self‐storage units in 96 properties across 10 states. Metro either owns or has a joint venture
interest in 86 of the 96 self‐storage properties it manages.
Matthew M. Nagel is the Chairman of Metro Storage LLC and, with his brother Blair, co‐owns the
Company. Mr. Nagel has served in a myriad of positions since joining the Company in 1985,
including Director of Acquisitions, Chief Financial Officer, President, and Chief Executive Officer.
Mr. Nagel has been involved in hundreds of self storage properties representing over a billion
dollars worth of financings, developments, acquisitions, dispositions, and management
transactions.
Prior to joining the Company, Mr. Nagel was a futures trader at the Chicago Mercantile Exchange.
Mr. Nagel received his MBA from Northwestern University's J. L. Kellogg Graduate School of
Management and his BS in Investment Finance from Drake University. Mr. Nagel is a licensed real
estate broker and a CCIM and has served on various bank advisory boards, community
organizations, and governmental committees.
K. Blair Nagel is the Chief Executive Officer of Metro Storage LLC, and with his brother Matt, co‐
owns the Company. Mr. Nagel has been on numerous industry Boards, including the Board of
Governors of the Self Storage Association Foundation (SSAF); National Board Member of the Self
Storage Association (SSA); and President and former Secretary of the SSA’s Central Region.
Prior to joining the Company in 1987, he served as a market analyst for Centennial Development
Corporation, a Virginia‐based real estate development firm. Mr. Nagel received his MBA from
DePaul University and graduated from The American University in Washington, D.C. with a
Bachelor of Science in Business Administration. Mr. Nagel is a licensed real estate broker and has
served on various community organization and governmental committees.
2.2.b
Packet Pg. 19
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C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
ARCHITECT
SULLIVAN GOULETTE & WILSON, LTD.
444 N MICHIGAN AVE - SUITE 1850
CHICAGO, IL 60611
P: (312) 988-7412
PARTNER: MARK SULLIVAN
PM: JASON KLINKER
LIST OF EXHIBITS
01/14 COVER SHEET W/ PROJECT TEAM CONTACTS
02/14 SURVEY
03/14 ZONING CHART AND ZONING MAP
04/14 CODE MATRIX
05/14 SITE PHOTOS
06/14 SITE AERIAL
07/14 SITE PLAN
08/14 FIRST FLOOR PLAN
09/14 SECOND FLOOR PLAN
10/14 THIRD FLOOR PLAN
11/14 ROOF PLAN
12/14 ELEVATIONS
13/14 BUILDING SECTIONS
14/14 UNIT MIX
C-0 PRELIMINARY PLAN
L-1 CONCEPTUAL LANDSCAPE PLAN
L-2 PLANT LIST AND DETAILS
L-3 DETAILS
E-01 ELECTRICAL PHOTOMETRIC PLAN
DEVELOPER
METRO STORAGE LLC
13528 BOULTON BOULEVARD
LAKE FOREST, IL 60045
P: (847) 235-8900
2.2.c
Packet Pg. 20
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C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
NORTH
2.2.c
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PROJECT SITE
C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
NORTH
2.2.c
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C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
BUILDING CODE DATA (CONTINUED)
CODE REQUIREMENT ACTUAL PROVIDEDNO. SECTION ISSUE
NOT REQUIRED FOR 'B'APPROVED AUTOMATIC SPRINKLER SYSTEM PROVIDED
THROUGHOUT ENTIRE BUILDING
PROVIDED
LOCAL AMENDMENT TO FIRE CODE SECTION 903- CLASS 1
SYSTEM @ ALL FLOORS MORE THAN 10,000 SF OR MORE THAN
200' OF TRAVEL
STANDPIPE SYSTEM905
FIRE PROTECTION SYSTEMS901
OCCUPANCY GROUP B - NO REQUIREMENTS
STANDPIPE SYSTEMS CLASS I, II, OR III REQUIREMENTS
GROUP B - SPRINKLER REQUIREMENTS903
REQUIRED FOR 'S-1'AUTOMATIC SPRINKLER SYSTEM REQUIRED THROUGHOUT WITH
OCCUPANCY 'S-1' WHEN ONE OF THE FOLLOWING CONDITIONS EXIST:
* FIRE AREA EXCEEDS 12,000 S.F.
* FIRE AREA IS LOCATED MORE THAN THREE (3) STORIES ABOVE THE
GRADE PLANE.
* THE COMBINED AREA OF ALL GROUP S-1 FIRE AREAS ON ALL
FLOORS, INCLUDING ANY MEZZANINES, EXCEEDS 24,000 S.F.
GROUP S-1 - SPRINKLER REQUIREMENTS903.2.9
APPROVED FIRE EXTINGUISHERS PROVIDED AT ALL REQUIRED
AREAS
PORTABLE FIRE EXTINGUISHERS REQUIRED IN ALL OCCUPANCY B
(OFFICE) & OCCUPANCY S (STORAGE) AREAS. REFER TO 2006
INTERNATIONAL FIRE CODE.
PORTABLE FIRE EXTINGUISHERS906 REQUIRED LOCATIONS
PLUMBING FIXTURE CALCULATIONS
TOTAL GROSS PUBLIC STORAGE AREA:
21,738 SF
TOTAL GROSS PUBLIC OFFICE AREA:
1,367 SF
TOTAL STORAGE OCCUPANTS:
OCCUPANCY IS 1 PERSON PER 500 SF
21,738 SF / 500 SF = 44 PEOPLE
TOTAL OFFICE OCCUPANTS:
OCCUPANCY IS 1 PERSON PER 100 SF
1,367 SF / 100 SF = 14 PEOPLE
TOTAL BUILDING OCCUPANCY:
58 PEOPLE
TOTAL EMPLOYEE OCCUPANCY:
4 MAX
REQUIRED PUBLIC FIXTURES:
0 - REQUIRED
1. PLUMBING FIXTURE CALCULATIONS, REQUIREMENTS, AND OCCUPANT
LOADS PER 2014 ILLINOIS STATE PLUMBING CODE (SECTION 890.810
AND SECTION 890 APPENDIX A, TABLE B)
2. PER ILLINOIS PLUMBING CODE SECTION 890.810(b)(1)(a)(ii):
IF THERE ARE NO MORE THAN FIVE EMPLOYEES WORKING AT ANY TIME,
ONE RESTROOM MAY SERVE BOTH SEXES. A RESTROOM SHALL HAVE A
MINIMUM OF ONE WATER CLOSET AND ONE LAVATORY.
3. PER ILLINOIS PLUMBING CODE SECTION 890.810(b)(2)(a)(i):
BUILDINGS OTHER THAN THOSE EXCEPTIONS IN SUBSECTION (b)(2)(B),
WITH LESS THAN 5,000 SQUARE FEET OF GROSS PUBLIC AREA, OR WITH
OCCUPANCIES OF FEWER THAN 100 PERSONS, NEED NOT PROVIDE
PUBLIC RESTROOMS AND DRINKING FOUNTAINS.
REQUIRED EMPLOYEE FIXTURES:
1 - UNISEX TOILET ROOM
(1 WC AND 1 LAVATORY)
1 - DRINKING FOUNTAIN (ADA COMPLIANT)
1 - SERVICE SINK
TOTAL PROVIDED FIXTURES:
2 - UNISEX TOILET ROOMS
(1 WC AND 1 LAVATORY EACH)
2 - DRINKING FOUNTAINS - HI-LO (ADA
COMPLIANT)
1 - SERVICE SINK
EXIT ACCESS
1015 EXIT & EXIT ACCESS DOORWAYS
1015.2.1 - TWO EXITS OR EXIT ACCESS DOORWAYS ARRANGEMENT 1/3 OF MAX. BUILDING DIAGONAL
MAX. 100 FEET, WITH SPRINKLER SYSTEM
MINIMUM: 32" WIDE
ALL PROVIDED MEANS OF EGRESS ARE ACCESSIBLE
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT
LESS THAN 7'-6"
1014
MIN. REQUIRED DOOR SIZE (MEANS OF
EGRESS DOORS)
1008.1.1
EXIT ACCESS TRAVEL DISTANCE1016
STAIRS1009.1
1005.1 EGRESS WIDTH
MEANS OF EGRESS1003.1
OCCUPANT LOADTABLE
1004.1.2
B = 300 FT.
S-1 = 250FT.
1014.3 - COMMON PATH OF EGRESS TRAVEL
(EXCEPTION #1)
MINIMUM CLEAR WIDTH FOR EGRESS DOORS
1009.7 - STAIR TREAD AND RISERS - 11" MIN. AND 7" MAX.
1009.2 - HEADROOM - MIN. 6'-8"
1009.4 - STAIR WIDTH - MIN. 44"
WHEN REQUIRED
1003.2 - CEILING HEIGHT
MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT
1018.2 - CORRIDOR WIDTH
1018.4 - MAXIMUM DEAD END CORRIDOR LENGTH
OCCUPANT LOAD
1018
MINIMUM NUMBER OF EXITSTABLE
1021.1(2)
CORRIDORS
TABLE 1016.1 - EXIT ACCESS TRAVEL DISTANCE WITH SPRINKLER SYSTEM
MINIMUM PROVIDED
48" PROVIDEDREQUIRED
REQUIRED
REQUIRED
FIRST FLOOR (1-500) = 2 MIN.
SECOND/THIRD FLOOR (1-500) = 2 MIN.
6 PROVIDED
2 PROVIDED
NOT REQUIRED - EQUIPPED THROUGHOUT WITH AUTOMATIC
SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION
903.3.1.1.
GROUP 'B':
MANUAL SYSTEM REQUIRED FOR OCCUPANCIES OF 500 OR MORE
OR 100 PERSONS ABOVE OR BELOW THE LOWEST LEVEL OF EXIT
DISCHARGE.
MANUAL SYSTEM NOT REQUIRED IF EQUIPPED THROUGHOUT
WITH AUTOMATIC SPRINKLER SYSTEM INSTALLED WITH
ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT
NOTIFICATION APPLIANCES WILL ACTIVATE THROUGHOUT THE
NOTIFICATION ZONES UPON SPRINKLER OVERFLOW.
GROUP 'S-1':
NO REQUIREMENTS
FIRE ALARM SYSTEM MANUAL, AUTOMATIC (OR BOTH) REQUIREMENTS FOR NEW
CONSTRUCTION
NOT REQUIRED - EQUIPPED THROUGHOUT WITH AUTOMATIC
SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION
903.3.1.1.
'RED' MANUAL PULL ALARMS ARE REQUIRED WITHIN 5' OF ALL
ENTRANCES/EXITS, SPACED A MAXIMUM OF 200' APART AND
MOUNTED 42"-48" MEASURED VERTICALLY, FROM THE FLOOR
LEVEL TO THE ACTIVATING HANDLE OR LEVER OF THE BOX.
MANUAL FIRE ALARMS907.3 LOCATION AND MOUNTING REQUIREMENTS
PROVIDEDREQUIRED IN OFFICE & THROUGH OUT STORAGEVISIBLE ALARMS907.9 REQUIRED IN ALL PUBLIC & COMMON AREAS
NOT REQUIREDOCCUPANCY GROUP S-1: REQUIRED WHEN UNDIVIDED OVER
50,000 S.F.
SMOKE AND HEAT REMOVAL910 REQUIRED LOCATIONS
1003.2 CEILING HEIGHT PROVIDED
BUSINESS - 100 SF/ OCCUPANT
STORAGE (WAREHOUSES) - 500 SF/ OCCUPANT
1ST FL.-1,367 / 100 = 14
21,738 / 500 = 44
REQUIREMENT MET - SEE EGRESS PLANS (SHEETS G0-2
AND G0-3) FOR ADDITIONAL INFORMATION
REQUIREMENT MET - SEE EGRESS PLANS (SHEETS G0-2
AND G0-3) FOR ADDITIONAL INFORMATION
SECTION 1005.3.2 - OTHER EGRESS COMPONENTS - 0.15 INCHES
PER OCCUPANT
SECTION 1005.3.1 - STAIRWAYS - 0.2 INCHES PER OCCUPANT
1007 ACCESSIBLE MEAN OF EGRESS ACCESSIBLE SPACES SHALL BE PROVIDED WITH NOT LESS THAN
ONE ACCESSIBLE MEANS OF EGRESS. WHERE MORE THAN ONE
MEANS OF EGRESS ARE REQUIRED BY SECTION 1015.1 OR 1021.1
FROM ANY ACCESSIBLE SPACE, EACH ACCESSIBLE PORTION OF
THE SPACE SHALL BE SERVED BY NOT LESS THAN TWO
ACCESSIBLE MEANS OF EGRESS.
PROVIDE A CLEAR WIDTH OF 48" MINIMUM BETWEEN HANDRAILS
AND SHALL EITHER INCORPORATE AN AREA OF REFUGE WITHIN
AN ENLARGED FLOOR-LEVEL LANDING.
EXCEPTIONS:
1. THE CLEAR WIDTH OF 48 INCHES IS NOT REQUIRED IN
BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC
SPRINKLER SYSTEM.
ACCESSIBLE STAIRWAYS1007.3 MINIMUM ACCESSIBLE EGRESS STAIRWAY WIDTH NOT REQUIRED
MINIMUM 48" CLEAR BETWEEN HANDRAILS AND AREA OF
REFUGE PROVIDED PER ILLINOIS ACCESSIBILITY CODE. SEE
EGRESS PLANS (SHEETS G0-2 AND G0-3) FOR MORE
INFORMATION.
EACH AREA OF REFUGE SHALL BE SIZED TO ACCOMMODATE ONE
WHEELCHAIR SPACE OF 30" BY 48" FOR EACH 200 OCCUPANT OR
PORTION THEREOF, BASED ON THE OCCUPANT LOAD OF THE
AREA OF REFUGE AND AREAS SERVED BY THE AREA OF REFUGE.
AREAS OF REFUGE1007.6.1 AREA OF REFUGE SIZE PROVIDED.
AREAS OF REFUGE SHALL BE PROVIDED WITH A TWO-WAY
COMMUNICATION SYSTEM COMPLYING WITH SECTION 1007.8.1
AND 1007.8.2
AREAS OF REFUGE1007.6.3 TWO-WAY COMMUNICATION PROVIDED.
DOORS SHALL SWING IN THE DIRECTION OF EGRESS TRAVEL
WHERE SERVING A ROOM OR AREA CONTAINING AN OCCUPANT
LOAD OF 50 OR MORE PERSONS OR A GROUP H OCCUPANCY.
SWING OF DOORS1008.1.2 SWING OF DOORS ALL EGRESS DOOR SWING IN DIRECTION OF TRAVEL
1009.3.1 - ENCLOSURE - 4 STORIES OR MORE (2 HRS);
LESS THAN 4 STORIES (1HR)
1-HR PROVIDEDREQUIRED
PROVIDED
PROVIDED
1009.10 - A FLIGHT OF STAIRS SHALL NOT HAVE A VERTICAL RISE GREATER
THAN 12 FEET BETWEEN FLOOR LEVELS OR LANDINGS
REQUIRED PROVIDED
50'-0" MAX.
36" MIN. W/ REQ'D OCCUPANT
CAPACITY OF LESS THAN 50
44" MIN.
PROVIDED
TABLE 1015.1 - SPACES WITH ONE MEANS OF EGRESS 1 EXIT ALLOWED IF OCCUPANT LOAD IS < (B = 49; S-1 = 29) TWO OR MORE EXITS PROVIDED
PROVIDED
1015.2.2 - THREE OR MORE EXITS OR EXIT ACCESS DOORWAYS
ARRANGMENT
AT LEAST TWO EXITS DOORS OR EXIT ACCESS DOORWAY SHALL
BE ARRANGE IN ACCORDANCE WITH THE PROVISION OF SECTION
1015.2.1
PROVIDED
OTHER EGRESS COMPONENTS = 0.2 x 61 = 12.2"
STAIRWAYS = 0.3 x 61 = 18.3"
CLASS A, B OR C ROOF ASSEMBLIES PER CONSTRUCTION TYPEMIN. ROOF COVERING CLASSTABLE
1505.1
CONSTRUCTION TYPE II-B - CLASS C (LIGHT FIRE-TEST
EXPOSURE)
CLASS C
MIN. DESIGN SLOPEBUILT-UP ROOFS1507.10 MIN. 1/4" PER 12" (2%) 1/4" : 12
MAX. HEIGHTS OF PROJECTING PENTHOUSES FOR ANY USE PER
CONSTRUCTION TYPE
PENTHOUSES1509.2 TYPE II-B CONSTRUCTION:
ELEVATOR PENTHOUSE - MAX. 18'-0" ABOVE ROOF
18-0" MAX.
EXTERIOR WALLS & ROOF OF PENTHOUSE CONSTRUCTION AS REQUIRED
FOR THE TYPE OF CONSTRUCTION OF THE BUILDING ON WHICH SUCH
PENTHOUSE IS BUILT
TYPE OF CONSTRUCTION TYPE II-B CONSTRUCTION: 0 HR 0 HOUR REQUIRED & PROVIDED
MAX. HEIGHTS OF PROJECTING PENTHOUSES FOR ANY USE PER
CONSTRUCTION TYPE
PENTHOUSES1509.2 TYPE II-B CONSTRUCTION:
ELEVATOR PENTHOUSE - MAX. 18'-0" ABOVE ROOF
18'-0" MAX.
AMBULANCE/FIRE DEPARTMENT USE: MIN CAB SIZE TO ACCOMMODATE A
STRETCHER FOR BUILDINGS 4 OR MORE STORIES ABOVE GRADE
ELEVATOR CAR3002.4 NOT REQUIRED
REQUIRED PER MUNDELIEN AMENDMENTS
NOT REQUIRED
BUILDINGS >3+ STORIES VENTING OF SMOKE AND HOT GASES TO OUTSIDEELEVATOR VENTING3004.1 NOT REQUIRED NOT REQUIRED
INDEPENDENT VENTILATION OR AIR-CONDITIONER FOR EACH ROOMMACHINE ROOM VENTING3006.2 REQUIRED PROVIDED
FIRE RESISTANCE RATING EQUAL TO THAT OF HOIST WAY ENCLOSUREMACHINE ROOM FIRE RATING3006.4 1 HOUR REQUIRED 1 HOURS PROVIDED
TOTAL BLDG. OCCUPANCY = 58 PEOPLE
SEE SHEET G0-2 & G0-3 FOR ADDITIONAL INFORMATION
PROVIDED
PROVIDED
PROVIDED
PROVIDED
EXEMPTION: 5 TO 20 FEET = 1 HR CONSTRUCTION
907.2
BUILDING CODE DATA - 847 DEERFIELD PARKWAY, BUFFALO GROVE, IL
APPLICABLE CODES - 2006 INTERNATIONAL BUILDING CODE, 2006 INTERNATIONAL MECHANICAL CODE, 2006 INTERNATIONAL FIRE CODE, 2012 INTERNATIONAL ENERGY CONSERVATION CODE,
2005 NATIONAL ELECTRIC CODE, 2014 ILLINOIS PLUMBING CODE, ILLINOIS ACCESSIBILITY CODE 1997 , TITLE 15 BUFFALO GROVE CODE MUNICIPAL CODE
OFFICE AREA,
STORAGE & LOADING
CODE REQUIREMENT ACTUAL PROVIDED
GROUP B, BUSINESS (OFFICE)
GROUP S-1, MODERATE HAZARD STORAGE
GENERAL BUILDING HEIGHTS AND AREAS503
NO. SECTION ISSUE
302 USE AND OCCUPANCY CLASSIFICATION
1 HR PROVIDED1 HR REQUIRED FOR ELEVATORS & SHAFTS
N/A
PARAPETS PROVIDED ON NORTH, SOUTH, & WEST WALLSPARAPET NOT REQUIRED @ NORTH, SOUTH, EAST & WEST
WALLS
NOTE i: BUILDINGS WHOSE EXT. BEARING WALL, EXT.
NON-BEARING WALL AND EXT. STRUCTURAL FRAME ARE NOT
REQUIRED TO BE FIRE-RESISTANCE RATED BY TABLE 601 OR 602
SHALL BE PERMITTED TO HAVE UNLIMITED UNPROTECTED
OPENINGS.
NORTH WALL= 0HRS
SOUTH WALL= 0HRS
WEST WALL= 0HRS
EAST WALL= 0HRS
3 HRS MIN.
NO LIMIT
>30 FT
NO LIMIT
NORTH WALL= 0HRS
SOUTH WALL= 0HRS
WEST WALL= 0HRS
EAST WALL= 0HRS
INTERIOR
INTERIOR
FIRE SEP. DIST < 5 FT = 2HRS
FIRE SEP. DIST > 5 / < 10 FT 1HR
FIRE SEP. DIST > 10 / < 30 FT 0HRS
FIRE SEP. DIST > 30 FT 0HRS
INTERIOR WALL AND CEILING
FINISH REQUIREMENTS - SPRINKLERED
INDEXES-
CLASS A: FLAME SPREAD 0-25;
SMOKE-DEVELOPED 0-450
CLASS B: FLAME SPREAD 26-75;
SMOKE-DEVELOPED 0-450
CLASS C: FLAME SPREAD 76-200;
SMOKE-DEVELOPED 0-450
TABLE 803.5
INTERIOR WALL AND CEILING803
SHAFT ENCLOSURES707
FIRE WALLS705
PARAPETS704.11
0-3 FT
N.P.
N.P.
PROTECTED
UNPROTECTED
VALUES GIVEN ARE % OF THE AREA OF
THE EXTERIOR WALL
PER STORY
MAX. AREA OF EXTERIOR WALL OPENINGSTABLE 704.8
TABLE 602
REQ'D. FIRE-RESISTANCE RATINGS
FOR BUILDING ELEMENTS
TABLE 601
ACCESORY OCCUPANCIES508.3.1
ALLOWABLE HEIGHTTABLE 503
FIRE-RESISTANCE RATING
REQUIREMENTS FOR EXTERIOR
WALLS BASED ON FIRE SEPARATION
DISTANCE
>3-5 FT
NO LIMIT75%45%25%15%
>20-25 FT>15-20 FT>10-15 FT>5-10 FT
70%45%25%15%10%N.P.
FIRE SEPARATION DISTANCE
ROOMS & ENCLOSED SPACES:
GROUP 'S-1'
GROUP 'B'
CORRIDORS:
GROUP 'S-1'
GROUP 'B'
EXITS ENCLOSURES AND EXIT PASSAGEWAYS:
GROUP 'S-1'
GROUP 'B'
707.4 - FIRE-RESISTANCE RATING
NON-BEARING WALLS
BEARING WALLS
ROOF CONSTRUCTION
FLOOR CONSTRUCTION
704.4 - FIRE RESISTANCE RATING
EXTERIOR
STRUCTURAL FRAME
NO LIMIT
>25-30 FT
PARAPET NOT REQUIRED WHERE THE WALL, DUE TO FIRE SEPARATION
DISTANCE , IS NOT REQUIRED TO BE FIRE RESISTIVE OR IS PERMITED
UNPROTECTED OPENINGS OF AT LEAST 25%
0 HOUR
HEIGHT & STORY LIMITATIONS BASED ON CONSTRUCTION TYPE II-B (SEE
TABLE 503) AND THE MOST RESTRICTIVE OCCUPANCY (S-1-MODERATE
HAZARD STORAGE - SEE CHAPTER 9).
MAX. STORIES - 3 3 STORIES
ALLOWABLE BUILDING AREASTABLE 503 AREA LIMITATIONS BASED ON CONSTRUCTION TYPE II-B (SEE SECTION 602)
AND THE MOST RESTRICTIVE OCCUPANCY (S-1-MODERATE HAZARD
STORAGE - SEE CHAPTER 9).
MAX. AREA (PER FLOOR) - 17,500 S.F. 38,804 SF PER FLOOR
* UTILIZE AREA MODIFICATION - SEE BELOW
CONSTRUCTION CLASSIFICATION602.2 CONSTRUCTION TYPE TYPES: I A OR B, II A OR B, III A OR B, IV, V A OR B TYPE II-B
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
0 HOUR
NORTH WALL= UNLIMITED
SOUTH WALL= UNLIMITED
WEST WALL= UNLIMITED
EAST WALL= UNLIMITED
NOT REQUIREDELEVATOR LOBBY REQUIRED AT EACH FLOOR WHERE OPENING
INTO A FIRE RESISTANCE RATED CORRIDOR, EXCEPT IN
BUILDINGS LESS THAN 4 FLOORS THAT ARE PROTECTED
THROUGHOUT W/AUTOMATIC SPRINKLER SYSTEM.
SHAFT ENCLOSURES707.14.1 ELEVATOR LOBBY
ANNULAR SPACE AROUND PENETRATIONS SHALL BE FILLED WITH
APPROVED NON-COMBUSTIBLE MATERIALS
NON-COMBUSTIBLE PENETRATING ITEMS THAT CONNECT NOT
MORE THAN FIVE (5) STORIES ARE PERMITTED, PROVIDED THE
ANNULAR SPACE IS FILLED TO RESIST THE FREE PASSAGE OF
FLAME AND THE PRODUCTS OF COMBUSTION.
HORIZONTAL ASSEMBLIES712.4.2.1 PENETRATIONS OF NONFIRE-RESISTANT-RATED HORIZONTAL ASSEMBLIES
HORIZONTAL ASSEMBLIES ANNULAR SPACE AROUND DUCTS SHALL BE FILLED WITH
APPROVED NON-COMBUSTIBLE MATERIALS PER 712.4.2.1
PENETRATIONS IN HORIZONTAL ASSEMBLIES BY DUCTS AND AIR
TRANSFER OPENINGS SHALL COMPLY WITH SECTION 716
712.4.1.3 DUCTS AND AIR TRANSFER OPENINGS
HORIZONTAL ASSEMBLIES PROVIDEDDUCT PENETRATIONS THROUGH FIRE RATED FLOOR/CLG
ASSEMBLIES CONNECTING 2 STORIES OR LESS ARE PERMITTED
WITHOUT A SHAFT ENCLOSURE WHEN FIRE DAMPERS ARE
PROVIDED AT EACH FLOOR.
FOR AIR TRANSFER OPENINGS, SEE SECTION 712..1.8
712.4 DUCTS AND AIR TRANSFER OPENINGS
PROVIDED: 1 HR MIN. FIRE DOORS AT STAIR SHAFTS1 HR BARRIERS / SHAFT EXIT ENCLOSURES - 1 HR FIRE
DOOR/SHUTTER REQ'D
OPENING PROTECTIVESTABLE 715.4 FIRE DOOR RATING
MAX 100 SQUARE INCHES, MAX. DIMENSION 10" ON EACH SIDEOPENING PROTECTIVES715.4.6.1 FIRE DOOR GLAZING VISION PANEL PROVIDED
CLASS 'C'
CLASS 'B'
CLASS 'C'
CLASS 'C'
CLASS 'C'
CLASS 'C'
PROVIDED
PROVIDED
PROVIDED
INTERIOR FLOOR FINISH REQUIREMENTS
(TESTED & APPROVED BY AGENCY IN
ACCORD. W/ NFPA 253)
(TEST: DOC FF-1 "PILL TEST" (CPSC 16 CFR
PART 1630) OR WITH ASTM D 2859)
804
804.4
VERTICAL EXITS, EXIT PASSAGEWAYS AND EXIT ACCESS CORRIDORS PROVIDED
ALL OTHER AREAS (OR WHEN BUILDING IS SPRINKLERED)
CLASS II
CLASS II CLASS II
Aa = At + [ At x If ] + [ At x Is ]
Aa = 17,500 + [0] + [17,500 x 2]
= 17,500 + 35,000
Aa= 52,500 SF PER FLOOR ALLOWED
AREA LIMITATIONS MAY BE INCREASED BY EQUATION 5-1:
Aa = At + [ At x If ] + [ At x Is ]
Aa=ALLOWABLE AREA PER FLOOR
At=AREA PER TABLE 503
If=FRONTAGE INCREASE
Is=SPRINKLER INCREASE
AREA MODIFICATIONS506.1 38,804 SF PER FLOOR
506.2 AREA MODIFICATIONS FRONTAGE INCREASE (If) PERIMETER OF BUILDING ADJOINING PUBLIC WAY(S) > 25%
OF TOTAL BUILDING PERIMETER (WHEN PUBLIC WAY IS >
20'-0" WIDE)
506.3 AREA MODIFICATIONS AUTOMATIC SPRINKLER SYSTEM INCREASE
AREA LIMITATIONS MAY BE INCREASED BY EQUATION 5-2:
If = ( F / P - 0.25) x (W / 30)
If=FRONTAGE INCREASE
F=BUILDING PERIMETER THAT FRONTS A PUBLIC WAY > 20' WIDE
P=PERIMETER OF ENTIRE BUILDING
200% >1 STORY BLDGS.
300% NO MORE THAN 1
STORY BUILDINGS
ALLOWABLE AREA INCREASE = 200%
(Is = 2)
NOT USED
ACCESSORY OCCUPANCIES ARE THOSE OCCUPANCIES THAT ARE
ANCILLARY TO THE MAIN OCCUPANCY OF THE BUIDING OR PORTION
THEREOF. ACCESSORY OCCUPANCIES SHALL COMPLY WITH THE
PROVISIONS OF SECTIONS 508.3.1 THROUGH 508.3.1.3.
MAIN OCCUPANCY: GROUP S-1, MODERATE HAZARD STORAGE
ACCESSORY OCCUPANCY: GROUP B, BUSINESS
AREA LIMITATIONS508.3.1 AGGREGATE ACCESSORY OCCUPANCIES SHALL NOT OCCUPY MORE
THAN 10 PERCENT OF THE BUILDING AREA OF THE STORY IN WHICH
THEY ARE LOCATED AND SHALL NOT EXCEED THE TABULAR VALUES IN
TABLE 503, WITHOUT HEIGHT AND AREA INCREASES IN ACCORDANCE
WITH SECTIONS 504 & 506 FOR SUCH ACCESSORY OCCUPANCIES.
MAXIMUM AREA (PER FLOOR) FOR GROUP B
OCCUPANCY =38,804 SF
10% x 38,804 = 3,880 SF ALLOWED
ACCESSORY GROUP B OCCUPANCY FLOOR AREA = 1,411 SF
OCCUPANCY CLASSIFICATION508.3.1.1 OCCUPANCY CLASSIFICATION OF ACCESSORY OCCUPANCIES ACCESSORY OCCUPANCIES SHALL BE INDIVIDUALLY
CLASSIFIED IN ACCORDANCE WITH SECTION 302.1. CODE
REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE
BUILDING BASED ON THE OCCUPANCY CLASSIFICATION OF
THAT ACCESORY SPACE, EXCEPT THAT THE MOST
RESTRICTIVE APPLICABLE PROVISIONS OF SECTION 403 AND
CHAPTER 9 SHALL APPLY TO THE ENTIRE BUILDING OR
PORTION THEREOF.
ACCESSORY GROUP B BUSINESS (B) OFFICE
MAIN OCCUPANCY OF BLDG UNDER ALLOWABLE HEIGHTS (S-1)
ALLOWABLE AREA AND HEIGHT508.3.1.2 ALLOWABLE BUILDING AREA AND HEIGHT FOR ACCESSORY OCCUPANCIES THE ALLOWABLE BUILDING AREA AND HEIGHT OF THE BUILDING
SHALL BE BASED ON THE ALLOWABLE AREA AND HEIGHT FOR
THE MAIN OCCUPANCY IN ACCORDANCE WITH SECTION 503.1.
PROVIDED
2.2.c
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1
P 6
2
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3
P 6
NORTH
2.2.c
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3
P.13
T
W
O
-
W
A
Y
T
R
A
F
F
I
C
RETENTION AREA
359.06
488.78
4
7
9
.
1
6
4
9
0
.
0
0
6 PARKING
SPACES
6 PARKING
SPACES
2 PARKING
SPACES
10' LOADING ZONE
10
'
L
O
A
D
I
N
G
Z
O
N
E
ONE-WAY TRAFFIC
O
N
E
-
W
A
Y
T
R
A
F
F
I
C
ONE-WAY TRAFFIC
TWO-WAY
TRAFFIC
ON
E
-
W
A
Y
T
R
A
F
F
I
C
PROPOSED
CLIMATE CONTROLLED
THREE STORY
GROSS SF: 38,804 PER FLOOR
GROSS SF TOTAL: 116,412
FAR: 0.60
OFFICE
THREE BAY
LOADING
50'-0
"
REQ
F
R
O
N
T
Y
A
R
D
SET
B
A
C
K
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EASEMENT
10'x10' TRASH
ENCLOSURE w/ 6' HIGH
WOOD FENCE
MONUMENT
SIGN
ACCESSIBLE
PARKING SIGN
25
'
-
0
"
25'-
0
"
58
'
-
0
"
70'-0"
15
2
'
-
0
"
CANOPY
ABOVE
CANOPY
ABOVE
CANOPY
ABOVE
282'-0"
30'-
0
"
30
'
-
0
"
A
D
J
U
S
T
E
D
S
I
D
E
Y
A
R
D
SE
T
B
A
C
K
(B
A
S
E
D
O
N
Z
O
N
I
N
G
HE
I
G
H
T
)
30'-0"
ADJUST
E
D
REAR YA
R
D
SETBAC
K
(BASED
O
N
ZONING
HEIGHT
)
1
P.13
2
P.13
50
'
-
0
"
RE
Q
'
D
F
R
O
N
T
YA
R
D
S
E
T
B
A
C
K
25
'
-
0
"
10
'
-
0
"
LANDSCAPE
BED
30'-0"18'-6"
TYP
LANDSCAPE
BED
C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
16'0 32' 64'128'
NORTH
2.2.c
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10 x 20
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10 x 20
10 x 20
10 x 20
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 12
10 x 15
5 x 5
10 x 20
5 x 5
5 x 5
5 x 5
5 x 5
5 x 55 x 5
10 x 20
5 x 5
5 x 5
5 x 5
5 x 5
10 x 25
5 x 5
5 x 5
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 5
5 x 5
5 x 15
10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25 10 x 25
10 x 15 10 x 15
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
5 x 5
10 x 15 10 x 1510 x 15 10 x 15 10 x 1510 x 15 10 x 15
5 x 5
10 x 15 10 x 15 10 x 1510 x 15 10 x 1510 x 15 10 x 15 10 x 15
10 x 20 10 x 20 10 x 20
5 x 12 5 x 12 5 x 12 5 x 12 5 x 12 5 x 12 5 x 12 5 x 12
10 x 15 10 x 15
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20 10 x 20
5 x 5
10 x 20 10 x 20
10 x 30
10 x 20 10 x 2010 x 2010 x 20 10 x 20 10 x 20
10 x 30
10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 30 10 x 3010 x 3010 x 3010 x 30
5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10
10 x 20 10 x 20
5 x 5
10 x 20
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
6 x 10
10 x 20
10 x 20
10 x 20
10 x 15
212'-0"70'-0"
58
'
-
0
"
94
'
-
0
"
15
2
'
-
0
"
282'-0"
CANOPY ABOVE
TOILET #1
OFFICE
1,367 SF
BREAK ROOM
SPRINKLER
ROOM
ELECTRICAL
ROOM
LOADING
AREA #1
ELEV #1
STAIR #1
LOADING
AREA #2
STAIR #2
ELEV #2 & 3
TOILET #2 JANITOR CLOSET
LOADING DOCK
RECEIVING
8'0 16' 32' 64'
C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
NORTH
2.2.c
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10 x 1510 x 15 10 x 15 10 x 1510 x 15 10 x 15 10 x 15 10 x 15
10 x 10
5 x 5
5 x 5
5 x 5
10 x 10
10 x 15 10 x 1510 x 15 10 x 15 10 x 1510 x 1510 x 15
10 x 30
10 x 10
10 x 10
10 x 10
10 x 10
10 x 10
10 x 10
10 x 10
10 x 10
10 x 10
10 x 15
10 x 15
5 x 5
5 x 5
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5 x 5
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5 x 5
5 x 5
5 x 5
5 x 5
10 x 10 10 x 10 10 x 10 10 x 10
5 x 5
5 x 5
5 x 5
10 x 1510 x 15 10 x 15 10 x 1510 x 1510 x 15 10 x 1510 x 15 10 x 15 10 x 1510 x 1510 x 1510 x 15
5 x 5
5 x 5
5 x 5
10 x 15 10 x 1510 x 15 10 x 15 10 x 1510 x 1510 x 15 10 x 1510 x 15 10 x 1510 x 15 10 x 13 10 x 1310 x 15 10 x 15
5 x 5
5 x 5
5 x 5
5 x 5
10 x 15 10 x 15 10 x 15 10 x 15
5 x 5
5 x 5
5 x 5
10 x 10
10 x 15 10 x 1510 x 15 10 x 15 10 x 1310 x 15
10 x 10 10 x 10 10 x 10 10 x 10
5 x 5
10 x 15
5 x 55 x 5 5 x 5
5 x 10 5 x 10 5 x 10
5 x 5
5 x 12 5 x 12
5 x 55 x 5
8 x 10
8 x 10
5 x 5
8 x 18
5 x 8
5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 105 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10
10 x 2010 x 20 10 x 2010 x 2010 x 2010 x 18 10 x 20 10 x 1810 x 20 10 x 20
10 x 10
5 x 5
5 x 5
5 x 5
10 x 10 10 x 10 10 x 10 10 x 1010 x 1010 x 10 10 x 10 10 x 10 10 x 10 10 x 1010 x 1010 x 1010 x 1010 x 10
10 x 10 10 x 10 10 x 1010 x 10
10 x 10
10 x 2010 x 1810 x 20 10 x 2010 x 20 10 x 2010 x 20 10 x 20
5 x 5
10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15 10 x 15
5 x 5
10 x 15 10 x 15 10 x 15
10 x 10 10 x 10 10 x 1010 x 10
10 x 15 10 x 15 10 x 15 10 x 15
10 x 10
10 x 15
10 x 10 10 x 1010 x 10
10 x 15 10 x 15 10 x 15
10 x 15 10 x 15
10 x 10
10 x 15
10 x 15
9 x 15
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
5 x 10
10 x 10 10 x 10 10 x 10
10 x 10
5 x 10
10 x 10
10 x 10
10 x 10
10 x 10
5 x 10
10 x 10
5 x 10
10 x 10 10 x 10
5 x 10 5 x 10 5 x 105 x 10 5 x 10 5 x 10
10 x 15 10 x 15
10 x 15 10 x 15
10 x 1510 x 15
10 x 10
10 x 15
10 x 10
10 x 15
10 x 10
10 x 10
10 x 15
10 x 15
10 x 10
10 x 10
10 x 105 x 10 5 x 10 10 x 10
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
10 x 10
10 x 10
10 x 10
10 x 10
10 x 10
5 x 10
5 x 10
10 x 10
5 x 10
212'-0"70'-0"
58
'
-
0
"
94
'
-
0
"
15
2
'
-
0
"
282'-0"
ELEV #1
STAIR #1
STAIR #2
ELEV #2 & 3
DISPLAY AREA
DISPLAY AREA
CANOPY BELOW
DISPLAY AREA
DISPLAY AREA, TYP
8'0 16' 32' 64'
C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
NORTH
2.2.c
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10 x 15 10 x 15 10 x 1510 x 15
5 x 5
5 x 5
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5 x 5
10 x 15 10 x 15 10 x 15
10 x 10
5 x 5
5 x 5
5 x 5
10 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 1010 x 10 10 x 10
10 x 15 10 x 1510 x 15 10 x 15 10 x 1510 x 1510 x 15
10 x 30
10 x 10
10 x 10
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10 x 10
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10 x 10
10 x 15
5 x 5
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10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 5
5 x 5
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10 x 15 10 x 15 10 x 1510 x 15
5 x 5
5 x 5
5 x 5
10 x 15 10 x 1510 x 15 10 x 15 10 x 1510 x 1510 x 1510 x 15
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
10 x 15 10 x 1510 x 15 10 x 15 10 x 1510 x 1510 x 15 10 x 1510 x 15 10 x 1510 x 15 10 x 13 10 x 1310 x 15 10 x 15
5 x 5
5 x 5
5 x 5
5 x 5
10 x 15 10 x 15 10 x 15 10 x 15
5 x 5
5 x 5
5 x 5
10 x 10
10 x 15 10 x 1510 x 15 10 x 15 10 x 1310 x 15
10 x 10 10 x 10 10 x 10 10 x 10 10 x 10
5 x 5
10 x 15
5 x 55 x 5 5 x 5
5 x 10 5 x 10 5 x 10
5 x 5
5 x 5
5 x 5
5 x 12 5 x 12
5 x 55 x 5
8 x 10
8 x 10
5 x 5
8 x 18
5 x 8
5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 105 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10
5 x 5
10 x 10
5 x 5
5 x 5
5 x 5
10 x 10 10 x 10 10 x 10 10 x 1010 x 1010 x 1010 x 10 10 x 10 10 x 10 10 x 10 10 x 1010 x 1010 x 1010 x 10
10 x 10 10 x 10 10 x 10 10 x 10 10 x 1010 x 10 10 x 10 10 x 1010 x 10 10 x 1010 x 10
10 x 10
10 x 2010 x 20 10 x 2010 x 2010 x 2010 x 18 10 x 20 10 x 1810 x 20 10 x 2010 x 2010 x 1810 x 20 10 x 2010 x 20 10 x 2010 x 20 10 x 20
10 x 10
10 x 10
10 x 10
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 5
5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 10 5 x 55 x 105 x 55 x 10 5 x 10 5 x 10 5 x 10
10 x 15 10 x 15 10 x 15
5 x 5
10 x 15 10 x 1510 x 1510 x 1510 x 15
10 x 10
10 x 1510 x 1510 x 15
5 x 5
9 x 15
10 x 10 10 x 10 10 x 10
10 x 10
5 x 10
10 x 10
10 x 10
10 x 10
5 x 10
10 x 10
10 x 10
10 x 15
10 x 15
10 x 10
10 x 10
5 x 10
10 x 15 10 x 15
10 x 15
10 x 15
5 x 10 5 x 10 5 x 105 x 10 5 x 10 5 x 10
10 x 10
10 x 15
10 x 10
5 x 10
10 x 15
10 x 15
10 x 15
10 x 15
10 x 10
10 x 1010 x 10
10 x 10
10 x 10
10 x 10
10 x 10
5 x 10
10 x 10
212'-0"70'-0"
58
'
-
0
"
94
'
-
0
"
15
2
'
-
0
"
282'-0"
ELEV #1
STAIR #1
STAIR #2 DISPLAY AREA
DISPLAY AREA
CANOPY BELOW
DISPLAY AREA
DISPLAY AREA, TYP
ELEV #2 & 3
8'0 16' 32' 64'
C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
NORTH
2.2.c
Packet Pg. 29
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212'-0"70'-0"
58
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94
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15
2
'
-
0
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282'-0"
SL
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4
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PE
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1
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-
0
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M
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GUTTERS &
DOWNSPOUTS, TYP
ELEV OVERRUN
ELEV OVERRUN
8'0 16' 32' 64'
C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
NORTH
2.2.c
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2.2.c
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2.2.c
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3RD FLOOR
EL. +26'-8"
2ND FLOOR
EL. +16'-8"
1ST FLOOR
EL. 0'-0"
T.O.PARAPET
OFFICESTORAGE
STORAGE
STORAGE
3RD FLOOR
EL. +26'-8"
2ND FLOOR
EL. +16'-8"
1ST FLOOR
EL. 0'-0"
T.O.PARAPET
EL. +42'-0"
LOADING DOCK STORAGE
STORAGE
STORAGE STAIR #1
3RD FLOOR
EL. +26'-8"
2ND FLOOR
EL. +16'-8"
1ST FLOOR
EL. 0'-0"
STORAGE
STORAGE
STORAGE
LOADING DOCK
C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
8'0 16' 32' 64'
2.2.c
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C O P Y R I G H T 2 0 1 6 , S U L L I V A N G O U L E T T E W I L S O N , L T D.
2.2.c
Packet Pg. 34
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SANITARY MANHOLE
RIM 665.35
INV 661.30
TRASH
ENCLOSURE
660.3±
match ex
MONUMENT
SIGN
30' ADJUSTED SIDE YARD SETBACK
(BASED ON ZONING HEIGHT)
30' ADJUSTED REAR YARD SETBACK
(BASED ON ZONING HEIGHT)
50' REQ'D FRONT YARD SETBACK
50' REQUIRED FRONT
YARD SETBACK
CONNECT TO EXISTING
SANITARY MANHOLE
EX RIM = 662.10
EX IN 653.42 8" PVC
CORE NEW INVERT WNW
INV 654.90 6" PVC
6" SANITARY SEWER
SERVICE
INV @ BLDG = 661.5
286 LF 6" PVC SDR-26 SANITARY
SERVICE @ 2.24%
6" FIRE AND DOMESTIC
WATER SERVICE
TC 661.2±
match ex
TC 660.8±
match ex
48" CATCH BASIN
RIM 660.0
INV 657.0FES w/GRATE
INV 656.50
RIP RAP
8" DIWM STUBBED ACROSS
ROAD, PLUGGED & BLOCKED
PER VILLAGE ATLAS
CONNECT TO EXISTING
WATER MAIN STUB
8"x6" REDUCER
FIRE HYDRANT
6" DIWM
LANDSCAPE BLOCK
RETAINING WALL
EX
WATER
VALVE
MATCH
EXISTING
DRIVE
10 LF 6" PVC SDR-26 SANITARY
SERVICE @ 2.00%
SITE DATA TABLE
AREA = 195,537 SQ FT = 4.49 AC
ZONED INDUSTRIAL
BUILDING = 38,804 SQ FT = 0.89 AC (19.9%)
THREE STORIES
FAR = 0.6
PAVEMENT = 44,941 SQ FT = 1.03 AC (23.0%)
STORM BASIN = 35,071 SQ FT = 0.81 AC (17.9%)
OPEN SPACE = 73,402 SQ FT = 1.65 AC (37.6%)
PARKING REQUIRED = 2 SPACES FOR EVERY 3
EMPLOYEES. 4 EMPLOYEES = 4 SPACES REQUIRED
PARKING SPACES = 11 + 1 ACCESSIBLE
EXPECTED DATE OF DEVELOPMENT: SPRING 2017
ENVIRONMENTAL
THE EXISTING DETENTION POND IS INCLUDED IN THE
LAKE COUNTY WETLAND INVENTORY
THERE IS NO FLOODPLAIN ON OR ADJACENT TO THE
SUBJECT PROPERTY
ASPHALT DRIVE AISLE
SIGNS AND FENCES DEPICTED ON THIS PLAN ARE NOT APPROVED
AND ARE SUBJECT TO REVIEW AND APPROVAL BY THE BUILDING
COMMISSIONER, AND IF NECESSARY, THE PLANNING AND ZONING
COMMISSION, SUBJECT TO APPLICABLE ORDINANCES
PRELIMINARY ENGINEERING
WATER SERVICE IS PROVIDED BY AN 8" DIWM STUB FROM
ACROSS DEERFIELD ROAD. THIS SHOULD PROVIDE
ADEQUATE FIRE FLOW. THE DOMESTIC WATER SERVICE
NEEDS FOR A SELF STORAGE BUILDING IS INSIGNIFICANT.
STORM SEWERS WILL DRAIN THE PAVEMENT TO THE EXISTING
DETENTION BASIN. DOWNSPOUTS WILL DRAIN THE ROOF TO
SPLASH ONTO THE PAVEMENT. THE DETENTION BASIN IS
ASSUMED TO BE SIZED FOR THE PROPOSED IMPERVIOUS
AREA.
SANITARY SEWER SERVICE IS PROVIDED BY THE MANHOLE IN
THE CENTER OF DEERFIELD ROAD. THE SANITARY SEWER
NEEDS FOR A SELF STORGE BUILDING IS INSIGNIFICANT.
PROPOSED
CLIMATE CONTROLLED,
THREE STORY
SELF STORAGE
BUILDING
FFE 666.0
666.0
FFE
TC 665.4
ADA
TC 665.6
ADA
664.9
TC
665.75
OH DOORS
666.0
TC
48" CATCH BASIN
RIM 664.4
INV 660.7
665.3
TC 663.3
TC
665.9
TC
660.5
TC
660.9
TC
663.9
TC
665.75
OH DOORS
665.75
OH DOORS
665.75
OH DOORS
665.75
OH DOORS
665.75
OH DOORS
665.75
OH DOORS
665.75
OH DOORS
665.75
OH DOORS
664.5
TC
665.9
TC
48" CATCH BASIN
RIM 664.0
INV 659.5
665.0
TC
664.8
TC
48" CATCH BASIN
RIM 664.3
INV 661.3
666.8
TC
665.0
TC
665.5
PAV'T667.0
TC
665.0
PAV'T
666.0
TC
664.6
PAV'T
666.9
TC
24" INLET
RIM 664.5
INV 661.5
24" INLET
RIM 663.7
INV 660.7664.2
TC
666.0
TC665.0
TC
48" CATCH BASIN
RIM 664.3
INV 660.1
664.8
TC
157 LF 12" RCP
@ 0.58%
105 LF 12" RCP
@ 0.57%
FES w/GRATE
INV 656.50
RIP RAP
23 LF 12" RCP
@ 15.7%
76 LF 12" RCP
@ 1.58%
235 LF 12" RCP
@ 0.51%
64 LF 12" RCP
@ 4.69%
FES w/GRATE
INV 656.50
RIP RAP
47 LF 12" RCP
@ 1.06%
LA
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B
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SURROUNDING TOPOGRAPHY N
SITE
OWNER INFORMATION:
BOB HEILMAN
METRO STORAGE LLC
13528 W BOULTON BLVD
LAKE FOREST, IL 60045
847-235-8931
BHEILMAN@METROSTORAGE.COM
15'0 30'75'
NOR
IONLLI S
L
AWG
B
I
TRE
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E
R
2.2.c
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50'-0"
REQ F
R
O
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T
Y
A
R
D
SETB
A
C
K
50
'
-
0
"
SI
D
E
Y
A
R
D
SE
T
B
A
C
K
30'-0"
REAR YA
R
D
SETBAC
K
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
3
0
'
-
0
"
S
I
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E
Y
A
R
D
S
E
T
B
A
C
K
4 GTIS
3 UCMG
4 QB
TREES IN CONFLICT WITH PROPOSED
PAVEMENT TO BE REMOVED
TREES IN CONFLICT WITH
BUILDING TO BE REMOVED
MONUMENT SIGN
10
'
-
0
"
UT
I
L
I
T
Y
ES
M
T
4
0
'
-
0
"
T
Y
P
.
7 VJ
50 HSFW
3VJ
3 IVJD
14 IVRS
22 HSFW
56 GB
10 TMT
23 NF
13 PVS
35 HPM 10 SJM
41 PAH
22 NF
15 HPM
56 PAH
10 CAB
16 SBF
48 HPM
41 NF
27 PVS
18 HPJ
17 SBF
126 HPM
27 CAB
28 PAH
52 HPM
1 BNH
TREES IN CONFLICT WITH PROPOSED
PAVEMENT TO BE REMOVED
3 AMMO
NO. DATE ISSUE DESCRIPTION
COPYRIGHT 2016: SULLIVAN GOULETTE WILSON, LTD. EXPRESSLY
RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS
IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED
OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO
BE ASSIGNED TO ANY THIRD PARTY, WITHOUT FIRST OBTAINING THE
EXPRESSED WRITTEN PERMISSION AND CONSENT OF SULLIVAN GOULETTE
WILSON, LTD.
THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENTLY
THAN ORIGINALLY DRAWN. OWNER AND ARCHITECT ASSUME NO
RESPONSIBILITY FOR USE OF INCORRECT SCALE.
CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO
PROCEEDING WITH CONSTRUCTION AND NOTIFY ARCHITECT
IMMEDIATELY OF ANY DISCREPANCIES OR CONFLICTS.
PRINCIPAL: MS
QC BY:
P.M.:JK
DRAWN BY: SZ
3 0 7 N O R T H M I C H I G A N A V E N U E
S U I T E 6 0 1
C H I C A G O , I L L I N O I S 6 0 6 0 1
3 1 2 . 6 6 3 . 5 4 9 4 T
3 1 2 . 6 6 3 . 5 4 9 7 F
W O L F F L A N D S C A P E . C O M
P L A N N I N G
L A N D S C A P E A R C H I T E C T U R E
U R B A N D E S I G N
W O L F F L A N D S C A P E A R C H I T E C T U R E
01 08/31/16 ENTITLEMENT PACKAGE
02 10/07/16 ENTITLEMENT PACKAGE
L-1
CONCEPTUAL LANDSCAPE PLAN1SCALE: 1/32" = 1'-0"
N O R T H0 16'32' 64'
2.2.c
Packet Pg. 36
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VARIES
SEE PLANT LIST FOR PROPER
SPACING OF PLANT MATERIAL
VA
R
I
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S
SE
E
P
L
A
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L
I
S
T
F
O
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P
R
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SP
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L
FINISH GRADE
ORNAMENTAL GRASS / PERENNIALS /
GROUNDCOVER
RAISE FINISH GRADE OF PLANTING
BED 4" FOR ADEQUATE DRAINAGE
PLANTING MIXTURE. SEE SOIL DEPTH
CHART
UNEXCAVATED OR EXISTING SOIL
1" DEPTH MULCH LAYER, AFTER
SETTLEMENT, TO TOP DRESS
PLANTING BED. DO NOT PLACE
MULCH IN CONTACT WITH PLANT
MATERIAL STEMS
ROOTBALL
EXCAVATE SHRUB BED TO BE 3 TIMES
WIDER THAN ROOT BALL DIAMETER
DE
P
T
H
O
F
RO
O
T
B
A
L
L
6"
SHRUB (DO NOT PRUNE, STAKE, OR
WRAP SHRUBS UNLESS DIRECTED TO DO
SO BY LANDSCAPE ARCHITECT)
REMOVE ALL TWINE, ROPE, WIRE, BURLAP
AND PLASTIC WRAP FROM TOP HALF OF
ROOT BALL (IF PLANT IS SHIPPED WITH A
WIRE BASKET AROUND THE ROOT BALL,
CUT WIRE IN FOUR PLACES AND FOLD
DOWN 8" INTO PLANTING HOLE)
CROWN OF ROOT BALL FLUSH WITH
FINISH GRADE LEAVING TRUNK FLARE
VISIBLE AT THE TOP OF THE ROOT BALL
4" DEPTH MULCH LAYER, AFTER SETTLEMENT,
TO EDGE OF PLANTING BED. DO NOT
PLACE MULCH IN CONTACT WITH SHRUB
PLANTING MIXTURE BACKFILL
FINISH GRADE
UNEXCAVATED OR EXISTING SOIL
ROUGHEN EDGES OF PLANTING PIT
TAMP PLANTING MIXTURE AROUND BASE
AND UNDER ROOT BALL TO STABILIZE SHRUB
SHADE TREE WITH STRONG CENTRAL LEADER (DO NOT
PRUNE, STAKE, OR WRAP TREES UNLESS DIRECTED TO
DO SO BY THE LANDSCAPE ARCHITECT)
4" DEPTH MULCH LAYER, AFTER SETTLEMENT, IN A 6'
DIAMETER RING. DO NOT PLACE MULCH IN CONTACT
WITH TREE TRUNK
CROWN OF ROOT BALL FLUSH WITH FINISH GRADE
LEAVING TRUNK FLARE VISIBLE AT THE TOP OF ROOT
BALL
REMOVE ALL TWINE, ROPE, WIRE, BURLAP, AND PLASTIC
WRAP FROM TOP HALF OF ROOT BALL (IF PLANT IS
SHIPPED WITH A WIRE BASKET AROUND THE ROOT BALL,
CUT WIRE IN FOUR PLACES AND FOLD DOWN 8" INTO
PLANTING HOLE)
PLANTING MIXTURE BACKFILL
TAMPED PLANTING MIXTURE AROUND BASE OF ROOTBALL
EXCAVATE TREE PIT TO BE 3 TIMES WIDER
THAN THE DIAMETER OF THE ROOT BALL
TREE WATERING BAG (SEE SPECIFICATIONS) INSTALL
SAME DAY TREE IS PLANTED, BAG TO REMAIN ON TREE
THROUGHOUT WARRANTY PERIOD
ROOT BALL
ROOT BALL ON UNEXCAVATED OR TAMPED SOIL
ROUGHEN EDGES OF PLANTING PIT
UNEXCAVATED OR EXISTING SOIL
30
"
-
3
6
"
DE
P
T
H
O
F
RO
O
T
B
A
L
L
,
VA
R
I
E
S
TAMPED PLANTING MIXTURE AROUND BASE OF ROOTBALL
A. 45-77% - SILT
B. 0-25% - CLAY
C. 25-33% - SAND
D. 3-5% - ORGANIC CONTENT
E. pH BETWEEN 6.0 - 7.0
1. THE PLANT LIST IS PROVIDED FOR INFORMATION
ONLY. PLANT QUANTITIES UNDER THE
CONTRACT ARE INDICATED ON THE PLANS. IN
THE EVENT OF ANY DISCREPANCIES, THE
CONTRACT SHALL BE BASED ON THE
QUANTITIES SHOWN ON THE PLANS.
2. CONTRACTOR MUST REPAIR ALL SIDEWALKS,
CURBS AND GUTTERS AND ALLEYS TO THEIR
ORIGINAL FORM IF DAMAGE OCCURS DURING
CONSTRUCTION
3. CONTRACTOR TO PROVIDE TEST OF EXISTING
AND IMPORTED SOILS.
4. ALL SOILS MUST BE AMENDED TO MEET THE
FOLLOWING REQUIREMENTS:
5. CONTRACTOR TO PROVIDE A PLAN OF TYPES
AND EXTENT OF SOIL MODIFICATION
6. CONTRACTOR TO PROVIDE SOIL PERCOLATION
TESTS. CONTRACTOR TO PROVIDE MECHANICAL
SUBSURFACE DRAINAGE, AS REQUIRED IN AREAS
WITH POOR PERCOLATION RATES.
7. ALL EXISTING PARKWAY TREES TO BE PRUNED
TO MEET NATIONAL ARBORIST ASSOCIATION
(NAA) CLASS A STANDARDS.
8. ALL TREES TO BE BRANCHED A MINIMUM OF 7'-0"
HEIGHT FROM GRADE.
9. ALL EXISTING SOD PARKWAYS TO BE
RE-SODDED AS REQUIRED
10. REMULTCH ALL EXISTING PARKWAY TREES.
11. ALL LANDSCAPE BEDS TO HAVE CLEAN CUT
SPADE EDGE
12. SHREDDED HARDWOOD MULCH WITH PREMIUM
WEED BARRIER FABRIC MUST BE USED FOR ALL
PLANTING BEDS, MIN 4" DEPTH.
13. ALL IRRIGATION TO BE DESIGNED, PROVIDED,
AND BUILT BY OWNER'S CONTRACTOR
14. CONTRACTOR SHALL APPLY MIN. 6" TOPSOIL
FREE OF LARGE CLUMPS AT ROOTS AT ALL
LANDSCAPE BEDS
15. LANDSCAPE PACKAGE TO INCLUDE FINAL
GRADING
16. LANDSCAPE PACKAGE TO INCLUDE 30 DAY
MAINTENANCE PERIOD BY THE CONTRACTOR
FOR ALL LANDSCAPING, INCLUDING PLANTINGS,
SEED AND SOD INSTALLED
17. ALL LANDSCAPE MATERIAL SHALL COME WITH A
STANDARD 1-YEAR WARRANTY FROM THE DATE
OF FINAL ACCEPTANCE, OR RECEIPT OF
CERTIFICATE OF OCCUPANCY BY THE OWNER.
SHADE TREE INSTALLATION5SCALE: NOT TO SCALE
PERENNIAL, ORNAMENTAL GRASS, AND GROUNDCOVER INSTALLATION2SCALE: 1" = 1'-0"
SHRUB INSTALLATION4SCALE: 1" = 1'-0"
06"1' 2'
06"1' 2'
PLANT PALETTE1NOTE: QUANTITIES ON THE PLANT PALETTE ARE PROVIDED FOR INFORMATION ONLY. PLANT QUANTITIES UNDER THE CONTRACT ARE INDICATED ON THE PLANS. IN THE EVENT OF ANY DISCREPANCIES, THE CONTRACT SHALL BE BASED
ON THE QUANTITIES SHOWN ON THE PLANS.
LAWN AREAS (SOD)
LAWN AREAS (SEED)
PLANTING BEDS - GRASSES, PERENNIALS AND GROUNDCOVER
PLANTING BEDS - MEDIUM AND SMALL SHRUBS
SHADE AND ORNAMENTAL TREES
6 TOPSOIL
6 TOPSOIL
PER TREE INSTALLATION DETAIL
LANDSCAPE AREAS DEPTH IN INCHES
NOTE: THE CONTRACTOR IS TO SUPPLY SOIL FILL MATERIAL
TO THE DEPTHS INDICATED ON THE CHART BELOW.SOIL DEPTH CHART
SOIL DEPTH CHART3NOTE: THE CONTRACTOR IS TO SUPPLY SOIL FILL MATERIAL TO THE DEPTHS INDICATED ON THE CHART ABOVE
B&BQBQUERCUS BICOLOR SWAMP WHITE OAK 4"SINGLE STRAIGHT TRUNK, SPECIMEN QUALITY; SPRING DIG ONLY--
QTYCODE BOTANICAL NAME COMMON NAME CAL HT SPRD ROOT REMARKS
TR
E
E
S
SH
R
U
B
S
CAB IVORY HALO VARIEGATED DOGWOODCORNUS ALBA 'BAILHALO'- 24" -4'-0" ON CENTERB&B
IVJD JIM DANDY WINTERBERRYILEX VERTICILLATA 'JIM DANDY'-- -4'-0" ON CENTER#5
HPJ LITTLE LIME HYDRANGEAHYDRANGEA PANICULATA 'JANE' LITTLE LIME -- -#5
4
37
3
18
UCMG ULMUS CARPINIFOLIA 'MORTON GLOSSY'TRIUMPH ELM B&B4"SINGLE STRAIGHT TRUNK, SPECIMEN QUALITY--3
AMMO ACER MIYABEI 'MORTON'STATE STREET MAPLE B&B4"SINGLE STRAIGHT TRUNK, SPECIMEN QUALITY--3
GTIS GLEDITSIA TRIACANTHOS VAR. INERMIS 'SKYLINE'THORNLESS SKYLINE HONEYLOCUST B&B4"SINGLE STRAIGHT TRUNK, SPECIMEN QUALITY--4
IVRS RED SPRITE WINTERBERRY -- -4'-0" ON CENTER#514
NO. DATE ISSUE DESCRIPTION
COPYRIGHT 2016: SULLIVAN GOULETTE WILSON, LTD. EXPRESSLY
RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS
IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED
OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO
BE ASSIGNED TO ANY THIRD PARTY, WITHOUT FIRST OBTAINING THE
EXPRESSED WRITTEN PERMISSION AND CONSENT OF SULLIVAN GOULETTE
WILSON, LTD.
THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENTLY
THAN ORIGINALLY DRAWN. OWNER AND ARCHITECT ASSUME NO
RESPONSIBILITY FOR USE OF INCORRECT SCALE.
CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO
PROCEEDING WITH CONSTRUCTION AND NOTIFY ARCHITECT
IMMEDIATELY OF ANY DISCREPANCIES OR CONFLICTS.
PRINCIPAL: MS
QC BY:
P.M.:JK
DRAWN BY: SZ
3 0 7 N O R T H M I C H I G A N A V E N U E
S U I T E 6 0 1
C H I C A G O , I L L I N O I S 6 0 6 0 1
3 1 2 . 6 6 3 . 5 4 9 4 T
3 1 2 . 6 6 3 . 5 4 9 7 F
W O L F F L A N D S C A P E . C O M
P L A N N I N G
L A N D S C A P E A R C H I T E C T U R E
U R B A N D E S I G N
W O L F F L A N D S C A P E A R C H I T E C T U R E
01 08/31/16 ENTITLEMENT PACKAGE
02 10/07/16 ENTITLEMENT PACKAGE
L-2
6 TOPSOIL
6 TOPSOIL
4'-0" ON CENTER
PE
R
E
N
N
I
A
L
S
BNH BETULA NIGRA 'HERITAGE'HERITAGE RIVER BIRCH B&B-MULTI-STEM, 4-5 STEMS MINIMUM; SPRING DIG ONLY8-1
GB BROOKSIDE PERENNIAL GERANIUMGERANIUM 'BROOKSIDE'-- -2'-0" ON CENTER#1
HSFW FRANCES WILLIAMS SIEBOLDIANA HOSTAHOSTA SIEBOLDIANA 'FRANCES WILLIAMS'-- -2'-0" ON CENTER#1
HPM PARDON ME DAYLILYHEMEROCALLIS 'PARDON ME'-- -#1
56
72
276 2'-0" ON CENTER
VJ JUDD VIBURNUMVIBURNUM JUDDII - 30" - 5'-0" ON CENTERB&B10
SJM MAGIC CARPET SPIREASPIRAEA JAPONICA 'MAGIC CARPET'-- -2'-6" ON CENTER#510
TMT TAUNTON YEWTAXUS X MEDIA 'TAUNTONII'- - 36" 4'-0" ON CENTERB&B10
ILEX VERTICILLATA 'RED SPRITE'
NF CATMINTNEPETA X FAASSENII - - - 2'-0" ON CENTER#186
SBF GOLDFLAME SPIREA -- -3'-6" ON CENTER#533SPIRAEA X BUMALDA 'GOLDFLAME'
PVS SHENANDOAH SWITCH GRASSPANICUM VIRGATUM 'SHENANDOAH'-- -2'-0" ON CENTER#3
PAH HAMELIN DWARF FOUNTAIN GRASSPENNISETUM ALOPECUROIDES 'HAMEIN'-- -#1
40
125 2'-0" ON CENTER
2.2.c
Packet Pg. 37
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4" X 4" CEDAR POST, TYP.
2" X 4" FENCE RAIL
1" X 6" FENCE BOARD
6'
-
0
"
2"
4'
-
0
"
8'-0", CENTER TO CENTER, TYP.
CAST IN
PLACE
CONCRETE
FOOTING
4" x 4" CEDAR
SUPPORT POST
1x6 ROUGH
SAWN CEDAR
WOOD FENCE
BOARD, TYP.
2"x4" CEDAR
WOOD FENCE
RAIL
(4 PER SECTION)
1" X 6" WOOD
FENCE BOARD
2" X 4" WOOD
FENCE RAIL
8"
4"
1'
-
2
"
4"
1'
-
2
"
4"
7"
3'
-
6
"
1'-0"1'-0"
INSIDE OF TRASH ENCLOSURE
EXTERIOR OF TRASH ENCLOSURE
1'
-
2
"
4"
4" X 4" CEDAR POST, TYP.
NOTES:
1. FENCING SHALL NOT BE INSTALLED UNTIL CONCRETE HAS CURED FOR MIN. SEVEN DAYS.
2. FENCING RAILS SHALL BE SECURED TO POSTS WITH GALVANIZED FASTENERS
3. PICKETS SHALL BE SECURED TO RAILS WITH MIN. (2) GALVANIZED FASTENERS AT THE
INTERSECTION OF EACH RAIL. NAIL PICKETS AT CENTER OF RAIL, ALIGN NAILS HORIZONTAL
ACROSS ALL PICKETS. KEEP NAILS 1" FROM EDGE OF PICKET, TYP.
2'-0"
3'
-
6
"
6'
-
0
"
2x2 SQUARE WELDED STEEL FRAME W/ FENCE
BOARDS ATTACHED DIRECTLY TO FRAME. GATE
FRAMES SHALL BE ATTACHED W/ HEAVY DUTY
HARDWARE AND WELDED TO STEEL POST.
1x6 ROUGH
SAWN CEDAR
WOOD FENCE
BOARD, TYP.
6x6 METAL POST
DROP ROD SET INTO
CONCRETE PAD WITH
LOCKING HARDWARE
CONCRETE SLAB,
6" THICK MIN.
REINFORCED,
18" x 18"
THICKENED EDGE
ON FRONT 2'-0"
OF DUMPSTER
SLAB
CONCRETE
FOOTING, 24" DIA.,
3'-6" DEEP
TEMPORARY TREE
PROTECTION FENCE
EXISTING TREE(S)
TO BE PROTECTED
DRIP LINE
PLACE TREE PROTECTION FENCE OUTSIDE
OF TREE ROOT ZONE (DRIP LINE). MULCH
AREA ENCLOSED BY FENCE WITH 3" DEPTH
SHREDDED HARDWOOD BARK MULCH.
FENCE POST, SPACE 8'
ON CENTER MAXIMUM
OR AS REQUIRED TO
KEEP FENCE TAUT
ORANGE PLASTIC SAFETY /
SNOW FENCE, ATTACH
WITH COATED WIRE OR
ZIP TIE
EXISTING GRADE
4'
-
0
"
2'
-
0
"
6'
-
0
"
TRASH ENCLOSURE DETAIL1SCALE: 1" = 1'-0"
06"1' 2'
TRASH ENCLOSURE GATE DETAIL2SCALE: 1" = 1'-0"
06"1'2'
NO. DATE ISSUE DESCRIPTION
COPYRIGHT 2016: SULLIVAN GOULETTE WILSON, LTD. EXPRESSLY
RESERVES ITS COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS
IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED
OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO
BE ASSIGNED TO ANY THIRD PARTY, WITHOUT FIRST OBTAINING THE
EXPRESSED WRITTEN PERMISSION AND CONSENT OF SULLIVAN GOULETTE
WILSON, LTD.
THESE DRAWINGS MAY HAVE BEEN REPRODUCED AT A SIZE DIFFERENTLY
THAN ORIGINALLY DRAWN. OWNER AND ARCHITECT ASSUME NO
RESPONSIBILITY FOR USE OF INCORRECT SCALE.
CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS PRIOR TO
PROCEEDING WITH CONSTRUCTION AND NOTIFY ARCHITECT
IMMEDIATELY OF ANY DISCREPANCIES OR CONFLICTS.
PRINCIPAL: MS
QC BY:
P.M.:JK
DRAWN BY: SZ
3 0 7 N O R T H M I C H I G A N A V E N U E
S U I T E 6 0 1
C H I C A G O , I L L I N O I S 6 0 6 0 1
3 1 2 . 6 6 3 . 5 4 9 4 T
3 1 2 . 6 6 3 . 5 4 9 7 F
W O L F F L A N D S C A P E . C O M
P L A N N I N G
L A N D S C A P E A R C H I T E C T U R E
U R B A N D E S I G N
W O L F F L A N D S C A P E A R C H I T E C T U R E
01 08/31/16 ENTITLEMENT PACKAGE
02 10/07/16 ENTITLEMENT PACKAGE
L-3TREE PROTECTION FENCING3SCALE: 1" = 1/2'-0"
06"1' 2'
2.2.c
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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, SEPTEMBER 21, 2016
Call to Order
The meeting was called to order at 7:31 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.O-2016-44 Consider Approval of a Variation for a Six Foot (6') Solid Fence at 5
Cambridge Court (Trustee Berman)
Julie Jacobson and Peter VanderHye, 5 Cambridge Court, were present and sworn in.
Ms. Jacobson explained they bought the home in January and are in the process of
renovating the house. They have two dogs that they would like to contain in the yard as
well as reduce noise from barking. They also have water that pools in their yard and the
contractor recommended a six foot solid privacy fence because it would be more
structurally sound. They have spoken to the neighbors about their proposed fence and
there were no issues. One neighbor removed their fence in anticipation of this fence
being installed. There are two other neighbors in the cul de sac that have six foot fences.
They also have kids from the neighboring subdivision that cut through the yard and the
fence would eliminate that.
Com. Cesario stated that there is a variety of fences in the cul de sac. However, so long
as the neighbors are comfortable he is supportive of the request.
Com. Goldspiel asked about the dogs. Ms. Jacobson explained one dog is a hound mix
and the other is a lab mix. Both dogs weight 35 to 40 pounds. Com. Goldspiel asked if
they had considered matching the color of the neighboring fence. Ms. Jacobson stated
that they will be matching one of the colors. Com. Goldspiel stated that he is not a fan of
a white vinyl fence. It can reflect too much light sometimes. He recommends matching
the tan and white neighboring fence.
Com. Lesser asked Mr. Sheehan if the only need for the variance is due to the fence
being solid. Mr. Sheehan confirmed that is correct. Com. Lesser advised the Petitioners
that they could proceed without a variance if they chose a board on board style fence. He
asked if they are concerned about the dogs jumping the fence. Ms. Jacobson responded
that she is not as concerned about the dogs jumping the fence as she is in them
escaping the yard through the fence. Com. Lesser asked about the gap that would
remain between the proposed fence and the neighboring chain link fence. ms. Jacobson
stated that if the neighbor did not remove the chain link fence, they would either hire a
landscaper to maintain the area or purchase a weed whacker.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Smith entered the Staff Report as Exhibit 1.
3.B.1
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The public hearing was closed at 7:43 PM.
Moved by Com. Weinstein, seconded by Com. Khan, to grant the variance to Fence
Code, Section 15.20.090.C to allow a six foot vinyl privacy fence at 5 Cambridge Court.
RESULT:ADOPTED [UNANIMOUS]
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au
ABSENT:Adam Moodhe, Matthew Cohn
2.O-2016-45 Consider Approval of an Amendment to Ordinance 2015-56 for Sky Fitness
at 1501 Busch Parkway (Trustee Weidenfeld)
Mr. Yan Belfor, Sky Fitness; Larry Heller, Sky Fitness; Douglas White, Project Manager;
Joe Conway, Arco Murray; and Dennis Kulak, Architect, were present and sworn in.
Mr. Heller reviewed the changes to the previously approved plan. They have removed the
basketball court and replaced it with an outdoor pool on the roof. It is similar to the
previous plan but the profile is slightly smaller.
Mr. Kulak reviewed the proposed elevations and explained that the new parapet would
screen the outdoor pool on the roof. The first floor will continue to be a swimming pool.
They have removed the second floor basketball court and open exercise area on the
mezzanine. There will be a single pool on the roof with a covered stairway. The proposed
elevations are similar to the previously approved addition.
Com. Goldspiel asked how much of the year the outdoor pool would be in use. Mr. Heller
stated that the pool would be used for approximately six months of the year; May through
November. The proposed screening would allow for continued use during the later fall
season. Com. Goldspiel asked about the structural requirements for the roof pool. Mr.
Conway explained that since the pool would be heavier, there would be additional
support to the pool and pool deck. Com. Goldspiel asked if there would be a roof over the
pool. Mr. Conway advised there would not. Com. Goldspiel asked if the changes would
affect the swale. Mr. Conway stated no.
Com. Cesario asked if the footprint of the proposed changes would be the same as the
previously approved addition. Mr. Heller stated that the footprint would be slightly smaller.
Com. Lesser is concerned about safety of the barrier surrounding the outdoor roof pool.
Mr. Conway explained that the perimeter would have a four foot high parapet with the two
foot wind screen on top, for a total of six feet. Com. Lesser asked if that was consistent
with similar roof pools. Mr. Conway advised that the design is consistent with designs
used for similar pools. Mr. Heller added that dozens of roof pools in the city only have a
four foot barrier. Com. Lesser asked if the roof area would be monitored. Mr. Heller
stated that there would be a full time attendant and children under 12 years old are
required to have adult supervision at all times. Com. Lesser asked if the area would be
video monitored. Mr. Heller responded yes.
3.B.1
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Com. Goldspiel asked about the noise that would be generated from the roof pool. Mr.
Heller responded that the concept is a relaxation pool. They are trying to provide an
upscale resort type atmosphere. There will be spa-type music. They are located in the
Industrial District. Com. Goldspiel asked if the noise would echo. Mr. Heller responded
no.
Com. Au asked about the hours of operation. Mr. Heller stated that they are currently
open Monday through Thursday 5:00 AM-10:00 PM; Friday 5:00 AM-9:00 PM; and
Saturday and Sunday 6:00 AM-6:00 PM. They would maintain these hours while the roof
pool season is open.
Com. Goldspiel asked if competitions would be held in the pool. Mr. Heller responded
that the pool is not designed for that type of use.
Com. Au asked if the pool would be rented for private parties. Mr. Heller stated that they
are looking into that.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Smith entered the Staff Report as Exhibit 1.
Mr. Heller added that they are trying to be an upscale facility and are competing with
similar facilities in the area.
The public hearing was closed at 7:58 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village
Board approval of the amendment to Ordinance 2015-56 which granted Preliminary Plan
approval with a variation from Section 17.48.020 of the Buffalo Grove Zoning Code for a
side yard setback reduction in the Industrial (I) Zoning District.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 10/17/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Frank Cesario, Commissioner
AYES:Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au
ABSENT:Adam Moodhe, Matthew Cohn
3.(ID # 1689) Consider Approval of Amendment to the Existing Annexation Agreement
Ordinance No. 90-55, as Amended by Ordinance No. 2007-55 Requesting Approval for a
Rezoning to B3 Planned Business Center District with a Special Use for a Planned Unit
Development and Approval of a Plat of Subdivision and Preliminary Plan with Multiple
Special Uses and Variations for the 25 Acre Property at the Northwest and Southwest
Corners of Milwaukee Avenue and Deerfield Parkway (Trustee Berman)
3.B.1
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Jim Arneson, Building Systems General Corp.; Phil Weightman, Building Design Group;
Ricky Smith, R.A. Smith National; Louis Schriber III, Shorewood Development Group;
and Dan Angspat, Shorewood Development Group, were present and sworn in.
Mr. Arneson reviewed the proposed Woodman’s development. The proposed building
elevations and construction materials were described as well as the car wash/gas
station/lube center. He described access to the sites along Milwaukee Avenue and
Deerfield Parkway. There is a proposed stoplight with pedestrian crosswalk on Deerfield
Parkway to allow access to the north and south parcels. The proposed truck access
would be along Milwaukee Avenue. Trucks would then turn around in the designated
area in the northwest corner of the property and then re-enter Milwaukee Avenue. Refuse
would also be contained on the backside of the building on the north end of the property.
Truck deliveries would occur 20-30 times a day during the week with most deliveries
taking place between 5:00 AM and 6:00 PM. One to two would occur between 8:00 PM
and 10:00 PM. On the weekends there would be only two to three deliveries a day. The
parking stalls would be horizontal to the front of the building with wider access aisle. They
have found that this provides a safe means of access. They have enhanced the building
elevations and added landscaping. The fueling stations are regulated by the State. He
reviewed the strict State requirements. Woodman’s currently operates two unattended
fueling stations in Illinois. The State material requirements for underground tanks were
reviewed. The fueling station on the north lot, west of the grocery store, will be
unattended all the time. The fueling station on the lot south of Deerfield Parkway will also
be open 24 hours. This station will be attended from 7:00 AM to 7:00 PM. The lube center
will be open 8:00 AM to 6:00 PM Monday through Friday; 9:00 AM to 5:00 PM on
Saturdays and 10:00 AM to 3:00 PM on Sundays. The car wash will operate 24/7. All car
wash operations will occur within the enclosed car wash. They are requesting multiple
variations that include the car wash setback, parking lot and landscape setbacks, the
canopy for the unattended fuel station, driveway width and parking stall sizes.
Mr. Angspat reviewed the proposed 5.4 acre development on the southwest corner. The
development would consist of three buildings. The eastern most building, Building A, will
be a 30,000 square foot commercial/retail building with a drive-thru with 11,000 square
feet of office space on the second floor. Building B will have two restaurants with one
drive-thru and the third Building will be a bank with a drive-thru. They are requesting
variations for the proposed signage and variations for the size of the parking stalls. The
landscaping was also described.
Com. Cesario asked about the enclosed car wash and what measures are being taken to
ensure that someone does not get stuck within the car wash. Mr. Stilling advised that the
Building Code would require an exit. Com. Cesario asked about the 18 foot parking stall
widths. Mr. Stilling advised that the Village has been supporting the reduced width
parking stalls. Over the years cars have gotten a little smaller and the reduced width
permits the 24 foot wide aisle, which allows for customers to safely load vehicles while
other vehicles are within the aisle. Com. Cesario is amazed that with the size of the
proposed Woodman’s building that variations to the Sign Code are still required. He
referenced page 46 of the packet agenda. Mr. Arneson advised that a man door will be
located on each end of the car wash.
Com. Khan asked about the timeline for Woodman’s to start construction. Mr. Arneson
advised that once they begin, they anticipate the project being completed within 12
months. They are waiting for IDOT and Lake County Transportation to approve the road
plan. Com. Khan asked if the proposed development accesses are in line with the future
road improvements. Mr. Arneson stated they are and added that 100% of the
3.B.1
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improvements must be complete before opening. They will construct but are waiting on
the approval from both IDOT and Lake County. Com. Khan asked when they can expect
approval. Mr. Arneson explained that IDOT usually comments within 3 months from the
time of submittal. However, they have been notified it could be up to 5 months. Com.
Khan confirmed that road improvements would be to both Deerfield Parkway and
Milwaukee Avenue.
Com. Lesser asked what has been done to address his earlier suggestion of berming
along Milwaukee Avenue and Deerfield Parkway to screen the parking that will be visible.
Mr. Arneson responded that they have compensatory storage issues to finalize first. They
need to know the exact locations of where they will be putting the compensatory storage.
It appears that the compensatory storage will be contained on the north and west areas
of Parcel 1. Mr. Stilling added that it also depends on the IDOT requirements. Com.
Lesser would like to see the parking lots screened and asked if there were any changes
to the south elevation of the building. Mr. Arneson believes that they will be able to
provide some screening and does not believe there have been any changes to the south
elevation of the Woodman’s building since the previous changes. Com. Lesser asked
about the shared access of Parcel 2 with the development to the south. Mr. Angspat
advised that they are in current negotiations with the developer of the property to the
south. However, nothing has been finalized yet so there is nothing shown on the
proposed site plan.
Com. Cesario advised that any approval would be contingent on a cross access
easement agreement and asked how many parking spaces would be lost. Mr. Angspat
stated that four spaces would be lost. Mr. Stilling added that they exceed the required
number of parking spaces on Parcel 2. Com. Cesario asked about the hours of operation
of the tenants. Mr. Angspat is not sure because they are still negotiating with perspective
tenants. Com. Cesario asked about the drive-thru. Mr. Angspat stated that both Building
A and Building B would have a drive-thru with a ten car stack.
Com. Goldspiel asked about the radius that Woodman’s would draw customers from. Mr.
Stilling advised about a 30 minute drive. Com. Goldspiel asked if there will be cross
access from the Woodman’s gas station south of Deerfield Parkway to Parcel B. Mr.
Angspat responded yes. Com. Goldspiel asked about the rear setback requirements of
the B3 District and the proposed location of Building A as listed on page 37 of the agenda
item packet. He added that the Village needs to be sensitive to the residential properties
to the south. Mr. Stilling advised that the setback requirements of B3 do not apply due to
the property to the south being unincorporated Lake County and that a Planned Unit
Development (PUD) can set the restrictions. Once the PUD is approved, they cannot
make any changes without getting permission from the Village. Building A would be 18
feet from the MJK development site and 22 feet from the unincorporated residential
properties. A lengthy discussion ensued concerning the setback requirements of the B3
District.
Com. Weinstein confirmed that the car wash would operation 24 hours a day, seven days
a week and that the gas station would become unattended after 7:00 PM in the evening.
He asked what the demand is for a 24/7 car wash. Mr. Arneson is not sure. Mr. Stilling
advised that there are several 24/7 car wash operations and that the Zoning Ordinance
allows it. Com. Weinstein asked about the proposed signage for Parcel 2. Mr. Angspat
confirmed that proposed sign A would be 25 feet in height and the second ground sign
would be the same sign but 18 feet in height.
3.B.1
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Com. Lesser asked Mr. Stilling about the road improvements for Milwaukee Avenue and
Deerfield Parkway and what is being done to ensure pedestrian safety between the two
developments. Mr. Arneson advised that a new traffic light will be installed on Deerfield
Parkway that will include a pedestrian crosswalk. Com. Lesser asked if there will be a
crosswalk at Milwaukee Avenue and Deerfield Parkway. Mr. Arneson advised that it has
been found not to be safe for pedestrians due to the size of the intersection.
Ch. Smith asked about the underground fuel storage tanks and how they will be
constructed. Mr. Arneson reviewed the State requirements for underground fuel storage
tanks. Ch. Smith likes the design. Buildings A & B have a modern look but the bank is not
the same. Mr. Schriber III explained that the proposed Chase Bank will have the Chase
Bank branding. They have incorporated some of the proposed development elements
into the building, but they have to make it work from a massing and materials standpoint.
Ch. Smith asked if the proposed Chase Bank building is consistent with other Chase
Bank locations. Mr. Schriber III responded yes. It is very similar to the Chase Bank
located in the Buffalo Grove Plaza. They will work with staff to enhance the building to be
more consistent with the proposed development.
Com. Goldspiel asked if Woodman’s will have a bike rack installed. Mr. Arneson advised
that bike racks are installed at all of the Woodman’s locations. Com. Goldspiel asked if
there will be any bike paths installed. Mr. Stilling advised that there are existing bike
paths in the area. Com. Goldspiel asked if the gas pumps on the north parcel would be
the only unattended gas pumps. Mr. Arneson stated that the gas pumps on both the north
and south parcel will be unattended. The pumps on the parcel will be unattended all the
time. The pumps on the south parcel will be unattended after 7:00 PM. Com. Goldspiel
asked about the State requirements for the gas stations and also asked what would
happen if there was a fuel leak. Mr. Arneson explained the State requirements and
explained that if there was a fuel leak, the fuel would work into the ground and then into
the storm drains and into the detention ponds.
There were no additional questions from the Commissioners at this time.
Ch. Smith entered the Staff Report as Exhibit 1.
Gina Larov, 20939 Dogwood Street, was present and sworn in. Gina is concerned that if
there is a fuel leak, the spills will go into the water system. The gas station will be located
next to the pond. If there is a spill, the fuel will go into the pond, then the creek and
through their neighborhood. This development will create air pollution and noise pollution.
They have already had to deal with a gas station nearby for many years. The proposed
restaurants are acceptable, but not the gas station. It will be too dirty.
Judi Ortiz, 20922 Dogwood Street, was present and sworn in. She is also worried about
contamination of the ground water and creek. Getting in and out of their subdivision isn’t
easy now and will only get worse. There are plenty of gas stations already located along
Milwaukee Avenue.
Pat Lisky, was present and sworn in. Pat asked about the proposed fence along the
south property line. Mr. Arneson explained that the proposed 6 foot solid fence would
extend along the entire south property line. Pat asked if the existing detention ponds will
be able to accommodate the storm water. He stated that they overflow now when there is
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a heavy rain. Mr. Angspat responded yes. Pat asked about the noise from the car wash.
Mr. Angspat advised that there will not be any noise from the car wash since all the car
wash operations will be within the building.
Judi Ortiz asked where the waste from the car wash will go. Mr. Angspat stated that the
waste will not go into the ponds; it will be draining into the sewer lines and taken to a
treatment plant where it will be treated.
Debbie Connell, 2850 Dogwood Street, was present and sworn in. She asked how this
development could be built in a floodplain. She cannot even put up a fence. She stated
that they cannot make a left-hand turn onto Milwaukee Avenue now. It will get worse.
Pat Lisky stated that he likes the idea about the cross access. That would allow them to
get to the light on Deerfield and make the left hand turn onto Milwaukee Avenue.
Aleksey Levy, 20939 Dogwood Street, was present and sworn in. He asked if there was a
leak, would and alarm go off and who would be notified. Mr. Arneson stated that the
alarm would immediately notify the Fire Department. Mr. Levy added that the
development property is higher than their subdivision. The dirty and mud absorb the rain
water now. He asked where the extra water would go. He also wants to see a 10 foot
fence separating the properties instead of a 6 foot fence. Traffic is currently an issue and
will only get worse. There are approximately three to five accidents in this area a month.
He is also concerned about the floodplain. He asked how far the underground fuel tanks
would be from the residential property. Mr. Stilling responded that the underground tanks
would be 35 feet from the residential property lines.
Com. Goldspiel asked about the ponds that overflow.
Mr. Ricky Smith, R. A. Smith, explained that 98% to 99% of the proposed development is
not in the floodplain. On the south parcel, only a 10 foot to 20 foot strip along the south
property line is in the floodplain. The proposed development would be gaining be gaining
compensatory storage on the west and north sides of the north parcel.
Mr. Levy stated that his question is not being answered about the flooding. Mr. Smith
explained that the north parcel is a flat site. The water would drain into the storm sewers
and then into the ponds. The ponds were original designed to accommodate an area
larger than the proposed Woodman’s site.
Mr. Schriber III stated that he hears the concerns that adding more pavement will add
more flooding. What they are proposing is better flood management. Mr. Levy and Mr.
Schriber III went on to discuss the flood management issues.
Mr. Jeffrey Silverman, MJK Real Estate Holdings, was present and sworn in. Mr.
Silverman advised that a study concerning the ponding system is underway and should
be completed soon. He added that this is a great project for this intersection. He wants
the Village to push for the cross access agreement with Shorewood Development and his
project on the properties to the south of parcel 2. He wants to see a consistent
application of permitted restaurant uses. His project was limited to a certain number of
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square feet for restaurants. The proposed drive-thru on Building A could cause a clogging
point on the property. There is not enough room for a car to by-pass the drive-thru. He
believes the proposed right in-out access on Deerfield Parkway for the south parcel may
not be allowed by IDOT and Lake County. He also believes that the fence should start
where the residential properties begin. His proposed signs were brought down to 25 feet
in height at the Planning & Zoning Commission level, then reduced even further down to
18 feet at the Village Board. He does not see the need to a ground sign on Milwaukee
Avenue. He believes this is a good plan but needs tweaking.
Boris Larov, 20939 Dogwood Street, was present and sworn in. He advised that most of
the residents in the Pekara Subdivision object to the proposed development. He
submitted two letters and a group of signed petitions objecting to the development.
Ch. Smith entered the signed petitions as Exhibit 2 and the two letters as Exhibit 3.
Mr. Larov added that Parcel 2 was omitted from the published public hearing notice.
Mr. Rick Silverman, MJK Real Estate Holdings, was present and sworn in. He stated that
the plans with the Parcel 2 development were not submitted until today. The proposed
Building A will be 36 feet high. The proposed 6 foot fence will not hide the building. The
trash enclosures will back up to the residential properties. He also agrees that the right
in-out will not be approved.
Mr. Stilling responded that staff has worked with the developers on this project as they
have with other projects. There are a lot of moving pieces involved.
Maribel Granados, 20845 Catalpa Street, was present and sworn in. She believes that
the development is too ambitious for the site. They are trying to cram too much into the
space provided. Traffic will be a nightmare. She does not understand. There are people
who live behind the proposed development. Their quality of life will be impacted. She is
concerned for the safety of the residents as they do not have any sidewalks.
Debbie Connell stated that their address is in Deerfield and asked if Deerfield has
anything to say about the proposed development. She is concerned with flooding within
the subdivision.
Another resident who resides on Pekara Drive stated that the two ponds overflow now.
He is concerned that the flooding will invade his house. He asked if more water will make
them flood even more.
Mr. Stilling stated that staff recommends approval with the conditions stipulated in the
Staff Report.
There were no additional questions or comments from the Commissioners. There were
no additional questions or comments from the audience.
3.B.1
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The public hearing was closed at 9:46 PM.
Moved by Com. Weinstein, seconded by Com. Au, to recommend to the Village Board to
approve the Amendment to the existing Annexation Agreement Ordinance 90-55, as
Amended by Ordinance 2007-55, requesting approval for a rezoning to B3 Planned
Business Center District with a special use for a Planned Unit Development and approval
of a Plat of Subdivision and Preliminary Plan with multiple special uses and variations,
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 plans for the bank building shall be revised to meet
the required vehicle stacking; otherwise a separate variation is required.
2.Prior to the issuance of the final Certificate of Occupancy, the property owner shall grant
an easement to the Village allowing for a Village entrance sign with related landscaping
in a manner acceptable to Village and in accordance to the area identified on Woodman’s
Preliminary Landscape Plan.
3.A final plat of subdivision shall be submitted. The plat shall dedicate the necessary right-
of-way to accommodate the offsite roadway and intersection improvements, as shown on
plans attached as part of this petition.
4.Any future modifications to the building elevations for Shorewood’s Development Parcel
2, including those modifications required as part of a tenant request, shall conform to the
Village’s Appearance Plan.
5.Prior to the issuance of a Certificate of Occupancy for Shorewood’s Development Parcel
2, the Owner of Parcel 2 shall grant the necessary easements to allow for future shared
cross access to the property immediately to the south of Parcel 2 in a form acceptable to
the Village and to the Owner.
Com. Goldspiel believes that further engineering studies needs to be completed with
regards to the detention ponds. He is also concerned with gas leaks and run offs at the
pumps. He asked about a possible holding tank.
Com. Cesario stated that Parcel 2 is new to the plan. He is concerned with the cross
access and believes that the cross access should be clearly identified. He also believes
that the storm water issues will be better managed under the development. He believes
that the proposal is a great use for the property and he supports the proposal.
Com. Lesser is pleased with the project. The storm water management was discussed at
length. He would have liked more time to review the proposed parcel 2. With regards to
the proposed ground sign at the corner on parcel 2, he would like to see it be more
consistent with what has been approved> overall he is supportive of the project.
3.B.1
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Com. Au echoes the other Commissioners. She believes that the hours of the car wash
and gas station may want to be limited to accommodate the nearby residents. She would
also like to see cooperation between the two developers on the cross access issue.
Com. Lesser added that it is critical that cross access exists between the two
developments and that it is done in a way that is satisfactory to the Village.
Ch. Smith also agrees with the other Commissioners. He added that the Planning &
Zoning Commission did recommend approval of a 25 foot high ground sign for the MJK
property to the south and is recommending a 25 foot high ground sign here. It is the
Village Board that makes the final decision.
There were no additional questions or comments from the Commissioners. There were
no additional comments from the Petitioner.
RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 10/17/2016 7:30 PM
MOVER:Mitchell Weinstein, Commissioner
SECONDER:Amy Au, Commissioner
AYES:Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au
ABSENT:Adam Moodhe, Matthew Cohn
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Aug 17, 2016 7:30 PM
Moved by Com. Lesser, seconded by Com. Khan, to approve the minutes of the
August 17, 2016 Regular meeting.
RESULT:ACCEPTED [6 TO 0]
MOVER:Scott Lesser, Commissioner
SECONDER:Zill Khan, Commissioner
AYES:Smith, Cesario, Khan, Lesser, Weinstein, Au
ABSTAIN:Stephen Goldspiel
ABSENT:Adam Moodhe, Matthew Cohn
Chairman's Report
None.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
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Mr. Stilling advised that Ms. Woods had a baby boy. She will be returning in December.
The next regular meeting may be cancelled. There currently are no pending applications.
Metro Storage will be constructing a building at the southwest corner of Busch Parkway and
Deerfield Parkway. They meet all the zoning requirements.
The Link Farm/Didier project is expected to go to public hearing in November.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 10:03 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 21st DAY OF September , 2016
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