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2019-11-20 - Planning and Zoning Commission - Agenda Packet Meeting of the Village of Buffalo Grove Planning and Zoning Commission Regular Meeting November 20, 2019 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 Special Use for a Nonacademic School, Class and Instruction (Fitness Facility) in the Industrial District at 723 Hastings (Trustee Johnson) (Staff Contact: Chris Stilling) 2. Consider Multiple Variations to the Sign Code for Link Crossing Development Signs (Continued from the November 6, 2019 PZC Meeting) (Trustee Johnson) (Staff Contact: Chris Stilling) 3. Consider an Amendment to Planned Development Ordinance No. 2016-66 to Allow for a New Automobile Service Station with Variations to the Zoning Ordinance and Sign Code for the Property at 1525 Deerfield Parkway (Trustee Weidenfeld) (Staff Contact: Chris Stilling) III. Regular Meeting A. Other Matters for Discussion B. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Nov 6, 2019 7:30 PM C. Chairman's Report D. Committee and Liaison Reports E. Staff Report/Future Agenda Schedule F. Public Comments and Questions IV. Adjournment The Planning and Zoning Commission will make every effort to accommodate all items on the agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of matters to another meeting should the discussion run past 10:30 p.m. The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that persons with disabilities, who require certain accommodations to allow them to observe and/or participate in this meeting or have questions about the accessibility of the meeting or facilities, contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable accommodations for those persons. Updated: 11/15/2019 9:18 AM Page 1 Action Item : Consider Approval of Special Use for a Nonacademic School, Class and Instruction (Fitness Facility) in the Industrial District at 723 Hastings Recommendation of Action Staff recommends approval, subject to the conditions in the staff report. The petitioners, Leonid Goldyuk, James Holder, Ivan Havrylyan, are proposing to operate a nonacademic school, class and instruction (fitness facility), BG Fit at 723 Hastings Lane. The 2,800 square foot facility is currently vacant. Pursuant to the Zoning Ordinance, nonacademic school, class and instruction (fitness facility) is a special use in the Industrial District. ATTACHMENTS:  Staff Report (DOCX)  plan set (PDF) Trustee Liaison Staff Contact Johnson Chris Stilling, Community Development Wednesday, November 20, 2019 2.1 Packet Pg. 2 VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT MEETING DATE: November 20, 2019 SUBJECT PROPERTY LOCATION: 723 Hastings Lane PETITIONER: Leonid Goldyuk, James Holder, Ivan Havrylyan, BG Fit PREPARED BY: Rati Akash, Village Planner REQUEST: Petition to the Village of Buffalo Grove for a special use for a nonacademic school, class and instruction (fitness facility) in the Industrial District. EXSITING LAND USE AND ZONING: The property is improved with the existing industrial facility and is currently zoned Industrial (I). COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property to be Industrial. PROJECT OVERVIEW The petitioners, Leonid Goldyuk, James Holder, Ivan Havrylyan, are proposing to operate a nonacademic school, class and instruction (fitness facility), BG Fit at 723 Hastings Lane. The 2,800 square foot facility is currently vacant. Pursuant to the Zoning Ordinance, nonacademic school, class and instruction (fitness facility) is a special use in the Industrial District. PLANNING, ZONING, AND ENGINEERING ANALYSIS Proposed Use  BG Fit, will be a new, privately-owned cross-fit fitness center. The proposed use will comprise of cross-fit classes and training.  Most of the facility (approximately 2,800 square feet) would be dedicated to cross-fit equipment and class areas. There is an additional mezzanine level of approximately 900 square feet, which will be used for storage.  The rear portion of the tenant space includes kitchens, bathrooms, as well as 4 office spaces.  The office space will be utilized for various cross-fit class activities as well as daily office use. 2.1.a Packet Pg. 3 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) Operations  General hours of operation for BG Fit are 5:30 am to 8:30 pm.  Classes will be offered all seven days of the week. With weekend classes limited to the morning sessions.  Monday through Friday there are a total of 5 classes. Two classes are yet to be determined which will be between 9:30 am – 10:30 am in the morning, and the second class between 7:30 pm – 8:30 pm in the evening.  During the off-peak hours in the early morning before 8:00 am, classes are capped to allow a maximum of 10 students.  During the off-peak hours in the late evening after 5:00 pm, classes are capped to allow a maximum of 12 students.  The classes during the peak hours between 8:00 am to 5:00 pm are capped to allow only 6 students.  All Saturday and Sunday classes will allow a maximum of 12 students.  BG Fit proposes to have 2 full-time employees and 2 part-time employees. Existing Use and Surrounding Uses  723 Hastings building has 4 tenant spaces.  This property is zoned Industrial. The 3 other tenant spaces are all office use and are presently occupied. Parking  The facility currently has 26 parking spaces and 1 ADA parking space on the 723 Hastings Lane parking lot.  The parking lot has 7 parking spaces on the west side, 8 parking spaces on the south side, and 11 parking spaces and 1 ADA parking space on the east side. Parking lot has a total of 27 parking spaces.  Pursuant to Village Code, a recreational uses require 1 parking space per 1,000 square feet of floor area.  There are 2 full-time employees and 2 part-time employees, with a total of 4 employees at any given time. 2.1.a Packet Pg. 4 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s )  The classes (hourly duration) and caps (maximum number of students) are outlined in the table below:  In the peak hours between 8:00 am to 5:00 pm all classes will be capped to have a maximum of 6 students only.  The Petitioner has provided a detailed parking study to include the maximum number of cars parked on the parking spaces available at each hour during the day starting at 6:00 am up to 8:00 pm shown in the table below:  From the table above, a maximum number of 13 cars is occupied in the parking lot during the peak-hours (8:00 am – 10 am) when BG-Fit conducts some of the classes. The parking lot has 26 parking spaces and 1 ADA parking space. The parking lot will effectively have 13 parking spaces and 1 ADA parking space available during that time. The peak hour classes are capped to allow up to 6 students and assuming all 4 employees are present at that time, this totals to using 10 parking spaces by BG Fit. This is within the available parking spaces.  During the off-peak hours in the early morning (before 8:00 am), the maximum number cars present in the parking lot is 4. The parking lot will effectively have 22 parking spaces and 1 ADA parking space available during that time. The early morning classes are capped to allow up to 10 students, and assuming all 4 employees are present at that time, it totals to 14 parking spaces to be used by BG Fit. This is well within the total available parking spaces.  During the off-peak hours in the late evening (after 5:00 pm), the maximum number of cars present in the parking lot is 3. The parking lot will effectively have 23 parking spaces and 1 ADA parking space available during that time. The late evening classes are capped to allow up to 12 students, and assuming 4 employees are present at that time, it totals to 16 parking spaces to be used by BG Fit. This is well within the total available parking spaces. STANDARDS Pursuant to the Zoning Ordinance, the proposed use does require a Special Use in the “I” Industrial District. The following criteria shall be met: 1. The special use will serve the public convenience at the location of the subject property; or the establishment, maintenance or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare; 2.1.a Packet Pg. 5 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with said special use, the size of the subject property in relation to such special use, and the location of the site with respect to streets giving access to it shall be such that it will be in harmony with the appropriate, orderly development of the district in which it is located; 3. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity of the subject property for the purposes already permitted in such zoning district, nor substantially diminish and impair other property valuations with the neighborhood; 4. The nature, location and size of the buildings or structures involved with the establishment of the special use will not impede, substantially hinder or discourage the development and use of adjacent land and buildings in accord with the zoning district within which they lie; 5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be provided; 6. Parking areas shall be of adequate size for the particular special use, which areas shall be properly located and suitably screened from adjoining residential uses, and the entrance and exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards, eliminate nuisance and minimize traffic congestion in the public streets. The petitioner’s response to the standards are included with the packet. PUBLIC COMMENTS Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was posted on the subject property. The posting of the public hearing sign and the mailing of the notifications were both completed within the required timeframe. As of the date of this report, the Village has received one call inquiry from the public or adjacent property owners but no concerns have been expressed. STAFF RECOMMENDATION Staff recommends approval of a Special Use for a nonacademic school, class and instruction (fitness facility), subject to the following conditions: 1. The special use is granted to Leonid Goldyuk, James Holder and Ivan Havrylyan of BG Fit and said special use does not run with the land. 2. The special use granted may be assignable to subsequent petitioners seeking assignment of this special use as follows: i. Upon application of a petition seeking assignment of this special use, the Village of Buffalo Grove, in their sole discretion, may approve the assignment administratively, or may refer it to the Planning & Zoning Commission and/or the Village Board for a public hearing. ii. Such assignment shall be valid only upon the written approval of the Village of Buffalo Grove granting said assignment, which may be granted or denied for any reason. 2.1.a Packet Pg. 6 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 3. The facility shall be used for individual and group fitness training as represented in their petition. BG Fit shall cap classes to 6 members during the peak hours between 8:00 am to 5:00 pm. 4. The petitioner shall monitor traffic circulation and parking on the property and take appropriate measures, as approved by the Village, to ensure adequate parking is being provided. If the Village determines, in its sole discretion, that additional parking is required, the petitioner shall provide said parking in manner acceptable to the Village. ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony and the PZC shall then make a recommendation to the Village Board. 2.1.a Packet Pg. 7 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) BG FIT - Buffalo Grove Crossfit Executive Summary Summary BG FIT intentends to operate at 723 Hastings Dr, Buffalo Grove, IL. Several services to be offered include: CrossFIt Group Fitness Training, personal training, weightlifting for men and women, and future CrossFit classes for young adults. BG FIT will cater to a wide ranged demographic which spans from young children and teens to rehabilitation clients and elite athletes. Market Analysis BG Fit would be a the only CrossFit Gym in Buffalo Grove. The closest competitors are: CrossFit Arlington Heights located in Arlington Heights, approximately 4 miles away. Rally Point Crossfit located in Deerfield, approximately 6 miles away. We feel that Buffalo Grove residence can be better served with a more convenient location and at a lower cost than the two alternatives above. Our target member count is 125 members, which is a small fraction of the local population. Operations Initially, we intend to offer five classes per day with the possibility to add two more, subject to demand. Classes range in size from 5-12 students. CrossFit requires standard equipment such as pull up bars, weight lifting bars, rowers, and platform boxes so the class size is limited to the number of stations. Based on our final configuration of the space, we intend to have between 10-12 sta tions. Hours of Operation/Location CrossFit operates on a fixed time schedule. Classes are one hour long, and most people leave right after finishing the workout. Next Door Neighbors: Able First Aid 721 Hasting Drive Buffalo Grove, IL 60089 M-F 8am-4pm 2.1.b Packet Pg. 8 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) Up ‘N Adam Service and Supply Inc 725 Hasting Drive Buffalo Grove, IL 60089 M-F 8am-4pm First Delta Group 727 Hasting Drive Buffalo Grove, IL 60089 M-F 7am-5:30pm All neighbors have standard office hours, and will not be affected by our fitness classes based on our inquiry and analysis. The industrial area is perfect for CrossFit as it relies on allocating resources towards equipment and coaches, and not having a flashy storefront or amenities. 2.1.b Packet Pg. 9 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) Proposed Class Schedule: Monday: 6am, 9am, 4:30pm, 5:30pm, 6:30pm Tuesday: 6am, 9am, 4:30pm, 5:30pm, 6:30pm Wednesday: 6am, 9am, 4:30pm, 5:30pm, 6:30pm Thursday: 6am, 9am, 4:30pm, 5:30pm, 6:30pm Friday: 6am, 9am, 4:30pm, 5:30pm, 6:30pm Saturday: 9:30am Sunday: 9:30am BG FIT will be ran and operated by its owners as well as additional employees. We expect to have 1-2 full time and 2 part time employees when fully operational. Management Ivan Havrylyan CFP, CrossFit Athlete, Financial Planner Health & Fitness Industry David Gutierrez Certified Crossfit Instructor with 5 years experience, CrossFit Athlete James Holder Army Recruiter, CrossFit Athlete, Certified Crossfit Instructor Leonid Goldyuk Business Owner, Crossfit Enthusiast 2.1.b Packet Pg. 10 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) BG Fit Parking The entire building has the following parking available: 7 spots on the west side 8 spots on the south side 12 spots on the east side We expect to have 8-12 members taught by one coach at any one time. Map data ©2019 , Map data ©2019 20 ft 723 Hastings Ct Wheeling, IL 60090 723 Hastings Dr Buffalo Grove, IL 60089 Showing results 1 - 2 723 hastings dr buffalo 2.1.b Packet Pg. 11 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 12 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 13 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 14 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 15 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 16 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a 2.1.b Packet Pg. 17 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) Date Hour 10/08/2019 10/09/2019 10/10/2019 10/11/2019 10/12/2019 10/13/2019 10/14/2019 10/15/2019 Cam 1 Cam 2 Cam 3 Total Cam 1 Cam 2 Cam 3 Total Cam 1 Cam 2 Cam 3 Total Cam 1 Cam 2 Cam 3 Total Cam 1 Cam 2 Cam 3 Total Cam 1 Cam 2 Cam 3 Total Cam 1 Cam 2 Cam 3 Total Cam 1 Cam 2 Cam 3 Total 6:00 AM 1 1 2 4 1 1 1 3 1 1 0 2 0 1 1 2 0 1 1 2 0 1 2 3 1 1 1 3 7:00 AM 1 1 1 3 1 1 1 3 1 2 0 3 0 1 1 2 0 3 1 4 1 1 2 4 2 1 2 5 8:00 AM 5 4 1 10 6 4 2 12 4 2 1 7 0 1 1 2 0 3 1 4 6 2 3 11 5 2 1 8 9:00 AM 6 0 1 7 6 2 3 11 4 3 2 9 0 1 1 2 0 3 1 4 8 2 3 13 4 1 2 7 10:00 AM 7 2 1 10 5 2 2 9 4 2 2 8 0 1 1 2 0 3 1 4 10 3 3 16 6 1 2 9 11:00 AM 8 3 1 12 5 1 2 8 5 2 2 9 0 1 1 2 1 3 1 5 10 2 3 15 5 2 2 9 12:00 PM 8 2 2 12 6 2 2 10 5 3 2 10 0 2 1 3 0 3 1 4 9 3 2 14 6 1 2 9 1:00 PM 5 3 1 9 5 3 2 10 4 2 2 8 0 2 1 3 0 3 1 4 8 3 2 13 2:00 PM 6 2 1 9 5 4 2 11 3 1 3 7 1 1 1 3 0 1 1 2 8 3 2 13 3:00 PM 6 2 1 9 5 2 2 9 4 1 2 7 1 2 1 4 0 1 1 2 8 3 2 13 4:00 PM 3 1 1 5 4 1 2 7 3 1 2 6 1 1 1 3 0 1 1 2 4 4 2 10 5:00 PM 1 1 1 3 4 1 1 6 2 2 1 5 0 1 1 2 0 1 1 2 3 1 1 5 6:00 PM 3 2 1 6 1 1 1 3 5 1 1 7 1 1 1 3 0 1 1 2 0 1 1 2 3 1 1 5 7:00 PM 1 1 1 3 1 1 1 3 2 1 1 4 0 1 1 2 0 1 1 2 0 1 1 2 1 1 1 3 8:00 PM 1 1 1 3 1 1 1 3 1 1 1 3 0 1 1 2 0 1 1 2 0 1 1 2 1 1 1 3 2.1.b Packet Pg. 18 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 19 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 20 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 21 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 22 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 23 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 24 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 25 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 26 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 27 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 28 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 29 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 30 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 31 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 32 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 33 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 34 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 35 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 36 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 37 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 38 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) 2.1.b Packet Pg. 39 At t a c h m e n t : p l a n s e t ( C o n s i d e r a S p e c i a l U s e f o r a F i t n e s s F a c i l i t y a t 7 2 3 H a s t i n g s ) Updated: 11/15/2019 9:15 AM Page 1 Action Item : Consider Multiple Variations to the Sign Code for Link Crossing Development Signs (Continued from the November 6, 2019 PZC Meeting) Recommendation of Action The PZC shall reopen the public hearing and take testimony. Staff recommends appr oval, subject to the conditions in the attached staff report. K Hovnanian homes have recently submitted for drawings for the 7 unit townhomes and model homes which are in the permitting phase, and will begin construction soon. K Hovnanian Homes is propos ing to have subdivision development signs which are temporary signs to be installed in the Link Crossing development to promote the sales of the townhomes and single-family homes. Pursuant to the Sign Code, the proposed subdivision development sign packet requires a variation to allow some signs to exist over the permitted period of 1 year duration and the other signs to exceed the maximum allowable size. ATTACHMENTS:  Staff Report (DOCX)  Plan Set (PDF) Trustee Liaison Staff Contact Johnson Chris Stilling, Community Development Wednesday, November 20, 2019 2.2 Packet Pg. 40 VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT MEETING DATE: November 20, 2019 SUBJECT PROPERTY LOCATION: 2177 Brandywyn Lane, Buffalo Grove, IL 60089 (50 acres of Link Crossing Development in the southeast corner of Buffalo Grove Road and Brandywyn Lane) PETITIONER: K Hovnanian Homes PREPARED BY: Rati Akash, Village Planner REQUEST: A variation to the Sign Code to allow for temporary subdivision development signs in the Link Crossing development EXSITING LAND USE AND ZONING: The property is improved with a residential development and is zoned R6A COMPREHENSIVE PLAN: The Village of Buffalo Grove Comprehensive Plan calls for this property to be a residential use. PROJECT BACKGROUND K Hovnanian homes have recently submitted for drawings for the 7 unit townhomes and model homes which are in the permitting phase, and will begin construction soon. K Hovnanian Homes is proposing to have subdivision development signs which are temporary signs to be installed in the Link Crossing development to promote the sales of the townhomes and single-family homes. Pursuant to the Sign Code, the proposed subdivision development sign packet requires a variation to allow some signs to exist over the permitted period of 1 year duration and the other signs to exceed the maximum allowable size. PLANNING & ZONING ANALYSIS Subdivison Development Sign Criteria  Time duration – The subdivision developments can exist on the subject property for up to a period of 1 year.  Legend – The sign must identify the development which has the construction project actively underway for the subject property where the sign is located.  Location – The subdivision development sign must maintain a minimum of 10 feet from the property line.  Size – The sign must not exceed 64 square feet in area. The width of the sign cannot exceed 8 feet and the height of the sign cannot exceed the required 12 feet from the ground level. 2.2.a Packet Pg. 41 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s ) Summary of all Signs K Hovnanian Homes has recently submitted their overall temporary signage plans for Link Crossing. As part of staff’s review, we identified that their signage package requires multiple variations. These subdivision development signs were not approved as part of the original Annexation agreement. The only signs approved part of the Annexation agreement are the permanent ground signs. The Link Crossing Development is approximately 50 acres in area. The Development comprises of both single-family homes and townhomes. The first concentration of the temporary subdivision development signs are proposed to be along Brandywyn Road where the temporary sales trailer is presently located. The second concentration of the subdivision development signs will be more towards the interior where the two model homes and townhomes have been proposed to be built. All Link Crossing subdivision development signs meet the subdivision sign criteria for both ‘legend’ as well as ‘location’. The following is a general summary of all subdivision signs being proposed for link crossing:  Sign A – Main Entrance sign meets Code and hence permitted.  Sign B – Main Entrance sign is the same as Sign A in size, requires a variation form the Sign Code for the sign to exist over a period of 1 year.  Sign C – Trailer Banner Sign requires a variation from the Sign Code for the size of the sign.  Sign D – Trailer Logo Sign meets Code and is permitted.  Sign E – Sales Center Signs meets Code and is permitted.  Sign F, G, H, I model signs are incidental signs which are permitted.  Sign J – Sales Center Sign is the same as Sign E in size, requires a variation form the Sign Code for the sign to exist over a period of 1 year.  Sign K – Sales Center Signs same as Sign E and Sign J in size, requires a variation form the Sign Code for the sign to exist over a period of 1 year.  Sign L – Feather flag signs are permitted.  Sign M – Directional signs requires a variation form the Sign Code for the sign to exist over a period of 1 year. 2.2.a Packet Pg. 42 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s )  Sign N – Sales Office Sign requires a variation form the Sign Code for the sign to exist over a period of 1 year and for the size of the sign.  Sign O – Awning Sign requires a variation form the Sign Code for the sign to exist over a period of 1 year and for the size of the sign. Sign Matrix Variation for the time duration of subdivision signs Main Entrance Sign B  Per Code, the developer is allowed development signs, provided that they not exceed 1 year in duration. K Hov is proposing to have sign B for 5 years or while the project is under construction. The main entrance sign B requires a variation to allow for the signs to exist for 5 years which is over the maximum permitted period of 1 year.  The main entrance signs A and B are 8 feet in width and 8 feet in length which is 64 square feet in area, and 9 feet in height from the ground level, thus meets the maximum allowed 64 square feet of area in size for subdivision development signs.  Signs B meets the subdivision development criteria for size, legend and location, and requires a variation only for time duration. 2.2.a Packet Pg. 43 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s ) Sales Center Sign J, K  The sales center signs J, K requires a variation to allow for the signs to exist over the maximum permitted period of 1 year.  The sales center signs J, K measures 4 feet in width and 4 feet in length which is 16 feet in area, and 4 feet 6 inches in height from the ground level, thus meets the maximum allowed 64 square feet of area in size for subdivision development signs.  Signs J, K meets the subdivision development criteria for size, legend and location, and requires a variation only for time duration. Variation Directional Sign M  The 3 direction signs M requires a variation to allow for the signs to exist over the maximum permitted period of 1 year.  The directional sign M measures 4 feet in width and 4 feet in length which is 16 feet in area and 4 feet 6 inches in height from the ground level, thus meets the maximum allowed 64 square feet of area in size for subdivision development signs.  Signs M meets the subdivision development criteria for size, legend and location, and requires a variation only for time duration. Variation for size of subdivision signs Variation Trailer Banner Sign C  The trailer banner sign C would be in place for 1 year and meets the criteria for the time duration of the sign.  The trailer banner sign C measures 18 feet in width and 7 feet in length which is 126 square feet in area which exceeds the maximum allowable 64 square feet in area for development signs, and hence requires a variation. This sign is 8 feet-4 inches from the ground level and meets the required height requirement of 12 feet from ground level.  Sign C meets the subdivision development criteria for legend and location, and requires a variation for size. Variation for time duration and size of subdivision signs Model Banner Sign N  The 2 sales office banner signs N are proposed to be placed on the model homes when finished, and requires a variation to allow for the signs to exist over the maximum permitted period of 1 year.  The sales office banner signs N measures 16 feet in width and 3 feet in length which is 46 square feet in area, and 15 feet in height from the ground level. The 16 feet wide sign exceeds the maximum permissible width of 8 feet for a subdivision sign. The sign is located 15 feet from ground level exceeds maximum permissible height of 12 feet for a subdivision sign. 2.2.a Packet Pg. 44 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s )  Sign N meets the subdivision development criteria for legend and location, and requires a variation for time duration, height and size. Variation Awning Sign O  The awning sign O is proposed to be placed over the garage of the model home requires a variation to allow for the signs to exist over the maximum permitted period of 1 year.  The awning sign O measures 16 feet-6 inches in width and 1 foot 8 inches in length which is 27.5 square feet in area, and is 9 feet 8 inches from the ground level. The 16 feet-6 inches wide sign exceeds the maximum permissible width of 8 feet for a subdivision sign.  Sign O meets the subdivision development criteria for legend and location, and requires a variation for time duration and size. SURROUNDING PROPERTY OWNERS Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was posted on the subject property. The posting of the public hearing sign and the mailed notifications were completed within the prescribed timeframe as required. As of the date of this Staff Report, the Village has received approximately 6 calls regarding the variation to allow for the development subdivision signs, of which one caller expressed concern about viewing these signs driving along Brandywyn Lane and Buffalo Grove Road. DEPARTMENTAL REVIEWS Village Department Comments Engineering The Village Engineer has reviewed the sign location and does not have any engineering or line of sight concerns with the proposed location of this sign. STANDARDS The Planning & Zoning Commission is authorized to make a recommendation to the Village Board based on the following criteria: A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may recommend approval or disapproval of a variance from the provisions or requirements of this Title subject to the following: 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question; and 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; and 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020 2.2.a Packet Pg. 45 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s ) B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to support a finding under subsection (A), but some hardship does exist, the Planning & Zoning Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste; and 2. The entire site has been or will be particularly well landscaped. The petitioner has provided a detailed response to the standards which is attached as part of this packet. STAFF RECOMMENDATION Staff recommends approval of the variations as submitted as part of this petition subject to the following conditions: 1. The proposed subdivision development signs are installed in accordance with the documents and plans submitted as part of this petition. 2. The proposed subdivision development signs B, J, K, M, N, O to be allowed for a period of 5 years only or when the project has been completed, whichever comes sooner. ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the variation. The PZC shall make a recommendation to the Village Board concerning the variation requests. 2.2.a Packet Pg. 46 At t a c h m e n t : S t a f f R e p o r t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s ) 2.2.b Packet Pg. 47 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s )  14.40.010 - Variance, Conditions for granting. o A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may recommend approval or disapproval of a variance from the provisions or requirements of this Title subject to the following: 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question; and Prohibiting the proposed signage would be a hardship due to the need to actively market the new community and to safely direct traffic and pedestrians to the site and sales locations within the property. 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; and These signs will not be detrimental to neighboring properties since most of them are internal to the site or are located in a place that is non -obtrusive and will actua lly safely direct traffic away from the neighboring properties 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and These variations would not apply generally to other properties since they will only be there for the marketing of new construction in a new subdivision. 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020. The variance will not be contrary to the purpose of this Title since they will be compatible with the area and will not endanger public safety. B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to support a finding under subsection (A), but some hardship does exist, the Planning & Zoning Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste; and We believe that the proposed signs are well designed and in good taste. 2. The entire site has been or will be particularly well landscaped. The entire site will be he avily landscaped in accordance with an approved landscape plan 2.2.b Packet Pg. 48 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s ) Zone Sign Type Type Number Duration Legend Location Size (length and  breadth Size  (Area) Zone I Sign A Main Entrance 1 1 year Link Development Didier Ct & Brandywyn Ln 8' x  8' 64 Zone 2 Sign B Main Entrance 1 5 years Link Development Corner of Brandywyn Ln & Olive Hill Dr 8' x 8' 64 Zone 1 Sign C Trailer Banner 1 1 year Link Development Trailer on Brandywyn Ln 7' x 18' 126 Zone 1 Sign D Trailer Logo 1 1 year Link Development Trailer on Brandywyn Ln 4' x 6' 24 Zone 1  Sign E Sales Center 1 1 year Link Development Trailer on Brandywyn Ln 4' x 4' 16 Zone 3 Sign F Model Signs 1 5 Years Link Development Saddle Ct 1' x 2' 2 Zone 3 Sign G Model Signs 1 5 years Link Development Saddle Ct 1' x 2' 2 Zone 3 Sign H Model Signs 1 5 years Link Development Link Dr 1' x 2' 2 Zone 3 Sign I Model Signs 1 5 years Link Development Link Dr 1' x 2' 2 Zone 3  Sign J Sales Center 1 5 years Link Development Saddle Ct 4' x 4' 16 Zone 3 Sign K Sales Center 1 5 years Link Development Link Dr 4' x 4' 17 Zone 2 & 3 Sign L Flex Flag 16 1 years Link Development Brandywyn, Olive Hill and Link 2'6" x 12'0" 30 Zone 3 & 4 Sign M Direction Sign 3 5 years Link Development Oilive Hill, Link and Hoffman 4' x 4' 16 Zone 3 Sign N Model Banner 1 5 years Link Development Saddle Ct & Link Dr 3' x 16' 48 Zone 3 Sign O Model Awning 15 years Link Development Saddle Ct & Link Dr 20" x 16'6" 24.75 Subdivision sign variation to time duration Subdivision sign variation to size and time duration Meets Sign Code Subdivision sign variation to size 2.2.b Packet Pg. 49 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t J F G H I K M MM M B LLLLLLLL LL LL LLLL B N N O C D E A Map Showing All Signs O 2.2.b Packet Pg. 50 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g F G H I LLLLLLLL LL LL LL L D E A Map Showing Permitted Signs (signs that meet code) L 2.2.b Packet Pg. 51 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g K M MM M N N O C Map Showing Signs Which Need a Variance O B J 2.2.b Packet Pg. 52 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g C Zone 1 40’ 2.2.b Packet Pg. 53 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g Zone 2 B 25’ 25’ 2.2.b Packet Pg. 54 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g Zone 3 OJ N M N K 45’ 32’ 20’ 5’ 145’ O 2.2.b Packet Pg. 55 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g Zone 4M MM 5’ 5’ 5’ 2.2.b Packet Pg. 56 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g 2.2.b Packet Pg. 57 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t 2.2.b Packet Pg. 58 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t 2.2.b Packet Pg. 59 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t 2.2.b Packet Pg. 60 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t 2.2.b Packet Pg. 61 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t 2.2.b Packet Pg. 62 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t 2.2.b Packet Pg. 63 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t CDCG Asset Management, LLC 8585 E. Hartford Drive – Suite 118 Scottsdale, AZ 85255 Phone: (602) 418-0443 E-Mail: steven.benson@cdcgrealestate.com October 7, 2019 Members of the Buffalo Grove Planning and Zoning Commission 50 Raupp Blvd. Buffalo Grove, Il 60089 RE: Link Crossing Sign Variations Dear Chairman and Members of the Buffalo Grove Planning and Zoning Commission: As the land owner of the Link Crossing property, I am writing this letter in order to authorize K. Hovnanian Homes to act as our agent in their application for sign variations for the Link Crossing Subdivision. We support the application and authorize their request. Should you have any questions, please feel free to contact me. Sincerely, CDCG 4 HOV 2 LP, a Delaware limited partnership By: Steven S. Benson, the manager of CDCG Asset Management, LLC, an Arizona limited liability company, the Authorized Agent of CDCG 4 HOV 2 LP, a Delaware limited partnership 2.2.b Packet Pg. 64 At t a c h m e n t : P l a n S e t ( C o n s i d e r M u l t i p l e V a r i a t i o n s t o t h e S i g n C o d e f o r L i n k C r o s s i n g D e v e l o p m e n t S i g n s ) Updated: 11/15/2019 7:38 AM Page 1 Action Item : Consider an Amendment to Planned Development Ordinance No. 2016-66 to Allow for a New Automobile Service Station with Variations to the Zoning Ordinance and Sign Code for the Property at 1525 Deerfield Parkway Recommendation of Action Staff recommends approval, subject to the conditions in the staff report. In December, 2016, the Village Board approved the Woodman's Food Market development. As part of the project, Woodman's retained a 1.5 acre parcel (Lot 2) on the south side of Deerfiel d Road, west of Shorewood's project. At the time of the approvals, Woodman's had contemplated using Lot 2 for an additional gas station but did not include it in their final plans as they needed to make sure they had sufficient area for stormwater detention. Now that the store has been open for nearly 1-year, Woodman's wishes to pursue approvals to add the unattended gas station on Lot 2. As a result of the request, the proposed additional gas station would require an amendment to the original planned development along with variations to the Sign Code and Zoning Ordinance. ATTACHMENTS:  staff report (DOCX)  Plan Set (PDF) Trustee Liaison Staff Contact Weidenfeld Chris Stilling, Community Development Wednesday, November 20, 2019 2.3 Packet Pg. 65 VILLAGE OF BUFFALO GROVE PLANNING & ZONING COMMISSION STAFF REPORT MEETING DATE: November 20, 2019 SUBJECT PROPERTY LOCATION: 1525 Deerfield Parkway PETITIONER: Woodman’s Food Market, Inc. PREPARED BY: Christopher Stilling, Deputy Village Manager REQUEST: Petition to the Village of Buffalo Grove for an amendment to Planned Development Ordinance No. 2016-66 to allow for a new automobile service station with variations to the Zoning Ordinance and Sign Code EXSITING LAND USE AND ZONING: The property is zoned B3 and is currently vacant COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this property to be Commercial. PROJECT BACKGROUND In December, 2016, the Village Board approved the Woodman’s Food Market development. As part of the project, Woodman’s retained a 1.5 acre parcel (Lot 2) on the south side of Deerfield Road, west of Shorewood’s project. At the time of the approvals, Woodman’s had contemplated using Lot 2 for an additional gas station but did not include it in their final plans as they needed to make sure they had sufficient area for stormwater detention. Now that the store has been open for nearly 1-year, Woodman’s wishes to pursue approvals to add the unattended gas station on Lot 2. As a result of the request, the proposed additional gas station would require an amendment to the original planned development along with variations to the Sign Code and Zoning Ordinance. PLANNING & ZONING ANALYSIS Zoning History The Woodman’s project is currently zoned B3 Planned Business District and includes a 242,000 square foot grocery store and gas station on the north side of Deerfield Parkway. The south side of Deerfield 2.3.a Packet Pg. 66 At t a c h m e n t : s t a f f r e p o r t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) Parkway was mostly developed by Shorewood Development and includes a mix of uses in multiple buildings. The property was granted a planned development pursuant to Ordinance 2016-66. Workshop History This item had originally been heard before the Village Board and was referred to the Planning & Zoning Commission (PZC). Subsequent to the Board meeting, the PZC held a workshop on September 18, 2019 to review the proposed plans. Attached to this staff report is a memo from Woodman’s representatives providing a summary to the items raised at the workshop. Site Plan/Zoning Summary for Unattended Fuel Pumps  As noted above, Woodman’s is seeking to amend the planned development to allow for an unattended gas station on Lot 2.  The proposed station would have six pumps with a total of 10 dispensers and would operate 24 hours/day.  There would be no convenience store associated with the project.  The site would have three canopies to provide cover for vehicles to refuel, with the larger main (center) canopy be considered the actual building structure.  The other two canopies, located north and south of the large main canopy would cover 1 single pump and be considered accessory structures pursuant to code.  The canopies would be of a similar design and color as the existing gas station across the street.  Woodman’s is also proposing a 112 square foot control building, just to the west of the southernmost canopy. This too is considered an accessory structure and meets code.  The northern most canopy would be setback 23.2’ from the front lot line. Code requires a minimum setback of 25’. Furthermore, Code states that an accessory structure cannot be located closer to the front lot line that the principal structure. Thus a variation is required.  All other structures would meet the setback requirements for the zoning district.  The southernmost canopy would be setback 14.7’ from the southern lot line adjacent to the existing unincorporated residential. 2.3.a Packet Pg. 67 At t a c h m e n t : s t a f f r e p o r t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 )  Woodman’s has provided an exhibit showing that the southernmost canopy would be setback 71.6’ from the nearest single family home to the south.  Woodman’s has provided a landscape plan showing new plantings throughout the property. They will also be installing a new 6’ high solid wood fence along the rear lot line adjacent to the residential. This fence is consistent with the existing fence in the Shops of Buffalo Grove development.  Woodman’s has provided an exhibit showing turning movements for the tanker trucks and other large vehicles such as fire apparatus. The station can accommodate those large vehicles. Operation  As noted, the gas station would be unattended and operate 24 hours a day.  Woodman’s has provided a summary of the operations and notes that in the event of an emergency or the need to contact someone, there is a number for customers to contact that is directed to store employees across the street.  This process is similar to the existing gas station which becomes unattended from 6:45PM to 7:15AM.  In an effort to address concerns about the southernmost dispenser, adjacent to the residential, Woodman’s has agreed to limit the hours of operation of that specific dispenser to 6AM-9PM.  Woodman’s has prepared a photometric plan to show potential light spillage at the property lines. Staff finds that there are certain areas adjacent to the residential area that are in excess of 0.5 foot - candles. Staff would recommend that an updated lighting plan be provided to ensure that no spillage exceeds 0.5 foot-candles at the southern property line. This will be a condition. Engineering  The existing property was engineered to accommodate a new development.  While the existing pond and compensatory storage onsite would be reconfigured to accommodate the project, the necessary volume of storage is being provided.  Woodman’s has also provided a summary of the proposed underground tanks and their construction. The tanks would be located approximately +/- 130’ from the southern lot line.  Overall, the proposed stormwater plan will meet the Village’s Code and the County’s WDO.  The Village Engineer has reviewed and approved the preliminary engineering. Final engineering will be required prior to the issuance of a building permit. Summary of Signage  As part of the development, Woodman’s is seeking approval of multiple canopy signs and a ground sign.  The proposed ground sign would be 9.3’ high and 30 square feet in area. While the height and size of the ground sign would meet code, a variation is required for the size and height of the digital fuel pricing area only.  Woodman’s is also proposing 4 signs at various locations on the canopy. The Sign Code allows only 1 canopy sign.  2 of the signs would located on the east and west elevations of the northernmost canopy. These signs would display motor fuel prices directed toward Deerfield Road traffic.  The other 2 signs would be located on the large main canopy and would also be on the east and west elevations of the canopy.  Other than the total number, the canopy signs would be within the maximum size requirements. 2.3.a Packet Pg. 68 At t a c h m e n t : s t a f f r e p o r t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) VARIATIONS Zoning Ordinance The following is a summary of the requested Zoning Ordinance variation reflected in the plan: A Variation to Chapter 17.32 and 17.44 of the Zoning Code to allow a canopy to be setback less than the minimum required 25 feet from the front lot line Woodman’s unattended gas station provides multiple canopies to offer protection to their customers. Per the Zoning Ordinance, any accessory structure (canopy) cannot be located closer to the front lot line than the principal building and shall be setback a minimum of 25’. As previously noted, the large canopy is considered the main structure and meets all bulk requirements. Due to the location of the northernmost canopy and it being setback 23.2’ from the front lot line, a variation is required. Staff notes that it is common for most gas stations to have canopies in the front yard setback and beyond the principal structure. Sign Code The following is a summary of the requested Sign Code variations reflected in the plan: A Variation to Chapter 14.16 of the Sign Code to exceed the maximum allowable number of canopy signs. As noted, Woodman’s is proposing 4 signs at various locations on the canopy. The Sign Code allows only 1 canopy sign. Staff does not object to the total number of signs. Given the size of the canopies in relation to the signs and the fact the signs are well within the maximum allowable square foot, staff supports the requests. Variations to Chapters 14.16 and 14.20 of the Sign Code to allow multiple Electronic Vehicle Fuel Signs to exceed the maximum height and size as shown on Sign Package Woodman’s is proposing a new ground sign that would be 9.3’ high and 30 square feet in area. While the height and size of the ground sign would meet code, a variation is required for the size and height of the digital fuel pricing area only. The Sign code allows up to 3 digital fuel price signs (12 square feet each or 36 square feet total) on a single ground sign. Woodman’s is proposing a single digital fuel sign. While it exceeds the code for a single fuel sign panel, the square footage of their fuel sign area is much less than the permitted 36 square feet had they proposed 3 fuel pricing signs. Therefore, staff supports the request. DEPARTMENTAL REVIEWS Village Department Comments Engineering The Village Engineer has reviewed the preliminary plans and has no specific comments or concerns regarding the preliminary engineering plans. Fire Department The Fire Department has reviewed the proposed plans and does not have any objections. SURROUNDING PROPERTY OWNERS Pursuant to Village Code, the contiguous property owners were notified and a public hearing sign was posted on the subject property. The posting of the public hearing sign and the mailed notifications were completed within the prescribed timeframe as required. As of the date of this report, the Village received a several inquiries from the unincorporated residents located to the south. Concerns were expressed about the operations, underground storage tanks and drainage. 2.3.a Packet Pg. 69 At t a c h m e n t : s t a f f r e p o r t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) STANDARDS Variations The following are the applicable standards for a variation: 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located except in the case of residential zoning districts; 2. The plight of the owner is due to unique circumstances; 3. The proposed variation will not alter the essential character of the neighborhood. During the meeting, the petitioner shall address the required standards for a variation. Signage Variation Standards The Planning & Zoning Commission is authorized to make a recommendation to the Village Board for a variation to the Sign Code based on the following criteria: A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may recommend approval or disapproval of a variance from the provisions or requirements of this Title subject to the following: 1. The literal interpretation and strict application of the provisions and requirements of this Title would cause undue and unnecessary hardships to the sign user because of unique or unusual conditions pertaining to the specific building, parcel or property in question; and 2. The granting of the requested variance would not be materially detrimental to the property owners in the vicinity; and 3. The unusual conditions applying to the specific property do not apply generally to other properties in the Village; and 4. The granting of the variance will not be contrary to the purpose of this Title pursuant to Section 14.04.020 B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to support a finding under subsection (A), but some hardship does exist, the Planning & Zoning Commission may consider the requirement fulfilled if: 1. The proposed signage is of particularly good design and in particularly good taste; and 2. The entire site has been or will be particularly well landscaped. STAFF RECOMMENDATION Staff recommends approval of the amendment to Ordinance 2016-66 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. 2. Final engineering shall be reviewed and approved by the Village Engineer prior to the issuance of a building permit. 2.3.a Packet Pg. 70 At t a c h m e n t : s t a f f r e p o r t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 3. Prior to the issuance of a building permit, an updated photometric plan shall be provided to ensure that no spillage exceeds 0.5 foot-candles at the southern property line. 4. The southernmost dispenser, adjacent to the residential, shall only be operational between the hours of 6AM-9PM. ACTION REQUESTED The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony concerning the request. The PZC shall make a recommendation to the Village Board. 2.3.a Packet Pg. 71 At t a c h m e n t : s t a f f r e p o r t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) Woodman’s Buffalo Grove Unattended Fueling PROJECT NARRATIVE Woodman’s Food Market, Inc intends to construct a 24 hour, unattended fueling facility on Parcel 2 of the Barclay Station Subdivision at Deerfield Parkway and Milwaukee Avenue. The facility will have the capacity for ten (10) vehicles to fuel simultaneously. Four (4) double- sided dispensers will be located under the main fueling canopy and two (2) single-sided dispensers will be under two individual smaller canopies at the nor th and south sides of the parcel. Unlike the original Woodman’s development, this fueling station have neither a convenience store nor a car wash facility. OSFM Regulation Fueling facilities in Illinois are regulated by the Illinois Administrative Code t hrough the Office of the State Fire Marshall (OSFM). Specifically, IAC Title 41, Chapter I, Part 175 defines the Technical Requirements for Underground Storage Tanks and the Storage, Transportation, Sale and Use of Petroleum and other Regulated Substances. Section 175.220 further defines the requirements for Unattended Self-Service Motor Fuel Dispensing Facilities and Islands, including: • Minimum Signage • Emergency Stops • Fire Alarm Systems • Limits on Delivery of Product (per transaction) o Class I Liquids (gasoline, gasohol, ethanol, motor fuel blends), max. 100 gallons. o Class II and III Liquids (diesel fuel), max. 250 gallons. • Fire Detection Systems • Annual Testing of Emergency Stops and Valves Dispenser Product Type and UST capacity The fuel dispensers will be five (5) product units supplying two grades of gasoline as well as three (3) ethanol blends. There will be no diesel fuel available at the unattended station. The underground fuel storage tank (UST) will be a double-wall, multi-compartment, fiberglass unit with interstitial monitoring. All equipment and installation will comply with OSFM requirements. 2.3.b Packet Pg. 72 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) Fueling Island Canopies The proposed fueling island canopies will match the design of the canopy at the original Woodman’s fueling station. The main canopy and the two single canopies will be equipped with fire detection systems to comply with the OSFM requirements. The canopy columns will be wrapped with partial height brick veneer to match original fueling station. The control building, fueling island canopy columns, and the monument sign base will all have matching brick veneer. Control Building A control building, approximately 8’x14’, will be located at the southwest corner of the parcel and will contain the electrical service and controls required to operate the fueling systems, lighting, and signage. The building will be of brick veneer construction and will match the dark colored brick that was used on the original fueling station across Deerfield Parkway. Signage Woodman’s proposes to have a ground monument sign for this unattended fueling facility that will be similar in style to the sign used at the original fueling station. The proposed monument sign will be 5’ wide x 6’ tall, double-sided sign and will sit on a brick base that will match the original sign. Two gas pricer signs will be mounted on the north single island canopy and will face east and west so they are visible to the two-way traffic along Deerfield Parkway. Two Woodman’s “pill” logo signs will be located on the east and west sides of the main fuel island canopy. Fuel tanker access See the attached fuel tanker turning diagram for proposed drive aisle access. Customer vehicle queueing See attached plan for vehicle queueing at fuel dispensers. End of Narrative 2.3.b Packet Pg. 73 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) UNATTENDED GAS PZC COVER LETTER October 9, 2019 The following are responses to questions posed by the Planning and Zoning Commission during the September 18, 2019 Workshop for the proposed Woodman’s unattended fueling station on Lot 2 of the Barclay Station Subdivision. S TORMWATER MANAGEMENT Question: How would the existing compensatory storage area and existing pond be affected by the proposed relocations? Answer: The pond and compensatory storage areas will be rearranged but will function in a similar way to the existing pond and compensatory storage area. Question: Where will the additional stormwater storage necessitated by the development will be located? Answer: The existing Barclay Pond (the pond to the west) has capacity for the majority of the proposed site. A small amount of the proposed site will drain to the reconfigured onsite detention pond. Question: Will this additional development affect the high -water levels in the pond? Answer: The Barclay Ponds were designed with capacity for the proposed site, so the development will not adversely affect water levels. Question: Will this additional development lead to additional flooding of adjoining properties? Answer: The site drains to the Barclay Ponds and the onsite pond, and not the adjacent properties. Question: D id the original development of the parcels take into consideration the stormwater implications of the future development of this lot? Answer: Yes, capacity was provided in the Barclay Pond for this site. 2.3.b Packet Pg. 74 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 2 | P a g e Question: Will the groundwater elevation affect the USTs? Answer: No. First, the USTs are manufactured from corrosion -resistant fiberglass. The USTs are double-walled which provides a secondary containment around the full circumference of the tank. This interstitial space between the inner and outer tank wall is then monitored to detect leaks. The USTs are also anchored with corrosion-resistant anchor straps to prefabricated concrete deadmen preventing the tanks from floating when the they are low on fuel . See Exhibit 7 for an illustration of the buried UST. Additionally, the bottom elevation of the proposed UST is 1 foot higher than the UST installed at the original Gas & Lube project on the north side of Deerfield Parkway. UNATTENDED G AS S TATION Question: What happens if a customer forgets to remove the nozzle from their vehicle and drives away? Answer: If a customer drives off without removing the nozzle from the vehicle, a safety break -away device detaches the hose from the dispenser automatically when pulled with enough force. Once the hose is detached, the safety break -away device then shuts off the flow of gasoline. Question: What happens if there is a gasoline spill? Answer: For minor fuel spills Woodman’s has spill kits on site. In case of a minor spill a customer would call the phone n umber listed on each dispenser and be connected to the staff in the Food Market. A Woodman’s employee would then be dispatched to the site with a spill kit to perform the cleanup. If the spill is more than can be handled by a spill kit the employee would contact the local fire department for further assistance. Question: What if the petroleum delivery driver overfills the tanks? Answer: The UST is equipped with overfill protection system s that include audible and visual alarms that alert the driver when the tank is no more than 90% full. Additionally, the drop tube in the tank contains a float device that severely restricts the flow of product into the UST when it is 95% full. 2.3.b Packet Pg. 75 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 3 | P a g e Question: What if the petroleum delivery driver is inattentive and spills gasoline during the filling of the tanks? Answer: There is spill containment sump around the fill tube that contains any incidental spills when filling the UST and prevents the release of product to the environment when the transfer hose is detached from the fill pipe. Question: What happens if a vehicle runs over a dispenser? Answer: If a vehicle runs over a dispenser, a shear valve in each of the supply lines underneath the dispenser closes automatically stopping the flow of fuel to the dispenser. Question: What happens if there is a fire at a dispenser? Answer: If a there is a fire at a dispenser, the fusible link, or other thermally activated device, contained within the shear valve in each of the supply lines underneath the dispenser closes automatically stopping the flow of fuel to the dispenser. In addition, the fire detection system in the dispensing area will automatically activate the EMERGENCY STOP so that all fuel dispensing units and submersible pumps (in USTs) will stop and an alarm will be transmitted to the local emergency fire services providers. Question: How does a customer contact a responsible party in the event of an accident? Answer: In the event of an accident, a customer should push the EMERGENCY STOP. Pushing the EMERGENCY STOP, will shut off the flow of fuel to all of the gasoline dispensers and to the submersible pumps in the USTs will stop and an alarm will be transmitted to the local emergency fire services provider. If there is an accident that does not require the assistance of an emergency fire services provider, a phone number posted on each dispenser (as required by OSFM) may be dialed on the customer’s cell phone. For other types of non -fuel related incidents such as auto accidents and medical emergencies, customers generally call 911 on their cell phones. Question: What happens if there is a large surface spill of gasoline and it flows into the pond? Answer: In the event of a large surface spill onto the pavement, gasoline will flow over the surface to the storm inlets and will then be conveyed by the storm pipe to the Contech CDS stormwater treatment system prior to release into the pond. The CDS is a hydrodynamic 2.3.b Packet Pg. 76 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 4 | P a g e separator that combines swirl concentration and flow controls into a shallow treatment unit that traps and retains trash, debris, sediment, and hydrocarbons from stormwater runoff. (Holds up to 61 gallons of gasoline) Question: What happens if there is a large surface spill of gasoline and it flows to the south into the residential neighborhood? Answer: A large surface spill of gasoline will flow on the pavement to the storm inlets and will then be conveyed by the storm pipe to the Contech CDS stormwater treatment system. The CDS unit will hold up to 61 gallons of gasoline. The grading of the site and the surrounding curb and gutter will confine a large surface spill of gasoline to the pavement area. Question: What happens if there is a large surface spill of gasoline and it flows to the south into the residential neighborhood and fills a resident’s basement? Answer: A large surface spill of gasoline will flow on the pavement to the storm inlets and will then be conveyed by t he storm pipe to the Contech CDS stormwater treatment system. The CDS unit will hold up to 61 gallons of gasoline. The grading of the site and the surrounding curb and gutter will confine a large surface spill of gasoline to the pavement area. Since the grade of the site will prevent a surface spill of gasoline leaving the site via means other t han the storm sewer system, the chance that a surface spill flows to the south into the residential neighborhood is negligible According to the property records for the Pekara neighborhood, the two adjacent residences to the south of the proposed project have crawlspaces; they do not have occupied basements . Question: Is the southernmost dispenser too close to the houses to the south such that noise and light pollution will be an irritant to the residents? Answer: The southernmost dispenser is located approximately 71 feet from the nearest residence. The drive thru of the existing adjacent bank is approximately 94 feet from the nearest residence and the existing Starbuck’s drive thru is approximately 42 feet from the nearest residence. Noise f rom vehicles at the southernmost dispenser should be less than the noise from vehicles the adjacent drive thru’s since the customers at the unattended gas station will not be utilizing an intercom system on a regular basis which will minimize noise pollution. Light pollution can be minimized though the selection of fixtures that direct the majority of the light to the north and away from the south property line of the unattended 2.3.b Packet Pg. 77 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 5 | P a g e gas station. Question: Could the southernmost dispenser be eliminated ? Answer: The southernmost dispenser is necessary for the economic viability of the unattended gas station during the peak periods of each day. Instead of eliminating the southernmost dispenser, its hours of operation c ould be limited. Question: Could the southernmost dispenser have limited hours of operation? Answer: Yes, Woodman’s proposes to limit the hours of operation of the southernmost dispenser at the unattended gas station to the hours of 6 AM thru 9 PM, daily. Question: Could the entire unattended gas station have limited hours of operation? Answer: Woodman’s believes that there will be demand for this unattended gas station at all times of the day. The unattended gas station will provide added convenience to customers traveling east on Deerfield Parkway that need fuel. Question: If the emergency n umber posted on the dispenser is called, who answers the phone and is this a responsible party to take care of the situation? Answer: The phone will be answered by the Woodman’s employee at the customer service desk. This employee will then alert the on -duty manager who will ensure that the appropriate action is taken. Question: Could an intercom be installed to reach the attendant in the Gas/Lube during its operating hours? Answer: Yes, an intercom system could be installed to allow communication between a customer at the unattended gas station and the attendant in the gas station on the north side of Deerfield Parkway. Question: Will light pollution be an issue? Answer: Light pollution will not be an issue. The photometric plan for the site , Sheet EP1.1, illustrates the light levels that will be present on the site with all of the site lighting on. Sheet 2.3.b Packet Pg. 78 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 6 | P a g e EP1.2 illustrates the light levels when the canopy fixtures for the south canopy are turned off . Both photometric plans indicate that light levels at the south property line will be 1 footcandle or less. In addition, the south side of the proposed unattended gas station will be screened from view by the neighbors to the south by a 6 -foot-tall cedar fence and dense evergreen landscaping which will further obscure any light from the proposed . This additional screening is not taken into account on the photometric drawings, as the software is not capable of including obstructions in the calculations. See Landscape plan sheet L100. Question: How will the residential neighbors to the south be screened from the gas station? Answer: The residential neighbors to the south will be screened from the gas station by a 6 - foot-tall cedar fence and dense evergreen landscaping. See Landscape plan sheet L100 and Exhibit 7 which illustrates the view of a person standing outside the nearest resi dence to the south of the proposed gas station. 2.3.b Packet Pg. 79 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 2.3.b Packet Pg. 80 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 2.3.b Packet Pg. 81 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 2.3.b Packet Pg. 82 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) DEERFIELD PARKWAY WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L AD J A C E N T P R O P E R T Y E X H I B I T SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 60301515 Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ E x h i b i t s \ A d j a c e n t P r o p e r t y E x h i b i t \ 3 1 6 0 1 8 3 - E X 0 3 . d w g , A d j a c e n t P r o p e r t y E x h i b i t , 1 0 / 3 / 2 0 1 9 7 : 5 9 : 4 6 A M , A j s 3 2.3.b Packet Pg. 83 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) OWNER: WOODMAN'S FOOD MARKET, INC. 2919 NORTH LEXINGTON DRIVE JANESVILLE, WISCONSIN 53545 CONSTRUCTION MANAGER: CIVIL ENGINEER & LANDSCAPE ARCHITECT: APPROVAL AGENCY: VILLAGE OF BUFFALO GROVE 50 RAUPP BOULEVARD BUFFALO GROVE, IL PH: (847) 459-2500 FAX: (847) 459-7906 BENCHMARKS N VICINITY MAP PROJECT LOCATION PRE L I M I N A R Y NO T F O R CO N S T R U C T I O N VILLAGE OF BUFFALO GROVE CONTROL BENCHMARKS (NAVD88 DATUM) STATION NAME: VBG BM 10 BRASS MONUMENT IN SOUTH HEADWALL OF CULVERT CROSSING JOHNSON DRIVE APPROXIMATELY 1,100 FEET WEST OF MILWAUKEE AVENUE ELEVATION 642.57' STATION NAME: VBG BM 57 BRASS MONUMENT ON NORTH SIDE OF BUSCH PARKWAY ± 1,275 FEET WEST OF MILWAUKEE AVENUE ELEVATION 648.11' PLAN INDEX SHEET NO.DESCRIPTION PLAN DATE:10/04/2019 SHEET NUMBER Bro o k f i e l d , W I | Mi l w a u k e e , W I | Ap p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L CO V E R S H E E T P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - T S 0 1 . d w g , C O V E R S H E E T , 1 0 / 3 / 2 0 1 9 3 : 1 6 : 3 8 P M , A j s 3 2.3.b Packet Pg. 84 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L EX I S T I N G C O N D I T I O N S AN D D E M O L I T I O N P L A N SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 40201010 NOTES Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - D P 0 1 . d w g , D E M O P L A N , 1 0 / 3 / 2 0 1 9 3 : 1 6 : 5 8 P M , A j s 3 2.3.b Packet Pg. 85 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L SI T E P L A N SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 40201010 PLAN NOTATIONS PAVEMENT LEGEND Know what's below. before you dig.Call R SETBACK INFORMATION P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ E x h i b i t s \ 2 0 1 9 - 1 1 - 1 1 v i l l a g e s u b m i t t a l s i t e p l a n f r o m 1 0 - 0 4 \ 3 1 6 0 1 8 3 - S P 0 1 . d w g , S i t e P l a n , 1 1 / 1 1 / 2 0 1 9 9 : 3 9 : 4 6 A M , a j s 3 2.3.b Packet Pg. 86 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L GR A D I N G P L A N SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 40201010 Know what's below. before you dig.Call R NOTES P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - G P 0 1 . d w g , G r a d i n g P l a n , 1 0 / 3 / 2 0 1 9 3 : 1 7 : 3 6 P M , A j s 3 2.3.b Packet Pg. 87 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L ER O S I O N C O N T R O L P L A N -- - - SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 40201010 NOTES Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - E C 0 1 . d w g , E r o s i o n C o n t r o l P l a n , 1 0 / 3 / 2 0 1 9 3 : 1 8 : 0 1 P M , A j s 3 2.3.b Packet Pg. 88 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L UT I L I T Y P L A N SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 40201010 NOTES Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - U P 0 1 . d w g , U T I L I T Y P L A N , 1 0 / 3 / 2 0 1 9 3 : 1 8 : 2 5 P M , A j s 3 2.3.b Packet Pg. 89 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L SI T E A N D P A V I N G DE T A I L S SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - D T 0 1 . d w g , S I T E A N D P A V I N G , 1 0 / 3 / 2 0 1 9 3 : 1 8 : 4 6 P M , A j s 3 2.3.b Packet Pg. 90 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L ER O S I O N C O N T R O L DE T A I L S SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A PROPEX GEOSYNTHETICS EROSION CONTROL PRODUCTS: TEMPORARY EROSION CONTROL MAT: "CS2" (USE "1.5 ANCHOR / S.Y." ANCHOR PATTERN) (USE 8-INCH STAPLES FOR ANCHORS) PROPEX GEOSYNTHETICS CONTACTS: John Roberson, Regional Manager 10518 Hamilton Rd Yoder, IN 46798 Phone: 260-410-3103 Fax: 260-638-4835 Kevin Kimmes, Market Development Manager 1817 Wisconsin Avenue , No. 131 Grafton, WI 53024 Phone: 262-353-8766 Fax: 423-553-2302 ALL EROSION CONTROL PRODUCTS TO BE INSTALLED PER LATEST MANUFACTURER INSTRUCTIONS, ESPECIALLY NOTING REQUIRED STAPLE PATTERNS AND ANCHOR TRENCH REQUIREMENTS. Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - D T 0 1 . d w g , E R O S I O N C O N T R O L , 1 0 / 3 / 2 0 1 9 3 : 1 8 : 5 1 P M , A j s 3 2.3.b Packet Pg. 91 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L ST O R M S E W E R & S T O R M W A T E R Q U A L I T Y DE T A I L S SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - D T 0 1 . d w g , S T O R M S E W E R & S W Q , 1 0 / 3 / 2 0 1 9 3 : 1 8 : 5 6 P M , A j s 3 2.3.b Packet Pg. 92 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L SA N I T A R Y S E W E R A N D W A T E R M A I N DE T A I L S SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - D T 0 1 . d w g , S A N I T A R Y A N D W M , 1 0 / 3 / 2 0 1 9 3 : 1 9 : 0 6 P M , A j s 3 2.3.b Packet Pg. 93 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L CO N S T R U C T I O N S P E C I F I C A T I O N S SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A Know what's below. before you dig.Call R P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - C S 0 1 . d w g , C I V I L S P E C I F I C A T I O N S , 1 0 / 3 / 2 0 1 9 3 : 1 9 : 2 5 P M , A j s 3 2.3.b Packet Pg. 94 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) PROPOSED FLOODPLAIN COMPENSATORY STORAGE LOCATION COMED EASEMENT COMED EASEMENT WATER EASEMENT PROPOSED RETAINING WALL STORMWATER EASEMENT PROPOSED CONTROL BUILDING LOCATION PROPOSED LANDSCAPE FENCE (SEE DETAIL SHEET L200) PROPOSED GUARDRAIL PROPOSED MONUMENT SIGN 30' BUFFER LIMIT PER LAKE COUNTY WATERSHED DEVELOPMENT ORDINANCE SHORELINE SURVEYED BY COMPASS SURVEYING, LTD. ACCESS EASEMENT PROPOSED PEDESTRIAN FENCE (3) VL (11) PL2 (21) PV2 (3) LEH (3) TD2 (5) PA (9) TA (5) PA (3) TA (1) NHE (5) PL2 (33) MG (3) VL SNOW STORAGE AREA #2 CLEAR LIMESTONE AGGREGATE BARK MULCH (TYP.) #2 CLEAR LIMESTONE AGGREGATE TURF SEED MIX "A" SEED MIX "B" TURF SEED MIX "A" PROPOSED PEDESTRIAN FENCE (6) LEH BARK MULCH (TYP.) SEED MIX "A" WITH EROSION CONTROL SEE DETAIL SHEET C701 EXISTING LAKE TURF SEED MIX "A" TURF SEED MIX "A" TURF SEED MIX "A" SEED MIX "A" WITH EROSION CONTROL SEE DETAIL SHEET C701 (3) DBH (6) DBH (8) AWS (7) SGJ (8) SGJ (5) LEH (17) AWS (23) PV2 (15) AWS DECIDUOUS TREES QTY COMMON NAME BOTANICAL NAME SIZE ROOT REMARKS TD2 3 Bald Cypress Taxodium distichum 2" CAL B&B NHE 1 New Horizon Elm Ulmus x `New Horizon`2 1/2" CAL B&B EVERGREEN TREES QTY COMMON NAME BOTANICAL NAME SIZE ROOT REMARKS PA 10 Norway Spruce Picea abies 6` HT.B&B Semi-sheared, fully branched to ground TA 12 Techny Arborvitae Thuja occidentalis `Techny`6` HT B&B Semi-sheared, fully branched to ground DECIDUOUS SHRUBS QTY COMMON NAME BOTANICAL NAME SIZE ROOT REMARKS DBH 9 Dwarf Bush Honeysuckle Diervilla lonicera 15" HT CONT. LEH 14 Limelight Hydrangea Hydrangea paniculata `Limelight` TM 36"HT CONT. OR BB AWS 40 Anthony Waterer Spiraea Spiraea x bumalda `Anthony Waterer`15" HT CONT. VL 6 Chicago Luster Arrowwood Viburnum dentatum `Chicago Luster`36"HT CONT. EVERGREEN SHRUBS QTY COMMON NAME BOTANICAL NAME SIZE ROOT REMARKS SGJ 15 Sea Green Juniper Juniperus chinensis `Sea Green`18"SPD CONT. ORNAMENTAL GRASSES QTY COMMON NAME BOTANICAL NAME SIZE ROOT REMARKS MG 33 Maiden Grass Miscanthus sinensis `Gracillimus`1 Gal.POT PV2 44 Cheyenne Sky Switch Grass Panicum virgatum `Cheyenne Sky`1 GAL POT 18" Spacing PERENNIALS QTY COMMON NAME BOTANICAL NAME SIZE ROOT REMARKS PL2 16 Russian Sage Perovskia atriplicifolia 4 1/2"POT 24" Spacing PLANT SCHEDULE WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L LA N D S C A P E P L A N SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A 10 20 40 GRAPHIC SCALE 0 NORTH P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - L S P 0 1 . d w g , L 1 0 0 L a n d s c a p e P l a n , 1 0 / 3 / 2 0 1 9 3 : 1 9 : 4 2 P M , A j s 3 2.3.b Packet Pg. 95 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S U N A T T E N D E D F U E L S T A T I O N BU F F A L O G R O V E , I L LA N D S C A P E SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A GENERAL LANDSCAPE NOTES 1.Contractor responsible for contacting public and private underground utility locating service to have site marked prior to any digging or earthwork. 2.Contractor to verify all plant quantities shown on plant list and verify with plan. Report any discrepancies immediately to general contractor. 3.All plantings shall comply with standards as described in American Standard of Nursery Stock - ANSI Z60.1 (latest version). General contractor or owner's representative reserves the right to inspect and potentially reject any plants that are inferior, compromised, undersized, diseased, improperly transported, installed incorrectly or damaged. 4.Any potential plant substitutions must be submitted in writing and approved by the general contractor or owner's representative prior to installation. All plants must be installed as per sizes shown on plant material schedule, unless approved by general contractor or owner's representative. 5.Topsoil should be placed to within 3'' of finish grade by general / grading contractor during rough grading operations. All parking lot islands and planting beds to be backfilled with topsoil to a minimum depth of 18" and crown all planting islands and beds a minimum of 6'' to provide proper drainage (unless otherwise specified) by grading contractor to insure long term plant health. 6.The landscape contractor to be responsible for the fine grading of all landscaped areas. A minimum depth of 3" of blended, prepared and non-compacted topsoil is required for all seeded areas. Finished landscaped areas to be smooth, uniform and provide positive drainage away from all structures and pavement. 7.Tree planting (see planting detail): Plant all trees slightly higher than finished grade at root flare. Remove excess soil from top of root ball, if needed.Scarify side walls of tree pit prior to installation. Remove and discard non-biodegradable ball wrapping and support wire. Remove biodegradable burlap and wire cage (if applicable) from top one-third of rootball. Carefully bend remaining wire down to the bottom of hole once the tree has been placed into the hole and will no longer be moved. Score the remaining two-thirds of burlap and remove twine. Backfill pit with 80% existing soil removed from excavation and 20% plant starter mix blended prior to backfilling holes. Discard any gravel, heavy clay or stones. Avoid any air pockets and do not tamp soil down. When hole is two-thirds full, trees shall be watered thoroughly, and water left to soak in before proceeding. Provide a 3'' deep, 4 ft. diameter shredded hardwood bark mulch ring around all lawn trees. Do not build up any mulch onto trunk of any tree. Trees that are installed incorrectly will be replaced at the time and expense of the landscape contractor. Stake trees according to the staking detail. 8.Shrub planting: all shrubs to be pocket planted with a 50/50 mix of plant starter and topsoil. Install topsoil into all plant beds as needed to achieve proper grade and replace undesirable soil (see planting detail). Remove all excessive gravel, clay and stones from plant beds prior to planting. When hole is two-thirds full, shrubs shall be watered thoroughly and water left to soak in before proceeding. 9.Mulching: All parking lot islands without shrubs, perennials or ornamental grasses to receive a 3" deep layer of crushed red granite mulch over polypropylene weed barrier. All parking islands and perimeter plant beds to receive a 3" deep layer of high quality shredded hardwood bark mulch (not Enviromulch) . Do not allow mulch to contact plant stems and tree trunks. 10.Edging: edge all planting beds with a 4'' deep spaded edge (shovel cut or mechanical). Bedlines are to be cut crisp, as per plan. A clean definition between lawn area and plant bed is required. 11.Plant bed preparation: all perennial, ornamental grass, annual and groundcover areas are required to receive a blend of organic soil amendments prior to installation. Rototill the following materials, at the ratio given, into the required 18" of topsoil to a depth of approx. 8'' - Per every 100 square feet of bed area add: 2 cu. ft. bale of peat moss 2 lbs. of 5-10-5 slow release fertilizer 1/4 cu. yard of composted manure 12.Lawn installation for all seeded turfgrass areas: remove / kill off any existing unwanted vegetation prior to seeding. Prepare the topsoil and seed bed by removing all surface stones 1'' or larger and grading lawn areas to finish grade. Apply a starter fertilizer and specified seed uniformly and provide mulch covering suitable to germinate and establish turf. Provide seed and fertilizer mix information to general contractor prior to installation. Erosion control measures are to be used in swales and on steep grades, where applicable. Methods of installation may vary at the discretion of the landscape contractor on his/her responsibility to establish and guarantee a smooth, uniform, quality turf. A minimum depth of 3" of blended, prepared and non-compacted topsoil is required for all lawn areas. If straw mulch is used as a mulch covering, a tackifier may be necessary to avoid wind damage. Marsh hay containing reed canary grass is not acceptable as a mulch covering. An acceptable quality turf is defined as having no more than 10% of the total area with bare spots larger than 1 square foot and uniform coverage throughout all turf areas 13.Seed mix "A" for lawn areas - use only a premium quality seed mix installed at recommended rates. Premium blend seed mix example (or equivalent): 50% blended bluegrass, 25% creeping red fescue, 25% perennial rye applied at 5 lbs per 1,000 SF. Provide seed specifications to general contractor prior to installation. 14.Seed mix "B" for detention basins - use Illinois DOT seed mix 4B or equivalent mix from a reputable supplier. Installed per Pyramat specifications shown on sheet C1004. 15.Warranty and replacements: Trees, evergreens, and shrubs to be guaranteed (100% replacement) for a minimum of one (1) year from the date of substantial project completion. Perennials and ornamental grasses to be guaranteed for a minimum of one growing season from the date of substantial project completion. Perennials and ornamental grasses planted after September 1st shall be guaranteed through May 31st of the following year. Only one replacement per plant will be required during the warranty period, except for losses or replacements due to failure to comply with specified requirements. 16.The landscape contractor is responsible for the watering and maintenance of all landscape areas at time of planting, throughout construction and for a period of 60 days after the substantial completion of the installation. This includes all trees, shrubs, evergreens, perennials, ornamental grasses detention basin seeding and turf grass areas. Work also includes weeding, edging, mulching (only if required), fertilizing, trimming, sweeping up grass clippings, pruning and deadheading. 17.Project completion: upon substantial completion of the project, the landscape contractor is responsible to conduct a final review with the owner's representative and the general contractor to answer questions and insure that all specifications have been met. The landscape contractor is to provide watering and general ongoing maintenance instructions (in writing) for the new plantings and lawn to the owner and general contractor . 2"X 4" X 8' Western Red Cedar Top Stringer 1"X 6" X 6' Western Red Cedar Boards 1"X 6" X 10' Western Red Cedar Post 2"X 6" X 8' Western Red Cedar Bottom Stringer Compacted Traffic Bond Gravel Finish grade PLAN VIEW FRONT VIEWSIDE VIEW 6'-0" 8'-0" 5'-6" 6` CEDAR FENCE DETAIL 2"X 6" X 8' Western Red Cedar Cap Board 6 3x widest dimension of root ball Original slope should pass through the point where the trunk base meets substrate/soil. Prior to mulching, lightly tamp soil around the root ball in 6" lifts to brace tree. Do not over compact. When the planting hole has been backfilled, pour water around the root ball to settle the soil. Original grade Slope sides of loosened soil. Loosened soil. Dig and turn the soil to reduce the compaction to the area and depth shown. Existing soil 4" layer of mulch. No more than 1" of mulch on top of root ball. (See specifications for mulch) Round-topped soil berm 4" high x 8" side above root ball surface shall be centered on the downhill side of the root ball for 240°. Berm shall begin at root ball periphery. DECIDUOUS TREE PLANTING ON SLOPE DETAIL Bottom of root ball on existing or recompacted soil. 2 Mulch Turf Top of mulch to be flush with turf 3" Bedlines are to be cut crisp as per plan. a clean definition between turf and plant bed is required. SHOVEL CUT PLANT BED EDGING DETAIL5 Prune tree as needed-methods vary depending on species and time of season Wrap tree in fall if required Each tree must be planted such that the trunk flare is visible at the top of the root ball.  Trees where the trunk flare is not visible shall be rejected. Do not cover the top of the root ball with soil. Remove burlap, twine and wire cage from top 1/3 of root ball - score remaining 2/3 of burlap once tree is in place and remove twine. carefully bend down remaining wire to bottom of hole. Mulch over soil ring-do not build up mulch onto trunk of tree Dig hole 2x wider than dia. of root ball Back fill with specified soil- avoid air pockets (see specifications) Existing subgrade DECIDUOUS TREE PLANTING DETAIL1 Each tree must be planted such that the trunk flare is visible at the top of the root ball.  Trees where the trunk flare is not visible shall be rejected. Do not cover the top of the root ball with soil. Remove burlap, twine and wire cage from top 1/3 of root ball - score remaining 2/3 of burlap once tree is in place and remove twine - carefully bend down remaining wire to bottom of hole Mulch over soil ring-do not build up mulch onto trunk of tree Dig hole 2x wider than dia. of root ball Back fill with specified soil - avoid air pockets (see specifications) Existing subgrade EVERGREEN TREE PLANTING DETAIL3 Container grown Carefully remove from plastic pot and score roots 1'' deep with a sharp knife Balled & Burlapped Remove burlap and twine from top 1/3 of root ball and score remaining 2/3 SHRUB PLANTING DETAIL Prune cut dead and broken branches - retain natural plant shape Do not bury any bottom branches Plant at same depth as previous level Prune out any brown branches Dig hole 2x wider than dia. of root ball Planting mix (see specifications) Finished grade- mulch level 4 GENERAL LANDSCAPE DETAILS NO T E S A N D D E T A I L S Fence As shown on plan 3" #2 Clear Limestone aggregate Typical concrete curb Polypropylene weed barrier Existing subgrade GRAVEL MULCH DETAIL Aluminum Edging 7 P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - L S P 0 1 . d w g , L 2 0 0 L a n d s c a p e N o t e s a n d D e t a i l s , 1 0 / 3 / 2 0 1 9 3 : 1 9 : 4 5 P M , A j s 3 2.3.b Packet Pg. 96 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 1Date: 7/25/2019FoxArneson VIEW OF GROUND SIGN LOOKING WEST VIEW OF GROUND SIGN LOOKING EAST 5'-0" BUFFALO GROVE UNATTENDED FUEL STATION 1'-4" 2'-0" Revised: 10/4/2019 2'-10"6'-0" 3'-4" 5'-4" 2.3.b Packet Pg. 97 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 6Date: 10/4/2019FoxArnesonBUFFALO GROVE UNATTENDED FUEL STATIONPRICER SIGN2'-8"9'-0"13'-6"2' 6"WOODMAN'S LOGO SIGNWOODMAN'S DOUBLE-SIDED GROUND SIGN5'-0"6'-0"3'-4"2'-0"1'-4"3/4" = 1'-0"3/4" = 1'-0"1/2" = 1'-0"AREA: 33.75 ft. sq.AREA: 24 ft. sq.AREA: 30 ft. sq.REDBLACKGREENLED PRICER SIGNSAPPHIRE BLUECAST STONE CAP TOMATCH EXISTINGINTERSTATE BRICK,COPPERSTONEMONUMENT SIGN BASE,BRICK TO MATCH EXISTINGSAPPHIRE BLUETOMATO REDBOTTLE GREENWHITE BACKGROUND1'-5"SULTAN BLUEBLACKWHITE BACKGROUND2'-10"5'-4"20" DIGITS24" DIGITS2.3.bPacket Pg. 98Attachment: Plan Set (Consider an Amendment to Planned Development Ordinance No. 2016-66) 2Date: 7/25/2019FoxArneson LARGE FUELING CANOPY WEST ELEVATION BUFFALO GROVE UNATTENDED FUEL STATION LARGE FUELING CANOPY NORTH ELEVATION LARGE FUELING CANOPY EAST ELEVATION LARGE FUELING CANOPY SOUTH ELEVATION WOODMAN'S LOGO SIGN 16'-0"3'-0" 115'-0"28'-0" 16'-0" 3'-0" 13'-6"2'-6" LARGE FUELING CANOPY FLOOR PLAN 1/16" = 1'-0" A B C D 1 2 30'-0"30'-0"30'-0" 10'-0" N 115' 0" 28' 0" SHEET METAL COLUMN WRAP TO MATCH CANOPY FASCIA, TYP. COLUMN WRAP BRICK TO MATCH EXISTING: INTERSTATE BRICK, COPPERSTONE CAST STONE CAP TO MATCH EXISTING STAINLESS STEEL BOLLARD WOODMAN'S LOGO SIGN Revised: 10/4/2019 2.3.b Packet Pg. 99 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 3Date: 7/25/2019FoxArneson BUFFALO GROVE UNATTENDED FUEL STATION NORTH FUELING CANOPY NORTH ELEVATION NORTH FUELING CANOPY EAST ELEVATION NORTH FUELING CANOPY SOUTH ELEVATION NORTH FUELING CANOPY WEST ELEVATION PRICER SIGN 2'-8" 9'-0" NORTH FUELING CANOPY FLOOR PLAN 28'-0" 1 13'-6" 4'-6" N 1/8" = 1'-0" 28' 0" 18' 0" STAINLESS STEEL BOLLARD FUEL PRICER SIGN SHEET METAL COLUMN WRAP TO MATCH CANOPY FASCIA CAST STONE CAP TO MATCH EXISTING COLUMN WRAP BRICK TO MATCH EXISTING: INTERSTATE BRICK, COPPERSTONE Revised: 10/4/2019 3'-0" 16'-0" 2.3.b Packet Pg. 100 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 4Date: 7/25/2019FoxArneson BUFFALO GROVE UNATTENDED FUEL STATION SOUTH FUELING CANOPY NORTH ELEVATION SOUTH FUELING CANOPY EAST ELEVATION SOUTH FUELING CANOPY SOUTH ELEVATION SOUTH FUELING CANOPY WEST ELEVATION SOUTH FUELING CANOPY FLOOR PLAN 1 13'-6" 4'-6" 28' 0" N 1/8" = 1'-0" 28' 0" STAINLESS STEEL BOLLARD SHEET METAL COLUMN WRAP TO MATCH CANOPY FASCIA CAST STONE CAP TO MATCH EXISTING COLUMN WRAP BRICK TO MATCH EXISTING: INTERSTATE BRICK, COPPERSTONE Revised: 10/4/2019 18'-0" 3'-0" 16'-0" 2.3.b Packet Pg. 101 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 5Date: 7/25/2019FoxArneson BUFFALO GROVE UNATTENDED FUEL STATION CONTROL BUILDING EAST ELEVATION CONTROL BUILDING SOUTH ELEVATION CONTROL BUILDING WEST ELEVATION CONTROL BUILDING NORTH ELEVATION 14'-0"8'-0" SCUPPER AND DOWNSPOUT: UNA-CLAD, BRITE RED 10'-10" LOUVER, MILL FINISH ALUMINUM CONTROL BUILDING FLOOR PLAN N 1/8" = 1'-0" 14' 0" 8' 0" HOLLOW METAL DOOR & FRAME: BEDOUIN BEIGE BRICK TO MATCH EXISTING GAS & LUBE BUILDING: THE LAKEWOOD BRICK CO, MEDIUM BUFF GRAIN COPING: UNA-CLAD, BRITE RED Revised: 10/4/2019 2.3.b Packet Pg. 102 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 6Date: 10/4/2019FoxArneson BUFFALO GROVE UNATTENDED FUEL STATION PRICER SIGN 2' - 8 " 9'-0" 13'-6" 2' 6 " WOODMAN'S LOGO SIGN 3/4" = 1'-0" 3/4" = 1'-0" AREA: 33.75 ft. sq. AREA: 24 ft. sq. SAPPHIRE BLUETOMATO RED BOTTLE GREEN WHITE BACKGROUND 1' - 5 " SULTAN BLUEBLACK WHITE BACKGROUND 2.3.b Packet Pg. 103 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 7FoxArneson NORTH-SOUTH SECTION EAST-WEST SECTION BUFFALO GROVE UNATTENDED FUEL STATION PROPERTY LINE ± 70'-0" 6' CEDAR FENCE 10' DIAMETER DOUBLE-WALL UST STRAPPING DEADMAN PEDESTRIAN FENCE DETENTION BASIN EL. 641.71 EL. 641.87 EL. 637.50 APPROX.B/ OF UST BOTTOM OF DETENTION BASIN BASIN OUTLET 100 YR HW EL. 646.50 APPROX. ORIGINAL GROUND LEVEL BORING 14 CGC INC. 9-19-16 EL. 632.65 WATER OBSERVED DURING DRILLING NO WATER UPON COMPLETION EL. 627.50 BORING 59 GME INC. 4-15-07 WATER OBSERVED DURING DRILLING NO WATER UPON COMPLETION EL. 637.50 COMPENSATORY STORAGE EL. 638.90 NORMAL WATER LEVEL, BARCLAY POND GUARDRAIL Date: 10/4/2019 2.3.b Packet Pg. 104 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) October 4, 2019 Addendum to: Stormwater Management Plan for Roadway Improvement Plans IL 21/US 45 Milwaukee Avenue and Deerfield Parkway – Road Related to the Buffalo Grove Woodman’s Food Market Villages of Buffalo Grove and Riverwoods, and Vernon Township Lake County, IL raSmith Project No. 3160183 & 1160296 January 17, 2018 March 30, 2018 Prepared by: Paul V. McIlheran, P.E. raSmith 16745 West Bluemound Road Brookfield, WI 53005 2.3.b Packet Pg. 105 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 1 ADDENDUM SUMMARY Woodman’s Food Market has proposed an unattended gas station on Parcel 2 of their existing development at the northwest corner of Deerfield Parkway and Milwaukee Avenue in the Village of Buffalo Grove. See Unattended Fuel Station Plan, Exhibit EE. On the previously approved Construction Plan Parcel 2 was shown to contain compensatory floodplain storage, a detention pond to serve Deerfield Road improvements, and a ‘future parking lot’ (see clip below). Stormwater management for the entire Woodman’s development was documented in the report ‘Stormwater Management Plan for Woodman’s Food Market, Village of Buffalo Grove, Illinois’, last revised December 5, 2017. The report outlined the design of the compensatory storage as well as stormwater management. Stormwater management for the detention pond on Parcel 2 for the Deerfield Road improvements is documented in the report ‘Stormwater Management Plan for Roadway Improvement Plans, IL 21/US 45 Milwaukee Avenue and Deerfi eld Parkway – Road, Related to the Buffalo Grove Woodman’s Food Market, Villages of Buffalo Grove and Riverwoods,and Vernon Township Lake County, IL, last updated March 30, 2018 via addendum’. Excerpt from the previously approved plan showing Compensatory Floodplain storage, a detention pond, and a future parking lot on Parcel 2. Proposed Changes to Existing Parcel 2 Stormwater Management and Floodplain The compensatory floodplain storage and the stormwater management pond will be impacted by the proposed unattended gas station, and will need to be reconfigured, as shown on the site plan, Exhibit EE. The stormwater management pond is proposed to be moved to the east side of parcel 2, to allow the whole west side of Parcel 2 to be reconfigured as floodplain storage. The new detention pond footprint is smaller than the existing pond, so underground detention will be provided to match the volume of the existing pond. 2.3.b Packet Pg. 106 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 2 SPECIFIC CHANGES TO THE STORMWATER MANAGEMENT PLAN PER THIS ADDENDUM: The following are revisions to the OUTLET 1 AND OUTLET 4 section of the Storm Water Management Plan (SWMP):  The third paragraph on page 5 (second paragraph of the Proposed Conditions section) lists the new impervious area to Outlet 1, which formerly was 1.601 acres. Now, the new impe rvious area to Outlet 1 is 1.436 acres.  The fifth paragraph on page 5 discusses the additional runoff to the proposed detention basin referred to as Outlet 1A. It should be noted that the area tributary to Outlet 1A is no longer a future employee parking lot but an unattended fuel station. The updated drainage areas are shown on Exhibit G. Detention basin 1A will discharge through an outlet control structure, located in the landscape terrace just west of the proposed pavement area, and into the existing southeast Barclay Station detention pond.  The sixth paragraph on page 5 discusses the compensatory storage requirements of Parcel 2. Due to the reconfigured site plan, the compensatory storage area has been modified to span the entire west side of Parcel 2, from the north to the south end, though it is narrower. The proposed detention basin and compensatory storage are shown on Exhibit EE (Sheet C400 of the Preliminary Civil and Landscape Plans for Woodman’s Food Market Unattended Fuel Station). The detention basin 1A outlet pipe will be constructed in the floodway, which is acceptable u nder Lake County WDO Section 703. The compensatory storage area will no longer need an equalization pipe, as the area will be able to free drain to the Barclay ponds.  Table 2 on page 6 has been updated to reflect updated drainage areas and new impervious areas in the proposed condition at Outlet 1. Table 2 shall be deleted in its entirety and replaced with the following: TABLE 2 Outlet 1 Existing and Proposed Areas Outlet Existing Condition Proposed Condition Drainage Area Drainage Area New Impervious Area (Acres) (Acres) (Acres) 1 West 0.365 0.370 0.005 1 7.62 2.47 0.703 1A (Public) - 1.65 0.585 1A (Private) - 0.90 0.143 Total 7.985 5.390 1.436  The final paragraph on page 6 has been updated to include the updated new impervious area for Outlet 1. The total new impervious area of Outlet 1 and Outlet 4 is 1.489 acres (1.436 + 0.053). The impervious area tributary to the proposed detention basin 1A (1.52 acres) is still greater than the total new impervious area for Outlet 1 and Outlet 4 (1.489 acres). See Exhibit G for the updated areas.  Table 4 on page 7 shows the equivalent impervious area tributary to the proposed Outlet 1A detention basin, which has been revised. T able 4 shall be deleted in its entirety and replaced with the following: TABLE 4 Impervious Area Tributary to Proposed Detention Basin 1A Outlet Proposed Condition Impervious Area (Acres) 1A (Public) 1.38 1A (Private) 0.14 Total 1.52 2.3.b Packet Pg. 107 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 3  The first paragraph on page 7 discusses the proposed detention basin design. It should be noted that the area noted as Outlet 1A Private corresponds to a proposed unattended fuel station, not the future employee parking lot that is mentioned in the original report. Detention basin 1A will discharge through an outlet control structure, located in the landscape terrace just west of the proposed pavement area, and into the existing southeast Barclay Station detention pond. Due to site constraints, underground pipe storage will have to be used for some of the storage. Detention basin 1A therefore includes both the open air basin at the northeast corner of Parcel 2 as well as underground 60” and 24” diameter corrugated metal pipe. The designs for detention basin 1A and the outlet control structure are shown on Exhibit EE. Detailed design calculations for detention basin 1A are provided in Exhibit I.  The second paragraph on page 7 discusses the peak release rate of detention basin 1A. The 1.6” diameter restrictor has been revised to a 1.3” diameter restrictor, placed at the same elevation of 639.50. The 2.5” diameter restrictor has been revised to a 2.1” diameter restrictor, placed at an elevation of 642.00. The 1.3” and 2.1” diameter restrictors are required for the 2-year storm event and the 100-year storm event, respectively, in order to meet the release rates. The release rates and high water elevations for each storm event have been updated in Table 5. Table 5 on page 7 shall be deleted in its entirety and replaced with the following: TABLE 5 Outlet 1A Proposed Detention Basin Peak Release Rates and High Water Elevations 1.6” & 2.5” Restrictors Area Allowable Release Rate** Release Rate 1.6” & 2.5” Restrictors Detention Basin High Water Elevations 1A 2-year (0.04 cfs/ac) 100-year (0.15 cfs/ac) 2-year 100-year 100-year* 2-year 100-year 100-year* (acres) (cfs) (cfs) (cfs) (cfs) (cfs) (feet) (feet) (feet) 2.55 0.10 0.39 0.06 0.26 0.20 641.40 644.04 645.06 * Modeled with Tailwater = 10-year BFE (643.50) ** The Allowable Release Rate is based on the tributary area to the proposed detention basin 1A (Area 1A Public and Private)  Table 6 on page 7 has also been revised to include the updated release rates and high water elevations for the minimum 4-inch restrictor, which is required per the Lake County WDO. Table 6 shall be deleted in its entirety and replaced with the following: TABLE 6 Outlet 1A Proposed Detention Basin Peak Release Rates and High Water Elevations Minimum 4-inch Restrictor Area Release Rate Min. 4-inch Restrictor Detention Basin High Water Elevations 1A 2-year 100-year 100-year* 2-year 100-year 100-year* (acres) (cfs) (cfs) (cfs) (feet) (feet) (feet) 2.55 0.34 0.62 0.36 640.31 641.87 644.25 * Modeled with Tailwater = 10-year BFE (643.50)  Compared to the original outlet 1A detention basin design, the release rates of the revised design are either equal to or lower than the corresponding release rates. This includes both the 1.3” and 2.1” diameter theoretical restrictors as well as the actual 4” diameter restrictor that will be installed. The most critical condition, 100-year storm event with tailwater for the theoretical 1.3” and 2.1” restrictors, was used to size the detention basin because this yielded the highest high water elevation. The other two conditions, the 2-year storm event and 100-year storm event with no tailwater, were checked for release rates and high water elevations, and then all three events were run for the 4” dia meter orifice. All proposed release rates are equal to or less than their previously approved corresponding release rates. The high water elevations for the 100-year storm event and the 100-year storm event with tailwater increased from the previous design, but the outlet control structure has been modified accordingly. 2.3.b Packet Pg. 108 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 4  The first paragraph on page 8, the Outlet Control Structure section, details the information regarding the outlet structure for detention basin 1A. The 4-inch restrictor remains at elevation 639.50, but the top of the restrictor plate has been revised to be at elevation 645.10. Because underground detention is utilized in addition to an open air detention basin and is located downstream of the open air basin, a traditiona l emergency spillway will not be utilized. During storm events in excess of the detention basin’s capacity, water will flow over the weir in the manhole. In case of a clogged orifice, the emergency overflow structure has been revised.  The second paragraph on page 8, the Emergency Overflow Structure section, describes the flow through the emergency spillway in the event of a high storm event. Due to the underground detention system accompanying the open air detention basin, there is no emergency spillway outside the outlet control structure. The outlet control structure has been revised, however, to account for WDO requirement 507.01(A), in which an emergency overflow structure must be capable of passing the critical duration base flood inflow rate without damages to downstream structures or property. The peak inflow is 12.60 cfs from the 100-year, 30-minute critical duration storm. The depth of flow required to pass this flow across the 6-foot wide top of plate weir inside the structure is 0.74 feet (Exhibit I). The outlet control structure detail shown on Exhibit EE depicts the flow from the 100-year, 30-minute critical duration storm, starting at the top of plate elevation, 645.10. It rises to an elevation of 645.84, which is well below the bottom of the top structure (flat top, casting and casting ring). An overland flow path on site has been determined. If the entire outlet control structure were to be clogged, the underground detention storage were full, and the open air detention basin water level continued to rise, water would then leave the pond at its northwest corner, where the top of wall grade is 647.10. Water would then follow an overland path directly to the west and into the compensatory storage location, overtopping the curb at an elevation of 646.50. Water would then make its way to the Barclay Station detention pond.  Paragraph 4 on page 8, the Water Quality Treatment section, explains how the water quality requirement for Outlets 1 and 4 is met. The total water quality volume was calculated using 1 inch of runoff depth (100% impervious) over the total new impervious area for Outlets 1, 1 West, 1A, and 4. The revised new total impervious area is 1.489 acres, so the revised calculated total water quality volume required is 5,405 cubic feet. The water quality volume will be provided entirely in the open air basin of detention basin 1A by over-excavating 24 inches below the outlet invert elevation. Approximately 5,484 cubic feet of water quality volume will be provided between the outlet invert elevation of 639.50 and the bottom of the basin elevation of 637.50. The bottom of the basin will still be planted with native wetland vegetation (IDOT Seed Class 4B). See Exhibit J for detailed water quality calculations. The water quality treatment volume provided in detention basin 1A will also be used to satisfy the WDO RVR requirements for Outlets 1 and 4.  Paragraph 5 on page 8 references the WDO detention requirements. Due to the reduced impervious area tributary to detention basin 1A, the volume requirements per WDO Appendix K have been updated and are provided in Exhibit KA. Exhibit KB provides the proposed detention volumes based on the revised outlet 1A detention basin. The theoretical restrictors were revised from the original storm water plan to a 1.3” and a 2.1” diameter restrictor in order to comply with the requirements of the ordinance. As seen in Exhibit KB, the volume requirements for the 2-year, 100-year, and 100-year with tailwater storm events are met.  Paragraph 6 on page 8 describes how the critical duration analysis shows that the proposed peak release rates are less than or equal to the existing condition peak release rates. The critical duration analysis has been re-run, with the same WDO requirement that the proposed peak release rate at the outlet is less than or equal to the existing condition peak release rate. The results of the critical duration analysis for the existing and proposed conditions for Outlet 1 as well as Outlet 1 and 4 combined are in Exhibit I and presented in Table 7. Table 7 shall be deleted in its entirety and replaced with the following: 2.3.b Packet Pg. 109 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 5 TABLE 7 Outlet 1 and Outlet 4 Critical Duration Analysis Results With Tailwater* Outlet 1 Outlet 1 & 4 Duration Existing Peak Flow Proposed Peak Flow Existing Peak Flow Proposed Peak Flow 100-year (cfs) (cfs) (cfs) (cfs) 5 min 16.09 5.24 17.24 5.87 10 min 21.08 18.00 23.60 20.83 15 min 22.15 18.52 25.18 22.22 30 min 22.63 18.84 25.67 22.33 1 hour 21.66 16.80 24.15 19.77 2 hour 18.99 13.45 21.06 15.78 3 hour 15.72 10.88 17.42 13.26 6 hour 10.87 7.44 11.85 8.54 12 hour 7.40 3.16 7.86 3.64 18 hour 6.32 2.52 6.70 2.90 24 hour 5.13 2.01 5.43 2.32 48 hour 2.92 1.40 3.08 1.56 72 hour 2.11 1.12 2.23 1.23 120 hour 1.45 0.85 1.54 0.92 240 hour 0.23 0.09 0.24 0.11 10-year 30 min 15.20 9.75 16.77 11.59 2-year 30 min 9.92 6.00 10.90 7.18 *Tailwater for the 100-year storm event = 10-year BFE (643.50) Tailwater for the 10-year storm event = crown of outlet pipe No tailwater for 2-year storm event  As shown in Table 7, the peak release rates under the proposed conditions are still less than the existing conditions, which meets the WDO.  The overland flow route for Outlet 1, in the Overland Flow Route section on p age 9, discusses the path of overland flow for the water in the roadway. To reiterate the path of overland flow on Parcel 2, the unattended fuel station, water will leave the proposed open air detention basin at the northwest corner and flow to the west along the north side of the site. After overtopping the curb on the west side of the site at elevation 646.50, water will flow into the compensatory storage area and then into the Barclay Station detention pond, which accepts drainage freely from the compens atory storage area (without an equalizer pipe).  In summary, the necessary Lake County WDO requirements have been met for Outlets 1 and 4 with the proposed detention basin 1A and the associated storm sewer system. The revised tributary area to detention basin 1A includes 1.52 acres of impervious area, which exceeds the new impervious area of 1.489 acres for all of Outlet 1 and Outlet 4. The 2-year, 100-year, and 100-year with tailwater storm event peak release rates for Outlet 1 under the proposed conditions remain less than or equal to the peak release rates for Outlet 1 under the previously approved plans. The high water elevations for the analyzed storm events for the proposed conditions are less than or equal to those from the previously approved plans, and where they are not, the outlet control structure has been modified to provide a high enough weir height to keep the 100-year storm event with tailwater within the outlet control structure. Finally, the volume requirements in Appendix K of the WDO have been met for the analyzed storms in the proposed condition. 2.3.b Packet Pg. 110 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S F O O D M A R K E T BU F F A L O G R O V E , I L UN A T T E N D E D F U E L S T A T I O N FU E L T R U C K SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 40201010 Know what's below. before you dig.Call R NOTES P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - A T 0 1 . d w g , A t u r n T a n k e r , W e d A u g 7 1 3 : 4 4 : 2 1 2 0 1 9 , A j s 3 2.3.b Packet Pg. 111 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) WO O D M A N ' S F O O D M A R K E T BU F F A L O G R O V E , I L UN A T T E N D E D F U E L S T A T I O N VE H I C L E S T A G I N G - N O N - P E A K C O N D I T I O N S SHEET NUMBER Br o o k f i e l d , W I | M i l w a u k e e , W I | A p p l e t o n , W I | M a d i s o n , W I | C e d a r b u r g , W I Mo u n t P l e a s a n t , W I | Na p e r v i l l e , I L | P i t t s b u r g h , P A | I r v i n e , C A N ( IN FEET ) GRAPHIC SCALE 0 40201010 Know what's below. before you dig.Call R NOTES P: \ 3 1 6 0 1 8 3 \ D w g \ U n a t t e n d e d G S \ S h e e t s \ 3 1 6 0 1 8 3 - A T 0 1 . d w g , A t u r n C a r s ( 2 ) , W e d A u g 7 1 3 : 4 6 : 1 9 2 0 1 9 , A j s 3 2.3.b Packet Pg. 112 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) A A A A AA A A AA A A AA A A B DCC A A 0.1 0.1 0.2 1.1 1.1 0.5 0.4 0.4 0.5 0.5 0.5 0.6 0.6 0.5 0.5 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.7 2.2 0.7 0.7 0.8 0.9 0.9 1.0 1.0 1.0 0.9 0.9 0.7 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.3 0.5 1.8 2.4 1.2 1.3 1.5 1.7 1.8 1.8 1.8 1.8 1.7 1.6 1.4 1.1 0.9 0.7 0.6 0.6 0.6 0.5 0.3 0.2 0.1 0.2 0.4 0.6 1.8 2.4 2.6 3.1 3.6 3.8 4.0 4.0 4.0 3.9 3.7 3.5 3.1 2.4 1.8 1.4 1.3 1.5 1.5 1.2 0.7 0.4 0.2 0.2 0.5 1.1 2.6 4.4 6.5 8.2 9.3 9.8 9.8 9.9 9.8 9.2 9.0 8.7 7.7 6.3 4.3 2.7 2.6 3.9 4.8 3.2 1.5 0.7 0.3 0.3 0.8 8.1 8.6 9.8 16.6 21.3 24.0 25.0 24.0 24.8 24.9 22.5 22.7 23.0 20.3 17.2 10.3 5.0 4.9 9.9 14.5 7.9 2.8 1.0 0.4 0.4 3.3 30.6 16.4 15.6 27.2 34.7 39.6 41.2 39.0 41.3 42.3 37.7 39.4 40.4 35.2 30.7 17.0 7.1 6.6 14.8 22.5 11.7 3.8 1.3 0.5 0.5 3.7 37.2 18.1 16.5 28.0 35.8 40.8 42.6 40.7 43.0 44.1 39.8 41.1 42.1 36.9 31.7 17.8 7.4 6.7 14.7 22.5 11.7 3.8 1.3 0.5 0.5 1.5 15.4 11.6 12.1 20.5 26.2 30.0 31.5 30.4 32.3 33.6 30.7 31.5 31.9 27.8 23.9 13.5 5.8 5.0 9.6 13.7 7.6 2.7 1.0 0.4 1.5 2.5 4.6 6.6 9.6 12.2 14.0 14.7 14.6 15.3 15.8 14.6 13.7 13.2 11.8 9.7 6.2 3.4 2.8 3.8 4.5 3.0 1.4 0.6 0.4 1.9 2.5 3.3 4.4 5.7 6.9 7.8 8.0 7.6 7.8 8.1 6.5 5.2 4.9 4.4 3.6 2.6 1.7 1.4 1.5 1.5 1.1 0.7 0.4 0.7 2.2 2.8 3.4 4.3 5.0 5.9 6.5 6.2 5.7 5.1 4.6 3.0 2.4 2.1 1.9 1.6 1.2 0.9 0.7 0.7 0.6 0.5 0.3 0.2 1.0 2.9 3.5 4.2 4.9 5.4 6.3 6.7 6.2 5.3 5.1 3.5 1.9 1.3 1.2 1.1 0.9 0.7 0.5 0.4 0.4 0.3 0.2 0.2 0.1 1.0 3.1 4.7 5.3 5.7 5.9 6.6 6.8 6.2 5.6 4.9 2.1 1.3 1.0 0.9 0.8 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 1.2 3.6 5.7 5.9 5.9 5.9 6.3 6.4 5.9 5.9 4.2 2.1 1.1 0.8 0.9 0.5 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 1.1 3.5 5.3 5.7 5.9 5.7 5.8 5.6 5.0 4.9 2.4 1.3 0.9 0.7 0.6 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 1.1 3.2 4.1 4.9 5.4 5.3 5.1 4.8 4.7 2.9 1.7 1.0 0.7 0.8 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 1.0 2.6 3.5 4.2 4.7 4.8 4.8 4.6 3.3 1.7 0.9 0.7 0.7 0.5 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.5 2.2 2.9 3.6 4.1 4.3 4.5 4.3 2.4 1.0 0.6 0.6 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.5 1.8 2.4 2.9 3.3 3.5 3.7 2.9 1.3 0.6 0.4 0.5 0.5 0.2 0.2 0.1 0.1 E APPROVED 19-034 CHECKED DRAWN A 7 4 3 2 1 B C D E 56 A B C D E 7 4 3 2 156 FUELING WOODMAN'S UNATTENDED Engineering Ÿ Design Ÿ Consulting Engineering with Precision, Pace & Passion. Structural | Mechanical/Electrical/Plumbing Civil | Land Survey | Telecommunication | Aquatic Accessibility Consulting | Design & Program Management 2675 Pratum Avenue | Hoffman Estates, IL 60192 P: 224.293.6333 | F: 224.293.6444 wtengineering.com IL License No: 184.007570-0015 | Exp: 04.30.2021 COPYRIGHT 2019 THE W-T GROUP, LLC© MAR K O . V E NTRE L L I S T A TE O F I L L I N OIS 062-05025 REGISTERED PROFESSIONAL ENGINEER PHOTOMETRIC PLAN EP1.1 PROJECT NORTH LUMINAIRE SCHEDULE Symbol Label Qty File Lumens LLF WattsCatalog Number Description Lamp A 18 CRUS-SC-LED- -SS-CW- UE.ies Absolute 0.95 114 C 2 DSXF2_LED_P 2_50K_FL.ies Absolute 0.95 78 B 1 DSX2_LED_P5 _40K_T2M_MV OLT.ies Absolute 0.95 321 D 1 DSX2_LED_P5 _40K_T4M_MV OLT_HS.ies Absolute 0.95 321 E 1 TRP1-12L15- 3K7-3.IES Absolute 0.95 13.9 CRUS-SC-LED-SS- CW-UE DSXF2 LED P2 50K FL DSXF2 LED P2 50K FL DSX2 LED P5 40K T2M MVOLT DSX2 LED P5 40K T2M MVOLT LED DSX2 LED P5 40K T4M MVOLT HS DSX2 LED P5 40K T4M MVOLT with houseside shield LED TRP1-12L15-3K7-3 GeoPak Size 1 STATISTICS Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #1 6.1 fc 44.1 fc 0.0 fc N / A N / A 2.3.b Packet Pg. 113 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 0.1 0.1 0.2 1.1 1.1 0.5 0.4 0.4 0.4 0.5 0.5 0.5 0.5 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.4 1.7 2.2 0.7 0.6 0.8 0.8 0.9 0.9 1.0 1.0 0.9 0.8 0.7 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.3 0.5 1.8 2.4 1.1 1.3 1.5 1.6 1.7 1.8 1.8 1.8 1.7 1.6 1.4 1.1 0.9 0.7 0.6 0.6 0.6 0.5 0.3 0.2 0.1 0.2 0.3 0.6 1.7 2.3 2.4 3.0 3.4 3.7 3.9 4.0 3.9 3.8 3.7 3.5 3.0 2.4 1.8 1.4 1.3 1.5 1.5 1.2 0.7 0.4 0.2 0.2 0.5 0.9 1.9 3.5 5.8 7.8 9.0 9.6 9.6 9.8 9.7 9.2 9.0 8.7 7.7 6.3 4.3 2.7 2.6 3.9 4.7 3.2 1.5 0.7 0.3 0.3 0.6 1.3 2.7 6.7 15.0 20.4 23.5 24.8 23.9 24.7 24.8 22.5 22.7 22.9 20.2 17.2 10.2 5.0 4.9 9.9 14.5 7.9 2.8 1.0 0.4 0.3 0.8 1.7 3.6 9.9 24.7 33.5 39.0 40.8 38.8 41.2 42.2 37.6 39.4 40.3 35.2 30.7 17.0 7.1 6.6 14.8 22.5 11.7 3.8 1.3 0.5 0.4 1.0 1.9 3.9 10.4 25.4 34.6 40.2 42.3 40.4 42.9 44.0 39.7 41.1 42.1 36.9 31.7 17.8 7.4 6.7 14.7 22.5 11.6 3.8 1.2 0.5 0.4 1.2 2.0 3.6 8.3 18.6 25.2 29.5 31.2 30.2 32.2 33.6 30.6 31.4 31.9 27.8 23.9 13.5 5.8 5.0 9.6 13.7 7.6 2.7 1.0 0.4 1.4 2.1 3.1 5.2 8.7 11.7 13.6 14.5 14.4 15.2 15.7 14.5 13.6 13.2 11.7 9.7 6.2 3.4 2.8 3.8 4.4 3.0 1.4 0.6 0.4 1.9 2.5 3.2 4.2 5.4 6.7 7.7 7.9 7.5 7.7 8.0 6.5 5.2 4.9 4.4 3.6 2.6 1.7 1.4 1.5 1.5 1.1 0.7 0.4 0.7 2.2 2.8 3.4 4.2 5.0 5.9 6.4 6.2 5.7 5.0 4.6 2.9 2.3 2.1 1.9 1.5 1.2 0.9 0.7 0.7 0.6 0.5 0.3 0.2 3.5 4.2 4.9 5.4 6.3 6.7 6.1 5.2 5.1 3.5 1.9 1.3 1.2 1.1 0.9 0.7 0.5 0.4 0.3 0.3 0.2 0.2 0.1 4.7 5.3 5.6 5.9 6.5 6.8 6.1 5.6 4.9 2.0 1.3 1.0 0.9 0.8 0.5 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 5.7 5.9 5.9 5.9 6.3 6.4 5.9 5.9 4.2 2.1 1.1 0.8 0.8 0.5 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 5.3 5.7 5.9 5.7 5.8 5.6 5.0 4.9 2.4 1.3 0.9 0.7 0.6 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 4.1 4.9 5.4 5.3 5.1 4.8 4.7 2.9 1.7 1.0 0.7 0.8 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 3.5 4.2 4.7 4.8 4.8 4.6 3.3 1.7 0.9 0.7 0.7 0.5 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.5 2.2 2.9 3.6 4.1 4.3 4.5 4.3 2.4 1.0 0.6 0.6 0.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.5 1.8 2.4 2.9 3.3 3.5 3.7 2.9 1.3 0.6 0.4 0.5 0.5 0.2 0.2 0.1 0.1 A A A A AA A A AA A A AA A A B DCC A A E 1.0 2.9 1.0 3.1 1.2 3.6 1.1 3.5 1.1 3.2 1.0 2.6 APPROVED 19-034 CHECKED DRAWN A 7 4 3 2 1 B C D E 56 A B C D E 7 4 3 2 156 FUELING WOODMAN'S UNATTENDED Engineering Ÿ Design Ÿ Consulting Engineering with Precision, Pace & Passion. Structural | Mechanical/Electrical/Plumbing Civil | Land Survey | Telecommunication | Aquatic Accessibility Consulting | Design & Program Management 2675 Pratum Avenue | Hoffman Estates, IL 60192 P: 224.293.6333 | F: 224.293.6444 wtengineering.com IL License No: 184.007570-0015 | Exp: 04.30.2021 COPYRIGHT 2019 THE W-T GROUP, LLC© MAR K O . V E NTRE L L I S T A TE O F I L L I N OIS 062-05025 REGISTERED PROFESSIONAL ENGINEER PHOTOMETRIC PLAN EP1.2 PROJECT NORTH AFTER HOURS LUMINAIRE SCHEDULE Symbol Label Qty File Lumens LLF WattsCatalog Number Description Lamp A 18 CRUS-SC-LED- -SS-CW- UE.ies Absolute 0.95 114 C 0 DSXF2_LED_P 2_50K_FL.ies Absolute 0.95 78 B 1 DSX2_LED_P5 _40K_T2M_MV OLT.ies Absolute 0.95 321 E 1 DSX2_LED_P5 _40K_T4M_MV OLT_HS.ies Absolute 0.95 321 D 1 TRP1-12L15- 3K7-3.IES Absolute 0.95 13.9 CRUS-SC-LED-SS- CW-UE DSXF2 LED P2 50K FL DSXF2 LED P2 50K FL DSX2 LED P5 40K T2M MVOLT DSX2 LED P5 40K T2M MVOLT LED DSX2 LED P5 40K T4M MVOLT HS DSX2 LED P5 40K T4M MVOLT with houseside shield LED TRP1-12L15-3K7-3 GeoPak Size 1 STATISTICS Description Symbol Avg Max Min Max/Min Avg/Min Calc Zone #1 5.7 fc 44.0 fc 0.0 fc N / A N / A 2.3.b Packet Pg. 114 At t a c h m e n t : P l a n S e t ( C o n s i d e r a n A m e n d m e n t t o P l a n n e d D e v e l o p m e n t O r d i n a n c e N o . 2 0 1 6 - 6 6 ) 11/6/2019 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, NOVEMBER 6, 2019 Call to Order The meeting was called to order at 7:30 PM by Chairman Frank Cesario Public Hearings/Items For Consideration 1. Consider a Variation to the Sign Code for Temporary Development Signs for Link Crossing (Request to Continue to the November 20, 2019 Planning & Zoning Commission Meeting) (Trustee Johnson) (Staff Contact: Chris Stilling) Com. Weinstein made a motion to approve the request to continue the consideration of a variation to the sign code for temporary development signs for Link Crossi ng to the November 20, 2019 Planning and Zoning Commission Meeting. Com. Khan seconded the motion. RESULT: TABLED [UNANIMOUS] AYES: Cesario, Goldspiel, Khan, Weinstein, Richards, Worlikar ABSENT: Adam Moodhe, Matthew Cohn, Amy Au 2. Consider a Variation for a 8 Foot High Fence at 810 Woodhollow Lane (Trustee Weidenfeld) (Staff Contact: Chris Stilling) Mr. Guercio was sworn in. Mr. Guercio described his request for a variation to install an 8 foot solid fence along McHenry Road on the rear property line of his property. Com. Goldspiel asked the petitioner if he considered trying to match his neighbors. Mr. Guercio replied that his intention is to match his neighbors. Com. Weinstein asked staff if the motion should be amended to read that the petit ioner consider matching his neighbors fence style. Village Planner Akash spoke to Mr. Guercio clarifying fence style and the difference between his proposed solid style and the board on board style. Mr. Guercio replied to the Commissioners that he would prefer to keep his original request for a solid style fence. Village Planner Akash referenced the other fences and their respective styles in the areas. There have been 15 approved 8 foot fences in the area, 11 are solid, similar to the petitioners request. 3.B.1 Packet Pg. 115 Mi n u t e s A c c e p t a n c e : M i n u t e s o f N o v 6 , 2 0 1 9 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 11/6/2019 Chairperson Cesario clarified the petitioners request and asked why he was going from a 5 foot fence to an 8 foot fence. Mr. Guercio responded that he wants it taller for privacy and for his dogs. Chairperson Cesario entered the staff report as exhibit 1 and the additional sheet as exhibit 2. The public hearing closed at 7:40 PM Chairperson Cesario told the petitioner that he was in support of the request for several reasons and thanked the petitioner for coming out. Commissioner Weinstein made a motion to approve the variation for an 8 foot solid wood fence to be installed in the rear property line of the subject property along McHenry Road subject to the following consideration: 1. The petitioner considers the board on board scalloped fence style. Com. Cohn seconded the motion. RESULT: APPROVED [UNANIMOUS] AYES: Cesario, Goldspiel, Khan, Weinstein, Richards, Worlikar ABSENT: Adam Moodhe, Matthew Cohn, Amy Au Regular Meeting Other Matters for Discussion None. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Oct 2, 2019 7:30 PM RESULT: ACCEPTED [5 TO 0] AYES: Cesario, Goldspiel, Weinstein, Richards, Worlikar ABSTAIN: Zill Khan ABSENT: Adam Moodhe, Matthew Cohn, Amy Au Chairman's Report None. Committee and Liaison Reports 3.B.1 Packet Pg. 116 Mi n u t e s A c c e p t a n c e : M i n u t e s o f N o v 6 , 2 0 1 9 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s ) 11/6/2019 None. Staff Report/Future Agenda Schedule Village Planner Akash spoke to the Commissioners about the next meeting items. Deputy Community Development Director Woods gave an update on Adult Use Cannabis and the Village's Comprehensive Plan. Public Comments and Questions None. Adjournment The meeting was adjourned at 7:50 PM Chris Stilling APPROVED BY ME THIS 6th DAY OF November , 2019 3.B.1 Packet Pg. 117 Mi n u t e s A c c e p t a n c e : M i n u t e s o f N o v 6 , 2 0 1 9 7 : 3 0 P M ( A p p r o v a l o f M i n u t e s )