The URL can be used to link to this page

05/21/2012 The Parking SpottheParkingSpot April 13, 2012 Mr. Scott Mangum, AICP Senior Planner City of Des Plaines 1420 Mines Street Des Plaines, IL 60016 Re: Preliminary PUD Application Dear Mr. Mangum: We are pleased to present the Preliminary Planned Development and Plat of Subdivision Applications. These applications follow our Redevelopment Agreement that was signed in February 2012 and are consistent with the concepts indicated in our agreement and the prior Parking Spot proposal from April 2011. With our deeper understanding with this market, we now propose a parking facility that is approximately 25% larger. We trust that this confidence in the market reinforces our commitment to provide Des Plaines with an enduring development providing economic impacts for the community for many years to come. Enclosed please find fifteen (15) binders with tabs that contain 8.5" x 11" and 11" x 17" documents noted on the attached "TPS Des Plaines Preliminary P.U.D. & Tentative Plat of Subdivision, 04/13/2012, Summary of Tabs". In addition, six (6) of the binders contain full size prints of the following: • Tab 3 (ALTA/ACSM Land Title Survey) [1 Sheet] • Tab 4 (Topographic Survey) [1 Sheet] • Tab 5 (Tentative Plat of Subdivision) [2 Sheets] • Tab 6 (Development Concept Plans) [22 Sheets] In addition to the above items, enclosed please find one (1) CD that contains PDFs of the documents included in the binders. It is a tribute to the collaborative approach of the city that we are able to submit this package significantly sooner than our timelines anticipated. We look forward to continuing this collaboration with the city in discussions about the development of this site. Sincerely, /r---- ohn Lyons Vice President, Development Enclosures TPS Des Plaines PARKING STRUCTURE DES PLAINES, ILLINOIS • ��heParkingSpot • a •Sas • •• • w• The Parking Spot 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph www.theparkingspot.com WALKER PARKING CONSULTANTS 505 Davis Road Elgin, IL 50123 847.697.2640 Ph 847.697.7439 Fax www.walkerparking.com CIVIL C1.0 C2.0 C3.0 C4.0 C5.0 C6.0 C7.0 C8.0 C8.1 C9.0 C10.0 CONCEPT SITE PLAN FOR P.U.D. APPROVAL OWNERSHIP EXHIBIT AERIAL EXHIBIT ZONING EXHIBIT EXISTING CONDITIONS TOPOGRAPHY EASEMENT EXHIBIT PRELIMINARY PAVING & SIGNAGE PLAN PRELIMINARY UTILITY PLAN 150 -FT FIRE HYDRANT RADIUS EXHIBIT PRELIMINARY GRADING PLAN SUBDIVISION OVERLAY PLAN LANDSCAPING L-100 L-101* PRELIMINARY EXISTING TREE REMOVAL PLAN PRELIMINARY PLANTING PLAN ARCHITECTURAL A-100 A-101 A-102 A-103 A-104 A-105 A-105 A-201 ISOMETRIC GROUND TIER PLAN SECOND TIER PLAN THIRD TIER PLAN FOURTH, FIFTH & SIXTH TIER PLAN TOP TIER PLAN ROOF PLAN BUILDING & SIGNAGE ELEVATIONS Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. ti PROJECT SITE LOCATION PLAN% NORTH Architect: Wright Heerema Architects 120 S. Dearborn, Suite 200 Chicago, Illinois 60603 312.913.1010 Ph 312.913.1917 Fax Civil Engineer: Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax Landscape Architect: Site To Place, Inc. 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax PRELIMINARY P.U.D. REVIEW APRIL 73, 2072 * REVISED MAY 5,2012 TODD SHAFFER 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8 x x s \ li,,"' 9e'fi .`o e 6pa„o, !y.o 'S roti- �e'1, Geo, \ Conc \ / 2.5'R / \ Trans former 28'R Crosswalk Utility Pedestals Typ. Sign 1'x1' steel Plat Steel Plate Conc Planter 34.67' Trash Enclosure Lot Line ALF PARK 90 13.5' 0.o. 0 10.00' 5' PCC Walk04) \ \ 0 Afr \ RESTAURANT o ±4,000 SF o F.F. 640.00 0 26 5' 19' Menu Board T 10'R Cross -lk 1.5'R 28'R LOT VALET 11 II II 111 !I 11 ff� VALET EIIIIIIII' 111111111 1111 / 11 ■ 111/l \ 0 70.17' BL-BLD Crosswalk VALET It 4.5' B -PL SELF PARK EXIT CAR WASH AREA O Ell 407 17 x II L m a Existing Overhead Wires to Remain ELECTRICAL ROOM 111 111 MANNHEIM ROAD NOTE: IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED DEVELOPMENT. Conc Wall w/ Metal Rail Conc wall w/ MetaL Rall 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 4.5' • B -PL Side Curb 4.5' B -PL Column for Canopy SELF PARK/ VALET EXIT PARKING OFFICE/ VALET WAITING ROOM 2•' F F 26 5' 19' B -F 71.17' 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 (See Garage Plans) Concrete Apron (By Developer) • w 0 Monument Sign Transformer PARKING STORAGE ROOM Detectable Warning Typ. 38.50' VALET EXIT 28'R 2.5'R Trash Enclosure Crosswalk BLD -BLD IIIIIIIII ►' r111111111 = III1,.11 6 IIIA 11 1 L L 10 CO �—I Conc wall w/ Metal Rail Rip Rap I II IN 1 11 II II I II I II I 11 60' 28' II II I II 8” PVC " \ II II Rip Rap dr) PPE Concrete Apron (By Developer) Rip Rap Relocate Utility Pole Utility Pole With Down Feed 63 110 Je Conc \A/DP wei Metal Fence meg II II II II I 00 x 1 x x x • 4 46..L mkUJ mak- Pip Pap Pip Pap Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. .007 007 / / \ 44. r / \ MATCHLINE SEE BELOW LEFT POW Marker ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. (VA CA T\E D Egg - 11, itk,, _____ ...._ ,. _____ ......., ____ ......,_,.... ___ -...,....... , ___ ,,, ..........,,,L ,. , ___ ,........,„ ....,„ , .....,.....,,, , -...,,, -....:,.,..,,, Conc \e/all vie Metal Fence Conc \g/Metal Fence MATCHLINE SEE ABOVE RIGHT LOT AREA SUM MARY: NORTH 15 0 30 B -B F -F E -E B -PL B -BLD BLD -BLD NOTES: DIMENSION LEGEND Back of Curb to Back of Curb Face of Curb to Face of Curb Edge of Pavement to Edge of Pavement Back of Curb to Property Line Back of Curb to Building Building to Building 1. All dimensions are to back of curb, face of wall and face of building unless otherwise noted. 2. Refer to Plat of Subdivision for additional lot information. Pervious Area = 0.574 Acres 11.8% Impervious Area * = 4.282 Acres 88.2% Total Area (Lots 1 to 6) = 4.856 Acres 100.0% * Includes building, pavement, walk, curb & gutter, etc. OVERALL PARKING SUMMARY: * Not Including the valet spaces ** Not Including the two (2) hotel check-in / drop-off spaces Parking Garage Summary: 1,815 Spaces Not Including the Valet 36.3 (HC Required by City = 2% of the above) 38 HC Spaces Provided Parking Garage Lew! Standard Stalls HC Stalls TOTAL Parking Garage (Standard & HC)* = 1,738 35 1,773 Parking Garage (Valet) = 587 N/A 587 Surface Lot ** = 39 3 42 Total = 2,364 38 2,402 * Not Including the valet spaces ** Not Including the two (2) hotel check-in / drop-off spaces Parking Garage Summary: 1,815 Spaces Not Including the Valet 36.3 (HC Required by City = 2% of the above) 38 HC Spaces Provided Parking Garage Lew! Standard Stalls Compact Valet Car Accessible Van Accessible TOTAL 97,020 SF Parking Garage Fourth Lew! Total Floor Area: 114,035 SF Parking Garage Fifth Lew! Total Floor Area: 114,035 SF Parking Garage Sixth Lew! Total Floor Area: 114,035 SF Parking Garage Top Lew! Total Floor Area: 114,035 SF Parking Garage Total Floor Area Summary: 768,803 SF Hotel Ninth Floor Area: 11,660 SF Hotel Total Floor Area Summary 104,940 SF Parking Garage Sub -Total = 1,738 0 587 29 6 2,360 35 PARKING GARAGE (7 -LEVEL) AREA & HEIGHT SUMMARY: Parking Garage Ground Lew! Total Floor Area: 114,035 SF Parking Garage Second Lew! Total Floor Area: 101,608 SF Parking Garage Third Lew! Total Floor Area: 97,020 SF Parking Garage Fourth Lew! Total Floor Area: 114,035 SF Parking Garage Fifth Lew! Total Floor Area: 114,035 SF Parking Garage Sixth Lew! Total Floor Area: 114,035 SF Parking Garage Top Lew! Total Floor Area: 114,035 SF Parking Garage Total Floor Area Summary: 768,803 SF Maximum Building Height (See Elevations): 86-2" RESTAURANT (1 -STORY) AREA & HEIGHT SUMMARY: Restaurant Floor Area:I 4,000ISF Maximum Building Height (Subject to Change):1 HOTEL (9 -STORY) AREA & HEIGHT SUM MARY Hotel First Floor Area: 11,660 SF Hotel First Second Area: 11,660 SF Hotel Third Floor Area: 11,660 SF Hotel Fourth Floor Area: 11,660 SF Hotel Fifth Floor Area: 11,660 SF Hotel Sixth Floor Area: 11,660 SF Hotel Se\ienth Floor Area: 11,660 SF Hotel Eighth Floor Area: 11,660 SF Hotel Ninth Floor Area: 11,660 SF Hotel Total Floor Area Summary 104,940 SF Maximum Building Height (Subject to Change): HOURS OF OPERATION: Parking Garage: Twenty Four (24) Hours a Day - Seven (7) Days a week T.B.D. Hotel: Twenty Four (24) Hours a Day - Seven (7) Days a week Building Setback Notes: 1. The proposed building setback is 5 -ft with respect to the overall EXTERIOR perimeter boundary of Lots 1 to 4. 2. The proposed building setback with respect to the INTERIOR Shared Lot Lines for Lots 1 to 4 is ZERO feet. 3. No buildings are proposed on Lot 5 (Willow Creek) and are specifically prohibited. 4. The existing billboard sign on Lot 6 shall remain in place. No buildings are proposed on Lot 6. 1 1 2 1 3 1 4 1 5 1 6 1 7 a) oz ce co co 0 CNI CD CNI CO w op co co Tr 43 co To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road Tr co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 312.913.1010 Ph 312.913.1917 Fax • 1 (r) cn DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION CNI z PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: CONCEPT SITE PLAN FOR P.U.D. APPROVAL C . 0 TPS Preliminary PUD — Project Narrative The Parking Spot Preliminary PUD Application April 13, 2012 Project Narrative This preliminary planned development application covers the mixed use facilities that were originally proposed by The Parking Spot in April 2011 as a response to the city request for proposals. These planned development drawings are very similar to the plans that were attached to the proposal and the Redevelopment Agreement. The two key changes with the attached submittal are summarized below: Facilities: Long Term Parking Restaurant Hotel Preliminary PUD 4113112 Proposal Dated 4120111 2,350 Cars 7 Levels 1,873 Car 5 Levels 4,000sf 5,000sf 180 Rooms 120 Rooms As indicated on the attached plans, the facilities all occupy the same site locations with virtual identical circulation. The traffic report details the long term nature of The Parking Spot base and therefore the limited impact on local traffic peak travel volumes. :Ilia • • - .. •air .w e gli theParkingSpot of PRELIMINARY PUD REVIEW DESCRIPTION 0.1 N cD N hr) P: \2011 \11176\DRAWINGS\PRELIMINARY\C2.0 (OWNERSHIP EXHIBIT).DWG F E D C B A X �OW Ma ker 9' N 2.64' W Conc Philter Open Grate Inlet Found iron • o at Corner Found Mo od 3.19' NW'rly lkP:Alit!%j;N' 44114: '..:::+t44: s,,r.. 3 �! }• COej�(i Conc ir n ,• Cr a� ftw �� II ice111 II II \� \ ,4,4, '4:::'''' :!0.,; , _ . dk I 1•10 Il n 1"%.*, �V \ 4 11.1 • 11 \ VIi �IIII, , 04I� • 441:: '4'411 11 ' 'P' ' : 6-44; :11.1';! : '4* (IIL P P :RR: - - - ' ' ' " "ink- r ‘•"*77 sit", - -jtr4f, t44 - ,4.4,, 0 :44: : bli:' IN II 44 Ito W Aoggib, _ _ ,4:, , , ;,::::::iit,,,:,!!::041::, _ ,s,., :::::1>i: 1111,,i:11,0?,111; ,,,,t ,,,I,I, le aN. P P P . 4 404 Ar ,:,4*' P P P lori 4' 4 '''''''' 44It 'Alet4, II II II II • II II i► o P P 4 /1/(4` w South Line of the North 703.60' of th Southwest 1/4 of Section 33-41-22 6 South Line of Orchard Avenue Y _Y - \ \ f r \ k E -ir 40e 93.75 '1 Point of Commencement e4.9. Parcel 2 0' wee • ♦4 of Faun Pipe 4.39' NE' r L 0.37' W Found Iron e at Corner \ \ \ O \ \ \ 4 i SQ`•e NORTH 25 0 50 Scale: 1" = 50' Conc Wall w/ Metal Rail Conc Wall w/ Metal Rail 60' 50' Owner. McDonalds Corp. Conc Wall w/ Metal Fence Conc Wall w/Metal Fence Found PK Nall Online Found PK Nall Online Publk Utility Easement Per Doe. No. 85182521 Found PK Nall 0.73' E t Online Found Cross Notch Online Conc Wall yv/ Me HI Fence Found PK-NaP_ Online hb hb \ ROW darker Online i 3.11' NW'rly \ b � Found Mon Pipe 2.58' Ni 0.37'W c:'?h Found Cross No 3.72' SW'rly 2. Online G.\ EXISTING OWNERSHIP CITY OF DES PLAINES EXISTING Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. AJN I I I II 50' 50' 44.29 N 87° 3r 6 SS98� 61 00 1 8.0 II 50' w 60' ni7 h II h h 4 4 \ t. \ 1 \ s \ r. R S x W : k .... .. NI South Line of the North 703.60' of the - �� Southwest 1/4 of Section 33-41-22 & %93.75_ South Line of Orchard Avenue O—� Point of Commencement e! 2 _. . ..... ..... ............ . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . .. ... ..... 4'' ..... ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ........ ♦ ♦ ♦ ...... . ...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ............ . ............ . ............ . ............ . ............ . ............ . ............ . ............ . ............ . ............ . ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ++++++.;.> _FaR ++++ + + ....HOIk..... • 4F.f 64® 00 + . ▪ . . . . ♦ +r Y . . . . . ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............. ............• 50' • • vrI 0 6 0' • • • • • • • ro L et L. 0 NORTH 25 0 50 Public Utility Easemen Per Doc. No. 85182521 PROPOSED OWNERSHIP CITY OF DES PLAINES TPS DES PLAINES, LLC PROPOSED H CD ill:oC 73 CL (71 Jo up CV wi o Lo 1.1J c0 co co co oo ca To LU E CD To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 15 120 S. Dearborn, Suite 200 Illinois 60603 312.913.1010 Ph 312.913.1917 Fax • cf) a) a) 1 (r) ce cn DES PLAINES, PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: OWNERSHIP EXHIBIT C2.0 Nik • 4.. . •• . 0 theParkingSpot • . . TPS - DES PLAINES PRELIMINARY P.U.D. TENTATIVE PLAT OF SUBDIVISION April 13, 2012 Revised May 15, 2012 TPS Des Plaines Preliminary P.U.D. & Tentative Plat of Subdivision 04/13/2012 Revised 05/15/2012 Summary of Tabs • Tab 1: Application & Checklist — Preliminary PUD (Includes Legal Description as Exhibit A) • Tab 2: Application — Tentative Plat of Subdivision • Tab 3: ALTA/ACSM Land Title Survey • Tab 4: Topographic Survey • Tab 5: Tentative Plat of Subdivision • Tab 6: Development Concept Plans o Cover Sheet o 01.0'. Concept Site Plan for P.U.D. Approval o C2.0'. Ownership Exhibit o C3.0'. Aerial Exhibit o C4.0'. Zoning Exhibit o C5.0'. Existing Conditions Topography o 06.0'. Easement Exhibit o C7.0'. Preliminary Paving &Signage Plan o C8.0'. Preliminary Utility Plan o C8.1'. 150 -Ft Fire Hydrant Radius Exhibit o C9.0'. Preliminary Grading Plan o 010.0'. Subdivision Overlay Exhibit o L-100'. Preliminary Existing Tree Removal Plan o L-101'. Preliminary Planting Plan o A-100'. Isometric o A-101: Ground Tier Plan o A-102'. Second Tier Plan o A-103'. Third Tier Plan o A-104'. Fourth, Fifth & Sixth Tier Plan o A-105'. Top Tier Plan o A-106'. Roof Plan o A-201: Building & Signage Elevations • Tab 7: Renderings o Building Rendering Exhibit o Planting Plan Rendering Exhibit o Massing Exhibit o Tollway Aerial East • Tab 8: Preliminary Schedule • Tab 9: Traffic Impact Study o Traffic Response to April 23, 2012 Comments from the City o Traffic Impact Study dated April 13, 2012 o Parking Requirement Matrix • Tab 10: Wetland Delineation Report • Tab 11: Preliminary Drainage Calculations • Tab 12: Reciprocal Easement Agreement • Tab 13: Additional Surveys and Studies o Market Survey o Fiscal Impact o Community Impact • Tab 14: (Intentionally Left Blank) • Tab 15: (Intentionally Left Blank) JASON HARNISH 12: 23:15 AM P: \2011 \11176\DRAWINGS\PRELIMINARY\C3.0 (AERIAL EXHIBIT).DWG 1 1 2967 Mannheim Road P.I.N. 09-33-305-013 (Part of) M=b-waymiri FM111111611.9' 1;it -Excluded from Parcel 1 MOW* ▪ - 44 14'4"1- 1 2967 Mannheim Road P.I.N. 09-33-305-013 (Part of) 41.." PARCEL 2 2988 Orchard Place P.I.N. 09-33-305-002 LL Arkw,„ kri4:tiT4whpi:It it... 2967 Mannheim Road P.I.N. 09-33-305-014 41•16 PARCEL 3 3036 Orchard Place P.I.N. 09-33-305-005 PARCEL 4 3010 Orchard Place P.I.N. 09-33-305-006 PARCEL 6 3010 Orchard Place P.I.N. 09-33-305-009 • .e. ,„" • 3003 Mannheim Road P.I.N. 09-33-305-010 (Part of) 1 1 41. Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. 2 1 3 1 4 1 5 6 1 7 1 8 re g E o E ILI• c .. ka v E ca Z CO Cv) U-.1 c .0 w E • 0 0 " c) 2 as _o ce E:.3 z• co _ 0) icsi ru :E.' Tr a) c EL ..!) 20 4 en A CD C \I ''' > _I N: r•-. ; ca >. 2 0 e (0 (0 ace 8 .0,- 4: 4: 0 o < (/) .c o_ in L.T.i op op o) 45 c la .- Ca I- o Ca 4= 0- E ir) 8 ▪ p g E Landscape Architect Site to Place, Inc. 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Civil Engineer Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 120 S. Dearborn, Suite 200 Chicago, Illinois 60603 312.913.1010 Ph 312.913.1917 Fax 0 • • • • 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION C•1 •*— d z PROJECT NO: 31-7259.10 DRAWN BY: J DT CHECKED BY: TAS SHEET TITLE: AERIAL EXHIBIT C3.0 XISTING ONDITIONS OPOGRAPHY P:\2011\11176\DRAWINGS\PRELIMINARY\C5.0 EXISTING CONDITIONS.DWG 4/12/2012 8:17:34 PM TODD SHAFFER F E D ss. C B A Ez VaLve Vault- Rim 639.30 T/P N/A ( N$I 632.80 Top of Silt Pipes Not VisibLe .1- ...lie.,.. . -FT V1 e ) Tautt Rim`638A3 TFp 633 48-(fll AC 6 664.49 C 664.4 >S C6 Ex Inge 9 Rm 63832 ... T/Waj_e 63447 nv 633 2 (18 SE) nv E 3 .2:1F)p(}- 6 fKCB Gr 53560mv 63 ( 5b 6 ya Ex Valve Vault - 4 I Rim 639.81 S ill II T/P 632.91 IN Ex Tel Manhole Rim 638.65 ill C ilk A big Ex Hydrant9 Sz2 FG 638.93 SAN PAINT MARK �� I Ex VaLve Box Rim 639.41 C6 D Ex CB Gr 637.91 Inv 633.81 18" RCP 5 C p °3 6 89 Water 63371-y nv 63431118" NIS Inv 633.31 118-2SI Fpxund. Iro •ip �aubdIra B b o TC 5 Ex Stm MH Rim 639.53 T/Water 630.53 Inv 628.63 148" RCP N,SI A 63 522 0 p 563g oCaa_ 639453 0 Inv 636.12 66 S B °n b�' \ \9 \ OJ heel Stops \ o undir on Pipe 4.34 Ex San MH Rim 639.30 Inv 633.20 Ex CB Gr 637. let Steel Plat q � e q. 6ya 1'x1' steel Plate +.9 Inv 63 03T' u 303 un'on Pipe 006`5&b: 99 Gay 51 45 (8" DIP N) Ex Ce Gr 638.18 Inv 635.78 (8" RCP SE] Ex Stm MH Rim 638.50 Inv 635.80 (8" RCP NE) Inv 634.40 (12" RCP El Ex San MH Rim 638.81= Inv 625.21 (12" Clay N S] Inv 631.51 (8" Drop W) 116.62' 30 Rx InLet Rim 638 20 Inv ny 635 .08.oa le" RCP w1 Conc Planter Ex San MH Rim 639.21 Inv 625.49 (12" Cla Ex Inlet Rim 638.11 Inv 635.66 (8 RCP EI Ex Stm MH Rim 638.44 Inv 635.67 18" RCP WI Inv 633 59 110" RCP S W I C N,$) C 639 p 639 39 43 0e 39 30 Ex Tel Manhole Rim 638.53 s 1 Story Brick & Frame 115.36' Assumed Gas Service 01 90 xb3 Metal Pillar-(TYP, 9 Found Iron Pipe 1.24' N & 1.06'W 01 37.42 635.87 (8' RCP SE) 635.82 (8' RCP SW) 96 263y anitary .. ewer & ,Water Se • Grass Coni Under Canopy m MH 9.03 5.78 (8" RCP NE) 5.63 (8" RCP SWI Inv6 1U Inv 6 Gr 637.57 • Inv 636.17 (1Ti RCP SW,SE) 7,193 Ai RS End of Sewer w Not Known'. b Ex CB Gr 637.63 -. Inv 636.43 LB" DIP 'a 60 oHW 9 Gr 638.25 RCP NE) ' RCP SW) 6 b 9 .t Chain Link Fence N Found Iron Pipe 0.23' S & 0.1TW _o_- PARCEL 2 %7 PARCEL 3 Ex San MH Rim 639.53 Inv 625.98 (10- Clay s) Inv 623.98 (10- Clay N) 9 x36 9.)S-).\ x639r 002 Ex San MH Rim 638.5P Inv 626.08 112" Clay N] Inv 625.4] Hr' Gay W) • Ex Valve Vault Rim 638.74 T/P 631.44 Ex 7m,Le Box Rim 639.94\ Ex Hydrant FG 639.91 PARCEL 4 Story Brick & Frame 51.96 Gas Pipe on BLdg 30y3 -3001+ 1? ..- --x43- - 65N&Onre_ 9't Vis -92x-,6 9 4 Ex Valve VauLt b3- Rim 639.28 T/P. 635.98.14") Ex Hydrant FG 638.93 Ty06 3 0.6 'Chain Link Fence Ex San MH Rim 637.26 Inv 629.69 (8" PVC NI Inv 628.86 (8" DIP S) Inv 627.49 I8" Clay El 63309R 63 PARCEL 6 04 x63 Brush Line 0 319 C,i W3IS o No, - 6t- a aorq+ 0 90 (1/4 Wel 'eV coo amnv 47, 48(o. e s^e v Ex San MH Rim 637.75 Inv 626.35 110" CLay N,SI Inv 626.35 (8" CLay W) h NORTH 15 0 30 Scale: LEGEND 0 0 OI <OD TT TT T T 0 T V P XXX.XX xxx.xx XXX.X + Y Manhole Catch Basin Inlet Clean Out Storm Sewer Sanitary Sewer Combined Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole Wth Mast Arm Traffic Signal Traffic Signal Wth Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy Wre Utility Pole Telephone Manhole Telephone Line Curb & Gutter Depressed Curb Retaining Wall Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core NOTES: 1. REFER TO TOPOGRAPHIC SURVEY PREPARED BY HAEGER ENGINEERING LLC DATED 04/13/2012 FOR ADDITIONAL INFORMATION. (JOB NO. 11-176A) 2. THE LOT LINES ON THIS PLAN REFLECT THE EXISTING LOT LINES PRIOR TO THE PROPSOED PLAT OF SUBDIVISION Ex ViLve B Rim 638.80 Ex Valve Vault Rim 638.80 T/P 631.50 Conc Wall w/ Metal Rai 'ER# 810 Cross NOTeh N: 1942588.4820 E: 1106189.2260 Elev.: 639.80 li 0 Ex Valve Vault- Rim 638.89 T/P 633.79 (10" DIP N,S) 001'.. c Ditch C nc WaLl w/ Metal Rail 0 Ex Culvert Ex San MH Rim 639.09 nv 627.59 TP 635.35 (8" DI 6 39 vS 43 Conc Wall w/ Metal Rail 6" PVC Rip Rap Ex San MH Rim 639.01 Full of Mud No Visible inverts C 6`39 9 P 00 b'S e Ex Tel Manhole Rim 639.91 Brush Line Rip Rap 2" PVC Conc Ws)) al Fence 1 P -a Rip Rap Ex VaLve Vault Rim 639.05 T/P 633.75 (6" DIP NSI 93 xb Existing Floodplain (Per Elevation) Iail�In= (VA CAT\ED) Public Utility Easement Per Doc. \No. 85182527 Ex San MH Rim 636.23 Inv 626.83 (10" Clay N,S,E) To Ex Lift Station ole 12 DIP Ex San MH Rim 638 43 Inv 627 13 9 9 RdP fld9e X30 •... \ \ �\ <. ndhion 6a Yp ""--> \ \ 30.5 on ta9aa.43/30 - �( S, 2072 I �.2)2 /p Rap 30 6 60' 50' 9 e Ex CB Gr 637.12 ti Conc Wall w/ Metal Fence Ex San MH Rim 636.28 Inv 627.13 110- Clay NSI 6y Kbry Conc WaLl w/Metal Fence 35'1- b Rip Rap 630 12" PVC Inv 630.43 Copyright 2012. All rights reserved. No part of this document may be reproduced in any form Ex CB cz or by any means without permission from Walker Parking Consultants/Engineers, Inc. • 7 Valve Box Rim 638 54 Ex San MH Rim 63908 Inv 62898 LU LU LL LU la t en 0 = a) 45 LU CO as To co 4 in CO LIJ CO 1.0 Haeger Engineering CO r CC CO CL r CO CO 4 co co co r CO CO CO co E CO 2 CO 0 to to • • 200 W. Monroe Street Illinois 60606 CO 0 CO • CD Lt cc DES PLAINES, re IX 0 o 0- ci c0 !CI.IPCT Nn. 11-795Q 1n AWN BY: J DT IECKED BY: TAS !RFT TITI F. N N N P: \2011\11176 \DRAWINGS\PRELIMINARY\C6.0 EASEMENT EXHIBIT.DWG F E D C B A x �OW Ma ker 9' N 2.64' W 0 Open Grate inlet Found iron • o at Corner Found Mo od 3.19' NW'rly c/4 South Line of the North 703.60' of th Southwest 1/4 of Section 33-41-22 t South Line of Orchard Avenue Fee Mo 46 Conc N 0\ _Y - f. r V __ N i, .. 93.75 'I1_ Point of Commencement eir' Parcel 2 p\P asP of I Faun 4.39' NE's Found Iron at Corner Pipe t 0.37' W \ e \` \ \ \ \ \ 0 \ \ \ \ 4 A- N \ Cane P/Mter Conc Wall w/ Metal Rail PARCEL 2 PIN: 9-33-305-002 2988 Orchard Pl. 114.08' PARCEL 3 PIN: 9-33-305-005 3036 Orchard Pl. \ PARCEL 4 PIN+ 9-33-305-006 3010 Orchard Pl. Found Iron 0.83' N t On Line Cone Wall w/ Metal Rail 60' 50' Owner. McDonalds Corp. Cone Wall w/ Metal Fence hb EXISTING EASEMENT LEGEND ROW darker Online t 3.11' NW'rly \ b � EXISTING EASEMENTS PER DOC. NO. 2650331 & DOC. NO. 20090605 TO BE VACATED EXISTING EASEMENT PER DOC. NO. 0011055198 IN FAVOR OF THE CITY OF DES PLAINES. 741/41, ae A \ \ :t _.. r Public Uti81y Easement Per Doe. No. 85182521 \ Cone Wall w/Metal Fence Found PK Nall Online Found PK Nab Online Found PK Nab 0.73' E t Online Found Cross Notch Online Conc Wall yv/ Me HI Fence ° Found PKNail Online Found iron Pipe 2.58' Nt 0.37'W :'?h Found Cross Notch 3.72' SW'rly t Online \ \ NORTH 25 0 50 Scale: 1" = 50' \ \ G.\ NOTE: PER THE ALTA SURVEY PREPARED BY HAEGER ENGINEERING LLC DATED APRIL 13, 2012 (#11176B) THE ONLY EASEMENTS THAT ARE PRESENT ON THE SUBJECT PROPERTY ARE THE EASEMENTS PER DOC. NO. 2650331, DOC. NO. 20090605, & DOC. NO. 0011055198. EXISTING Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. I �I I I( 6 \ 50' \ 50' 44.29 \ N 87° 3r'47 61 00 1 8.0 X to _ ?1 •••• •• \ South Line Southwest South Line r� I Y of the North 703.60' of the 1/4 of Section 33-41-22 & of Orchard Avenue l4 Y N 93.75 0 1,7 Point of Commencement Par 74 \ \ \ \ \ 9 O \ 0 N 89° 42' 3 u LJ BUT \ VALET \ \ om% vrI \ \ \ /leN q N N N N N VALET . - ..... ..... ............ +++++ ........... ........ ........ ...... + ......... .......y ........ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ . . . . . . . . ++++++++141 ..V' 6 0' \ \ \\\\\ \\\ \\\ \ \\\ \ \\\ \ \\\ \\\ \ \ \\\ \ \\\ \\\ \ \\\ \ \\\ \\\ \ \\\ \\\ \ \ \\\ \ \\\ \\\ \ \\\ \\\ \\\ \\\ \\\ \ \\\\\\\:\\\ \ \\\ \\\ \ \\\ \\\ \ \\\ \\\ \ \\\ 11\\A\\ \\ \ \\\ \ \\\ \\\\ \ \ III I� � v iv 11 i N\ Ill / \ \ \ NORTH 25 0 50 SELF PARK EXIT CAR WASH AREA S LF PARK /////4/;/ 4 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 SELF VALET EXIT PARKING OFFICE/ VALET WAITING ROOM 50' 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 PARKING STORAG ROOM VALET EXIT csti Jr VALET if Jp7o 45 .0 60' ONLV 50' • — ./.......-/-'-v----__---__.--- ,--___-__2 PROPOSED EASEMENT LEGEND • 1111: \r:Th:\ N N Public Utility EoWsemen Per Doc. No. 85182521 PROPOSED "PUBLIC UTILITY" & "MUNICIPAL EASEMENT" PROPOSED "MUNICIPAL EASEMENT" PROPOSED LLI 40. ce Lu co co op ca To To E Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 120 S. Dearborn, Suite 200 Illinois 60603 312.913.1010 Ph 312.913.1917 Fax co (r) cn DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION CSI z PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: EASEMENT EXHIBIT C6.0 Landscape Architect Civil Engineer TODD SHAFFER 4/13/2012 4:16:45 AM P: \2011 \11176\DRAWINGS\PRELIMINARY\C7.0 PAVING PLAN.DWG 1 I 2 I 3 I 4 I 5 I 6 I 7 I 8 Sign 1'x1' Steel Plate Steel Plate I II x Existing Billboard to Remain Conc -9 F /4e \ \ \ \ \ O \ \ .....n......... m .. 0 .swum ...4J. \ .0/ (-) ,f/ \ MANNHEIM ROAD NOTE: IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED DEVELOPMENT. Conc Wall w/ Metal Rail Conc Wall z z z -cc JY I/ N EL I y / \ 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 UN 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 ORCHARD PLACE I RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" ND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. MATCHLINE SEE BELOW LEFT Conc Walk II ap III one Wal N N 0 E ROW Marker z�\ sos ron Conc Wall w/ Metal Fence see 0 \ w/ Metal Rail I I I II II I II Conc Wall Rip Rap Rip Rap Canc Walk dirui Conc we Metal Fence Conc \A/all w/Metal Fence ze't UJ 222-222 Rip Rap FRS - Rip Rap Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. kogne- IID• II LI III III 1 I1 III lii ii 1 lo 11 MATCHLINE SEE ABOVE RIGHT NORTH 15 0 30 E l E l E l E l E l E l E l E l PAVING LEGEND Bituminous Pavement Hot Mix Asphalt Surface Course, Mix C, N50 Hot Mix Asphalt Binder Course, IL -19.0, N50 -Prime Coat (0.25 gal/sq yd) -8" Aggregate Base Course,Type B, Crushed Heavy -Duty Bituminous Pavement Hot Mix Asphalt Surface Course, Mix C, IL -19.0, N50 Hot Mix Asphalt Binder Course, IL -19.0, N50 -Prime Coat (0.25 gal/sq yd) -10" CA -6 Crushed Aggregate Base Course Concrete Sidewalk -4" Portland Cement Concrete -6"x6" W1.4xW1.4 Welded Wire Fabric -4" Aggregate Base Course, Type B, Crushed Concrete Pavement -8" Portland Cement Concrete -6"x6" VV2.9xW2.9 Welded Wire Fabric -4" Aggregate Base Course, Type B, Crushed SIGNAGE LEGEND ONLY ONLY NO LEFT MAN RESERVED PARKING $300 FINE 1 2 3 4 5 6 7 w co co 0 co CNI CO co co oo ca x E o tp g— LLE 0 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Haeger Engineering Plum Grove Road co Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 120 S. Dearborn, Suite 200 Illinois 60603 o. • ct • • • 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph co (r) DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY PAVING & SIGNAGE PLAN C7.0 TODD SHAFFER 4/13/2012 4:31:47 AM P: \2011\11176 \DRAWINGS \PRELIMINARY\C8.0 UTILITY PLAN.DWG 1 I 2 I 3 I 4 I 5 I 6 I 7 I 8 Ex Valve Vault Rim 639.30 T/P N/A ( N,S) 632.80 Top of Silt Pipes Not Visible Ex Valve VauLt Rim 639.81 T/P 632.91 (N,S) 00 Allik Ex Tel Manhole Rim 638.65 Ex Hydrant FG 638.93 SAN PAINT MARK Ex VaLve Box Rim 639.41 Ex CB Gr 637.91 Inv 633.81 (8" RCP W) Ex Stm MH Rim 639.53 T/Water 630.53 Inv 628.63 (48" RCP N,S) MANNHEIM ROAD NOTE: IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED DEVELOPMENT. 11x1' Steel Plat Sig 11x1' Steel Plate Ex CB Gr 638.18 Inv 635.78 (8" RCP SE) Ex Stm MH Rim 638.50 Inv 635.80 (8" RCP NE) Inv 634.40 (12" RCP E) Conc Planter Ex San MH Rim 638.81 Inv 625.21 (12" Clay N,S) Inv 631.51 (8" Drop W) Ex San MH Rim 639.21 Inv 625.49 112" CLay N,S) Ex Inlet Rim 638.11 Inv 635.66 (8" RCP EI Ex Stm MH Rim 638.44 Inv 635.67 (8" RCP W) Inv 633.59 (10" RCP SW) LJ Li Ex Tel Manhole Rim 638.53 Ex San MH Rim 638.58 Inv 626.08 (12" CLay N) Inv 625.43 (12" Clay W) Ex VaLve VauLt Rim 638.74 T/P 631.44 Ex V\ ue Box Rim 639.9 Ex Hydrant FG 639.91 Ex Valve Vault Rim 638.80 T/P 631.50 Conc Wall w/ Metal Rail II II Ex Valve Vault Rim 638.73 T/P 633.48 IDI Ex Inletx Rim 638 32 T/Water 634.47 Inv 633. 2 (18" SE) Inv 63313_2_61 -8p -4)- S) 330 618"\ S) Ex Inlet m Ril Water 633.71 De Ex CB Gr 635.6D Inv 633.60 (12" RCP) MH A5 -b Rim 639.7 Inv : 5.58 • CB A 10 Gr 638.00 Inv 634.70 41'-12" RCP(a 0.50% 8" WM 8" PVC CB A8 -a Gr 638.70 Inv 635.92 RESTAURANT ±4,000 SF F.F. 640.00 CB A5 -c Gr 638.50 Inv 635.92 12" RCP San MH 5 Rim 639.45 12" RCP Inv 633.12 (8 Conc Wall w/ Metal Rail Ex TeL Manhole Rim 639.91 an 4 Rim 638.70 Inv 632.70 (8" N,S,E) 12" RCP an MH 4-1 Rim 639.75 Inv 632.82 (8" N) CB A5 -a Gr 638.45 Inv 635.19 12" RCP 8" PVC MH A4 -b Rim 639.55 Inv 635.94 CB A 4 Gr 638.95 Inv 635.87 (W) Inv 634.90 (E) Inv 632.37 (N) Inv 631.37 (S) 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 8" PVC CB A3 -c Gr 638.40 Inv 635.89 MH A3 -d Rim 639.05 Inv 635.94 8" PVC 12" RCP Conc CB A9 Gr 638.20 Inv 634.50 (NW) Inv 634.25 (SE) 39'-15" RCP@a 0.50X MH A8 Rim 638.80 Inv 635.85 (W) Inv 634.05 (N,.5 37'-15" RCP@0.50X //7 CB A7 Gr 639.25 Inv 635.12 (E) Inv 633.87 (N Inv 633.12 (S) 48'-24" RCP(a 0.35X CB A6 Gr 638.70 Inv 635.88 (W) I Inv 632.95 (N,S) 73'-24" RCP(a 0.40X CB A2 Gr 637.80 In 63 i 76 VALET ......4y, uuuu rurigr uuu u 26'-10" PVCna 1.00X 256'-8" PVCna 1.O0X MH A5 -� Rim 639.55 Inv 635.05 (W) Inv 632.66 (N,S) 4 7'-24" RCPna O.6 0X Triple Basin \ \ \ \ San MH 2 Rim 640.00 Inv 629.71 (10" S,E) 123'-10" PVC(a 1.00X 132'-36" RCP 0.25X PARKING OFFICE/ "PVC H A3 'm 638.50 I Er v 635.82 (W) v 635.56 (E) v 631.04 (N,S) r8" RCP P CB A3 -a Gr 639.10 • • Inv 635.84 82'-36" RCPna 0.35X CB Al (Water Quality Unit) Rim 638.20 Inv 630.72 San MH 3 Rim 640.00■ 4( Inv 630.14 (8" W, S) Inv 629.97 (10" N) \� \ \ \ \ \ cLr . ARK (-) EXIT l_p ) San MH 3-1 T Rim 640.00 1/ Inv 630.54 (8" N) 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 I uuuru A iiiuuuura a 6 uuuur i [WC VALET EXIT HR . /ASH AREA \ \ \ \ ELECTRICAL ROOM \ \ \ \ \ / SELF PARK/ VALET EXIT PARKING STORAGE ROOM Ex San MH Rim 639.53 Inv 625.98 (10" CLay 5) Inv 623.98 (10" CLay N) San NH 1 (Drop MH) Rim 639.40 // // Inv 628.48 (10" W) Inv +626.0 (10" S,N) ,®/ �9/ .// \ \ \ Ex San MH Rim 637.75 11 11 II II 11 / / / /,/ / // / / /vz \ Inv 626.35 M0" CLay N,S) Inv 626.35 (8" CLay W) \ MATCHLINE SEE BELOW LEFT Conc Walk NW) NE) 6" Stub ;Per Atlas) 0 E ron muy ...... 4_ -... „.z.4... kh,),Ilimpr....„. c w Conc Wall w/ MetaLFence ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. 8" Water Main (By \Others) \ \ \ \ \ \ ±66' 12" DIWM in 24" Steel Casing Permit Requred from Rail 0 c Existing Symbol 0 OED. 0 0 O <0> 0 Ex San MH Rim 639 09 Inv 627 59 12- DIP 0 GM CATV OHW EM IOT C XXX.XX NORTH 15 0 30 E Lift Station LEGEND Manhole Catch Basin Inlet Clean Out Flared End Section Sanitary Manhole Storm Sewer Sanitary Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole With Mast Arm Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy INire Utility Pole Telephone Manhole Telephone Line Handicapped Parking Stall Curb & Gutter Depressed Curb Retaining Wall Open Lid Frame & Grate Closed Lid Frame & Lid Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core Proposed Symbol • • Gr XXX.XX Rim XXX.XX C XXX.XX P XXX.XX Ex San MH Rim 639 08 Inv 626 98 Connection to 12" Stub (By Others) Conc Wall w/ Metal Pai1 Ex San MH Pim 639 01 Full of Mud ) No Visible Inverts 6- PVC Rip Pap 12" PVC sey 6- PVC Connect to 12" Stub San MH m 636 23 626 83 MO" Chey ( VA CA T\E D Public Utilit Easement Per Doc. No. 85182521 Rip Rap 12" Water Main (By Others) 12" Water Main (B Others) Canc Wags 12" DIP 0 11S- Ex San MH Ex Valve VauLt Rim 639 05 T/P 633 75 11 y/y DEPPEDy DENENE Ex San MH Rim 636 28 Tee (By Others) 010 12- PVC Ex CB Dr 637.12 Conc Wa11 Meta1 Fence E. taln Water Main Stub (By Others) w/Metal Fence Pip Pap Rip Pap 351: 12" PVC Inv 630 43 Ex CB Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. Eco - 1. 41L 4 vi lii 11 12" Water Main (By Others) MATCHLINE SEE ABOVE RIGHT Pim 638 43 Inv 627 13 VaLve Box Rim 636 54 XXX - 1 2 3 4 5 6 7 Lu 11.1 oz ce co co 0 CNI LLI co CNI CO co Tr co oo co To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road Tr Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 Crj CN N- cri CN co (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION CNI PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY UTILITY PLAN C8.0 TODD SHAFFER P: \2011 \11176\DRAWINGS\PRELIMINARY\C8.1 150—FT FIRE HYDRANT RADIUS EXHIBIT.DWG n v EX. 6" WATER MAIN CONTINUES NORTH TO PRATT AVE. EXIS1TIN VALVE VAULT #4 EX. 6" WATER MAINXFROM W#3 TO V #4 0 0 -T , s -91 \ 9 O \ O PROPOSED 12" X 6" PRESSURE CONNECTION 0 PROPOSED HYDRANT B SELF PARK EXIT R ll \ 0 PROPOSED 12"X10" PRESSURE CONNECTION W g 0 VALET n® PROPOSED 8" FH LEAD W/ 6" REDUCER AT HYDRANT (BY OTHERS) PROPOSED HYDRANT E (BY OTHERS) ELECTRICAL ROOM S LF P RK h //I / j/ /� / / xy// / / \ 0 20 NORTH 0 40 Scale: 1" = 40' SCHEMATIC WATER MAIN LEGEND 0 12"W 8"W 6"W 12"W 8"W 6"W w w A EXISTING 12 -INCH WATER MAIN EXISTING 10 -INCH WATER MAIN EXISTING 6 -INCH WATER MAIN EXISTING FIRE HYDRANT EXISTING VALVE PROPOSED 12 -INCH WATER MAIN PROPOSED 8 -INCH WATER MAIN PROPOSED 6 -INCH WATER MAIN PROPOSED 12 -INCH WATER MAIN (BY OTHERS) PROPOSED 8 -INCH WATER MAIN (BY OTHERS) PROPOSED 6 -INCH WATER MAIN (BY OTHERS) FUTURE 10 -INCH WATER MAIN (BY OTHERS) PROPOSED FIRE HYDRANT PROPOSED VALVE Fire Hydrant Note: All proposed fire hydrants to have 6 -inch leads. EX. FH#3 SELF PARK/ VALET EXIT TO REMAI Al 1 IN ARKING OFFICE/ VALET WAITING ROOM 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 EXISTING VALVE VAULT #3 PROPOS 8" WATE SERVICE 150 -FT FIRE HYDRANT RADIUS (TYPICAL) PROPOSED 8" WATER SERVICE 7 VAI_ET 10 P•012"DIWMIN 24' E DCASING PIPE WI IN R ILROAD R.O.W. PROPOSED 6" FH LEAD" Y OTHERS) BUS // PROPOSED HYDRANT D (BY OTHERS) Public Utility Easement Per Doc. ---d • o I \ Copyright 2012. All rights reserved. No part 1 1 111 1111 11 111 111 II toy II II II II EXISTING 6" WATER MAIN FROM VV#1 TO VV#2 (FUTURE UPGRADE TO 10") / 1 \ EXISTING ' n- 111, ro 111 11 31 311 111 11 111 11 11 11 1 11 11 6" FH LEAD 10" DIWM STUB FOR FUTURE EXTENSION TO HIGGINS ROAD & HIGGINS ROAD WATER --MAIN UPGRADE • • • EXISTING FH #1 of this document may be reproduced in any form or by any means 1 2 1 without permission from Walker Parking Consultants/Engineers, 3 1 Inc. 4 1 s. 5 1 6 EXISTING VALVE VAULT #5 427- <12"> EXISTING 12" DIWM PER CITY EXISTING 12" DIWM STUB PER CITY PROPOSED WATER MAIN (BY OTHERS) NOT CONNECTED TO EXISTING TRANSMISSION MAIN 1 EXISTING TRANSMISSION WATER MAIN PER CITY 7 a) -18 .10 0 CNI CO co CNI CO W CO co co op ca To co Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 cn 1 (r) ce cn DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: J DT CHECKED BY: TAS SHEET TITLE: 150 -FT FIRE HYDRANT RADIUS EXHIBIT C8.1 1 I 2 I 3 I 4 I 5 I 6 I 7 I 8 Ex CB Gr 637.91 Inv 633.81 (8" RCP W) 8 P 33 6 P C6 3g 62 639 S Ex Stm MH Pim 639.53 T/Water 630.53 Inv 628.63 (48" RCP N,S) C p 6H 6Sn 4S C MANNHEIM ROAD NOTE: 60 IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, X° CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED X,7 - DEVELOPMENT. Sig 1'x1Steel Plat a 6S 1'x1' Steel Plate Ex CB 3P Gr 638.18 6 1C • I n8v.:63. •-.(:15,:6-S.7'•- -.' 21'i61,2 \3.0\8':: 664.49 C 664.41 -.x•3.5-,6 l.° 6 Inv 635.78 (8" RCP SE) Ex Stm MH Rim 638.50 Inv 635.80 (8" RCP NE) Inv 634.40 (12" RCP E) Ex San MH: Rim 638.81 Inv 625.21 (12" Clay NS) Inv 631.51 (:8" Drop W) Ex San MH Rim 639.21 Inv 625.49 112:'. Clay N,S) Ex Inlet Rim 638.11 C 639 623 3 '1- 630 �5 P x 9 '5. 63a�3 2 C e• 52 Inv 635.66 (8" RCP E Ex Stm MH Rim 638.44 Inv 635.67 (8" RCP W) Inv 633.59 (10" RCP Si)S 39 Ex San MH Rim 638 5i8 Inv 626.0$ (12" CLay N) Inv 625.43 (12" Clay W) b9 x63 63" .• I P C6 6,i J 3a6 R . x6 61 .3 6 318-•- . ,1 6 .k8 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 .8 b• b S T /4e 1111111 11 .n.. A swum 1111/11 _ \ 03 I SELF PARK EXIT U San MH 3-1 Rim 640.00 • 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 590. • \ \ \ \ ................. 5B 3B 3 79 3B. 3 \ \ ),(0'39 °3 6 H m m a C x63 o - >3C / \Mrr \ \1' \ \1' \ \A \ �r\ r \\ \ \1 \ Afr Ex San MH Rim 639.53 Inv 625.98 (10" CLay 5) Inv 623.98 (10" Clay N) A \ \' 3 " 9 ti San NH 1 (Drop MH) Rim 639.40 40% 52 /y ( \ 40- 40(..-#.7 0'40v Rim 637 75 E9 San MH Inv 626 35 MO" Chay N,S) 677 MATCHLINE SEE BELOW LEFT ap 63 6 6 631 b 611 Od II 31.9 Conc 1.Y./ag 60622) 36 63756 666 6 9 ROW Marker 0)6 ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. 638.8 Conc Wall w/ Metal Rail cri \ Conc wall \ w/ Metal Rail 0622. 0 36-02 0 56 [WC Existing Symbol 0 0 0 0 Ex San MH Rim 639 09 Inv 627 59 -o 0 0G GM CATV OHW EM C XXX.XX 6" PVC Rip Rap Conc Wall w/ Metal Pail E5 San MH Pim 639 01 Full of Mud No Visible Inverts 8- PVC FES AO Rip Rap 12" PVC 6- PVC 6- PVC II I 9 110 y,)At - - - - _ _ _ 666,)9 Rip Rap 626 b. 0 75 9 eric 6-7 49- fr OL 265 -65 1,0 Ex San MH Rim 636.28 Inv 627.13 MO" Clay N,S) 12- PVC 0 Ex CB Or 637.12 Metal Fence 2960 g Conc \s/ag \y/Metal Fence Rip Rap -6720) 65( 5:72 07- 12" PVC Inv 630.43 Ex CB Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. Ilk', III A 11 WE MATCHLINE SEE ABOVE RIGHT NORTH 15 0 30 E Lift Station Ex San MH Pim 638 43 Inv 627 13 LEGEND Manhole Catch Basin Inlet Clean Out Flared End Section Sanitary Manhole Storm Sewer Sanitary Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole With Mast Arm Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy INire Utility Pole Telephone Manhole Telephone Line Handicapped Parking Stall Curb & Gutter Depressed Curb Retaining Wall Open Lid Frame & Grate Closed Lid Frame & Lid Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core Proposed Symbol • • Gr XXX.XX Rim XXX.XX C XXX.XX P XXX.XX XXX - Ex San MH Rim 639 OB 1 2 3 4 5 6 7 w ILI oz CO CO c7i N: 0 co o 14 - in LJJ co co oo co To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 co 312.913.1010 Ph 312.913.1917 Fax co (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY GRADING PLAN C9.0 11 x63 9 9it � 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 .8 b• b S T /4e 1111111 11 .n.. A swum 1111/11 _ \ 03 I SELF PARK EXIT U San MH 3-1 Rim 640.00 • 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 590. • \ \ \ \ ................. 5B 3B 3 79 3B. 3 \ \ ),(0'39 °3 6 H m m a C x63 o - >3C / \Mrr \ \1' \ \1' \ \A \ �r\ r \\ \ \1 \ Afr Ex San MH Rim 639.53 Inv 625.98 (10" CLay 5) Inv 623.98 (10" Clay N) A \ \' 3 " 9 ti San NH 1 (Drop MH) Rim 639.40 40% 52 /y ( \ 40- 40(..-#.7 0'40v Rim 637 75 E9 San MH Inv 626 35 MO" Chay N,S) 677 MATCHLINE SEE BELOW LEFT ap 63 6 6 631 b 611 Od II 31.9 Conc 1.Y./ag 60622) 36 63756 666 6 9 ROW Marker 0)6 ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. 638.8 Conc Wall w/ Metal Rail cri \ Conc wall \ w/ Metal Rail 0622. 0 36-02 0 56 [WC Existing Symbol 0 0 0 0 Ex San MH Rim 639 09 Inv 627 59 -o 0 0G GM CATV OHW EM C XXX.XX 6" PVC Rip Rap Conc Wall w/ Metal Pail E5 San MH Pim 639 01 Full of Mud No Visible Inverts 8- PVC FES AO Rip Rap 12" PVC 6- PVC 6- PVC II I 9 110 y,)At - - - - _ _ _ 666,)9 Rip Rap 626 b. 0 75 9 eric 6-7 49- fr OL 265 -65 1,0 Ex San MH Rim 636.28 Inv 627.13 MO" Clay N,S) 12- PVC 0 Ex CB Or 637.12 Metal Fence 2960 g Conc \s/ag \y/Metal Fence Rip Rap -6720) 65( 5:72 07- 12" PVC Inv 630.43 Ex CB Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. Ilk', III A 11 WE MATCHLINE SEE ABOVE RIGHT NORTH 15 0 30 E Lift Station Ex San MH Pim 638 43 Inv 627 13 LEGEND Manhole Catch Basin Inlet Clean Out Flared End Section Sanitary Manhole Storm Sewer Sanitary Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole With Mast Arm Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy INire Utility Pole Telephone Manhole Telephone Line Handicapped Parking Stall Curb & Gutter Depressed Curb Retaining Wall Open Lid Frame & Grate Closed Lid Frame & Lid Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core Proposed Symbol • • Gr XXX.XX Rim XXX.XX C XXX.XX P XXX.XX XXX - Ex San MH Rim 639 OB 1 2 3 4 5 6 7 w ILI oz CO CO c7i N: 0 co o 14 - in LJJ co co oo co To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 co 312.913.1010 Ph 312.913.1917 Fax co (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY GRADING PLAN C9.0 EXHIBIT A LEGAL DESCRIPTION PARCEL 1: LOTS 1 AND 2 IN SPEEDWAY ACRES, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 33 TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS EXCEPTING THERE FROM THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTH 87 DEGREES 30 MINUTES 47 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 44.29 FEET TO THE MOST NORTHERLY EAST CORNER OF SAID LOT 1; THENCE SOUTH 58 DEGREES 24 MINUTES 44 SECONDS EAST ALONG SAID NORTH LINE, 44.28 FEET; THENCE SOUTH 31 DEGREES 35 MINUTES 16 SECONDS WEST, 70.87 FEET; THENCE SOUTH 89 DEGREES 42 MINUTES 39 SECONDS WEST, 44.43 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGRES 17 MINUTES 21 SECONDS WEST ALONG SAID WEST LINE, 81.87 FEET TO THE POINT OF BEGINNING. AND PARCEL 2: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE WEST LINE OF ORCHARD PLACE ROAD AND THE SOUTH LINE OF CENTRAL AVENUE, THENCE WEST ALONG THE SOUTH LINE OF SAID CENTRAL AVENUE 93.75 FEET, THENCE SOUTH PARALLEL WITH THE WEST LINE OF THE SOUTHWEST 1/4 AFORESAID 129.16 FEET TO A POINT OF BEGINNING OF THIS TRACT "B" THENCE CONTINUING SOUTH ALONG THE AFORESAID LINE 148.09 FEET, THENCE EAST 150 FEET TO A POINT ON THE WEST LINE OF SAID ORCHARD PLACE ROAD THENCE NORTH ALONG THE WEST LINE OF SAID ORCHARD PLACE ROAD 49.43 FEET, THENCE NORTHWESTERLY 176.35 FEET TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS AND PARCEL 3: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE CENTER LINE OF ORCHARD PLACE ROAD 277 FEET 3 INCHES DUE SOUTH FROM THE SOUTH LINE OF CENTRAL AVENUE IN BRESCHE'S ADDITION TO ORCHARD PLACE; RUNNING THENCE SOUTH 87 1/2 DEGREES WEST PARALLEL TO SAID SOUTH LINE 180 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID QUARTER SECTION, 75 FEET; THENCE NORTH 87 1/2 DEGREES EAST 180 FEET TO THE CENTER INE OF SAID ORCHARD PLACE ROAD AFORESAID; THENCE NORTH ALONG THE CENTER LINE OF SAID ORCHARD PLACE ROAD 75 FEET TO THE PLACE OF BEGINNING (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 4: BEGINNING AT A POINT IN THE CENTER LINE OF A HIGHWAY KNOWN AS ORCHARD PLACE ROAD IN THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, A DISTANCE 352 FEET 3 INCHES DUE SOUTH FROM THE SOUTH LINE OF CENTRAL AVENUE IN COESCHS ADDITION TO ORCHARD PLACE, RUNNING THENCE SOUTH 87 1/2 DEGREES WEST PARALLEL TO SAID SOUTH LINE 180 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID QUARTER SECTION 50 FEET; THENCE NORTH 87 1/2 DEGREES EAST 180 FEET TO THE CENTER LINE OF SAID ORCHARD PLACE ROAD, AFOARESAID, THENCE NORTH ON THE CENTER LINE OF ORCHARD PLACE ROAD, AFORESAID, 50 FEET TO THE PLACE OF BEGINNING (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 5: THAT PART OF THE WEST 7.14 CHAINS LYING SOUTH OF THE NORTH 703.6 FEET AND NORTH Page 1 of 3 EXHIBIT A (CONTINUED) OF THE CENTER LINE OF WILLOW CREEK (EXCEPT THE NORTH 408.25 FEET OF THE EAST 180.0 FEET THEREOF) AND (EXCEPT THE NORTH 402.25 FEET OF THE WEST 291.24 FEET THEREOF) AND (EXCEPT THAT PART THEREOF LYING WEST OF A LINE DRAWN PARALLEL WITH AND DISTANT 50 FEET EAST, MEASURED AT RIGHT ANGLES THERETO, FROM THE CENTER LINE OF MANNHEIM ROAD) AND (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF) OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. ALSO EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MACH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK, THENCE NORTH ALONG SAID EAST LINE OF MANNHEIM ROAD 45.62 FEET, THENCE EAST AT RIGHT ANGLE 6.00 FEET TO A LINE 6 FEET EAST OF AND PARALLEL WITH SAID EAST LINE OF MANNHEIM ROAD, THENCE SOUTH ALONG LAST DESCRIBED LINE 48.00 FEET TO SAID CENTERLINE OF WILLOW CREEK, THENCE NORTHWEST ALONG SAID CENTERLINE OF WILLOW CREEK 6.45 FEET TO THE POINT OF BEGINNING, CONTAINING 0.006 ACRE, EQUIVALENT TO 281 SQUARE FEET, MORE OR LESS. ALSO EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MARCH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK; THENCE NORTH 00 DEGREES 17 MINUTES 21 SECONDS WEST PARALLEL WITH SAID CENTER LINE, 29.50 FEET TO THE NORTH LINE OF A PERMANENT EASEMENT PER DOCUMENT NO. 00110555198; THENCE ALONG SAID NORTH LINE THE FOLLOWING 3 COURSES: 1) SOUTH 68 DEGREES 38 MINUTES 56 SECONDS EAST, 220.46 FEET, 2) SOUTH 80 DEGREES 11 MINUTES 06 SECONDS EAST, 50.41 FEET, 3) SOUTH 70 DEGREES 44 MINUTES 01 SECOND EAST, 138.10 FEET TO THE WEST LINE OF RAILROAD AVENUE; THENCE SOUTH 00 DEGREES 17 MINUTES 21 SECONDS EAST ALONG SAID WEST LINE, 45.75 FEET TO THE AFORESAID CENTER LINE OF WILLOW CREEK; THENCE NORTH 68 DEGREES 38 MINUTES 56 SECONDS WEST, 420.30 FEET TO THE POINT OF BEG INN ING. AND PARCEL 6: THE SOUTH 6 FEET OF THE NORTH 1111.85 FEET OF THE EAST 180 FEET OF THE WEST 7.14 CHAINS OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 7: THAT PART OF LOT 1 IN SPEEDWAY ACRES, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 33 TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTH 87 DEGREES 30 MINUTES 47 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 44.29 FEET TO THE MOST NORTHERLY EAST CORNER OF SAID LOT 1; THENCE SOUTH 58 DEGREES 24 MINUTES 44 SECONDS EAST ALONG SAID NORTH LINE, 44.28 FEET; THENCE SOUTH 31 DEGREES 35 MINUTES 16 SECONDS WEST, 70.87 FEET; THENCE SOUTH 89 DEGREES 42 MINUTES 39 SECONDS WEST, 44.43 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGRES 17 MINUTES 21 SECONDS WEST ALONG SAID WEST LINE, 81.87 FEET TO THE POINT OF BEGINNING. Page 2 of 3 EXHIBIT A (CONTINUED) AND PARCEL 8: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MARCH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK; THENCE NORTH 00 DEGREES 17 MINUTES 21 SECONDS WEST PARALLEL WITH SAID CENTER LINE, 29.50 FEET TO THE NORTH LINE OF A PERMANENT EASEMENT PER DOCUMENT NO. 00110555198; THENCE ALONG SAID NORTH LINE THE FOLLOWING 3 COURSES: 1) SOUTH 68 DEGREES 38 MINUTES 56 SECONDS EAST, 220.46 FEET, 2) SOUTH 80 DEGREES 11 MINUTES 06 SECONDS EAST, 50.41 FEET, 3) SOUTH 70 DEGREES 44 MINUTES 01 SECOND EAST, 138.10 FEET TO THE WEST LINE OF RAILROAD AVENUE; THENCE SOUTH 00 DEGREES 17 MINUTES 21 SECONDS EAST ALONG SAID WEST LINE, 45.75 FEET TO THE AFORESAID CENTER LINE OF WILLOW CREEK; THENCE NORTH 68 DEGREES 38 MINUTES 56 SECONDS WEST, 420.30 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MACH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK, THENCE NORTH ALONG SAID EAST LINE OF MANNHEIM ROAD 45.62 FEET, THENCE EAST AT RIGHT ANGLE 6.00 FEET TO A LINE 6 FEET EAST OF AND PARALLEL WITH SAID EAST LINE OF MANNHEIM ROAD, THENCE SOUTH ALONG LAST DESCRIBED LINE 48.00 FEET TO SAID CENTERLINE OF WILLOW CREEK, THENCE NORTHWEST ALONG SAID CENTERLINE OF WILLOW CREEK 6.45 FEET TO THE POINT OF BEGINNING, CONTAINING 0.006 ACRE, EQUIVALENT TO 281 SQUARE FEET, MORE OR LESS. Page 3 of 3 HAEGER ENGINEERING consulting engineers land surveyors HAND DELIVER May 15, 2012 Mr. Scott Mangum, AICP Senior Planner City of Des Plaines 1420 Miner Street Des Plaines, IL 60016 RE: Updated Preliminary PUD,tTentative Plat of Subdivision Binders for City Council Meeting Our Hie: 11176-REIMB Dear Scott: 1 304 Noah Plum Grove Road Schaumburg, Illinois 60173-4546 tel: 847.394.6600 fax: 847.394.6608 Enclosed please find twenty five (25) complete binders with tabs that contain 8.5" x 11" and 11" x 17" documents noted on the attached "TPS Des Plaines Preliminary P.U.D. & Tentative Plat of Subdivision, 04/13/2012, Revised 05/15/2012, Summary of Tabs". In addition, one (1) full size copy of the "Concept Site Plan for P.U.D. Approval" has been inserted into the inside front cover of each binder. The revisions to the 04/13/2012 binders include the following: 1. Updated cover sheet to show the revision date of 04/15/2012 2. Tab 1 — Replaced the application signed by the Applicant with one that is signed by both the Applicant and the Owner 3. Tab 2 — Replaced the application signed by the Applicant with one that is signed by both the Applicant and the Owner 4. Tab 5 — Added the Lot Area table to Sheet 1 and revision date of May 9, 2012 to Sheet 2. 5. Tab 6 — Updated the cover sheet to include a revision date of May 5, 2012. We also updated sheet L-101 to include a Landscape Summary. 6. Tab 7 — Added two renderings, one being a 3D Aerial view from the Tollway and the other being a Massing Exhibit. 7. Tab 9 — Added the KLOA response letter dated May 10, 2012 that responds to comments from the City. We also added a Parking Requirement Matrix 8. Tab 10 — Added the letter from the USACE dated May 1, 2012 regarding their acknowledgement that Willow Creek is a jurisdictional wetland. Also enclosed please find one (1) CD that contains PDFs of the documents included in the binders. Please review and call me with any questions or if additional information is needed. Sincerely, HAEGER ENGINEERING LLC Todd A. Shaffer, P.E. Principal Cc: (1 set of the above via UPS Ground) John Lyons The Parking Spot 200 West Monroe, Ste 1500 Chicago, IL 60606 (312) 453-1616 Seth R. Madorsky Ka/ten Muchin Rosenman LLP 525 W. Monroe Street Chicago, IL 60661-3693 (312) 902-5360 Harold W. Francke DLA Piper 203 N. LaSalle Street, Suite 1900 Chicago, IL 60601 (312) 368-4047 Brad Navarro Walker Parking Consultants 505 Davis Road Elgin, IL 60123 Ph: 847-697-2640 www. haegerengineering.com P: \2011 \11176\DRAWINGS\PRELIMINARY\C10.0 SUBDIVISION OVERLAY PLAN.DWG V/ II II II III III III II III I I 50' Found C Online 60' II so 44129' 117' . 0'I 4 s Notch 14.27' W v ro 7" ROW Marker 3.59' N & 2.64' W r, S «/ps Found Iron Pipe r South Line of the North 703.60' of the Southwest 1/4 of Section 33-41-22 & South Line of Orchard Avenue at Corner Found Iron Rod 3.19' NW'rly -433 0\ N /11 93.75' Point of Commencement Parcel 2 Found Iron Pipe 4.39' NE'rly & 0.37' W Found Iron Pipe at Corner C So v as�oh, �G �P -co ��(70 � O' O \ �fa \ \ \ \ \ \ \ \ \ \ o` Afr r \ Found Iron Pipe 0.71' S & Online BUS EXIT IL II I III /// /7/ I/m /// // // /// // %/ /// ,%7 / ... . v..' . . .•' Y.. II 89 3 \ 6. 56 04" W 0 N 0 0 7 " W 60' III III t/z. mmlmi6mIm Ut, / 4..0 Flounc Crols Online s Notch 4.00' W 7 411 PARKING OFFIC:. :' .PARKING GARAGE •" —WAITING RCF. . 1 ±2,356 STALLS t.:; • )M Q /,"i/� P, S6., 5d' Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. \ Found PK Nail Online Found PK Nail Online Found PK Nail 0.73' E & Online \ \ \ \ \ \ \ \ \ \ \ Public Utility Easement\ Per Doc. No. 85182521 NORTH 15 0 30 Scale: 1" = 30' NOTE: THIS EXHIBIT IS PROVIDED FOR REFERENCE ONLY. REFER TO THE PLAT OF SUBDIVISION AND THE ENGINEERING PLANS FOR ADDITIONAL INFORMATION. 1 1 2 1 3 1 4 1 5 1 6 1 7 1 cC y 5 0 0 L M d (0 N J 0) w a m LL 0) co 187.) co E U Q) c 2. Y 3 ci X c X (i X aJ X c . . 0) 0 W E Z .o �. �5 O U o 0) is CO 0 f 0 Landscape Architect Civil Engineer a) 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road z 0 co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 0 0 U U 1 (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION M 0 w Q 0 0 PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: SUBDIVISION OVERLAY EXHIBIT C10.0 C fi a B C 4 t. A *R 3j 4 0 202 2019 .1 0,,k.:-) 0 0 0 - ...01. .. ...q...0 bra PARCEL 2 mw.. 01.11.2-r. T-- - xxw PARCEL 3 2 PARCEL 6 PARCEL t. 2002 0 (J 0 • Cp2Ra1 2012. M rg01. rwr..a .. 2.1 x Ibis doodanibll may be r.pear a .i en er bp an, rmans.110.1 01+n1uen Von 00., Penia GlemAlIonlifingrnoes. Inc /Fawns ....aVoss mwe .a1 a.1,e0r1a.no-u Raven amt., Vo. Rom. MY, oft1 Nova 01,111•111•110.1y111111 211,..0.. MAMA,. - We.atlo.. 01111.1s. ora fi... Removal Notes I. 0...w .+..PP .01.11.2 Oar 9 •111<o. .1.2.9 rN WN 0111, maw,. 00 W.q.. Entin..,1* 0.11604.11110. 2012 Existing Tree Inventory Ir.••=. I✓ v.+.4.T...=1r •22,....1.1 W 1101 111 REMOVALS AND O PRESERVATION PLAN �1) .� .t 1.1s into I j Ii! TPS - Des Plaines PARKING STRUCTURE 2 0 i 11•10C1•13 ...132•1111 IMMIll• OR. avImblIn, bat PRELIMINARY EXISTING TREE REMOVAL PLAN L-100 4 a r r IU IMF CW..1 2011 M WI. ww W. Ne ern al W ••anent ma. r r.arm..e • m• Won u e. W. MAO. woe. ermlwen Wen Wa.• Penro C.irnml. RnP..r• Inc 0 .AIA 3.-B • Planting Notes I the........ aAr.a •ain e..rWcr.. ..e.a rW wir a.. rawaeey wtaa. Eny...y. 51.0 •w• W. ]01] 2 Pb P•W..e euro aoaa iMnawm....rl•m.e a.wr+m •wcwea..lon eoan.w+w0. ewr.lc4.1.1c. 10exaw Ptnbn•a' n<uIna dm, lael MK. NEW ••••••1.51....• tr. ...W. Won tiWw 1.M : �° .1,11•..11111.... wiamm se.nw. .y 11 new..Po.a. • Miro.••. aae..pNNalrl..11.... WWII OA a•wp nae.. War 5 5•W M WI. •Wterw. 5.•e W 4M.05.e001 by cr..aa�an ••.W M.a Own. W. e•r.et Wyo. In Wm. en0 ell clWl.w..4lWel a..0 n.a.a.w.w Pa+rwP�e.W.r.u.r a by S. Myron aroo..naw.oWwn Material List 1M.io ...•1 M M1sw Landcape Summary fru _..._.r......_w_W.r m. W. Sow••W....•...1.......<..•a•.•.rW.W..W.•w•wP•...trr•.r 1 6Nam Mao WOO wIlo• t,NP ...M..••••••••••• —.t.v.•wx 6.66,... 00 Ow..... ts......•.w.wr....rr...a.......rr.••.re.••r..aw..t.i....: r I. 11 .ro..ela It PA el gmvi• 1 W...• u rr tiles +« owe.wWw.w«rw .w•.w -.. . w. ow.. lua.unw•w•••w..r.•.w.r...w•.w..wn.••• +ntir.*V .4•10WnM•r•t••w•w•• f s•.•w.•aa•+.W A O PLANTING PLAN r• trot TPS - Des Plaines PARKING STRUCTURE PRELIMINARY PLANTING PLAN L-101 ROOF EL. 821-8' TOP TIER EL. 71'-2' 6TH TIER EL. 59'-8' 5TH TIER EL. 48'-2' 4TH TIER EL. 36'-8' 3RD TIER EL. 25'-2' 2ND TIER EL. 1E-8' GROUND TIER EL. 0'-0" SEI -PARK PARKING IEW-PARK PARKING t a a ` SEW -PARK PARKING a a a t -111 SELF -PARK PARKING SELF-PARK/VALET'OVERFLOW VALET PARKING — �� i PARKING BUS 7 SELFAR�/r+VALET BUS --- BUS VALET VALET —pr. - ENTRANCE -.)7///.7/////‘/ ////////// RESTAURANT tz Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. VALET" HOTEL MANNHEIM ROAD ISOMETRIC NORTH 47 es, Gus EXISTING McDONALD'S R 2� a a -2 C 3 2 a as I Haeger Engineering Elgin, Illinois 60123 a) 0 0 1 0ce 3 g t N V 312453.1700 Ph to a a_ CO a z 0 N a a z 6 PROJECT NO: 31-7259.10 DRAWN BY: ELo CHECKED BY: BFN SHEET TITLE: ISOMETRIC A-100 Po b m b m i " / 38'-11' / 18'-4 8118' 24'-O / 24'-O / 33-0' /13'411M6'weal, 27'-03116' / / 38'-0' 8-11 13118' EXIT BUS BUS DROP-OFF AREA WIMP UP to I, • ELF PARK VALET -t\ VALET ca -S1 CAR WASH AREA VALET SELF PARK SELF PARK EXIT 34'-11' ELECTRICAL ROOM VALET 34'-11" 24'-O 4661-101118' SELF PARK/ VALET EXT 1=7, PARKING STORAGE ROOM / 3W-0' 5'-2 9118' y 26'-r 7116' 38'-0" 01.17%7 13/1Er 18'-4 3118" ty31-96 VALET EMT PARKING OFFICE/ VALET WAITING ROOM '%= BUS DROP-OFF Afik 7// VALET GROUND TIER PLAN 0 6' 18' 32' SCALE: 1/16' =1'-0" CAR COUNT V-85 90' STANDARD SPACE 16'-0" 90' ACCESSIBLE SPACE 8'-0' x 18'-0' VALET SPACE TIER STANDARD COMPACT VALET ACCAR VAN CESSIBLE ACCESSIBLE TOTAL GROUND 23 0 182 0 0 206 SECOND 0 0 405 0 0 405 THIRD 282 0 0 4 3 269 FOURTH 384 0 a 4 3 371 FIFTH 384 0 0 7 0 371 SIXTH 364 0 a 7 0 371 TOP 381 0 0 7 0 388 TOTAL 1738 0 587 28 8 2360 Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. NORTH ROOF ELd21 T' TOP TER EL 71L7 6TH TI ER EL MC 611111 ER EL464Z 4TH TIER EL9C1 BRD11ER EL Me END TIER EL 196' GROWL MER EL DO y �l a— —_ - y _ --1•11-111111 N116N6 MOD mig IlLff REETAURAM �7 J HOTEL MAJINHEM RAPD ISOMETRIC NORTH 1p a a -a c 3 C1 S asa a fn Elgin, Illinois 60123 a _ 63 °aQa� E Haeger Engineering L I 3 t N 0 co 0 312453.1700 Ph 0 a J z O N a x PROJECT NO: 31-7259.10 DRAWN BY: no CHECKED BY: BFN SHEET TITLE: GROUND TIER PLAN A-101 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1Q2.DWG A !4 1/4 N S 181-4 8118' X li 36%0' 7131-411118'8'-7 5/182 2r-0 NW 3614' 81-�1 1.slta� 354' 354' 3a'-11' 34'-11' 3614' 36'4' 36'4' 51-243/16';,-N 38.0' 3614' I� 21'41/7 28-7' y �, 17'-713118" 18'-4 3118' ,, /733.-9' 7/18" -J m 1'4" SELF PARK X11 VA1 L Z1 VALET E70T VALET ENTRANCE/ Exrr YALET EXIT A 4 485'-101/18' ■■ Copyright 2012. All rights reserved. No part of this document may be reproduced in ony form or by ony means without permission from Walker Parking Consultants/Engineers, Inc. SECOND TIER PLAN 0 8' 18' 32' SCALE:111W =1'-0" NORTH ROOF ELd2WC TOP TSI EL 711.2 6TNT1ER EL MC 611111 ER 4TH T1ER ELIC1 6RD11ER EL We END T1ER El_ 4SW • 11 ER EL NO a- ti --.--WPM-- - • RUNS MLR /_ , /if ir REATAURANT HOTEL MANNHEIM ROAD ISOMETRIC NORTH �7 R 2� a a -a C 3 Haeger Engineering Elgin, Illinois 60123 S a to s2 L I ^V/ W )C C,) W 0 rI U 0 M N 0 312453.1700 Ph co 0 a J :0 w a o_ w a N O 2 W PROJECT NO: 31-7259.10 DRAWN BY: ELD CHECKED BY: BFN SHEET TITLE: SECOND TIER PLAN A-102 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1Q3.DWG A S • • / 3g'-11• / 18'-4 9118' 24'-0' 24 },13'-411t18610'-75►1e' 0 311-0" 38'-0" 274-0 3116' / f �, e'-11 13116' 38'-0" 38'-0" 34'-11' / 34-11' / 420'-08118' 38'-0" 466'-1O1116' 8•$ —Q -- / 38'-0" / 38'-0" s-2 9118' 381-0' 21%6 117 261-7' i, / 174-713118• 1 12'-4 3116' ,, k a'-9• 41-2 7/16' J RAMP DOWN �ll Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. THIRD TIER PLAN 0 e' 18' 32' SCALE: 1116' =1'-0" NORTH ROOF ELd2W TOP TSI EL 711.2 6TNTIER EL MC 6TNTIER EL 41W AMMER ELBCl ARD TI ER EL 21W END TIER EL 43'6' EROIRDTIER EL CAD a --See 1S ,-2 NMI* 7"r data NM an a-91. REQrAURAHr �/ MANNHEIM ICPa HOTEL ISOMETRIC NORTH lig a a -a c 3 Elgin, Illinois 60123 0- 0. 63 °aQa� M Haeger Engineering S a s L I 0 0152 2 c g — oma, ) • O C9 CO CM N C- a 01 t7 M N 0 w ce 0I- cc Co 312453.1700 Ph 0 a J w a a_ co w a N O z W PROJECT NO: 31-7259.10 DRAWN BY: no CHECKED BY: BFN SHEET TITLE: THIRD TIER PLAN A-103 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A104.DWG A oa a 1.7 ,e 38-11" 16'-4 8116' 24'-0' / 24' / 38'-0• /13'-411/16' d-7 stir'/ 2r-0 3M8' / 38'-0' r'-11 ismer 3e'-0• 3e'-0• 34'-11' 2-T' 44 34'-11• 420'-3 911W 24'-0" 3e'-0' / 3e'-0' / 3e'-0' 5-2W16•7' y 11 RAMP UP UP 4681-101ne' 3e'-0' zs'-r 4'-2 7/1W -J 21'S1/2' / 17'-713118' / 18'4 3118' gr -9" 1'a" r Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. FOURTH, FIFTH & SIXTH TIER PLAN 0 e' 18' 32' SCALE:1116' =1'-0" NORTH 1100E El- EL 711.2 6ThMER EL MC 611111 ER EL RAZ ATX11ER ELBCl 11 ER EL 21W HARMER EL 13'6' • 11 ER EL CAD U- 000,0; lal- ab s ai Nome –777 Jrnza-77—tir—V/e0eir REQrAURAHr �/ MANNHEIM ROAD HOTEL ISOMETRIC NOHTH lig 1p a a -O C 3 Haeger Engineering Elgin, Illinois 60123 0- L I 8 N too fO 0 1 i 312453.1700 Ph 0 a J to W a a_ Cl, W a N O 2 PROJECT NO: 31-7259.10 DRAWN BY: ELO CHECKED BY: BFN SHEET TITLE: FOURTH, FIFTH & SIXTH TIER PLAN A-104 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1Q5.DWG A " E3 b co / 3R-11" / 16'-0 9116' 24'-0' / 241-0" / 36'-0' 13'-411/1e 01-7 Sir/ 2r-0 wet 36'-0' / 8'-11 13116' 36'-0' 36'-0' / 34'-11' 34'-11' 24'-0' 36'-0' 38'-0' se' -0' s -z 9118' 38'-0' 28'-7' / 17'-713116' 4'-2 7116' ii 7 486' -101/16' 1 I RAMP UP 133 CD - se' -0' 21'.8112' 18'.43116• / r-5• 3'-0' SCALE: 1116' =1'-0" Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. NORTH ELa21 TOP TER EL 7V-7 BTX 11 ER ELS? 8T11ER EL 4'S NN 11 ER ELS? 1W11ER EL 28.7 2ND 11 ER EL Int p IONS me— ROOM a - S. a- S. 011.111 —71 MEI w� /7OREOLIMER_ l ...."77 " /?� - EL Da — RESTAURANT MANNHEIM ROTC HOTEL ISOMETRIC NORTH C= ids* a a -o c 3 Elgin, Illinois 60123 0. 63 M Haeger Engineering S a s2 L I /V/ w )C CL u) a) 0 ♦1 V^, 0 m a 11 g o ▪ — o 1, ) ▪ of CO CM N C— C.) an, M N V w ce I- 0 cc Co o_ 312453.1700 Ph 0 a J Ct? W a a_ co w a N a x 9 PROJECT NO: 31-7259.10 DRAWN BY: ELD CHECKED BY: BFN SHEET TITLE. TOP TIER PLAN A-105 F E a C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1O5.DWG A srJk N m S / 36'-11' 1131-4 91113' / /1T-411118"�jd-75MB•; 2T-03116' , 8%1113M6' 3e'-0' 3e'-0' 34.-11' r -r 34'-11' 420'4 W16' 24'-0" 36'-0' 36'-0' 38'-0• 5' 2 WMe•7\ y 36'-0' 38'-0' 21'41 1/2" 46'-7• y , 171-7 13/181 18'-4 3M6• / /23'4r 4'-2 7M5- % / / / / f / i I l / 468'-101M8' SCALE: 1116' =1'-0" Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. 1100E ELd2W TOP TSI EL 7147 6TNT1ER EL MC 6TN11ER EL41W 4TH 11EA ELIC1 HID 11 ER EL 2re END T1ER EL 12W GROWL 11 ER EL DO T --1KE-Pillt MIS al- al - NUT 7/ ai Zear Ulna REQrAURAHr MANNHEIM ICPa HOTEL ISOMETRIC NORTH / / / / / r/ 1 1 lig 1p 1 / / / / t a a -O C 3 S asa fA Haeger Engineering S a s L I Elgin, Illinois 60123 W C CI) C,) W 0 I 0 312453.1700 Ph Co 0 Z N O 2 W PROJECT NO: 31-725910 DRAWN BY: ELD CHECKED BY: BFN SHEET TITLE: ROOF PLAN A-106 X: \2012\20120280 THE PARKING SPO DES P A NES DRAW NGS DES GN xRE E EV .0 VATOR OVER -RUN N o C9 0) 44'-6" EPDXY COATED PERFORATED METAL CIRCLES VARIOUS SIZES, TYP. theParkingSpot OPAQUE STAINED YELLOW EXTERIOR, TYP. O N co O N \ \ NORTH ELEVATION Scale: 1/16"=1'-0" ELEVATOR OVER -RUN O ELEVATOR OVER -RUN ELEVATOR OVER -RUN O N C9 0) SOUTH ELEVATION Scale: 1/16"=1'-0" ELEVATOR OVER -RUN O i theParkingSpot I + I + co 3// + + 7 1 + + + 7 EAST E L EVATI O N Scale: 1/16"=1'-0" ELEVATOR OVER -RUN 7 7 7 7 \Now' 7 7 i + + 9 0 N 0 \ 0 theParkingSpot j••...• • •ai i4 HOTEL FOOD 10'-0" BACKLIT METAL PRECAST ENLARGED MONUMENT SIGN ELEVATION ELEVATOR OVER -RUN theParkingSpot • • MiliblArr AI 11 7 7 7 L � L 7 7 7 i WEST ELEVATION Scale: 1/16"=1'-0" Copyright 2012. AH rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. 7 1 7 1 Scale: 1/8"=1'-0" 1 x x�x C .. C . Q w w Z U) E m N Z U J °?O < 0 W Landscape A U C U 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax N N C 0) C w Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 140 S. Dearborn, Suite 200 Chicago, Illinois 60603 312.913.1010 Ph 312.913.1917 Fax N C 0 • • • I • I • • 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph w c - - F- CO U CL I..V W 0 0 z LL 0 z J J DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION N O z 0 W PROJECT NO: 31-7259.10 DRAWN BY: AAA CHECKED BY: BBB SHEET TITLE: Building & Signage Elevations A-201 2 5 4 5 6 7 8 si DES PLAINES PLAN COMMISSION MAY 14, 2012 M INUITS The lyes Plaines Plan Commission held its regularly scheduled meeting on Monday, May 14, 2012, at 7,00 P.M., in Room 102, City Council Chambers, of the Des Plaines Civic ('enter. PLAN COMMISSION PRESENT: AI3SI:NT: Niemotka, Perez, Yi Lane, Bar Also present was Senior Planner, Scott Mangum, Department of Community and !Economic Development. Chairman Niemotka called the meeting to order at 7:01 P.M. A motion was made by Commissioner Perez seconded by Commissioner Yi to approve the minutes of the April 30, 2012, hearings as submitted. AYES: NAPES: Niemotka, Niemotka, Yi None MOTION CARRIED **k*Or NEW BUSINESS Chairman Niemotka read a summary of the two matters on the Agenda: Case Number: 12 018 -PUD -SUB Address: 2988-3010 Orchard Place and 2967-3003 Mannheim Road Request: Preliminary Planned Unit Development with exceptions and Tentative Plat of Subdivision consisting of six lots PIN: 09 33-305-002-0000, 09-33-305-005-0000, 09-33-305-006-0000, 09-33-305-009-0000, 09-33- 305-010-0000, 09-33-305-0130000, 09-33-305-014-0000 Petitioner: TPS Des Plaines, LLC (do TPS Parking Management, LLC) 200 West Monroe Street, Suite 1500 Chicago, IL 60606 Owner: City of Des Plaines 1420 Miner Street Des Plaines, IL 60016 Case Number 12.023 -TA Address: Citywide i►ttQGhment Case 1112 -018 -PUL) SUB Case 1112 023 -TA May 14, 2012 Page 2 Request: Text Amendment to the City of Des I'laincs 1998 /oiling Ordinance, as amended, amending Section 11.8-1, to allow Planned Unit Developments to establish a Localized Alternative Sign Regulation Plan. Petitioner: City of Des Plaines, Community and Iiconomic Development Department 1420 Miner Street Des Plaines, 11. 6001 6 Case Number I2 -018 -PUD -SUB was heard first. Address: 3003 Mannheim Road Request: Preliminary Planned Unit Development with exceptions and Tentative Plat of Subdivision consisting of six lots. Petitioner: TPS Des Plaines, LLC (do TPS Parking Management, LLC) 200 West Monroe Street, Suite 1500 Chicago, IL 60606 Owner: City of Des Plaines 1420 Miner Street Des Plaines, IL 60016 The following individuals were sworn in: Kevin Shrier: Petitioner and Chief Operating Officer for The Parking Spot John Lyons: Petitioner and Vicc President of Development for The Parking Spot Roger Hecrema of Wright Heerma Architects: Architect for the Petitioner Brad Navarro of Walker Parking Consultants: Parking consultant for the Petitioner Javier Millan of Kenig, Lindgren, O'Hara, Aboona, Inc., Traffic consultant for the Petitioner Mariah DiGrino of DLA Piper, LLP: Attorney for the Petitioner Todd Shaffer of Haegcr Engineering: Civil engineer for the Petitioner Petitioner Shrier introduced himself as the Chief Operating Officer of the Parking Spot. Commissioner Yi wanted to point out that only half the Commission was present. Petitioner Shrier acknowledged the attendance, and wished to continue as planned. Petitioner Shrier gave a brief overview of the business and a brief introduction to his proposed plan. He said they have 40 properties throughout the country and are excited to be coming to Des Plaines. He said the proposed site would be a flagship for his company. Petitioner Lyons introduced himself. He said the current site plan is very similar to the proposed plan from one year ago when they were selected from the competitive RFP process. He said they are a couple months ahead of schedule from a development standpoint. Petitioner went on to say he wanted a continuation of the amicable relationship that has existed with Des Plaines and the Parking Spot. One of the differences he said they have incorporated in this plan compared to one year ago is a little bit larger of a parking deck with a couple of extra floors on it. Part of that is a better understanding of the market at O'Hare and part of it is a better understanding of getting projects financed in this type of economic climate. At this point, a lot of details have been worked out with Des Plaines. Every issue has not been resolved quite yet, but compared to where some projects are at the Plan Commission point, he feels confident they have been a few steps ahead of the game. He expects all issues to be resolved by the time the final PUD application time comes. He then went on to introduce the other Petitioners. He wanted to point out that the proposed parking area is a little different than traditional parking areas -it is focused on off airport parking use. Based on their traffic analysis, the Parking Spot's peak hours of operation end up being Case 1112-018-PUll, SUIT Case Ill 2 -023 -TA May 14, 2012 Page 3 around 6:30A.M. and 7:00P.M on weekdays; it is not on office building schedules. As a result, the load on infrastructure is lightened. Parking shuttle traffic to the airport is available for hotel use for future hotel plans and hotel users. As far as the restaurant development goes, they are investigating a couple of different options for the right user at the proposed site. A restaurant operator has not been chosen yet, but he anticipates that process to move along quite soon. Chairman Nicmotka asked if questions should be asked to each Petitioner as they present or if the Commissioners should hold their questions until the end of their presentation. Petitioner Lyons said it would probably save some time if they talked about the generalities first and saved questions until the end. Petitioner l lecrema introduced himself. Ile said he wanted to touch on how the site plan came to be. They wanted to incorporate the site as best they could with the adjacent buildings already in place. By pulling the deck off Mannheim Road, they were able to create a buffer. There arc three major ingress and egress points. This allows for a comfortable distance for users to get in, pull off the street, decelerate, and decide what area the user wants to go to. Incidental surface parking is also provided. Ile said there were some questions as to massing and its relationship to the contextual surrounding, particularly to the expressway and hotel. IIe showed a 3-dimensional rendering of the proposed site and how it compares to the surrounding area, specifically the I loliday Inn. Petitioner IIeerema turned over the presentation to Petitioner Navarro. Petitioner Navarro introduced himself. He gave a general overview of the functionality of the parking garage. The way it is designed, it is a 2,350 stall garage with 7 levels and meets the city's parking geometries. All the entrances are to the West of the site. There is only one user entrance. The shuttle bus is segregated from the main users. This way the buses and users are comfortably apart to prevent conflict. The shuttle bus entrance is in the Northwest corner. There will be separate parking for valet parking, levels I and 2, and self -parking, level 3 and above. The shuttle bus will come from the North to the South and will service both the users of the garage and the airport as well as the users of the hotel. The shuttle bus exit is segregated from the users of the site. Petitioner Navarro said as a team they were now ready for questions. Commissioner Perez asked about the traffic and said it is very important for the citizens not to experience even worse traffic than they already do currently in that area. Petitioner Millan explained the traffic findings. He said currently, there is a plan to widen Higgins Road. He said this will certainly ease congestion citizens currently experience. He reiterated that the peak operation of the proposed site falls outside of normal heavy congestion times. He said there will only be one full ingress/egress access point and the other two access points would be right-in/right-out. Commissioner Perez asked Petitioner Millan if he realized that O'Hare is making a cargo project in the area that will negatively impact traffic. Petitioner Millan said that when they made their calculations, they were aware of this and they accounted for it. They also had growth applied to the traffic in order to project 20-30 years into the future. If the improvements are done today, there would be significant traffic improvement. However, 20-30 years from now, the traffic may come back to its current levels. Commissioner Perez and Petitioner Millan continued to talk about the potential traffic problems and how this proposed site is a best alternative. Commissioner Perez asked Mr. Mangum if it is possible down the road for Petitioners to decide not to use Orchard Place as an exit. Mr. Mangum said the plans that are proposed are for Orchard Place to be the primary exit and from Orchard Place, users would head South to Higgins. Mr. Mangum said there are plans to improve Orchard Place and that this would need to be done by the time the proposed plan comes to fruition. ('ase //12 -018 -PUD -S1113 C'asc 1112 -023 -TA May 14, 2012 Page 4 Commissioner Perez told Petitioner Millan that when there are special events at the Allstate Arena, traffic gets much worse and asked him if he considered this. Petitioner Millan said for special events, police direct traffic rather than having traffic signals and unfortunately there is nothing they can do about this. Commissioner Perez said the Allstate Arena has special events all the time. Petitioner Millan said he agrees with him, but improvements are being made. Mr. Mangum said it is something to be looked into, and Des Plaines police communications with the Rosemont police could occur. Petitioner Millan said if the proposed site was retail, they would definitely see increased traffic during the times Commissioner Perez spoke about. I lowever, the nature of the garage allows them to operate with minimal impact on current traffic. Commissioner Perez told Mr. Mangum that if the proposed site is approved, he doesn't want to have a big traffic problem for years down the road. Petitioner DiGrino introduced herself and said she would be happy to direct questions that would facilitate the discussion in an easier way. Chairman Niemotka said he looked through the report and asked if anyone went to IDOT. IIe said Mannheim Road is an IDOT maintained facility. Petitioner Shaffer introduced himself and said when they started the project, Des Plaines made them aware that Mannheim and Higgins were to undergo significant change in the coming future. He said he has been coordinating with [DOT to accommodate all development. MOT is proposing a barrier median. Chairman Nicmotka said the largest problem lie sees is having an exclusive lane running right into Petitioners' Northwest driveway. Petitioner Shaffer said this is very similar to the arboretum in South 13arrington on Northbound 59. He said the lane would turn into a taper lane. Chairman Niemotka said the volume on Northbound 59 compared to Mannheim Road is like comparing apples to oranges. Petitioner Shaffer said the two are absolutely completely different, but if the access points that Petitioners are proposing were not there, cars would be doing the same thing they are doing now. With the proposed access points, the lane would be extended. Chairman Niemotka said it looks as though it is an exclusive right turn lane. Petitioner Shaffer said studies are still being conducted and nothing is set in stone yet. Chairman Niemotka asked if Petitioners anticipate most of their traffic coming from the South to the North with the restaurant there or if it would be a 50/50 split. Petitioner Lyons took the podium. Chairman Niemotka said if there is going to be a fast food restaurant, there is going to be a lot of drive-thru traffic from the North and likely both directions on Higgins. Petitioner Lyons said the full access point works well for that. Commissioner Yi said he recognized someone in the audience and asked if he saw him before. City Manager Michael Bartholomew took the podium. He said this project is critical to the City of Des Plaines. He said the City of Des Plaines has had a piece of property that has laid dormant for years and he looks forward to it being developed and generating revenue for the people of Des Plaines. Commissioner Yi asked if the City would be the owner of the hotel. City Manager Bartholomew said no. The objective is to transfer the entire property to the Parking Spot. Commissioner Yi asked if the City would be involved in financing the project. City Manager Bartholomew said the City would not. Commissioner Perez asked City Manager Bartholomew if he lived in Des Plaines. Case 1112 -0I8 -PUD -SUB Case //12 -023 -TA May 14, 2012 Page 5 City Manager Bartholomew said yes. Commissioner Yi said he looked around the area of the proposed site and said there are 4 other hotels there, one of which went into bankruptcy. He said the airport is a long way away and he seemed perplexed that a shuttle service would be provided. Petitioner Shrier said they are in multiple locations throughout the U.S. and they have parking locations that arc much further from airports than the proposed site is, but acknowledged that there is not currently a market for the hotel Commissioner Yi questioned the viability of the proposed restaurant. Petitioner Shrier said there are many restaurant operators that are interested. C'hainnan Niemotka asked if the parking ramp slopes have been used in similar weather conditions as those in the Chicagoland arca. Petitioner Navarro said regarding ramps, Petitioners arc suggesting a 6% parking ramp and the international building code calls for a maximum of 6 2/3%. Thus, they arc under what the building code allows. IIe said older building codes used to have a 5% limit but that is now gone and it rs 6 2/3%. With regard to express ramps, Petitioners are proposing a 10% express ramp slope. When it comes to express ramps, the issue is not the slope, it is the transition from the bottom of the slope to the flat. In Chicago, they use 16% ramps, and this is much less. The express ramps will be under cover so icing will not be a problem. Chairman Niemotka asked Petitioner I Ieerema if the Iloliday Inn will be taller than the proposed facility. Petitioner Heerema said the Holiday Inn will be taller. Chairman Niemotka asked Petitioner Shaffer if he had contacted the Corps of Engineers regarding replacing the bridge. Petitioner Shaffer said he has already started the process and is working with staff to come up with the best approach. Commissioner Yi said the variations that are asked are almost twice as great as what is currently allowed and asked if the City of Des Plaines is okay with this. Mr. Mangum said that staff is recommending approval. The previous PUD was a similar height and the proposed development fits the surrounding area. Chairman Niemotka said after the staff report is read, questions can be directed toward Mr. Mangum to hopefully clarify these matters. Chairman Niemotka asked Mr. Mangum to read the applicable staff report into record, as follows: Issue: A Preliminary Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for construction of a 7 -level, approximately 768,800 square foot commercial parking garage via a Conditional Use Permit, an approximately 4,000 square foot restaurant (which may be a Class B Restaurant and may have a drive-through facility, both of which will also require approval of a Conditional Use Permit) and a 9 -story, approximately 105,000 square foot, 180 -room hotel with PUD exceptions for (1) building heights of approximately 86'-2" for the commercial parking garage and 90' for the hotel, instead of not more than 45' in height; (2) a front -yard setback of 5' instead of not less than 25' and rear -yard setback of 0' instead of not less than 5' for Lot I; (3) greater than 25% of collective (off-site) parking for the proposed restaurant and hotel uses; (4) an increase in the allowable projection of a roof overhang for the commercial parking garage from four feet instead of the permitted maximum of two feet, (5) parking ramp and access ramp slopes that are 6% and 10%, respectively, instead of ramps that are no more than 5% and 8%, respectively; (6) number of off-street loading spaces; (7) landscaping (8) the size and projection of canopies; and (9) such other items as may be identified at the public hearing. A Tentative Plat of Resubdivision of existing lots is requested to result in a total of six lots with subdivision variations to: (1) Section 13-2-5.R of the City Code for lots with a depth of less than 125' (Lots 3, 4, 6) and for a lot Case Il l2 -018 -PUD -SUB ('ase 1/12 -023 -TA May 14, 2012 Page 6 with double frontage (I of 5); (2) Section 13-2 5.N of the City Code regarding rear yard easements; (1) SeLtion 13-2- 5-W of the City Code regarding the burial of overhead utility lines; and (4) to such other sections of the City Code as may be identified at the public hearing. Analysis: Preliminary Planned Unit Development Report Owners: City of Des Plaines, 1420 Miner Street, Des Plaines 11. 60016 (Properties under Redevelopment Agreement with Petitioner) Petitioner: TPS Des Plaines, LLC' (c/o TPS Parking Management, LLC), 200 West Monroe Street, Suite 1500, Chicago, IL 60606 Case Number: 12 -018 -PUD -SUB Real Estate Index Numbers 09-33-305-002-0000, 09-33-305-005-0000, 09-33-305-006-0000, 09 -33 -305 -009 -0000,09-33-305-010-0000,09-33-305-013-0000,09-33-305- 014-0000 Existing Zoning C-3, General Commercial Existing Land Use Car rental facilityNacant land Surrounding Zoning North: C-3, General Commercial South: C-3, General Commercial, Village of Rosemont East: R-1, Single Family Residential, C-2, l imited Office Commercial West: Village of Rosemont Surrounding Land Use Street Classification North: I-90 Janc Addams Tollway South: Willow Creek/ Commercial (McDonald's) East: Vacant (Rosemont Park District), Canadian National Railroad West: Hotel and Restaurant within Village of Rosemont Mannheim Road is a four -to -six lane regional arterial street under IDOT jurisdiction. Orchard Place is a two-way local street under City of Des Plaines jurisdiction. Comprehensive Plan Entertainment is the recommended use of the property. Case 1112 -018 -PUD -SUIS Case //12 -023 -TA May 14, 2012 Page 7 Development Schedule Project Description Start Late 2012 (Parking Garage), 2014 (Restaurant), 2015 (Hotel) Finish Mid 2014 (Parking Garage), Mid 2014 (Restaurant), 2017 (Hotel) Mee land uses arc proposed as a part of the Preliminary Planned Unit Development. The developer proposes a seven -level, approximately 768,800 square foot, commercial parking garage via a Conditional Use Permit, an approximately 4,000 square fiiot restaurant (which may be a Class B Restaurant and may have a drive-through facility, both of which will also require approval of a Conditional Use Permit) and a 9 -story, approximately 105,000 square foot, 180 -room hotel on the approximately 4.9 acre site which is currently owned by the City of Des Plaines. The City entered into a Redevelopment Agreement with the petitioner in February 2012 following a Request for Proposals to develop the site that was issued in 2011. Demolition of all existing structures on site, with the exception of the billboard, is proposed. The principal use on the site would be an approximately 2,350 space commercial parking garage that would operate 24 -hours per day to serve passengers from O'Hare International Airport. The parking garage would offer long-term valet and self-service parking and shuttle transportation to the airport. Additional proposed uses include a 4,000 square foot restaurant, which may be a Class B (fast food) type restaurant with a drive-through facility, and an 180 - room hotel. Based on assumptions about the potential uses, the petitioner has developed a parking matrix estimating that 137 of the 180 required parking spaces for the restaurant and hotel would be provided within the parking garage with the remaining 43 spaces available in the surface parking lots. Tenants have not been identified for either of these uses, so the plans are conceptual at this point. However, the applicant is requesting a Conditional Use Permit for the restaurant and drive-through that would be considered along with the Final PUD. Staff has identified concerns with the drive-through orientation and circulation and has forwarded comments to the traffic consultant for further evaluation or plan revisions (see conditions). The petitioner anticipates that construction of the restaurant would be completed along with the parking garage, but that development of the hotel may lag behind depending on market conditions. Vehicular access to the site will be provided via Mannheim Road (three curb cuts) and Orchard Place (two curb cuts). The main vehicular ingress for all three uses is proposed for Mannheim Road. The primary vehicular egress for hotel and restaurant users is also on Mannheim Road, where parking garage users would exit onto Orchard Place. A Traffic Study has been prepared by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA) and has been reviewed by City Engineering. Proposed signage would exceed the limits established in the Zoning Ordinance by number, location, and size of wall signs and height of monument signs. A proposed text amendment would allow a Localized Alternative Sign Regulation Plan (LASRP) to be requested for planned unit development. The LASRP would be heard by the Zoning Board of Appeals and City Council as a Conditional Use. The proposed parking garage would be located towards the rear of the site with frontage on Orchard Place. The garage is a seven level, 86 -foot 2 -inch concrete structure that would exceed the height of the of the adjacent Tollway grade by Case 1112 -018 -PUD SUB Case 1112-023 TA May 14, 2012 Page 8 approximately 55-60 feet based on the topographical survey. A mesh screen of the exterior of the parking structure is proposed that would contain the black and yellow polka dot logo of The Parking Spot. A canopy is proposed to cover the ground level space between the parking structure and hotel entrance. The one- story restaurant and nine -story hotel are proposed to he located along Mannheim Road. Architectural design of these structures is conceptual at this point, hut would he reviewed by the Architectural Commission in the future. PUD Findings As required, the proposed development is reviewed below in terms of the findings contained in Section 3.5-5 of the Zoning Ordinance: A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PIM regulations in Section 3.5-1: Comment: The proposed plan is consistent with the stated purpose of Section 3.5-1 of the Zoning Ordinance in so far as the proposed parking garage/hotel/restaurant development would allow for efficient use of land resulting in more economic networks of utilities, street and other facilities not be possible under the strict application of the Zoning Ordinance based on the proposed density of conunercial development on the site. B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed Planned Unit Development meets all PUD requirements contained in Section 3.5-2 of the Zoning Ordinance as it would be located in a zoning district (C-3) that permits PUDs, it meets the minimum size standard of two acres, as it is 4.9 acres in size, and is under contract to be under the unified control of 'I'PS Des Plaines, LLC. C. The extent to which the proposed plan departs from the applicable zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to the density, dimension, area, bulk, and use and the reasons why such departures are or are not deemed to be in the public interest: Comment: The proposed development meets or exceeds the following applicable zoning regulations as proposed for the C-3, General Commercial District: Minimum size for PUD; Two acres are required; the site is 4.9 acres; • Front yard, side and rear yard setbacks for the hotel and restaurant buildings; • Maximum building coverage (Not applicable in C-3, General Commercial); • Minimum distance between buildings (15 feet is required and all structures would be exceed the requirement, with the exception of the canopy that would cover the ground level access connecting the parking garage and the hotel); • Compatibly with surrounding properties; and • Traffic (Adequate provision for safe ingress and egress and minimal traffic congestion) Planned Unit Development exceptions are requested for: • (1) Buildmg heights of approximately 86'-2" for the commercial parking garage and 90' for the hotel, instead of not more than 45' in height. The proposed building heights are consistent with multi -story hotel and office buildings to the west and south of the site in the Village of Rosemont. Approval from the Federal Aviation Administration is required due to the proximity to O'Hare Airport. a (2) A front -yard setback of 5' instead of not less than 25' and rear -yard setback of 0' instead of not less than 5' for Lot 1. The 25' front yard setback is required due to the site being adjacent to R-1 zoned properties to the east of the site across Orchard Place. While the properties are within the R-1 Zoning Case 1112 -018 -PUD -SUR Case 1112 -023 -TA May 14, 2012 Page 9 District they are owned by the Rosemont Park District and are not anticipated to be developed as residential properties. The parking garage is also proposed with a 0' rear yard setback with the adjoining common lot (112) within the RID which will provide parking and vehicular access for the parcels. • (3) Greater than 25% of -collective (o11 -site) parking !Or the proposed restaurant and hotel uses. The off-site parking will be accommodated within the MD in the parking garage. The increased amount of off-site parking allows the site to be developed in a denser and more efficient manner decreasing the amount of surface parking by utilizing the adjacent seven level parking structure. • (4) An Mum,' in Ow allowable prof •etion of a ro.ifoverhang for Ili i•ommercial parking garage from four feet instead of the permitted maximum of two feet. The applicant believes that the increased overhang enhances the design of the structure. 'I he Architectural Commission will review the project design • (5) Parking ramp and access ramp slopes that are 6% and 10%, respectively, instead of ramps that are no more than 5% and 8%, respectively. Me ramp slope requirements in the Zoning Ordinance stem from a previous building code that has since been revised. The proposed project will be required to comply with current building code requirements. • (6) Number of off-street loading spaces. Deliveries lbr hotel and restaurant uses must either be managed during off-peak hours or plans revised to incorporate loading spaces. • (7) Landscaping. Per the Landscape Summary on sheet L-101, proposed landscaping would exceed all code requirement with the exception of the number of parkway trees along Mannheim Road (9.4 required, 9 proposed) and the number of perimeter parking lot trees along the north parking lot (I.5 required, 1 proposed). However, this deficit of one shade tree is compensated by an additional 9 trees proposed in the South parking lot. • (8) Size and projection of canopies. The canopy is proposed to be larger than allowed in the Zoning Ordinance in order to provide a covered walkway to connect the parking garage and the hotel. As previously noted, required hotel parking will be provided in the parking garage. D. The extent to which the physical design of the proposed development does or does not make adequate provision for public services, provide adequate control of vehicular traffic, provide for, protect open space, and further the amenities of light and air, recreation and visual enjoyment: Comment: After reviewing the petitioner's preliminary building and site improvement plans; it appears, that for the most part, the proposed development is making adequate provision for the necessary infrastructure including sewers, water main and right-of-way dedication to rebuild and expand the adjacent Orchard Place roadway (see preliminary engineering plans). Comments and conditions from the Public Works and Engineering Department further address this issue. Pedestrian access to the site would be provided by the sidewalk network along Mannheim Road. No open space is proposed on site, but vacant land located across Orchard Place is under the ownership of the Rosemont Park District. Potential future recreational enhancement of this open space along Willow Creek could provide better pedestrian access to the site from the east. The control of vehicular traffic is addressed by the petitioner's professional traffic study, which was performed by KLOA of Rosemont, IL. The study concludes, "The proposed development is well situated with respect to the area roadway system. The proposed improvements by IDOT to the intersection of Higgins Road and Mannheim Road will provide additional capacity and help traffic operations in the area. The site will be provided with a flexible access system via two right-in/right-out access drives and one full ingress/egress access drive on Mannheim Road and via outbound only access drives on Orchard Place. With the recommended modifications, southbound left -turns from Mannheim Road at the main access drive will be accommodated via the corrugated mountable median. The third northbound through lane on Mannheim Road should be extended terminating as a right -turn lane at the northerly access drive." The City's Engineering Division has reviewed the traffic study. The site is served directly by one PACE bus route (#250) which connect the site to the O'Hare Kiss -N -Fly Automated Transportation System Station and the Metra Union Pacific Northwest Line's Des Plaines Station. The Metra North Central Line O'Hare Transfer Station is located approximately 1/3 mile to the south in Rosemont. Case 1112 -018 -PUD SUB Case 1112-023 TA May 14, 2012 Page 10 Additionally, there could be another potential commuter rail station adjacent to the site as a part of Metra's proposed STAR I inc along 190. The site will also be served by The Parking Spot shuttles operating to and from O'Hare Airport E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Cominenf: At ful' build -out the proposed development would consist of a seven -level parking garage, restaurant. and nine story hotel. 'There are already a number of low -and mid -rise hotels, restaurants and office buildings in the adjacent and swrounding area. Additionally, O'Hare International Airport is located southwest of the site. The project site itself is relatively isolated from residential uses with the closest residentially developed area separated from the site by both the Canadian National Railroad tracks and the Jane Addams Memorial Tollway (1-90). Thus, the proposed commercial structures should be compatible with the existing commercial character. The parking garage will exceed the grade of 1-90 by approximately 55-60 feet, providing a high degree of visibility for vehicles travelling on the Tollway. The proposed signage is greater in scale than either allowed by the Zoning Ordinance or present in the surrounding area. However, the proposed text amendment to the Zoning Ordinance would allow the development, as a PUD, to apply for a Localized Alternative Sign Regulation Plan per Section 11.8 of the Zoning Ordinance. F. The extent to which the proposed plan is not desirable to physical development, tax base and economic well-being of the entire community: Comment: The site is largely vacant with a rental car operation operating on a portion of the site. If the development is built as proposed with the commercial parking garage, hotel, and restaurant, the assessed valuation of the property may increase, which will result in an increase in property tax revenue for the City of Des Plaines and thus enhance the economic well-being of this city. In addition to property tax revenues, the City will generate revenue from the development through parking, hotel, food and beverage, and sales taxes. Of course, once the parking garage, hotel, and restaurant are built and occupied, there will be greater demands on city services, city streets and other public facilities. It is assumed, though, that the city's current public services and public facilities will be able to handle the increased need for services at this location without being overburdened. C. The extent to which the proposed plan is in conformity with the recommendations of the 2007 Comprehensive Plan: Comment: The proposed restaurant and hotel generally conform to the Entertainment land use recommended in the 2007 Comprehensive Plan. The proposed parking garage would fulfill an Objective of the economic portion of the Comprehensive Plan to capitalize off the proximity to O'Hare Airport. The proposed development also would be in harmony with other surrounding land uses, which are mainly hotels and office buildings ranging in height from 3 -to - 11 stories and one-story restaurants and bars. PUD Issues/Considerations: 1. The restaurant and hotel would be located toward the Mannheim Road frontage and should be designed to address the street with entrances. The Architectural Commission will review proposed building designs, including materials. 2. The orientation and configuration of the potential drive-through facility shall be evaluated and/or revised per staff comments prior to consideration of conditional use approval as part of the Final Planned Unit Development. 3. Provide information on any proposed sustainable elements of the project including shuttle vehicles, pavement materials, roof materials and coloring, and operational characteristics. Tentative Plat Report Case 1112 -018 -PUD -SUB Case 1112 -023 -TA May 14, 2012 Page I 1 Name of Subdivision: TPS Des Plaines PUD Address: 3003 Mannheim Road Request: Approval of a Tentative Mat of Subdivision consisting of six lots. Total Acreage of Resubdivision: 4 9 acies General Information Lot Descriptions and Construction Plans: 1 he Tentative plat shows the existing 6 parcels being combined and resubdivided into six lots: Lot III (2 78 ttcres) would inv.' appro)0,rately 499 feet of lionittgc cn (7t l.: rti Pkx• and is proposed to be developed with the parking garage; Lot 112, (.99 acres) would front on Mannheim Road and is proposed as a common lot providing vehicular access to all lots and a portion of the parking for the proposed restaurant and hotel uses; Lot N3 (.23 acres) would have approximately 84 feet of frontage on Mannheim Road and contain the proposed restaurant use; Lot 114 (.41 acres) would have approximately 187 feet of frontage on Mannheim Road and contain the proposed hotel use; Lot 115 (.31 acres) is proposed by the developer to be retained by the City of Des Plaines as a linear lot that would be unbuildable as it is within Willow Creek; Lot //6 (.12 acres) would also be retained by the City of Des Plaines as it contains an existing billboard, but would provide surface parking to the restaurant use through an casement. Subdivision variations are requested to: (1) Section 13-2-5.R of the City Code for lots with a depth of less than 125' (Lots 3, 4, 6) and for a lot with double frontage (Lot 5); (2) Section I 3-2-5.N of the City Code regarding rear yard easements; (3) Section 13-2-5-W of the City Code regarding the burial of overhead utility lines; and (4) to such other sections of the City Code as may be identified at the public hearing. The subdivision ordinance does not differentiate between residential and commercial lots, however, many of the standards appear to be intended to address single family residential development. While the lot depths for the commercial parcels are shallower than normally allowed the developer believes that they will allow for viable development of a restaurant and hotel, particularly with off-site parking agreements with the parking garage. Lot 115 would front on both Mannheim and Orchard Place (double frontage), however, the lot is unbuildable due to the presence of Willow Creek. Five foot rear yard easements, typical in residential development, arc not necessary due to the location of utilities and proposed configuration of the lots. All new utilities will be buried on site, however, there arc existing overhead utility lines along the north and east property boundaries that would remain. Signatures are required from public utilities and the municipality approving the location of easements for the Final Plat of Subdivision. Subdivision Plat Issues/Considerations: 1. Lot #5 is proposed to be owned by the City of Des Plaines, but is located within Willow Creek. If that portion of the site is agreed upon to be owned by the City of Des Plaines, the property should be dedicated to the City as opposed to being created as a separate lot. 2. The Public Works and Engineering Department has recommended that the water main be designed to serve full development and constructed in phases to comply with the site's fire flow requirements. Tentative Plat Comments 1. If approved, the Final Plat must show the Name of the Owner(s) and notarized signatures; 2. The Final Plat must show the proper easement provisions and signature lines and have them signed by all the public service utilities; 3. On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized. 4. The Final Plat must show Municipal Boundaries. 5. The Final Plat must show building lines and easements including dimensions. 6. The Final Plat must show a statement of land dedication for public use. 7. The Final Plat must show a complete legal description. 8. The Final Plat must include Certificates from the Finance Director, Director of Public Works and Engineering, and Director of Community and Economic Development; 9. The Final Plat must show all existing structures that will remain after the subdivision including the billboard. 10. The Final Plat must show all subdivision regulation variances. Case 1112.018 -PUD SUB Case /112 -021 -TA May 14, 2012 Page 12 Plan Commission Procedure The Plan Commission may vote to grant or deny approval of the Tentative Plat. If approved, the petitioner's next step is to submit final engineering plans to the Public Works and Engineering Department and return to the Plan Commission with a corrected plat for Final Plat consideration. Staff Recommendations: e The Department of Community and Economic Development recommends approval of the Preliminary Planned Unit Development and approval of the Tentative Plat, provided all conditions of approval are met as shown below. • The Public Works and Engineering Department recommends approval of the Preliminary PUD, subject to conditions 115 - 1117 listed below. The Engineering Division has reviewed the Tentative Plat of Subdivision, Preliminary Engineering plans and the Traffic Study and is recommending approval subject to the conditions and comments below. c The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, and approval of the Tentative Plat of Subdivision, subject to conditions 1118 —1125, as listed below: Conditions: 1. The petitioner must prepare a Final Planned Unit Development Plat that meets all the requirements of Appendix A-4 (Minimum Submittal requirements for PUDs) of the City of Des Plaines Zoning Ordinance and a Final Plat of Subdivision that meets all the requirements of the Subdivision Regulations and the comments in this report and submit it to the Community and Economic Development Department. 2. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and Engineering Department; 3. The petitioner shall pay all applicable building permits and related fees. 4. Consider adding secured bicycle parking for employees and customers within 50' of the building entrances. 5. Metropolitan Water Reclamation District (MWRD), Illinois Environmental Protection Agency (IEPA), National Pollutant Discharge Elimination System (NPDES), and Illinois Department of Transportation (IDOT) permits will be required. 6. Prior to approval of the Final PUD the water main shall be designed to serve the full development (may be constructed in phases) to comply with the site's fire flow requirements to the satisfaction of the Director of Public Works and Engineering. 7. Sanitary sewer under garage must be ductile iron. 8. Show exact location and size of gas main along north property line. Verify with gas company that they can maintain their pipe in a 5' easement. 9. Orchard Place should be improved from the northern most egress to Higgins Rd. Since The Parking Spot vans will be using this road to get back in to the garage when Mannheim Rd is backed up (from an event at the Allstate Arena), and the Fire Department may use this road for fire fighting, two way traffic on this road is mandatory. There is also a question of the structural stability of this existing old 16' wide arch bridge. This existing bridge should be removed and replaced with one that will have the capacity for two way traffic (28' back of curb to back of curb with a 5' wide public sidewalk). Storm sewer, a 5' wide public sidewalk and street lighting should be added to the street. 10. Dedicate Orchard Place to the City of Des Plaines. Lot #5 is proposed to be owned by the City of Des Plaines, but is located within Willow Creek. If that portion of the site is agreed upon to be owned by the City of Des Plaines, the property should be dedicated to the City as opposed to being created as a separate lot. 11. Federal Aviation Administration (FAA) approval will be required the parking garage and hotel 12. Revise plans or address concerns about the location and function of the conceptual restaurant drive-thru regarding safe vehicular access, stacking, and lack of a breakout lane. Case 1112-0 18 -PUD -SUB ('ase 1112 -023 -TA May 14, 2012 Page 13 13. Consider the potential move of the restaurant building to the east and south (better presence along Mannheim, direct pedestrian access from Mannheim sidewalk, and clear front entrance to the restaurant) and shift the drive-thru to the east side of the building. 14. When reconfiguration of the drive-thni is investigated, consideration should he given to pi oviding a direct pedestrian crossing between Lot 4 (hotel) and Lot 3 (restaurant) rather than the 3 -leg jog shown on the concept plans. 15. The traffic study should include an analysis of the typical drive-thru demand for a restaurant of this size. 16. The traffic study should include an analysis of the adequacy of the proposed Hot!l drop off area 17. Consider eliminating the extra west -side entrance/exit of the Lot 6 Parking Lot to reduce the number of conflict points at the northernmost site driveway. 18. Parking structure will be required to be fully sprinklered. 19. Class I manual dry standpipes are allowed in open parking garages that are subject to freezing temperatures, provided that the hose connections are located as required for Class II standpipes. Class II standpipe hose connections shall be accessible and shall be located so that all portions of the building arc within 30 feet of a nozzle attached to 100 feet. 20. The minimum fire -flow and flow duration for buildings is required as specified in Table B105.1 of the 2006 International Fire code. 21. A reduction in required fire -flow of up to 75 percent, as approved, is allowed when the building is provided with an approved automatic sprinkler system. The resulting fire -flow shall not be less than 1,500 gallons per for the prescribed duration as specified in Table B 105.1. Fire flow and sprinkler flow requirements should be added together to arrive at the total water demand. 22. Plat shows water main on Mannheim appears to he a 6" main. Verification will be needed to ensure that this main will meet fire flow needs for the garage and any future hotel/restaurant expansion. 23. Approved fire apparatus access roads shall be provided. Buildings exceeding 30 feet in height access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet 24. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. 25. Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASIHTO IIB- 17. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus (approx.87, 0001bs.). Plan Commission Procedure: The Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The City Council has final authority over the Preliminary PUD. Commissioner Yi asked if was unreasonable for him to ask for a 2 week delay in the approval. He said only half the Board is present and he would feel much more comfortable if the full Board was there to make this approval especially if the Petitioners are ahead of schedule. Chairman Niemotka said he can ask for it but it would kind of be unfair to Petitioners. Commissioner Perez said the Board just got the packets Fnday, and he has not had a chance to read it with an eye to detail. Chairman Niemotka deferred to Mr. Mangum. Chairman Niemotka said he cannot think of a time when a decision had been delayed other than when there was not a full quorum. However, they had a full quorum and he did not know of any precedent. Mr. Mangum said there is a quorum and the Board has the ability to make a decision tonight. If the Board felt it did want to delay, it had the ability to delay to a date certain. That said, the Board could make a recommendation with conditions to address concerns prior to the Final PUD submittal. Case /112 -018 -PUD -SUB Case 1112 -023 -TA May 14, 2012 Page 14 Commissioner Yi asked Petitioners if a 2 week delay would be unreasonable given the fact that they are ahead of schedule. Petitioner Shrier said they are not ahead of schedule and are on a tight deadline when it comes to approval. He said that Petitioner Lyons may have been speaking about construction deadlines when he said they were ahead of schedule, but from the standpoint of everything being approved, they are not ahead of schedule. Commissioner Pere/. risked if the construction would be precast or concrete. Petitioner Navarro said it would he precast construction. Commissioner Perez asked Petitioner Navarro if they have a general contractor yet. Petitioner Perez said (hey do not. He further stated that they have not begun the in depth engineering documents yet. Petitioner DiGrino said the comments she hears tonight relate to very technical issues that Petitioners plan to continue to work with staff on. She said that as of that moment, they are in the preliminary stages and there will be an opportunity with more specific plans to come before the Board to be considered. Commissioner Perez said he still was not satisfied with the traffic report. Petitioner DiGrino said the development being proposed is much different in character in terms of the traffic consequences than a typical commercial development. The difference here does not aggravate a condition that already exists. Commissioner Perez guaranteed that traffic would be worsened. Petitioner Millan said that in terms of the traffic that this project would generate, it would be less than 5%. IIe reiterated that this project generates most of its traffic outside of peak business hours. Commissioner Perez said there is an Enterprise Rent-A-Car car rental in the area as well as hotels and restaurants. He said the residents of I)es Plaines already face a lot of traffic due to this. Petitioner Millan said when they counted traffic, they accounted for all the surrounding businesses and they further applied a growth factor. Mr. Mangum said tab number 9 in the binder contains both a traffic study as well as comments from the City of Des Plaines Traffic Engineering. IIe said Petitioners responded to these comments in the binder. Petitioner Lyons said the prior PUD on the site had higher facilities than the ones currently being proposed. The previous PUD had an encroachment onto Orchard Place. In those two respects, this proposal is less intrusive. He went on to say that in terms of timing, he was talking more to the collaboration with the City of Des Plaines. Commissioner Yi asked why the size of the restaurant was decreased. Petitioner Lyons said that based on site configuration and the fact that the hotel was to be a more critical, the hotel consumes more of the Western portion of the site. They also received input from many users that they preferred a more compact restaurant. Commissioner Yi said he would withdraw his previous statement of a 2 week delay based on the fact that the Board would get additional opportunities to discuss this project at future dates as the project progresses. Mr. Mangum said this is a preliminary planned unit development. He went on to say that if there are any particular issues at this point, they could be addressed now and conditions could be put in place. Chairman Niemotka asked for any other questions. City Manager Bartholomew said there is another chance at a public hearing during the City Council meeting and after that, this project would come back to the Plan Commission for another hearing. He said the City Council will make a commitment to reach out to all the Plan Commissioners to ensure that they are in attendance for that meeting and that they understand that their attendance is critically important. Additionally, after this goes back to the Plan Commission a second time, it will go back to City Council for another public hearing. He said the proposed plan is consistent with what City Council wanted to see developed on this land. Case 1112 -018 -PUD -SUB Case 1112 -023 -TA May 14, 2012 Page 15 Chairman Nicmotka asked Petitioner Shrier how the Parking Spot competes Petitioner Shrier said typically airports arc developed with garage and long-term parking. He said the Parking Spot's structure is always priced cheaper than the airport's garage parking and the Parking Spot can utivally get a premium from the long-term surface lots. Commissioner Perez said people could also use the Parking Spot liar events at the Allstate Arena if it's cheaper. Petitioner Shrier said that it would he a possibility hut they underwrote the project to succeed with only airport parking. Chairman Niemotka asked For a motion. Mr. Mangum said it would be best to make two separate motions: one for the preliminary PUD and another motion has to do with the tentative plat. A motion was made by Commissioner Perez seconded by Commissioner Yi to grant approval of the Tentative Plat, subject to the comments listed in the Staff Report and to recommend approval of the Preliminary Planned Unit Development with exceptions, subject to comments and conditions in the Staff Report. AYES: NAVES: Niemotka, Perez, Yi None Case Number 12 -023 -TA was heard next. Address: Citywide Request: MOTION CARRIED ***** Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Section 11.8-1, to allow Planned Unit Developments to establish a Localized Alternative Sign Regulation Plan. Petitioner: City of Des Plaines, Community and Economic Development Department 1420 Miner Street Des Plaines, IL 60016 Chairman Nicmotka asked Mr. Mangum read the applicable staff report into record, as follows: Issue: Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Table 7.3.1, Commercial Districts Use Matrix, to allow for a Commercial Parking Garage as a Conditional Use in the C-3, General Commercial District. Analysis: Text Amendment Report Petitioner: City of Des Plaines, Community and Economic Development Department, 1420 Miner Street, Des Plaines, IL 60016 Address: Citywide Case Number: 12 -006 -TA Case //12 -018 -PUD -SUB Case I/12 -023 -TA May 14, 2012 Page 16 Background Information The City of Des Plaines, as applicant, is requesting the text amendment in order to allow a Commercial Parking Garage as a conditional use within C-3, General Commercial zoned areas in the southern portion of the City. In Febniary 2012 the City entered into a Redevelopment Agreement with a developer to construct a parking stricture, restaurant(s), and hotel on a city owned site near the intersection of Mannheim and l liggins Roads. l'he Zoning Ordinance defines a Commercial Parking Garage as privately or publicly owned and used structure used for parking or storage of automobiles, generally available to the public and involving payment of a charge for such parking or storage." The proposed text amendment (see attachment 3) would amend the Commercial Districts Use Matrix (Table 7.3.1) by adding "Commercial Parking Garage" as a Conditional Use within the C-3 District with a proposed footnote that would state "When located south of 'l'ouhy Avenue." Currently a Commercial Parking Garage is permitted by right within the C-5, Central Business Commercial District, but is prohibited in all other Zoning Districts. However, staff believes that a commercial parking garage use is an airport supportive use that should also be considered in areas proximate to O'ltare Airport (south of Touhy Avenue). If the amendment is approved by the City Council as proposed, any Commercial Parking Garage would be required to apply for a Conditional Use Permit that would be considered on a case-by-case basis with the ability to attach conditions to mitigate potential impacts. To properly evaluate the text amendment request, the standards below, which are contained in Section 3.7-5 of the Zoning Ordinance, must be employed. Following is a discussion of those standards: A. Whether the proposed amendments are consistent with the goals, objectives and policies contained in the Comprehensive Plan: Comment: The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007, does not specifically address the proposed use. However, an objective of the economic portion of the Comprehensive Plan is to capitalize off the proximity to O'IIare Airport. B. Whether the proposed amendments are compatible with the current conditions and the overall character of existing developments in the immediate area: Comment: The Zoning Ordinance states that the purpose of the C-3 General Commercial District is to accommodate a variety of businesses in locations to serve the community of Des Plaines. The amendment would allow a commercial parking garage in an area of the City that would serve the community and even more so the region. The southern portion of the community, where the amendment would apply, already is home to a number of visitor serving uses such as hotels, restaurants, and a major entertainment facility. C. Whether the amendments are appropriate considering the adequacy of public facilities and services available to the property: Comment: The proposed amendment to allow a Commercial Parking Garage as a conditional use should not have a direct affect on public facilities or services. As a conditional use, adequacy of public facilities and potential impacts such as traffic could be evaluated on a case by case basis. D. Whether the proposed amendments will have an adverse effect on the value of properties throughout the jurisdiction: Case 1112-018 PUD SUB Case 1112 -021 -TA May 14, 2012 Page 17 Comment: The proposed amendment would allow an additional land use for properties within the C-3, General Commercial Zoning District. This may improve the value of these properties and should not have an adverse effect on properties as a whole, particularly with the ability to place conditions on operations through the Conditional Use Permit process. Additionally, potential Commercial Parking Garages could generate additional revenue to the city. E. Whether the proposed amendments reflects responsible standards for development and growth: Comment: Phis zoning tc,xt amendment does not appear to eonflta with the City's Comprehensive Plan, the official policy guide to future land use, development, and conservation with the community. Therefore, the proposed text amendment would not appear to he in conflict with responsible standards for development and growth. Recommendation: Based on the above analysis, the Community and Economic Development Department recommends approval of the requested text amendment regarding Commercial Parking Garages. The C-3, General Commercial Zoning District within the southern portion of the City may be an appropriate location for an airport supportive land use. Plan Commission Procedure: Under Section 3.7-4 of the Zoning Ordinance (Amendments) the Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The City Council has the final authority on Amendments to the Zoning Ordinance. Chairman Niemotka asked if the Commissioners had any questions. Commissioner l'erez asked Mr. Mangum if this would be applicable to all parts of the City of Des Plaines Mr. Mangum said yes. Chairman Niemotka asked if there were any other questions or comments. There were none. A motion was made by Commissioner Yi seconded by Commissioner Perez to recommend approval of the requested text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Section 11.8-1, to allow Planned Unit Developments to establish a Localized Alternative Sign Regulation Plan. AYES: NAYES: Niemotka, Perez, Yi None MOTION CARRIED ***** Commissioner Yi asked when the next meeting would be. Mr. Mangum said the next scheduled meeting would be one day after Memorial Day, but there are no scheduled items for that agenda. Commissioner Perez made a motion to adjourn the meeting. Commissioner Yi seconded. Meeting adjourned at 8:40P.M. Sincerely, Robert Niemotka, Chairman Des Plaines Plan Commission Case 1112 -018 -PUD -SUB Case Ill 2 -023 -TA May 14, 2012 Page 18 cc: City Officials Aldermen Plan Commission Petitioner obeagiio 01P—CITY OF er / ...I -3:A LVJ kDES PLAINES7 �LLINOIS May 21, 2012 City Council Meeting Supplemental Packet Attached is supplemental information related to Committee of the Whole Items #2b. and #2c. 2. COMMUNITY DEVELOPMENT - Alderman Patricia Haugeberg, Chair b. Text Amendment to the Zoning Code for PUD Qualification for Localized Alternative Sign Plan — ORDINANCE Z-16-12 c. Preliminary Planned Unit Development at 2988-3010 Orchard Place and 2967- 3003 Mannheim Road Case #12 -018 -PUD -SUB — ORDINANCE Z-17-1 I DES P1.AINES PLAN COMMISSION MAY 14,2012 MINI TES C. E- L. 213. The Des Plaines Plan Commission held its regularly scheduled meeting on Monday, May 14, 2012, at 7:00 P.M., in Room 102, City Council Chambers, of the Des Plaines Civic Center. PLAN COMMISSION PRESENT: ABSENT: Niemotka, Perez, Yi Lane, Bar Also present was Senior Planner, Scott Mangum, Department of Community and Economic Development. Chairman Nicmotka called the meeting to order at 7.01 P.M. A motion was made by Commissioner Perez seconded by Commissioner Vi to approve the minutes of the April 30, 2012, hearings as submitted. AYES: NAPES: Niemotka, Niemotka, Yi None MOTION CARRIED NEW BUSINESS Chairman Niemotka read a summary of the two matters on the Agenda: Case Number: 12-018 PUD -SUB Address: 2988-3010 Orchard Place and 2967-3003 Mannheim Road Request: Preliminary Planned Unit Development with exceptions and Tentative Plat of Subdivision consisting of six lots PIN: 09-33-305-002-0000, 09-33-305-005-0000, 09-33-305-006-0000, 09-33-305-009-0000, 09-33 305-010-0000, 09-33-305-013-0000, 09-33-305-014-0000 Petitioner: TPS Des Plaines, LLC (c/o TPS Parking Management, LLC) 200 West Monroe Street, Suite I500 Chicago, IL 60606 Owner: City of Des Plaines 1420 Miner Street Des Plaines, IL 60016 Case Number: 12 -023 -TA Address: Citywide Attachment 3 ('ase 1/12 -018 -PUD -SUB ('ase 1112 -023 -TA May 14, 2012 Page 2 Request: Petitioner: Text Amendment to thy. City of Des Plaines 1998 Zoning Ordinance, as amended, amending Section 11.8-1, to allow Planned Unit Developments to establish a Localized Alternative Sign Regulation Plan City of I)cs Plaines, Community and I''conomie Development Department 1420 Miner Street Des Plaines, Il. 60016 Case Number 12 -018 -KID -SUB was heard first. Address: 3003 Mannheim Road Request: Preliminary Planned Unit Development with exceptions and Tentative Plat of Subdivision consisting of six lots. Petitioner: Owner: TPS I)es Plaines, LLC (c/o TPS Parking Management, LLC) 200 West Monroe Street, Suite 1500 Chicago, IL 60606 City of Des Plaines 1420 Miner Street Des Plaines, ll. 60016 The following individuals were sworn in: Kevin Shrier: Petitioner and Chief Operating Officer for The Parking Spot John Lyons: Petitioner and Vice President of Development for I he Parking Spot Roger Heerema of Wright Heerma Architects: Architect for the Petitioner Brad Navarro of Walker Parking Consultants: Parking consultant for the Petitioner Javier Millan of Kenig, Lindgren, O'Ilara, Aboona, Inc., Traffic consultant for the Petitioner Mariah DiGrino of DLA Piper, LLP: Attorney for the Petitioner Todd Shaffer of Haeger Engineering: Civil engineer for the Petitioner Petitioner Shrier introduced himself as the Chief Operating Officer of the Parking Spot. Commissioner Yi wanted to point out that only half the Commission was present. Petitioner Shrier acknowledged the attendance, and wished to continue as planned. Petitioner Shrier gave a brief overview of the business and a brief introduction to his proposed plan. He said they have 40 properties throughout the country and are excited to be coming to Des Plaines. He said the proposed site would be a flagship for his company. Petitioner Lyons introduced himself. He said the current site plan is very similar to the proposed plan from one year ago when they were selected from the competitive RFP process. He said they are a couple months ahead of schedule from a development standpoint. Petitioner went on to say he wanted a continuation of the amicable relationship that has existed with Des Plaines and the Parking Spot. One of the differences he said they have incorporated in this plan compared to one year ago is a little bit larger of a parking deck with a couple of extra floors on it. Part of that is a better understanding of the market at O'Hare and part of it is a better understanding of getting projects financed in this type of economic climate. At this point, a lot of details have been worked out with Des Plaines. Every issue has not been resolved quite yet, but compared to where some projects are at the Plan Commission point, he feels confident they have been a few steps ahead of the game. He expects all issues to be resolved by the time the final PUD application time comes. He then went on to introduce the other Petitioners. He wanted to point out that the proposed parking area is a little different than traditional parking areas -it is focused on off airport parking use. Based on their traffic analysis, the Parking Spot's peak hours of operation end up being Case 1112-018 PUD SUB Case II I2 -023-1'A May 14, 2012 Page 1 around 6:30A.M. and 7:00l'.M on weekdays; it is not on office building schedules. As a result, the load on infrastructure is lightened. Parking shuttle traffic to the aiiport is available for hotel use for future hotel plans and hotel users. As far as the restaurant development goes, they are investigating a couple of different options for the right user at the proposed site. A restaurant operator has not been chosen yet, but he anticipates that process to move along quite soon. Chairman Nientotka asked if questions should be asked to each Petitioner as they present or if the Commissioners should hold their questions until the end of their presentation. Petitioner Lyons said it would probably save some time if they talked about the generalities first and saved questions until the end. Petitioner Ilcerema introduced himself. Ile said he wanted to touch on how the site plan came to bc. They wanted to incorporate the site as best they could with the adjacent buildings already in place. By pulling the deck off Mannheim Road, they were able to create a buffer. There arc three major ingress and egress points. This allows lir a comlbrtable distance for users to get in, pull off the street, decelerate, and decide what area the user wants to go to. Incidental surface parking is also provided. Iie said there were some questions as to massing and its relationship to the contextual surrounding, particularly to the expressway and hotel. IIe showed a 3-dimensional rendering of the proposed site and how it compares to the surrounding area, specifically the Holiday Inn. Petitioner Ileerema turned over the presentation to Petitioner Navarro. Petitioner Navarro introduced himself. He gave a general overview of the functionality of the parking garage. The way it is designed, it is a 2,350 stall garage with 7 levels and meets the city's parking geometries. All the entrances are to the West of the site. There is only one user entrance. The shuttle bus is segregated from the main users. This way the buses and users arc comfortably apart to prevent conflict. The shuttle bus entrance is in the Northwest corner. There will be separate parking for valet parking, levels I and 2, and self -parking, level 3 and above. The shuttle bus will come from the North to the South and will service both the users of the garage and the airport as well as the users of the hotel. The shuttle bus exit is segregated from the users of the site. Petitioner Navarro said as a team they were now ready for questions. Commissioner Perez asked about the traffic and said it is very important for the citizens not to experience even worse traffic than they already do currently in that area. Petitioner Millan explained the traffic findings. He said currently, there is a plan to widen Higgins Road. He said this will certainly ease congestion citizens currently experience. He reiterated that the peak operation of the proposed site falls outside of normal heavy congestion times. He said there will only be one full ingress/egress access point and the other two access points would be right-in/right-out. Commissioner Perez asked Petitioner Millan if he realized that O'Hare is making a cargo project in the area that will negatively impact traffic. Petitioner Millan said that when they made their calculations, they were aware of this and they accounted for it. They also had growth applied to the traffic in order to project 20-30 years into the future. If the improvements are done today, there would be significant traffic improvement. However, 20-30 years from now, the traffic may come back to its current levels. Commissioner Perez and Petitioner Millan continued to talk about the potential traffic problems and how this proposed site is a best alternative. Commissioner Perez asked Mr. Mangum if it is possible down the road for Petitioners to decide not to use Orchard Place as an exit. Mr. Mangum said the plans that are proposed are for Orchard Place to be the primary exit and from Orchard Place, users would head South to Higgins. Mr. Mangum said there are plans to improve Orchard Place and that this would need to be done by the time the proposed plan comes to fruition. Case 1112-0 18 -PUD -SUIS Case 1112 -023 -TA May 14, 2012 Page 4 Commissioner Perez told Petitioner Millan that when there are special events at the Allstate Arena, traffic gets much worse and asked him if he considered this. Petitioner Millan said for special events, police direct traffic rather than having traffic signals and unfortunately there is nothing they can do about this. ('ommissioner Perez said the Allstate Arena has special events all the time. Petitioner Millan said he agrees with him, but improvements are being made. Mr. Mangum said it is something to be looked into, and Des Plaines police communications with the Rosemont police could occur. Petitioner Millan said if the proposed site was retail, they would definitely see increased traffic during the times Commissioner Perez spoke about. Ilowever, the nature of the garage allows them to operate with minimal impact on current traffic. Commissioner Perez told Mr. Mangum that if the proposed site is approved, he doesn't want to have a big traffic problem for years down the road. Petitioner DiGrino introduced herself and said she would be happy to direct questions that would facilitate the discussion in an easier way. Chairman Niemotka said he looked through the report and asked if anyone went to IDOT. Ile said Mannheim Road is an IDOT maintained facility. Petitioner Shaffer introduced himself and said when they started the project, Des Plaines made them aware that Mannheim and Higgins were to undergo significant change in the coming future. He said he has been coordinating with IDOT to accommodate all development. IDOT is proposing a barrier median. Chairman Niemotka said the largest problem lie sees is having an exclusive lane running right into Petitioners' Northwest driveway. Petitioner Shaffer said this is very similar to the arboretum in South 13arrington on Northbound 59. He said the lane would turn into a taper lane. Chairman Niemotka said the volume on Northbound 59 compared to Mannheim Road is like comparing apples to oranges. Petitioner Shaffer said the two arc absolutely completely different, but if the access points that Petitioners are proposing were not there, cars would be doing the same thing they arc doing now. With the proposed access points, the lane would be extended. Chairman Niemotka said it looks as though it is an exclusive right turn lane. Petitioner Shaffer said studies are still being conducted and nothing is set in stone yet. Chairman Niemotka asked if Petitioners anticipate most of their traffic coming from the South to the North with the restaurant there or if it would be a 50/50 split. Petitioner Lyons took the podium. Chairman Niemotka said if there is going to be a fast food restaurant, there is going to be a lot of drive-thru traffic from the North and likely both directions on Higgins. Petitioner Lyons said the full access point works well for that. Commissioner Yi said he recognized someone in the audience and asked if he saw him before. City Manager Michael Bartholomew took the podium. He said this project is critical to the City of Des Plaines He said the City of Des Plaines has had a piece of property that has laid dormant for years and he looks forward to tt being developed and generating revenue for the people of Des Plaines. Commissioner Yi asked if the City would be the owner of the hotel. City Manager Bartholomew said no. The objective is to transfer the entire property to the Parking Spot. Commissioner Yi asked if the City would be involved in financing the project. City Manager Bartholomew said the City would not. Commissioner Perez asked City Manager Bartholomew if he lived in Des Plaines. Case 1112 U18•PUD-SUB Case 1112 021 -TA May 14, 2012 Page 5 City Manager Bartholomew said yes. Commissioner Yi said he looked around the area of the proposed site and said there are 4 other hotels there, one of which went into bankruptcy. He said the airport is a long way away and he seemed perplexed that a shuttle service would be provided. Petitioner Shrier said they arc in multiple locations throughout the U.S. and they have parking locations that arc much lin Cher from airports than the proposed site is, but acknowledged that there is not currently a market for the hotel Commissioner Yi questioned the viability of the proposed restaurant. Petitioner Sprier said there are many restaurant operators that are interested. Chairman Niemotka asked if the parking ramp slopes have been used in similar weather conditions as those in the Chicagoland area. Petitioner Navarro said regarding ramps, Petitioners are suggesting a 6% parking ramp and the international building code calls lin• a maximum of 6 2/3%. Thus, they arc under what the building code allows. He said older building codes used to have. a 5% limit but that is now gone and it is 6 2/3%. With regard to express ramps, Petitioners are proposing a 10% express ramp slope. When it comes to express ramps, the issue is not the slope, it is the transition from the bottom of the slope to the flat. In Chicago, they use 16% ramps, and this is much less. The express ramps will be under cover so icing will not be a problem. Chairman Niemotka asked Petitioner I leerema if the Iloliday Inn will be taller than the proposed facility. Petitioner Heerema said the Holiday Inn will be taller. Chairman Niemotka asked Petitioner Shaffer if he had contacted the Corps of Engineers regarding replacing the bridge. Petitioner Shaffer said he has already started the process and is working with staff to come up with the best approach. Commissioner Yi said the variations that are asked are almost twice as great as what is currently allowed and asked if the City of Des Plaines is okay with this. Mr. Mangum said that staff is recommending approval. The previous PUD was a similar height and the proposed development fits the surrounding area. Chairman Niemotka said after the staff report is read, questions can be directed toward Mr. Mangum to hopefully clarify these matters. Chairman Niemotka asked Mr. Mangum to read the applicable staff report into record, as follows: Issue: A Preliminary Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for construction of a 7 -level, approximately 768,800 square foot commercial parking garage via a Conditional Use Permit, an approximately 4,000 square foot restaurant (which may be a Class B Restaurant and may have a drive-through facility, both of which will also require approval of a Conditional Use Permit) and a 9 -story, approximately I05,000 square foot, 180 -room hotel with PUD exceptions for (I) building heights of approximately 86'-2" for the commercial parking garage and 90' for the hotel, instead of not more than 45' in height; (2) a front -yard setback of 5' instead of not less than 25' and rear -yard setback of 0' instead of not less than 5' for Lot I; (3) greater than 25% of collective (off-site) parking for the proposed restaurant and hotel uses; (4) an increase in the allowable projection of a roof overhang for the commercial parking garage from four feet instead of the permitted maximum of two feet, (5) parking ramp and access ramp slopes that are 6% and 10%, respectively, instead of ramps that are no more than 5% and 8%, respectively; (6) number of off-street loading spaces; (7) landscaping (8) the size and projection of canopies; and (9) such other items as may be identified at the public hearing. A Tentative Plat of Resubdivision of existing lots is requested to result in a total of six lots with subdivision variations to: (1) Section 13-2-5.R of the City Code for lots with a depth of less than 125' (Lots 3, 4, 6) and for a lot Case 1112 -018 -PUD -SUB Case 1112 -023 -TA May 14, 2012 Page 6 with double frontage (Lot 5); (2) Section I 3-2-5.N of the City Code regarding rear yard easements; (3) Section 13-2- 5-W of the City (ode regarding the burial of overhead utility lines; and (4) to such other sections of the City Code as may be identified at the public hearing. Analysis: Preliminary Planned Unit Development Report Owners: City of Des Plaines, 1420 Miner Street, Des Plaines, iL 60016 (Properties under Redevelopment Agreement with Petitioner) Petitioner: TPS Des Plaines, LLC (c/o TPS Parking Management, LLC), 200 West Monroe Street, Suite 1500, Chicago, IL 60606 Case Number: 12 -018 -PUD -SUB Real Estate Index Numbers 09-33-305-002-0000, 09-33-305-005-0000, 09-33-30.5-006-0000, 09-33-305-009-0000, 09-33-305-010-0000, 09-33-305-013-0000, 09-33-305- 014-0000 Existing Zoning C-3, General Commercial Existing Land Use Car rental facility/Vacant land Surrounding Zoning North: C-3, General Commercial South: C-3, General Commercial, Village of Rosemont East: R -I, Single Family Residential, C-2, Limited Office Commercial West: Village of Rosemont Surrounding Land Use Street Classification North: 1-90 Jane Addams Tollway South: Willow Creek/ Commercial (McDonald's) East: Vacant (Rosemont Park District), Canadian National Railroad West: Hotel and Restaurant within Village of Rosemont Mannheim Road is a four -to -six lane regional arterial street under IDOT jurisdiction. Orchard Place is a two-way local street under City of Des Plaines jurisdiction. Comprehensive Plan Entertainment is the recommended use of the property. Case 1112 -018 -PUD SUB Case //12-023- TA May 14, 2012 Page 7 Development Schedule Project Description Start Late 2012 (Parking Garage), 2014 (Restaurant), 2015 (Hotel) Finish Mid 2014 (Parking Garage), Mid 2014 (Restaurant), 2017 (Hotel) 'three land uses are proposed as a part of the Preliminary Planned Unit Development. The developer proposes a seven -level, approximately 768,800 square toot, commercial parking garage via a Conditional Use Peimit, an approximately 4,000 square ibot restaurant (which may be a Class 13 Restaurant and may have a drive-through facility, both of which will also require approval of a Conditional Use Permit) and a 9 -story, approximately 105,000 square foot, I80 -room hotel on the approximately 4.9 acre site which is currently owned by the City of Des Plaines. The City entered into a Redevelopment Agreement with the petitioner in February 2012 following a Request for Proposals to develop the site that was issued in 2011. Demolition of all existing structures on site, with the exception of the billboard, is proposed. The principal use on the site would be an approximately 2,350 space commercial parking garage that would operate 24 -hours per day to serve passengers from O'IIare International Airport. The parking garage would offer long-term valet and self-service parking and shuttle transportation to the airport. Additional proposed uses include a 4,000 square foot restaurant, which may be a Class B (fast food) type restaurant with a drive-through facility, and an 180 - room hotel. Based on assumptions about the potential uses, the petitioner has developed a parking matrix estimating that 137 of the 180 required parking spaces for the restaurant and hotel would be provided within the parking garage with the remaining 43 spaces available in the surface parking lots. Tenants have not been identified for either of these uses, so the plans are conceptual at this point. However, the applicant is requesting a Conditional Use Permit for the restaurant and drive-through that would be considered along with the Final PUD. Staff has identified concerns with the drive-through orientation and circulation and has forwarded comments to the traffic consultant for further evaluation or plan revisions (see conditions). The petitioner anticipates that construction of the restaurant would be completed along with the parking garage, but that development of the hotel may lag behind depending on market conditions. Vehicular access to the site will be provided via Mannheim Road (three curb cuts) and Orchard Place (two curb cuts). The main vehicular ingress for all three uses is proposed for Mannheim Road. The primary vehicular egress for hotel and restaurant users is also on Mannheim Road, where parking garage users would exit onto Orchard Place. A Traffic Study has been prepared by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA) and has been reviewed by City Engineering. Proposed signage would exceed the limits established in the Zoning Ordinance by number, location, and size of wall signs and height of monument signs. A proposed text amendment would allow a Localized Alternative Sign Regulation Plan (LASRP) to be requested for planned unit development. The LASRP would be heard by the Zoning Board of Appeals and City Council as a Conditional Use. The proposed parking garage would be located towards the rear of the site with frontage on Orchard Place. The garage is a seven level, 86 -foot 2 -inch concrete structure that would exceed the height of the of the adjacent Tollway grade by Case 1112.0 8 -PUD -SUB Case 1112 023 TA May 14, 2012 Page 8 approximately 55-60 feet based on the topographical survey. A mesh screen of the exterior of the parking structure is proposed that would contain the black and yellow polka dot logo of The Parking Spot. A canopy is proposed to cover the ground level space between the parking structure and hotel entrance. The one- story restaurant and nine -story hotel are proposed to he located along Mannheim Road. Architectural design of these structures is conceptual at this point, but would be reviewed by the Architectural Commission in the future. PUD Findings As required, the proposed development is reviewed below in terms of the findings contained in Section 3.5-5 of the Zoning Ordinance: A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD regulations in Section 3.5-1: Comment: The proposed plan is consistent with the stated purpose of Section 3.5-1 of the Zoning Ordinance in so far as the proposed parking garage/hotel/restaurant development would allow for efficient use of land resulting in more economic networks of utilities, street and other facilities not be possible under the strict application of the Zoning Ordinance based on the proposed density of commercial development on the site. B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed Planned Unit Development meets all PUD requirements contained in Section 3.5-2 of the Zoning Ordinance as it would be located in a zoning district (C-3) that permits PUDs, it meets the minimum size standard of two acres, as it is 4.9 acres in size, and is under contract to be under the unified control of 'IPS Des Plaines, LLC. C. The extent to which the proposed plan departs from the applicable zoning and subdivision regulations otherwise applicable to the subject property, including, but not limited to the density, dimension, area, bulk, and use and the reasons why such departures are or are not deemed to be in the public interest: Comment: The proposed development meets or exceeds the following applicable zoning regulations as proposed for the C-3, General Commercial District: • Minimum size for PUD; Two acres are required; the site is 4.9 acres; • Front yard, side and rear yard setbacks for the hotel and restaurant buildings; • Maximum building coverage (Not applicable in C-3, General Commercial); • Minimum distance between buildings (15 feet is required and all structures would be exceed the requirement, with the exception of the canopy that would cover the ground level access connecting the parking garage and the hotel); • Compatibly with surrounding properties; and • Traffic (Adequate provision for safe ingress and egress and minimal traffic congestion) Planned Unit Development exceptions are requested for: • (1) Building heights of approximately 86'-2" for the commercial parking garage and 90' for the hotel, instead of not more than 45' in height. The proposed building heights are consistent with multi -story hotel and office buildings to the west and south of the site in the Village of Rosemont. Approval from the Federal Aviation Administration is required due to the proximity to O'Hare Airport. • (2) A front -yard setback of 5' instead of not less than 25' and rear -yard setback of 0' instead of not less than 5' for Lot 1. The 25' front yard setback is required due to the site being adjacent to R -I zoned properties to the east of the site across Orchard Place. While the properties are within the R-1 Zoning Case Il 12-0I 8 -PUD -SUIT Case 1112-021-1 A May 14, 2012 Page 9 District they are owned by the Rosemont Park District and are not anticipated to be developed as residential properties. The parking garage is also proposed with a 0' rear yard setback with the adjoining common lot (112) within the PUD which will provide parking and vehicular access for the parcels. • (3) Greater than 25% of collective (off-site) parking for the proposed restaurant and hotel uses. The off-site parking will be accommodated within the PUD in the parking garage. The increased amount of off-site parking allows the site to be developed in a denser and more efficient manner decreasing the amount of surface parking by utilizing the adjacent seven level parking structure. (4) An increase in the allowable projection of a roof overhang for the commercial parking ttaraft from four feet instead of the permitted maximum of two feet. The applicant believes that the increased overhang enhances the design of the stricture. The Architectural Commission will review the project design. • (5) Parking ramp and access ranip slopes that are 6% and 10%, respectively, instead of ramps that are no more than 5% and 8%, respectively. The ramp slope requirements in the Zoning Ordinance stem from a previous building code that has since been revised. The proposed project will be required to comply with current building code requirements. • (6) Number of off-street loading spaces. Deliveries fir hotel and restaurant uses must either be managed during off-peak hours or plans revised to incorporate loading spaces. • (7) Landscaping. Per the Landscape Summary on sheet L-101, proposed landscaping would exceed all code requirement with the exception of the number of parkway trees along Mannheim Road (9.4 required, 9 proposed) and the number of perimeter parking lot trees along the north parking lot (I.5 required, I proposed). However, this deficit of one shade tree is compensated by an additional 9 trees proposed in the South parking lot. • (8) Size and projection of canopies. The canopy is proposed to be larger than allowed in the Zoning Ordinance in order to provide a covered walkway to connect the parking garage and the hotel As previously noted, required hotel parking will be provided in the parking garage. D. The extent to which the physical design of the proposed development does or does not make adequate provision for public services, provide adequate control of vehicular traffic, provide for, protect open space, and further the amenities of light and air, recreation and visual enjoyment: Comment: After reviewing the petitioner's preliminary building and site improvement plans; it appears, that for the most part, the proposed development is making adequate provision for the necessary infrastructure including sewers, water main and right-of-way dedication to rebuild and expand the adjacent Orchard Place roadway (see preliminary engineering plans). Comments and conditions from the Public Works and Engineering Department further address this issue. Pedestrian access to the site would be provided by the sidewalk network along Mannheim Road. No open space is proposed on site, but vacant land located across Orchard Place is under the ownership of the Rosemont Park District. Potential future recreational enhancement of this open space along Willow Creek could provide better pedestrian access to the site from the east. The control of vehicular traffic is addressed by the petitioner's professional traffic study, which was performed by KLOA of Rosemont, IL. The study concludes, "The proposed development is well situated with respect to the area roadway system. The proposed improvements by IDOT to the intersection of Higgins Road and Mannheim Road will provide additional capacity and help traffic operations in the area. The site will be provided with a flexible access system via two right-in/right-out access drives and one full ingress/egress access drive on Mannheim Road and via outbound only access drives on Orchard Place. With the recommended modifications, southbound left -turns from Mannheim Road at the main access drive will be accommodated via the corrugated mountable median. The third northbound through lane on Mannheim Road should be extended terminating as a right -turn lane at the northerly access drive." The City's Engineering Division has reviewed the traffic study. The site is served directly by one PACE bus route (#250) which connect the site to the O'Hare Kiss -N -Fly Automated Transportation System Station and the Metra Union Pacific Northwest Line's Des Plaines Station. The Metra North Central Line O'Hare Transfer Station is located approximately 1/3 mile to the south in Rosemont. Case I/12-018.PUD-SUB Case 1112 021 TA May 14, 2012 Page 10 Additionally, time could he another potential commuter rail station adjacent to the site as a part of Metra's proposed STAR Line along 190. The site will also be served by The Parking Spot shuttles operating to and from O'Hare Airport. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Coniment: At lull build -out the proposed development would consist of a seven -level parking garage, restaurant, and nine -story hotel. There are already a number of low -and mid -rise hotels, restaurants and office buildings in the adjacent and surrounding area. Additionally, O'Hare International Airport is located southwest of the site. The project site itself is relatively isolated from residential uses with the closest residentially developed arca separated from the site by both the Canadian National Railroad tracks and the Jane Addams Memorial Tollway (I-90). Thus, the proposed commercial structures should be compatible with the existing commercial character. The parking garage will exceed the grade of 1-90 by approximately 55-60 feet, providing a high degree of visibility for vehicles travelling on the Tollway. The proposed signagc is greater in scale than either allowed by the Zoning Ordinance or present in the surrounding area. IIowever, the proposed text amendment to the Zoning Ordinance would allow the development, as a PUD, to apply for a Localized Alternative Sign Regulation Plan per Section 11.8 of the Zoning Ordinance. F. The extent to which the proposed plan is not desirable to physical development, tax base and economic well-being of the entire community: Comment: The site is largely vacant with a rental car operation operating on a portion of the site. If the development is built as proposed with the commercial parking garage, hotel, and restaurant, the assessed valuation of the property may increase, which will result in an increase in property tax revenue for the City of Des Plaines and thus enhance the economic well-being of this city. In addition to property tax revenues, the City will generate revenue from the development through parking, hotel, food and beverage, and sales taxes. Of course, once the parking garage, hotel, and restaurant are built and occupied, there will be greater demands on city services, city streets and other public facilities. It is assumed, though, that the city's current public services and public facilities will be able to handle the increased need for services at this location without being overburdened. G. The extent to which the proposed plan is in conformity with the recommendations of the 2007 Comprehensive Plan: Comment: The proposed restaurant and hotel generally conform to the Entertainment land use recommended in the 2007 Comprehensive Plan. The proposed parking garage would fulfill an Objective of the economic portion of the Comprehensive Plan to capitalize off the proximity to O'Hare Airport. The proposed development also would be in harmony with other surrounding land uses, which are mainly hotels and office buildings ranging in height from 3 -to - I 1 stories and one-story restaurants and bars. PUD Issues/Considerations: I. The restaurant and hotel would be located toward the Mannheim Road frontage and should be designed to address the street with entrances. The Architectural Commission will review proposed building designs, including materials. 2. The orientation and configuration of the potential drive-through facility shall be evaluated and/or revised per staff comments prior to consideration of conditional use approval as part of the Final Planned Unit Development 3. Provide information on any proposed sustainable elements of the project including shuttle vehicles, pavement materials, roof materials and coloring, and operational characteristics. Tentative Plat Report Case 1112-0I8-I'UD-SUB Case 1112 -023 -TA May 14, 2012 Page I I Name of Subdivision: IPS Des Plaines PUD Address: 3003 Mannheim Road Request: Approval of a Tentative flat of Subdivision consisting of six lots. Total Acreage of Resubdivision: 4.9 acres General Information Lot Descriptions and Construction Plans: The Tentative plat shows the existing 6 parcels being combined and resubdividcd into six lots; Lot ill (2.78 acres) would have approximately 499 (ret of frontage on Orchard Place and is proposed to be developed with the parking garage; Lot 1/2, (.99 acres) would front on Mannheim Road and is proposed as a common lot providing vehicular access to all lots and a portion of the parking for the proposed restaurant and hotel uses; Lot 113 (.23 acres) would have approximately 84 fief of frontage on Mannheim Road and contain the proposed restaurant use; Lot 114 (.41 acres) would have approximately 187 feet of frontage on Mannheim Road and contain the proposed hotel use; Lot ll5 (.31 acres) is proposed by the developer to be retained by the City of Des Plaines as a linear lot that would he unbuildable as it is within Willow Creek; Lot 116 (.12 acres) would also be retained by the City of Des Plaines as it contains an existing billboard, but would provide surface parking to the restaurant use through an easement. Subdivision variations are requested to: (1) Section 13-2-5.R of the City Code for lots with a depth of less than 125' (Lots 3, 4, 6) and for a lot with double frontage (Lot 5); (2) Section 1 3-2-5.N of the City Code regarding rear yard easements; (3) Section I 3-2-5-W of the City Code regarding the burial of overhead utility lines; and (4) to such other sections of the City Code as may be identified at the public hearing. The subdivision ordinance does not differentiate between residential and commercial lots, however, many of the standards appear to be intended to address single family residential development. While the lot depths for the commercial parcels are shallower than normally allowed the developer believes that they will allow for viable development of a restaurant and hotel, particularly with off-site parking agreements with the parking garage. Lot 115 would front on both Mannheim and Orchard Place (double frontage), however, the lot is unbuildable due to the presence of Willow Creek. Five foot rear yard easements, typical in residential development, arc not necessary due to the location of utilities and proposed configuration of the lots. All new utilities will be buried on site, however, there arc existing overhead utility lines along the north and east property boundaries that would remain. Signatures are required from public utilities and the municipality approving the location of easements for the Final Plat of Subdivision. Subdivision Plat Issues/Considerations: l Lot #5 is proposed to be owned by the City of Des Plaines, but is located within Willow Creek. If that portion of the site is agreed upon to be owned by the City of Des Plaines, the property should be dedicated to the City as opposed to being created as a separate lot. 2. The Public Works and Engineering Department has recommended that the water main be designed to serve full development and constructed in phases to comply with the site's fire flow requirements. Tentative Plat Comments 1. If approved, the Final Plat must show the Name of the Owner(s) and notarized signatures; 2. The Final Plat must show the proper easement provisions and signature lines and have them signed by all the public service utilities; 3. On the Final Plat, the petitioner shall sign the owner certificate(s) and have them notarized. 4. The Final Plat must show Municipal Boundaries. 5. The Final Plat must show building lines and easements including dimensions. 6. The Final Plat must show a statement of land dedication for public use. 7. The Final Plat must show a complete legal description. 8. The Final Plat must include Certificates from the Finance Director, Director of Public Works and Engineering, and Director of Community and Economic Development; 9. The Final Plat must show all existing structures that will remain after the subdivision including the billboard. 10. The Final Plat must show all subdivision regulation variances. Case 1112-018 PUD •SUB Case //12 -021 -TA May 14, 2012 Page 12 Plan Commission Procedure The Plan Commission may vote to grant or deny approval of the 1 entative Plat. If approved, the petitioner's next step is to submit final engineering plans to the Public Works and Engineering Department and return to the Plan Commission with a corrected plat for Final Plat consideration. Staff Recommendations: • The Department of Community and Economic Development recommends approval of the Preliminary Planned Unit Development and approval of the Tentative Plat, provided all conditions of approval are met as shown below. • The Public Works and Engineering Department recommends approval of the Preliminary PUD, subject to conditions 115 - //17 listed below. The Engineering Division has reviewed the Tentative Plat of Subdivision, Preliminary Engineering plans and the Traffic Study and is recommending approval subject to the conditions and comments below. The City of Des Plaines Fire Department recommends approval of the Preliminary PUD, and approval of the Tentative Plat of Subdivision, subject to conditions #18 - 1125, as listed below: Conditions: I. The petitioner must prepare a Final Planned Unit Development Plat that meets all the requirements of Appendix A-4 (Minimum Submittal requirements for PUDs) of the City of Des Plaines Zoning Ordinance and a Final Plat of Subdivision that meets all the requirements of the Subdivision Regulations and the comments in this report and submit it to the Community and Economic Development Department. 2. Provide written proof of Final Engineering approval from the City of Des Plaines Public Works and Engineering Department; 3. The petitioner shall pay all applicable building permits and related fees. 4. Consider adding secured bicycle parking for employees and customers within 50' of the building entrances. 5. Metropolitan Water Reclamation District (MWRD), Illinois Environmental Protection Agency (IEPA), National Pollutant Discharge Elimination System (NPDES), and Illinois Department of Transportation (1DOT) permits will be required. 6. Prior to approval of the Final PUD the water main shall be designed to serve the full development (may be constructed in phases) to comply with the site's fire flow requirements to the satisfaction of the Director of Public Works and Engineering. 7. Sanitary sewer under garage must be ductile iron. 8. Show exact location and size of gas main along north property tine. Verify with gas company that they can maintain their pipe in a 5' easement. 9. Orchard Place should be improved from the northern most egress to Higgins Rd. Since The Parking Spot vans will be using this road to get back in to the garage when Mannheim Rd is backed up (from an event at the Allstate Arena), and the Fire Department may use this road for fire fighting, two way traffic on this road is mandatory. There is also a question of the structural stability of this existing old 16' wide arch bridge. This existing bridge should be removed and replaced with one that will have the capacity for two way traffic (28' back of curb to back of curb with a 5' wide public sidewalk). Storm sewer, a 5' wide public sidewalk and street lighting should be added to the street. 10. Dedicate Orchard Place to the City of Des Plaines. Lot #5 is proposed to be owned by the City of Des Plaines, but is located within Willow Creek. If that portion of the site is agreed upon to be owned by the City of Des Plaines, the property should be dedicated to the City as opposed to being created as a separate lot. 11. Federal Aviation Administration (FAA) approval will be required the parking garage and hotel. 12. Revise plans or address concerns about the location and function of the conceptual restaurant drive-thru regarding safe vehicular access, stacking, and lack of a breakout lane. Case 1112-0I 8 -PUD -SUB Case /112 -023 -TA May 14, 2012 Page 13 13. Consider the potential move of the restaurant building to the east and south (better presence along Mannheim, direct pedestrian access from Mannheim sidewalk, and clear front entrance to the restaurant) and shift the drive -thin to the east side of the building. 14. When reconfiguration of the drive-thni is investigated, consideration should be given to providing a direct pedestrian crossing between 1.ot 4 (hotel) and I.ot 3 (restaurant) rather than the 3•leg jog shown on the concept plans. 15. The traffic study should include an analysis of the typical drive-thru demand for a restaurant of this size. 16. The traffic study should include an analysis of the adequacy of the proposed Hotel drop Miami, 17. Consider eliminating the extra west -side entrance/exit of the Lot 6 Parking Lot to reduce the number of conflict points at the northernmost site driveway. 18. Parking structure will be required to be fully sprinklered. 19. Class I manual dry standpipes are allowed in open parking garages that are subject to freezing temperatures, provided that the hose connections are located as required for Class 11 standpipes. Class II standpipe hose connections shall be accessible and shall be located so that all portions of the building are within 30 feet of a nozzle attached to 100 feet. 20. The minimum fire -flow and flow duration for buildings is required as specified in Table B105.1 of the 2006 International Fire code. 21. A reduction in required fire -flow of up to 75 percent, as approved, is allowed when the building is provided with an approved automatic sprinkler system. The resulting fire -flow shall not be less than 1,500 gallons per for the prescribed duration as specified in Table B105.1. Fire flow and sprinkler flow requirements should be added together to arrive at the total water demand. 22. Plat shows water main on Mannheim appears to be a 6" main. Verification will be needed to ensure that this main will meet fire flow needs for the garage and any future hotel/restaurant expansion. 23. Approved fire apparatus access roads shall be provided. Buildings exceeding 30 feet in height access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Fire apparatus access roads shall have a minimum unobstructed width of 26 feet 24. Dead-end fire apparatus access roads in excess of ISO feet in length shall be provided with an approved arca for turning around fire apparatus. 25. Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO HB -17. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus (approx.87, 0001bs.). Plan Commission Procedure: The Plan Commission may vote to recommend approval, approval with modifications, or disapproval The City Council has final authority over the Preliminary PUD. Commissioner Yi asked if was unreasonable for him to ask for a 2 week delay in the approval. He said only half the Board is present and he would feel much more comfortable if the full Board was there to make this approval especially if the Petitioners are ahead of schedule. Chairman Niemotka said he can ask for it but it would kind of be unfair to Petitioners. Commissioner Perez said the Board just got the packets Friday, and he has not had a chance to read it with an eye to detail. Chairman Niemotka deferred to Mr. Mangum. Chairman Niemotka said he cannot think of a time when a decision had been delayed other than when there was not a full quorum. However, they had a full quorum and he did not know of any precedent. Mr. Mangum said there is a quorum and the Board has the ability to make a decision tonight. If the Board felt it did want to delay, it had the ability to delay to a date certain. That said, the Board could make a recommendation with conditions to address concerns prior to the Final PUD submittal. Case 1112 -018 -PUD -SUB Case 1112-023-1'A May 14, 2012 l'age 14 Commissioner Yi asked Petitioners if a 2 week delay would be unreasonable given the fact that they are ahead of schedule. Petitioner Shrier said they are not ahead of schedule and are on a tight deadline when it comes to approval. He said that Petitioner Lyons may have been speaking about construction deadlines when he said they were ahead of schedule, but from the standpoint of everything being approved, they are not ahead of schedule. Commissioner Perez asked if the construction would be precast or concrete. Petitioner Navarro said it would be precast construction, Commissioner Perez asked Petitioner Navarro if they have a general contractor yet. Petitioner Perez said they do not. He further stated that they have not begun the in depth engineering documents yet. Petitioner DiGrino said the comments she hears tonight relate to very technical issues that Petitioners plan to continue to work with staff on. She said that as of that moment, they are in the preliminary stages and there will be an opportunity with more specific plans to conic before the Board to be considered. Commissioner Perez said he still was not satisfied with the traffic report. Petitioner DiGrino said the development being proposed is much different in character in terms of the traffic consequences than a typical commercial development. The difference here does not aggravate a condition that already exists. Commissioner Perez guaranteed that traffic would be worsened. Petitioner Millan said that in terms of the traffic that this project would generate, it would be less than 5%. IIe reiterated that this project generates most of its traffic outside of peak business hours. Commissioner Perez said there is an Enterprise Rent-A-Car car rental in the area as well as hotels and restaurants. He said the residents of Des Plaines already face a lot of traffic due to this. Petitioner Millan said when they counted traffic, they accounted for all the surrounding businesses and they further applied a growth factor. Mr. Mangum said tab number 9 in the binder contains both a traffic study as well as comments from the City of Des Plaines Traffic Engineering. IIe said Petitioners responded to these comments in the binder. Petitioner Lyons said the prior PUD on the site had higher facilities than the ones currently being proposed. The previous PUD had an encroachment onto Orchard Place. In those two respects, this proposal is less intrusive. He went on to say that in terms of timing, he was talking more to the collaboration with the City of Des Plaines. Commissioner Yi asked why the size of the restaurant was decreased. Petitioner Lyons said that based on site configuration and the fact that the hotel was to be a more critical, the hotel consumes more of the Western portion of the site. They also received input from many users that they preferred a more compact restaurant. Commissioner Yi said he would withdraw his previous statement of a 2 week delay based on the fact that the Board would get additional opportunities to discuss this project at future dates as the project progresses. Mr. Mangum said this is a preliminary planned unit development. He went on to say that if there are any particular issues at this point, they could be addressed now and conditions could be put in place. Chairman Niemotka asked for any other questions. City Manager Bartholomew said there is another chance at a public hearing during the City Council meeting and after that, this project would come back to the Plan Commission for another hearing. He said the City Council will make a commitment to reach out to all the Plan Commissioners to ensure that they are in attendance for that meeting and that they understand that their attendance is critically important. Additionally, after this goes back to the Plan Commission a second time, it will go back to City Council for another public hearing. He said the proposed plan is consistent with what City Council wanted to see developed on this land. Case //12 018 -PUD -SUB Case 1112 -023 -TA May 14, 2012 Page 15 Chairman Niemotka asked Petitioner Shrier how the Parking Spot competes. Petitioner Shrier said typically airports are developed with garage and long-term parking. He said the Parking Spot's structure is always priced cheaper than the airport's garage parking and the Parking Spot can usually get a premium from the long-term surface lots. Commissioner Perez said people could also use the Parking Spot for events at the Allstate Arena if it's cheaper Petitioner Shrier said that it would be a possibility but they underwrote the project to succeed with only airport parking. Chairman Niemotka asked for a motion. Mr. Mangum said it would he best to make two separate motions. one for the preliminary PUD and another motion has to do with the tentative plat. A motion was made by Commissioner Perez seconded by Commissioner Yi to grant approval of the Tentative Plat, subject to the comments listed in the Staff Report and to recommend approval of the Preliminary Planned Unit Development with exceptions, subject to comments and conditions in the Staff Report. AYES: NAY ES: Niemotka, Perez, Yi None MOTION CARRIED ***** Case Number 12 -023 -TA was heard next. Address: Citywide Request: Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Section 11.8-I, to allow Planned Unit Developments to establish a Localized Alternative Sign Regulation Plan. Petitioner: City of Des Plaines, Community and Economic Development Department 1420 Miner Street Des Plaines, IL 60016 Chairman Niemotka asked Mr. Mangum read the applicable staff report into record, as follows: Issue: Text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Table 7.3.1, Commercial Districts Use Matrix, to allow for a Commercial Parking Garage as a Conditional Use in the C-3, General Commercial District. Analysis: Text Amendment Report Petitioner: City of Des Plaines, Community and Economic Development Department, 1420 Miner Street, Des Plaines, IL 60016 Address: Citywide Case Number: 12 -006 -TA Case 1112-0I13-l'UD SUB Case 1112-023 TA May 14, 2012 Page 16 Background Information The City of Des Plaines, as applicant, is requesting the text amendment in order to allow a Commercial Parking Garage as a conditional use within C-3, General Commercial zoned areas in the southern portion of the City. in February 201? the City entered into a Redevelopment Agreement with a developer to construct a parking stnicturc, restaurant(s), and hotel on a city owned site near the intersection of Mannheim and I liggins Roads. Ilia Zoning Ordinance defines a Conunercidl Parking Garage as "a privately c; publicly owned and used struc'ure used for parking or storage of automobiles, generally available to the public and involving payment of a charge for such parking or storage." The proposed text amendment (see attachment 3) would amend the Commercial Districts Use Matrix (Table 7.3.1) by adding "Commercial Parking Garage" as a Conditional Use within the C-3 Distnct with a proposed footnote that would state "When located south of Touhy Avenue." Currently a Commercial Parking Garage is permitted by right within the C-5, Central Business Commercial District, but is prohibited in all other Zoning Districts However, staff believes that a commercial parking garage use is an airport supportive use that should also be considered in areas proximate to O'l lare Airport (south of Touhy Avenue). If the amendment is approved by the City Council as proposed, any Commercial Parking Garage would be required to apply for a Conditional Use Permit that would be considered on a ease -by -case basis with the ability to attach conditions to mitigate potential impacts. To properly evaluate the text amendment request, the standards below, which are contained in Section 3.7-5 of the Zoning Ordinance, must be employed. Following is a discussion of those standards: A. Whether the proposed amendments are consistent with the goals, objectives and policies contained in the Comprehensive Plan: Comment: The City of Des Plaines Comprehensive Plan, adopted by the City Council in 2007, does not specifically address the proposed use. However, an objective of the economic portion of the Comprehensive Plan is to capitalize off the proximity to O'Ilare Airport. B. Whether the proposed amendments are compatible with the current conditions and the overall character of existing developments in the immediate area: Comment: The Zoning Ordinance states that the purpose of the C-3 General Commercial District is to accommodate a variety of businesses in locations to serve the community of Des Plaines. The amendment would allow a commercial parking garage in an area of the City that would serve the community and even more so the region. The southern portion of the community, where the amendment would apply, already is home to a number of visitor serving uses such as hotels, restaurants, and a major entertainment facility. C. Whether the amendments are appropriate considering the adequacy of public facilities and services available to the property: Comment: The proposed amendment to allow a Commercial Parking Garage as a conditional use should not have a direct affect on public facilities or services. As a conditional use, adequacy of public facilities and potential impacts such as traffic could be evaluated on a case by case basis. D. Whether the proposed amendments will have an adverse effect on the value of properties throughout the jurisdiction: Case 1112 -018 -PUD -SUB Case /112 -023 -TA May 14, 2012 Page 17 Comment: fhe proposed amendment would allow an additional land use for properties within the C-3, General Commercial Zoning District. This may improve the value of these properties and should not have an adverse effect on properties as a whole, particularly with the ability to place conditions on operations through the Conditional Use Permit process. Additionally, potential Commercial Parking Garages could generate additional revenue to the city. E. Whether the proposed amendments reflects responsible standards for development and growth: Comment: Thi zoning text amendment does not appeal to conflict with the City's Comprehensive Plan, the official policy guide to future land use, development, and conservation with the community. Therefore, the proposed text amendment would not appear to be in conflict with responsible standards for development and growth. Recommendation: Based on the above analysis, the Community and Economic Development Department recommends approval of the requested text amendment regarding Commercial Parking Garages. The C-3, General Commercial Zoning District within the southern portion of the City may be an appropriate location for an airport supportive land usc. Plan Commission Procedure: Under Section 3.7-4 of the Zoning Ordinance (Amendments) the Plan Commission may vote to recommend approval, approval with modifications, or disapproval. The City Council has the final authority on Amendments to the Zoning Ordinance. Chairman Niemotka asked if the Commissioners had any questions. Commissioner Perez asked Mr. Mangum if this would be applicable to all parts of the City of Des Plaines. Mr. Mangum said yes. Chairman Niemotka asked if there were any other questions or comments. There were none. A motion was made by Commissioner Yi seconded by Commissioner Perez to recommend approval of the requested text Amendment to the City of Des Plaines 1998 Zoning Ordinance, as amended, amending Section 11.8-1, to allow Planned Unit Developments to establish a Localized Alternative Sign Regulation Plan. AYES: NAYES: Niemotka, Perez, Yi None MOTION CARRIED Commissioner Yi asked when the next meeting would be. Mr. Mangum said the next scheduled meeting would be one day after Memorial Day, but there are no scheduled items for that agenda. Commissioner Perez made a motion to adjourn the meeting. Commissioner Yi seconded. Meeting adjourned at 8:40P.M. Sincerely, Robert Niemotka, Chairman Des Plaines Plan Commission Case 1112 -018 -PUD -SUB Case 1112 -023 -TA May 14, 2012 l'age 18 cc: City Officials Aldermen Plan Commission Petitioner EXHIBIT A TPS DES PLAINES P.U.D. SUBDIVISION SUMMARY OF PUD EXCEPTIONS & VARIATIONS FROM THE DES PLAINES SUBDIVISION REGULATIONS A Preliminary Planned Unit Development (PUD) is requested under Section 3.5 of the 1998 City of Des Plaines Zoning Ordinance, as amended, to allow for construction of a 7 -level, approximately 768,800 square foot commercial parking garage via a Conditional Use Permit, an approximately 4,000 square foot restaurant (which may be a Class B Restaurant and may have a drive-through facility, both of which will also require approval of a Conditional Use Permit) and a 9 -story, approximately 105,000 square foot, 180 - room hotel with PUD exceptions for (1) building heights of approximately 86'-2" for the commercial parking garage and 90' for the hotel, instead of not more than 45' in height; (2) a front -yard setback of 5' instead of not less than 25' and rear -yard setback of 0' instead of not less than 5' for Lot 1; (3) greater than 25% of collective (off-site) parking for the proposed restaurant and hotel uses; (4) an increase in the allowable projection of a roof overhang for the commercial parking garage from four feet instead of the permitted maximum of two feet, (5) parking modules of less than 60 feet; (6) parking ramp and access ramp slopes that are 6% and 10%, respectively, instead of ramps that are no more than 5% and 8%, respectively; (7) off-street loading; (8) landscaping; (9) the maximum height of a monument sign and the number and size of permitted wall signs; (10) the size and projection of canopies; and (11) such other items as may be identified at the public hearing. A Tentative Plat of Resubdivision of existing lots is requested to result in a total of six lots with subdivision variations to: (1) Section 13-2-5.R of the City Code for lots with a depth of less than 125' (Lots 3, 4, 6) and for a lot with double frontage (Lot 5), (2) Section 13-2-5.N of the City Code regarding rear yard easements, (3) Section 13-2-5-W of the City Code regarding the burial of overhead utility lines and (4) to such other sections of the City Code as may be identified at the public hearing. EXHIBIT A LEGAL DESCRIPTION PARCEL 1: LOTS 1 AND 2 IN SPEEDWAY ACRES, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 33 TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS EXCEPTING THERE FROM THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTH 87 DEGREES 30 MINUTES 47 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 44.29 FEET TO THE MOST NORTHERLY EAST CORNER OF SAID LOT 1; THENCE SOUTH 58 DEGREES 24 MINUTES 44 SECONDS EAST ALONG SAID NORTH LINE, 44.28 FEET; THENCE SOUTH 31 DEGREES 35 MINUTES 16 SECONDS WEST, 70.87 FEET; THENCE SOUTH 89 DEGREES 42 MINUTES 39 SECONDS WEST, 44.43 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGRES 17 MINUTES 21 SECONDS WEST ALONG SAID WEST LINE, 81.87 FEET TO THE POINT OF BEGINNING. AND PARCEL 2: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE WEST LINE OF ORCHARD PLACE ROAD AND THE SOUTH LINE OF CENTRAL AVENUE, THENCE WEST ALONG THE SOUTH LINE OF SAID CENTRAL AVENUE 93.75 FEET, THENCE SOUTH PARALLEL WITH THE WEST LINE OF THE SOUTHWEST 1/4 AFORESAID 129.16 FEET TO A POINT OF BEGINNING OF THIS TRACT "B" THENCE CONTINUING SOUTH ALONG THE AFORESAID LINE 148.09 FEET, THENCE EAST 150 FEET TO A POINT ON THE WEST LINE OF SAID ORCHARD PLACE ROAD THENCE NORTH ALONG THE WEST LINE OF SAID ORCHARD PLACE ROAD 49.43 FEET, THENCE NORTHWESTERLY 176.35 FEET TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS AND PARCEL 3: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE CENTER LINE OF ORCHARD PLACE ROAD 277 FEET 3 INCHES DUE SOUTH FROM THE SOUTH LINE OF CENTRAL AVENUE IN BRESCHE'S ADDITION TO ORCHARD PLACE; RUNNING THENCE SOUTH 87 1/2 DEGREES WEST PARALLEL TO SAID SOUTH LINE 180 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID QUARTER SECTION, 75 FEET; THENCE NORTH 87 1/2 DEGREES EAST 180 FEET TO THE CENTER INE OF SAID ORCHARD PLACE ROAD AFORESAID; THENCE NORTH ALONG THE CENTER LINE OF SAID ORCHARD PLACE ROAD 75 FEET TO THE PLACE OF BEGINNING (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 4: BEGINNING AT A POINT IN THE CENTER LINE OF A HIGHWAY KNOWN AS ORCHARD PLACE ROAD IN THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, A DISTANCE 352 FEET 3 INCHES DUE SOUTH FROM THE SOUTH LINE OF CENTRAL AVENUE IN COESCHS ADDITION TO ORCHARD PLACE, RUNNING THENCE SOUTH 87 1/2 DEGREES WEST PARALLEL TO SAID SOUTH LINE 180 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID QUARTER SECTION 50 FEET; THENCE NORTH 87 1/2 DEGREES EAST 180 FEET TO THE CENTER LINE OF SAID ORCHARD PLACE ROAD, AFOARESAID, THENCE NORTH ON THE CENTER LINE OF ORCHARD PLACE ROAD, AFORESAID, 50 FEET TO THE PLACE OF BEGINNING (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 5: THAT PART OF THE WEST 7.14 CHAINS LYING SOUTH OF THE NORTH 703.6 FEET AND NORTH Page 1 of 3 EXHIBIT A (CONTINUED) OF THE CENTER LINE OF WILLOW CREEK (EXCEPT THE NORTH 408.25 FEET OF THE EAST 180.0 FEET THEREOF) AND (EXCEPT THE NORTH 402.25 FEET OF THE WEST 291.24 FEET THEREOF) AND (EXCEPT THAT PART THEREOF LYING WEST OF A LINE DRAWN PARALLEL WITH AND DISTANT 50 FEET EAST, MEASURED AT RIGHT ANGLES THERETO, FROM THE CENTER LINE OF MANNHEIM ROAD) AND (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF) OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. ALSO EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MACH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK, THENCE NORTH ALONG SAID EAST LINE OF MANNHEIM ROAD 45.62 FEET, THENCE EAST AT RIGHT ANGLE 6.00 FEET TO A LINE 6 FEET EAST OF AND PARALLEL WITH SAID EAST LINE OF MANNHEIM ROAD, THENCE SOUTH ALONG LAST DESCRIBED LINE 48.00 FEET TO SAID CENTERLINE OF WILLOW CREEK, THENCE NORTHWEST ALONG SAID CENTERLINE OF WILLOW CREEK 6.45 FEET TO THE POINT OF BEGINNING, CONTAINING 0.006 ACRE, EQUIVALENT TO 281 SQUARE FEET, MORE OR LESS. ALSO EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MARCH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK; THENCE NORTH 00 DEGREES 17 MINUTES 21 SECONDS WEST PARALLEL WITH SAID CENTER LINE, 29.50 FEET TO THE NORTH LINE OF A PERMANENT EASEMENT PER DOCUMENT NO. 00110555198; THENCE ALONG SAID NORTH LINE THE FOLLOWING 3 COURSES: 1) SOUTH 68 DEGREES 38 MINUTES 56 SECONDS EAST, 220.46 FEET, 2) SOUTH 80 DEGREES 11 MINUTES 06 SECONDS EAST, 50.41 FEET, 3) SOUTH 70 DEGREES 44 MINUTES 01 SECOND EAST, 138.10 FEET TO THE WEST LINE OF RAILROAD AVENUE; THENCE SOUTH 00 DEGREES 17 MINUTES 21 SECONDS EAST ALONG SAID WEST LINE, 45.75 FEET TO THE AFORESAID CENTER LINE OF WILLOW CREEK; THENCE NORTH 68 DEGREES 38 MINUTES 56 SECONDS WEST, 420.30 FEET TO THE POINT OF BEG INN ING. AND PARCEL 6: THE SOUTH 6 FEET OF THE NORTH 1111.85 FEET OF THE EAST 180 FEET OF THE WEST 7.14 CHAINS OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 7: THAT PART OF LOT 1 IN SPEEDWAY ACRES, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 33 TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTH 87 DEGREES 30 MINUTES 47 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 44.29 FEET TO THE MOST NORTHERLY EAST CORNER OF SAID LOT 1; THENCE SOUTH 58 DEGREES 24 MINUTES 44 SECONDS EAST ALONG SAID NORTH LINE, 44.28 FEET; THENCE SOUTH 31 DEGREES 35 MINUTES 16 SECONDS WEST, 70.87 FEET; THENCE SOUTH 89 DEGREES 42 MINUTES 39 SECONDS WEST, 44.43 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGRES 17 MINUTES 21 SECONDS WEST ALONG SAID WEST LINE, 81.87 FEET TO THE POINT OF BEGINNING. Page 2 of 3 EXHIBIT A (CONTINUED) AND PARCEL 8: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MARCH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK; THENCE NORTH 00 DEGREES 17 MINUTES 21 SECONDS WEST PARALLEL WITH SAID CENTER LINE, 29.50 FEET TO THE NORTH LINE OF A PERMANENT EASEMENT PER DOCUMENT NO. 00110555198; THENCE ALONG SAID NORTH LINE THE FOLLOWING 3 COURSES: 1) SOUTH 68 DEGREES 38 MINUTES 56 SECONDS EAST, 220.46 FEET, 2) SOUTH 80 DEGREES 11 MINUTES 06 SECONDS EAST, 50.41 FEET, 3) SOUTH 70 DEGREES 44 MINUTES 01 SECOND EAST, 138.10 FEET TO THE WEST LINE OF RAILROAD AVENUE; THENCE SOUTH 00 DEGREES 17 MINUTES 21 SECONDS EAST ALONG SAID WEST LINE, 45.75 FEET TO THE AFORESAID CENTER LINE OF WILLOW CREEK; THENCE NORTH 68 DEGREES 38 MINUTES 56 SECONDS WEST, 420.30 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MACH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK, THENCE NORTH ALONG SAID EAST LINE OF MANNHEIM ROAD 45.62 FEET, THENCE EAST AT RIGHT ANGLE 6.00 FEET TO A LINE 6 FEET EAST OF AND PARALLEL WITH SAID EAST LINE OF MANNHEIM ROAD, THENCE SOUTH ALONG LAST DESCRIBED LINE 48.00 FEET TO SAID CENTERLINE OF WILLOW CREEK, THENCE NORTHWEST ALONG SAID CENTERLINE OF WILLOW CREEK 6.45 FEET TO THE POINT OF BEGINNING, CONTAINING 0.006 ACRE, EQUIVALENT TO 281 SQUARE FEET, MORE OR LESS. Page 3 of 3 PRELIMINARY PUD PLAT APPLICATION CHECKLIST DATE: April 13, 2012 PUD:TPS Des Plaines P.U.D. East of Mannheim Road, South of the Tollway (I-90), PUD LOCATION: North of Willow Creek, and West of Orchard Place See Tab 1 1. (See Tab 2 for Application for Tentative Plat of Subdivision) Application: A completed application containing the applicant's name (including the beneficial owners of a land trust), address, and proof of interest in the subject property, and the owner's name and address, if different than the applicant, and the owner's signed consent to the filing of the application; See Tab 1 2. Legal Description: A legal description of the site proposed for development and the street address of the subject property. The title under which the proposed development is to be recorded, with names and addresses of owners, and notation stating acreage. Owners shall include beneficial owners of any land trust. Multiple Tabs 3. Development Concept Plan: Six copies of a development concept plan of the planned unit development prepared at a scale not less than 1" = 200', intended to show the basic concept, scope, character, and nature of entire proposed planned unit development. The submission may be composed of one or more sheets and drawings, and shall include: See Tab 3, Tab 4, Tab 5 & Tab 6 a. Boundary lines — bearings, distances and acreage. See Tab 3, Tab 4, Tab 5 & Tab 6 b. Easements — location, width and purpose. See Tab 6 c. Existing land — use adjacent to the site. See Tab 3, Tab 4, Tab 6 & Tab 10 d. General conditions on adjoining land — actual direction and gradient of ground slope, including any embankments or retaining walls; character and location of major buildings, railroads, power lines, towers and other nearby nonresidential land -uses or adverse influences; for owners of adjoining platted land refer to subdivision plat by name, recording date and number and show approximate percent built up, typical lot size, and dwelling type. See Tab 6 e. Zoning on and adjacent to the tract. See Tab 6 f. Proposed public improvements — highways and other collector roads planned by public authorities for future construction on or near the tract. See Tab 3, Tab 4 & Tab 6 g. Utilities on, adjacent to, the tract — location, size and invert elevation of sanitary and storm sewers; location and size of water mains; location of gas lines, fire hydrants, electric and telephone lines and street lights; direction and distance to, and size of nearest water mains and sewers adjacent to the tract showing invert elevation of sewers. See Tab 4, Tab 6 & Tab 10 h. Ground elevation on the tract and on the first 50 feet on all adjacent tracts of land showing one (1) foot contours for land which slopes less than one/half (1/2) percent along with all breaks in grades, at all drainage channels or swells, and at selected points not more than 100 feet apart in all directions; for land that slopes more than one-half (112) percent showing two (2) foot contours. Any land within the 100 year floodplain within the project area shall be identified on these plans. See Tab 6 & Tab 7 i. Open space — all parcels of land intended to be dedicated for public use or reserved for the use of all property owners, with the purpose indicated. See Tab 8 4. Schedule: Development schedule indicating: See Tab 8 a. Stages in which project will be built, with emphasis on area, density, use and public facilities, such as open space to be developed with each stage. Each stage shall be See Tab 6 & Tab 7 S See Tab 6 &Tab 11 6. See Tab 8 b. described and mapped as a unit of the project. Overall design of each unit shall be shown on the plan and through supporting graphic material. Anticipated dates for beginning and completion of each stage. Typical Floor Plans and Elevation: Six copies of typical floor plans and elevation plans for all prototype buildings shall be submitted to permit an understanding of the style of the development, the design of the building, and the number, size, and type of dwelling units. Preliminary Engineering Site Plan: Three copies of preliminary engineering site plans and feasibility reports for: See Tab 6 a. See Tab 6 b. See Tab 6 c. See Tab 6 & Tab 11 d. See Tab 6 e. See Tab 6 f. See Tab 6 g. Roads, including classification, width of right-of-way, width of pavement, and construction details. Sidewalks Sanitary sewers Storm drainage Water supply system. Street lighting Public utilities See Tab 6 & Tab 7 7. Landscaping Plans: Six copies of a landscaping plan depicting the location of all buffer and transitional landscaping areas for the planned unit development and a typical perimeter landscaping cross-section See plan for the site. Tab 9 8. Traffic Analysis: Six copies of a traffic study indicating the impact caused by the planned unit See development on the street and highway systems operating in the City will be required. Tab 13 9. Additional Surveys and Studies: If requested by the Zoning Administrator, the following additional surveys and studies shall be provided: See Tab 13 a. Market Survey: Documentation indicating the extent of market demand for the uses proposed in the planned unit development including analysis of demographics, sales potentials, competitive alignment, assessment of market share and market positioning of each component of the planned unit development. See Tab 13 b. Fiscal Impact Analysis: A study indicating the fiscal impact of the planned unit development on major taxing bodies that shall include but not be limited to the municipal corporation, school district(s), and other taxing bodies. Information will include detailed estimates on: expected population of the development; the operating cost to be incurred by each taxing body; and additional major capital investments required, in part or in whole, because of the planned unit development; revenue generated for each taxing body by type planned unit development to offset service and fiscal demands created by the planned unit development. The study should include a cash flow analysis based on the proposed staging of the planned unit development. See Tab 13 c. Community Impact Analysis: A study of the impact caused by the planned unit development on planning and development, infrastructure and utilities, transportation, community character, social and development character, and fiscal impact within the City will be required. N/A d. Environmental Analysis: A study analyzing the major impacts of the planned unit development on the environment and all major negative impacts shall be disclosed. Generally, these impacts would include effects on discrete ecosystems, and effects on sensitive land areas, such as floodplains, wetlands, forests, aquifer recharge areas, historic buildings or structures, or prairie landscapes, and mineral resource reserves. N/A 10. Miscellaneous: Such additional documents as may be required by the Zoning Administrator. The Zoning Administrator shall inform the applicant of such requirements after the pre -application stage. CITY OF DES PLAINES PLAN COMMISSION 1420 MINER STREET DES PLAINES, IL 60016 "PRELIMINARY" PLANNED UNIT DEVELOPMENT APPLICATION DO NOT WRITE IN THIS SPACE — FOR OFFICE USE ONLY Case Number Property Located in: Floodplain Yes No Floodway Yes No Fee Paid/Receipt Number Amount Date Date Legal Notice Published Scheduled Hearing Date at 7:00 P.M. in Room 102, City Hall Action by City Council 1. A PLANNED UNIT DEVELOPMENT (P.U.D.) is requested in accordance with Article 3, Section 5 of the City of Des Plaines Zoning Ordinance to permit the construction of a phased development in accordance with the Redevelopment Agreement between the City of Des Plaines, an Illinois Municipal Corporation ("City") and TPS Des Plaines. LLC ("Developer") to construct and operate a parking garage and constructing, or causing to be constructed and operated, a restaurant and a future hotel. The existing billboard and Willow Creek would remain in their current locations. On the following described property (fill in or attach legal description): See Attached Exhibit A 2. A MAP AMENDMENT is also requested to change the present zoning district from N/A (C-3) to N/A (C-3) on the property described above. 3. Address of Property 2988-3010 Orchard Place & 2967-3003 Mannheim Road (Per Assessors Office) 4. Property Index Number 09-33-305-002, 09-33-305-005, 09-33-305-006, 09-33-305-009, 09-33-305-010, 09-33-305-013, 09-33-305-014 5. Present Use of Property Ace Rent-A-Car, Billboard, Willow Creek and Vacant Land 6. Present Zoning District of Property C-3 7 Name of Applicant (s) TPS Des Plaines, LLC (c/o TPS Parking Management, LLC) 8. Address of Applicant (s) 200 West Monroe Street, Suite 1500. Chicago, IL 60606 9. Telephone Number of Applicant (s) 312-453-1616 10. Property Interest of Applicant (s) Developer per Redevelopment Agreement between the City of Des Plaines, an Illinois Municipal Corporation ("City") and TPS Des Plaines. LLC ("Developer") 11. Name of Owner (s) City of Des Plaines, an Illinois Municipal Corporation 12. Address of Owner (s) (if different from applicant)_ 1420 Miner Street Des Plaines, IL 60016 13. Telephone Number of Owner (s) (if different from applicant) 847-391-5300 14. Name (s) of Trust Beneficiary (ies)* Not Applicable 15. Address (es) of Trust Beneficiary (ies) Not Applicable 16. Name of Contact Person John Lyons, Vice President - Development. TPS Parking Management 17. Telephone Number of Contact Person 5312) 453-1616 18. Address of Contact Person 200 West Monroe Street, Suite 1500, Chicago, IL 60606 * All applications involving property held by a land trust must be signed by the trust officer of the institution holding the trust as the owner of the property. Additionally, the trust beneficiary (ies) and his (their) current address(es) must be disclosed on the application form. The application must also be accompanies by the following: 1. Certified copy of the trust agreement; 2. A letter from the trustee certifying that the beneficiary(ies) as shown on the application are correct and disclosing any beneficiary changes or lack thereof during the 12 months immediately preceding the filing of this application. I (we) certify that all of the above statements and the statements contained in any papers or plans submitted herewith are true to the best of my (our) knowledge and belief. ((we) consent to the entry in or upon the premises described in this application by any authorized official of the City of Des Plaines, Illinois, for the purpose of posting, maintaining, and removing such notices as may be required. SignaturrcVof Applican ' (John Lyons, Vice President // TPS arking Management, LLC A zed Agent for Applicant) Signature of Owner (Michael Bartholomew, City Manager City of Des Plaines) Date Date —�'�- CITY OF DES PLAINES PLAN COMMISSION 1420 MINER STREET DES PLAINES, IL 60016 PRELIMINARY SUBDIVISION APPLICATION 1. Proposed Name of Subdivision TPS DES PLAINES P.U.D. SUBDIVISION Per Assessors Office: 2. Commonly Known Address 2988-3010 Orchard Place & 2967-3003 Mannheim Road 3. Name of Applicant(s) TPS Des Plaines, LLC (c/o TPS Parking Management, LLC) 4. Address of Applicant(s) 200 West Monroe Street, Suite 1500, Chicago, IL 60606 5. Telephone/Fax Number of Applicant(s) 312-453-1616 6. Owner(s).of Record City of Des Plaines, an Illinois Municipal Corporation 7. Owner(s) Address 1420 Miner Street, Des Plaines, IL 60016 8. Owner(s) Telephone Number(s) 847-391-5300 John Lyons, Vice President - Development 9. Name of Contact (if different from Applicant) TPS Parking Management 10. Address of Contact (if different from Applicant)_200 West Monroe Street, Suite 1504; Chicago, IL 60606 11. Telephone/Fax Number(s) of Contact (if different from Applicant) 312-453-1616 12. How is the property currently being used (check one or more)? Residential X Commercial Industrial Institutional Recreational x Vacant 13. Zoning District C-3 (General Commercial Zoning District) 14. Permanent Index Number(s) 09-33-305-002 09-33-305-005 09-33-305-006 09-33-305-009 09-33-305-010 09-33-305-013 09-33-305-014 15. Total acreage of proposed subdivision +/-4.856 Acres 16. How many lots will be in the proposed subdivision? Six (6) 17. Describe construction plans for proposed subdivision _ A phased development in accordance with the Redevelopment Agreement between the City of Des Plaines, an Illinois Municipal Corporation ("City") and TPS Des Plaines, LLC ("Developer") to construct and operate a parking garage an constru ing, or causing to be constructed andoperated, a restaurant and a future hotel. The existing billboard and Willow Creek would remain in their current locations. 18_ Is the property registered in Torrens? Yes x No 19. Is a variation from the Des Plaines Subdivision Regulations being requested? Yes If so, specify. No X 20. Is the property owned by a Land Trust? Yes X No In the event of Land Trust Ownership: The Trust Officer of the institution holding the Trust must sign the application as `owner". Also required is a certified copy of the Trust Agreement and a letter from the Trustee certifying that the beneficiaries, as shown below are correct and disclosing any beneficiary changes or lack thereof during the 12 months immediately preceding the filing of the application. Name of Trust Beneficiary. Address . Name of Trust Beneficiary . Address 21. Applicant Social' Security Number or Federal Tax ID 37-1653927 (TPS PARKING HOLDING. LLCL I (we) certify that all of the above statements and the statements contained in any papers or plans submitted herewith are true to the best of my (our) knowledge and belief. I (we) consent to the entry in or upon the premises described in this application by any authorized official of the City of Des Plaines, Illinois, for the purpose of posting, maintaining, and removing such notices as may be required and for preparing a site analysis of the property. Si ' e of App1#bant (John Lyons, Vice President Date — PS Parking Management, LLC Authorized Agent for Applicant) Signature of Owner (Michael Bartholomew, City Manager Date City of Des Plaines) IC LI .1 ALTA / ACSM LAND TITLE SURVEY 4 4'e • 44 OF FISr" ""a " ".4.7.."":"`""1...`":"" • -V j. 74 4, oj • PARCE 3 PARCEL 63 ft/ WEBETER AVENUE (VACATED) ao SCALE: I' • 30 Onoor On.. nog --------- tem••••to..**•••••••••••••••••• otr=o117:71==="4::=7:74: --------- = I- C.IWY it• • •t• 4 e 4, 4 " o .9 0., o PARCEL 2 • PARCEL 3 PARCEL 6 PARCEL ..17.445:4 1• I oIE • 7". TtIlINVINTOCI tat=liazil=11010111 • M,MNUIMSENI,77,1. ..Z W,MW-1CrITRIPW2^,•=1 wmo•rar2 IOM -J=711,3.1 10.••-f.” 1•2•1r-SICEin, •rE.--••=.1r3 mmirnmernsoci arser,sfinrar.... a-mo,ww-rm—ora W1•11,10. Off Pr,1•11,•ft 111,•17.11Erftl•TEIMMIICNO MI`ftW,•••LI.• `.-PrldME.,10F2 ft-1•11101ra•-•,-.Z. "T -1•112M1 M.3•W-IONIfft• —",f1=1111(ft. IfINW,••••,•• n.-.— l'••11..rN MRS•011ft •••••:•[...r/Itli MON -r"-NOIMft...1.(2 g"Eft,I.OftTal ArINIMIIMI ,ft., -"=MV) (2 .r)1071. It. W.1 ...,•T•Vir).ft,..1 ft-WM M.E.O.,2711U10 Irlft•Kr="1". Cftlf,•••ISIM 11r=f-S.SEISM KIREtfrffr:P:1:r • - - - ( V A C ATE()) ==•ftftftft8•11 Nftftft Oftftwftrft• rftr...14t7 ." Me lift. Come.. Cow. warm...am...ft Lofts. nft Oftift ft aftft•I ,411 .41 I'. 1Vig;...-1 \••• ------__•,..___ , 1, *---,--.,1*1•••1•......... ftedelftn CD = - 4 _ libeftwft. IMMO 11.30-1.1 P.I.N. No. 09-33-305-013 09-33-305-014 09-33-305-002 09-33-305-005 09-33-305-006 09-33-305-010 09-33-305-009 TENTATIVE PLAT TPS DES PLAINES P.U.D. SUBDIVISION \ I ROW Marker 3.59' N & 2.64' W 50' 50' 44.29' N 7° 30' 47" Found Cross Notch Online &114.27' W 60' 0 Q.1 E m t Found 4ross Notch Online 7.60' W 50' S-8''38''4" W N00°17'2 " W 6. 60' 48.00' Found C�ss Notch Onlin 4.00' W 1 50' V,u'S : :... .. Found Iron Pipe ( South Line of the North 703.60' of the at Corner Southwest 1/4 of Section 33-41-22 & South Line of Orchard Avenue BEING A RESUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 33 TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS a N n a 0 Found Iron Rod "S- 3.19' NW'rly tiP c_c \ N<c G42 \ \ ▪ 6 MUNICIPAL UTILITY EASEMENT HEREBY GRANTED OVER LOT 6.�,.r, .7h 44.43' $ 89' 42' 39" W 5' B.S.L. N h m M 1 N 89' 42' 39" E 45.58 90.67' O J O yi K Da 0 Fl FaW 0 0 :. O 3 O N _.: __ 90.67' _o QES L2 - t - - - t - - 0 240.7 ,., G 50.00' - - ' 'y t . 'AP' I 4.5.64'1 Q CG S89.42'39"W 0 0 2 0 N N -'• PUBLIC UTILITY AND v v.• MUNICIPAL UTILITY : EASEMENT HEREBY 5 N 89' 42' 39" E:•. GRANTED OVER LOT 2 45.63 Pnn S- N 89. 42' 39" E 24.00' 50.00' 48.78'\ N 89' 42' 39" 90.67' ea 4 r0- 50.00' 03 F- m W N l9 90.67' C7 Z3 2 s N �4 50.00' y.a Prey 1/44/, 68-9 eby Gran a Seine �zp 4 _ \ aSe/m L///'t 6. enr 7' a MU S•\\N7pHe'reA Muni Fenr Fq '1'rFip 85.7 7�• yG2a cipe! Monumr <in � , , Gq'4NEiyFN� CST/� \ \7-. so/ Uri/05, enredof Free�a5 Fp OI'Fq�oe YY - � ' \?26. Nsee P. •. 4, 93.75' -"_O 11) Point of Commencement Parcel 2 Found Iron Pipe 4.39' NE'rly & 0.37' W Found Iron Pipe at Corner So as 045 •'70 <i 7 '2N ° 4,e045genre s, co^ l o' n o a')c or - •0) 90 S` Of \ rP 250.00' 250.00' 1.1 Si R) Fo 0.47no'rrOn s, m• we Thsc 1* I Sc., Fir Co icor. SoPi -11 or nde y LB L4 a 49, 9•\ In /y \ J L6 J U) ..t:. Found Iron Pipe 0.71' S & Online h C W O tj b CL Q Li k orn W L 4 - RDq hb C9 3.40 Found Cross Notch Online yco 0; 01 fp- 0 0 O O U) Lu 6 0' r.; J 6 D' C r 40 20 0 SHEET I OF 2 40 SCALE: I" = 40' TOUHY AVENUE O'HARE INTERNATIONAL AIRPORT VICINITY MAP Not To Scale LEGEND p Set Concrete Monument o Set Iron Pipe B.S.L. Building Setback Line SURVEYOR'S NOTES: 1. THE COMPLETION DATE OF THE FIELD WORK FOR THIS SURVEY IS JANUARY 19, 2012. 2. ALL EASEMENTS ARE HEREBY GRANTED UNLESS OTHERWISED NOTED. 3. THE BASIS FOR THE BEARINGS SHOWN HEREON IS ASSUMED. 4. LOT 2 IS A COMMON LOT PER RECIPROCAL EASEMENT AGREEMENT RECORDED WITH THIS PLAT. AREA SUMMARY LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 TOTAL 121,214 S.F. 43,458 S.F. 10,109 S.F. 18,124 S.F. 13,380 S.F. 5,237 S.F. 211,523 S.F. 2.78269 Ac. 0.99767 Ac. 0.23207 Ac. 0.41607 Ac. 0.30715 Ac. 0.12023 Ac. 4.85588 Ac. Public Utility Easement Per Doc. No. 85182521 '0 Found PK Nail Online Found PK Nail Online Found PK Nail 0.73' E & Online Found Cross Notch Online Found P Nail Online Found Iron Pipe / 2.58' N & 0.37'W ` Found Cross 3.72' SW'rly & Online In 1*' LINE TABLE Line Direction Radius Length L1 S 00° 17' 20.69" E 11.50' L2 S 89° 42' 39.31" W 5.00' L3 N 68° 37' 42.84" W 14.32' L4 S 89° 42' 39.31" W 14.50' L5 S 00° 17' 20.60" E 11.50' L6 S 89° 42' 39.40" W 24.00' L7 N 00° 17' 20.60" W 11.50' L8 S 89° 42' 39.31" W 29.89' L9 N 78° 03' 49.08" W 11.89' CURVE TABLE Curve Length Radius Chord Chord Bearing Cl 18.38' 28.00' 18.06' S 70° 54' 04" W C2 43.98' 28.00' 39.60' N 45° 17' 21" W C3 26.99' 28.00' 25.96' N 27° 19' 30" E C4 43.98' 28.00' 39.60' S 45° 17' 21" E C5 18.33' 28.00' 18.00' S 70° 57' 36" W C6 43.98' 28.00' 39.60' N 45° 17' 21" W C7 21.93' 55.00' 21.79' N 80° 03' 09" W C8 18.86' 28.00' 18.50' S 72° 11' 04" E C9 37.08' 230.00' 37.04' S 73° 26' 41" E Plot Date: May 14, 2012- 10:41 pm Plotted By: todd-s Layout: Plat 1 of 2 11-176 © 2012 Haeger Engineering, LLC File Name: P:62011611176ADrawings\ Final Survey611176-TENTATIVE PIAT OF SUBDIVISION.d g P.I.N. No. 09-33-305-013 09-33-305-014 09-33-305-002 09-33-305-005 09-33-305-006 09-33-305-010 09-33-305-009 OWNER'S CERTIFICATE AND SCHOOL DISTRICT STATEMENT STATE OF ILLINOIS } } SS COUNTY OF COOK } THIS IS TO CERTIFY THAT THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS, A MUNICIPAL CORPORATION, HEREBY CERTIFIES THAT IT IS THE OWNER OF THE PROPERTY DESCRIBED HEREON AS LOT 5 AND LOT 6 AND AS SUCH OWNER HAS CAUSED SAID PROPERTY TO BE SURVEYED AND RESUBDIVIDED IN THE MANNER HEREON DRAWN. IT FURTHER CERTIFIES TO THE BEST OF ITS KNOWLEDGE THE LAND HEREIN DESCRIBED IS ENTIRELY WITHIN THE BOUNDARIES OF ELEMENTARY SCHOOL DISTRICT NO. 21 AND HIGH SCHOOL DISTRICT NO. 214. DATED AT A.D. 201 BY: ILLINOIS THIS DAY OF STATE OF ILLINOIS } } SS } COUNTY OF COOK NOTARY CERTIFICATE I, A NOTARY PUBLIC IN AND FOR THE SAID COUNTY IN THE STATE AFORESAID DOES HEREBY CERTIFY THAT NAME: TITLE: AND NAME: TITLE: PERSONALLY KNOWN TO ME TO BE THE SAME PERSONS WHOSE NAMES ARE SUBSCRIBED TO THE FOREGOING INSTRUMENT AS SUCH AND RESPECTIVELY, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED THAT THEY SIGNED AND DELIVERED THE SAID INSTRUMENT AS THEIR OWN FREE AND VOLUNTARY ACT AND AS THE FREE AND VOLUNTARY ACT OF SAID CORPORATION FOR THE USES AND PURPOSES THEREIN SET FORTH AND THE SAID TITLE DID ALSO THEN AND THERE ACKNOWLEDGE THAT AS CUSTODIAN OF THE CORPORATE SEAL OF SAID CORPORATION, DID AFFIX SAID SEAL OF SAID CORPORATION TO THE SAID INSTRUMENT AS HIS/HER OWN FREE AND VOLUNTARY ACT AND AS THE FREE AND VOLUNTARY ACT OF SAID CORPORATION FOR THE USES AND PURPOSES THEREIN SET FORTH. GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS DAY OF , 201_ NOTARY PUBLIC COMMISSION EXPIRES OWNER'S CERTIFICATE AND SCHOOL DISTRICT STATEMENT STATE OF ILLINOIS } } SS COUNTY OF COOK } TPS DES PLAINES LLC, A CORPORATION IN THE STATE OF HEREBY CERTIFIES THAT IT IS THE OWNER OF THE PROPERTY DESCRIBED HEREON AS LOTS 1, 2, 3, AND 4 AND AS SUCH OWNER HAS CAUSED SAID PROPERTY TO BE SURVEYED AND RESUBDIVIDED IN THE MANNER HEREON DRAWN. IN WITNESS WHEREOF SAID, INC., IT FURTHER CERTIFIES TO THE BEST OF ITS KNOWLEDGE THE LAND HEREIN DESCRIBED IS ENTIRELY WITHIN THE BOUNDARIES OF ELEMENTARY SCHOOL DISTRICT NO. 21 AND HIGH SCHOOL DISTRICT NO. 214. AS OWNER OF SAID PROPERTY HAS CAUSED THIS CERTIFICATE TO BE EXECUTED BY DULY AUTHORIZED OFFICERS AND ITS CORPORATE SEAL TO BE HEREON AFFIXED THIS DAY OF , 201_ BY: TITLE: ATTEST: TITLE: NOTARY CERTIFICATE STATE OF ILLINOIS } } SS COUNTY OF COOK } A NOTARY PUBLIC IN AND FOR THE SAID COUNTY IN THE STATE AFORESAID DOES HEREBY CERTIFY THAT NAME: TITLE: AND NAME: TITLE: PERSONALLY KNOWN TO ME TO BE THE SAME PERSONS WHOSE NAMES ARE SUBSCRIBED TO THE FOREGOING INSTRUMENT AS SUCH AND RESPECTIVELY, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGED THAT THEY SIGNED AND DELIVERED THE SAID INSTRUMENT AS THEIR OWN FREE AND VOLUNTARY ACT AND AS THE FREE AND VOLUNTARY ACT OF SAID CORPORATION FOR THE USES AND PURPOSES THEREIN SET FORTH AND THE SAID TITLE DID ALSO THEN AND THERE ACKNOWLEDGE THAT AS CUSTODIAN OF THE CORPORATE SEAL OF SAID CORPORATION, DID AFFIX SAID SEAL OF SAID CORPORATION TO THE SAID INSTRUMENT AS HIS/HER OWN FREE AND VOLUNTARY ACT AND AS THE FREE AND VOLUNTARY ACT OF SAID CORPORATION FOR THE USES AND PURPOSES THEREIN SET FORTH. MUNICIPAL EASEMENT GRANT AND PROVISIONS EASEMENTS FOR SERVING THIS PROPERTY AND OTHER PROPERTY WITH WATER MAIN, SANITARY SEWER, STORM SEWER, AND DRAINAGE SERVICES ARE HEREBY RESERVED FOR AND GRANTED TO: THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS APPROVED BY: DIR. OF PUBLIC WORKS AND ENGINEERING THIS DAY OF 2012 ITS SUCCESSORS AND ASSIGNS, TO INSTALL, LAY, CONSTRUCT, RENEW, OPERATE, MAINTAIN AND REMOVE, FROM TIME TO TIME, UNDERGROUND WATER MAINS, SANITARY SEWERS, STORM SEWERS, DETENTION AND DRAINAGE TOGETHER WITH MANHOLES AND OTHER FACILITIES USED IN CONNECTION WITH THEIR USE IN, OVER, UNDER, ACROSS, ALONG AND UPON THE SURFACE OF THE PROPERTY SHOWN WITHIN THE DOTTED LINES ON THE PLAT MARKED "MUNICIPAL EASEMENT", TOGETHER WITH THE RIGHT TO INSTALL REQUIRED SERVICE CONNECTIONS OVER OR UNDER THE SURFACE OF EACH LOT TO SERVE IMPROVEMENTS THEREON, OR ON ADJACENT LOTS, AND TO SERVE OTHER PROPERTY, ADJACENT OR OTHERWISE, AND THE RIGHT TO CUT, TRIM, OR REMOVE OBSTRUCTIONS, INCLUDING BUT NOT LIMITED TO TREES, BUSHES, ROOTS, AND FENCES AS MAY BE REASONABLY REQUIRED INCIDENT TO THE RIGHTS HEREIN GIVEN, AND THE RIGHT TO ENTER UPON THE SUBDIVIDED PROPERTY FOR ALL SUCH PURPOSES. OBSTRUCTIONS SHALL NOT BE PLACED OVER GRANTEE'S FACILITIES OR IN, UPON OR OVER THE PROPERTY IDENTIFIED ON THIS PLAT AS "MUNICIPAL EASEMENT" WITHOUT THE PRIOR WRITTEN CONSENT OF THE GRANTEES, HOWEVER MONUMENT SIGNAGE AND FOUNDATIONS, PYLON SIGNAGE AND FOUNDATIONS, ROADWAYS, DRIVEWAYS, DRIVE AISLES, PARKING AREAS, WALKWAYS, CURB AND GUTTER, SCREEN WALLS AND FOUNDATIONS, RETAINING WALLS AND FOUNDATIONS, LIGHT POLES AND LANDSCAPING, EITHER EXISTING OR PLANNED (THE "PERMITTED OBSTRUCTIONS"), SHALL BE ALLOWED WITHIN ALL SUCH DESIGNATED "MUNICIPAL EASEMENT" AREAS WITHOUT THE NEED FOR GRANTEE'S PRIOR WRITTEN CONSENT. AFTER INSTALLATION OF ANY SUCH GRANTEE'S FACILITIES, THE GRADE OF THE SUBDIVIDED PROPERTY SHALL NOT BE ALTERED IN A MANNER SO AS TO INTERFERE WITH THE PROPER OPERATION AND MAINTENANCE THEREOF. ANY PERMITTED OBSTRUCTIONS THAT ARE REQUIRED TO BE REMOVED OR DISTURBED TO INSTALL, OPERATE, MAINTAIN, REPAIR, AND REMOVE GRANTEES FACILITIES SHALL BE RESTORED TO THEIR ORIGINAL CONDITION BY THE GRANTEE AT THE GRANTEE'S EXPENSE. THE GRANTEE SHALL PROVIDE NOTIFICATION TO THE GRANTOR PRIOR TO THE REMOVAL OR DISTURBANCE OF ANY PERMITTED OBSTRUCTIONS. PUBLIC UTILITY EASEMENT GRANT AND PROVISIONS EASEMENTS FOR SERVING THIS PROPERTY AND OTHER PROPERTY WITH ELECTRIC AND NATURAL GAS AND COMMUNICATIONS SERVICE, WATER MAIN, SANITARY SEWER, STORM SEWER AND DRAINAGE SERVICES ARE HEREBY RESERVED FOR AND GRANTED TO: AT&T, ILLINOIS BELL TELEPHONE CO. (AMERITECH), GRANTEES APPROVED BY: COMMONWEALTH EDISON COMPANY APPROVED BY: , THIS DAY OF NORTHERN ILLINOIS GAS COMPANY (NICOR) APPROVED BY: COMCAST APPROVED BY: WIDE OPEN WEST APPROVED BY: 2012 THIS DAY OF 2012 ,THIS DAY OF 2012 THIS DAY OF 2012 ,THIS DAY OF 2012 THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS APPROVED BY: DIR. OF PUBLIC WORKS AND ENGINEERING THIS DAY OF 2012 THEIR RESPECTIVE SUCCESSORS AND ASSIGNS, JOINTLY AND SEVERALLY TO INSTALL, OPERATE, MAINTAIN, REPAIR, AND REMOVE, FROM TIME TO TIME, FACILITIES USED IN CONNECTION WITH UNDERGROUND TRANSMISSION AND DISTRIBUTION OF ELECTRICITY AND SOUNDS AND SIGNALS, NATURAL GAS, WATER MAIN, SANITARY SEWER, STORM SEWER AND DRAINAGE SERVICES IN, OVER, UNDER, ACROSS, ALONG AND UPON THE SURFACE OF THE PROPERTY SHOWN WITHIN THE DOTTED LINES ON THE PLAT MARKED "PUBLIC UTILITY EASEMENT", TOGETHER WITH THE RIGHT TO INSTALL REQUIRED SERVICE CONNECTIONS OVER OR UNDER THE SURFACE OF EACH LOT TO SERVE IMPROVEMENTS THEREON, OR ON ADJACENT LOTS, AND TO SERVE OTHER PROPERTY, ADJACENT OR OTHERWISE, AND THE RIGHT TO CUT, TRIM, OR REMOVE OBSTRUCTIONS, INCLUDING BUT NOT LIMITED TO TREES, BUSHES, ROOTS, AND FENCES AS MAY BE REASONABLY REQUIRED INCIDENT TO THE RIGHTS HEREIN GIVEN, AND THE RIGHT TO ENTER UPON THE SUBDIVIDED PROPERTY FOR ALL SUCH PURPOSES. OBSTRUCTIONS SHALL NOT BE PLACED OVER GRANTEE'S FACILITIES OR IN, UPON OR OVER THE PROPERTY IDENTIFIED ON THIS PLAT AS "PUBLIC UTILITY EASEMENT" WITHOUT THE PRIOR WRITTEN CONSENT OF THE GRANTEES, HOWEVER MONUMENT SIGNAGE AND FOUNDATIONS, PYLON SIGNAGE AND FOUNDATIONS, ROADWAYS, DRIVEWAYS, DRIVE AISLES, PARKING AREAS, WALKWAYS, CURB AND GUTTER, SCREEN WALLS AND FOUNDATIONS, RETAINING WALLS AND FOUNDATIONS, LIGHT POLES AND LANDSCAPING, EITHER EXISTING OR PLANNED (THE "PERMITTED OBSTRUCTIONS"), SHALL BE ALLOWED WITHIN ALL SUCH DESIGNATED "PUBLIC UTILITY EASEMENT" AREAS WITHOUT THE NEED FOR GRANTEE'S PRIOR WRITTEN CONSENT. AFTER INSTALLATION OF ANY SUCH GRANTEE'S FACILITIES, THE GRADE OF THE SUBDIVIDED PROPERTY SHALL NOT BE ALTERED IN A MANNER SO AS TO INTERFERE WITH THE PROPER OPERATION AND MAINTENANCE THEREOF. ANY PERMITTED OBSTRUCTIONS THAT ARE REQUIRED TO BE REMOVED OR DISTURBED TO INSTALL, OPERATE, MAINTAIN, REPAIR, AND REMOVE GRANTEES FACILITIES SHALL BE RESTORED TO THEIR ORIGINAL CONDITION BY THE GRANTEE AT THE GRANTEE'S EXPENSE. THE GRANTEE SHALL PROVIDE NOTIFICATION TO THE GRANTOR PRIOR TO THE REMOVAL OR DISTURBANCE OF ANY PERMITTED OBSTRUCTIONS. TENTATIVE PLAT TPS DES PLAINES P.U.D. SUBDIVISION MAYOR AND CITY COUNCIL CERTIFICATE STATE OF ILLINOIS } }SS COUNTY OF COOK } APPROVED BY THE MAYOR AND THE CITY COUNCIL OF THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS, AT A MEETING HELD THIS DAY OF 201 SIGNED: ATTEST: MAYOR CITY CLERK CITY FINANCE DIRECTOR CERTIFICATE STATE OF ILLINOIS } }SS COUNTY OF COOK } I FIND NO DEFERRED INSTALLMENTS OF OUTSTANDING UNPAID SPECIAL ASSESSMENTS DUE AGAINST THE LAND INCLUDED IN THE PLAT SHOWN HEREON. FINANCE DIRECTOR OF THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS, THIS DAY OF 201 SIGNED: FINANCE DIRECTOR CITY DIRECTOR OF PUBLIC WORKS AND ENGINEERING CERTIFICATE STATE OF ILLINOIS } }SS COUNTY OF COOK } APPROVED BY THE DIRECTOR OF PUBLIC WORKS AND ENGINEERING OF THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS, THIS DAY OF 201 SIGNED DIRECTOR OF PUBLIC WORKS AND ENGINEERING CITY DIRECTOR OF COMMUNITY AND ECONOMIC DEVELOPMENT CERTIFICATE STATE OF ILLINOIS } }SS COUNTY OF COOK } APPROVED BY THE DIRECTOR OF COMMUNITY AND ECONOMIC DEVELOPMENT OF THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS, THIS DAY OF 201 SIGNED DIRECTOR OF COMMUNITY AND ECONOMIC DEVELOPMENT CITY PLAN COMMISSION CERTIFICATE STATE OF ILLINOIS }SS COUNTY OF COOK APPROVED BY THE PLAN COMMISSION OF THE CITY OF DES PLAINES, COOK COUNTY, ILLINOIS, AT A MEETING HELD THIS DAY OF 201_. SIGNED: ATTEST: CHAIRPERSON SECRETARY I.D.O.T CERTIFICATE THIS PLAT HAS BEEN APPROVED BY THE ILLINOIS DEPARTMENT OF TRANSPORTATION WITH RESPECT TO ROADWAY ACCESS PURSUANT TO S 2 OF "AN ACT TO REVISE THE LAW IN RELATION TO PLATS," AS AMENDED. A PLAN THAT MEETS THE REQUIREMENTS CONTAINED IN THE DEPARTMENT'S "POLICY ON PERMITS FOR ACCESS DRIVEWAYS TO STATE HIGHWAYS," WILL BE REQUIRED. DISTRICT ENGINEER ILLINOIS DEPARTMENT OF TRANSPORTATION SURFACE WATER DRAINAGE CERTIFICATE STATE OF ILLINOIS SS: COUNTY OF COOK TO THE BEST OF OUR KNOWLEDGE AND BELIEF, THE DRAINAGE OF SURFACE WATERS WILL NOT BE CHANGED BY THE CONSTRUCTION OF SUCH SUBDIVISION OR ANY PART THEREOF. OR THAT IF SUCH SURFACE WATER DRAINAGE WILL BE CHANGED, ADEQUATE PROVISION HAS BEEN MADE FOR COLLECTION, DIVERSION, AND DISCHARGE OF SUCH WATERS INTO PUBLIC AREAS OR DRAINS WHICH THE SUBDIVIDER HAS THE RIGHT TO USE AND THAT SUCH SURFACE WATERS WILL BE PLANNED FOR IN ACCORDANCE WITH GENERALLY ACCEPTED ENGINEERING PRACTICES SO AS TO REDUCE THE LIKELIHOOD OF SUBSTANTIVE DAMAGE TO THE ADJOINING PROPERTY BECAUSE OF THE CONSTRUCTION OF THE SUBDIVISION. BY: DATED OWNER BY: DATED ILLINOIS PROFESSIONAL ENGINEER NO. PREPARED BY: HAEGER ENGINEERING, LLC CONSULTING ENGINEERS AND LAND SURVEYORS 1304 N. PLUM GROVE ROAD SCHAUMBURG, IL 60173 TEL: (847)394-6600 FAX: (847)394-6608 PROJECT NO. 11-176 PREPARED FOR: TPS DES PLAINES, LLC SEND NEW TAX BILLS FOR LOTS 5 AND 6 TO: CITY OF DES PLAINES DEPARTMENT OF COMMUNITY DEVELOPMENT 1420 MINER STREET, ROOM 301 DES PLAINES, IL 60016 SEND NEW TAX BILLS FOR LOTS 1, 2, 3, AND 4 TO: TPS DES PLAINES LLC C/O TPS PARKING MANAGEMENT, LLC 200 WEST MONROE STREET, SUITE 1500 CHICAGO, IL 60606 MAIL PLAT TO: CITY OF DES PLAINES DEPARTMENT OF COMMUNITY DEVELOPMENT 1420 MINER STREET, ROOM 301 DES PLAINES, IL 60016 SURVEYOR'S CERTIFICATE STATE OF ILLINOIS } } SS COUNTY OF COOK } SHEET 2 OF 2 I, JEFFREY W. GLUNT, A REGISTERED LAND SURVEYOR, DO HEREBY CERTIFY THAT I HAVE SURVEYED AND RESUBDIVIDED THE FOLLOWING DESCRIBED PROPERTY: PARCEL 1: LOTS 1 AND 2 IN SPEEDWAY ACRES, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 33 TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS EXCEPTING THERE FROM THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTH 87 DEGREES 30 MINUTES 47 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 44.29 FEET TO THE MOST NORTHERLY EAST CORNER OF SAID LOT 1; THENCE SOUTH 58 DEGREES 24 MINUTES 44 SECONDS EAST ALONG SAID NORTH LINE, 44.28 FEET; THENCE SOUTH 31 DEGREES 35 MINUTES 16 SECONDS WEST, 70.87 FEET; THENCE SOUTH 89 DEGREES 42 MINUTES 39 SECONDS WEST, 44.43 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGRES 17 MINUTES 21 SECONDS WEST ALONG SAID WEST LINE, 81.87 FEET TO THE POINT OF BEGINNING. AND PARCEL 2: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE WEST LINE OF ORCHARD PLACE ROAD AND THE SOUTH LINE OF CENTRAL AVENUE, THENCE WEST ALONG THE SOUTH LINE OF SAID CENTRAL AVENUE 93.75 FEET, THENCE SOUTH PARALLEL WITH THE WEST LINE OF THE SOUTHWEST 1/4 AFORESAID 129.16 FEET TO A POINT OF BEGINNING OF THIS TRACT "B" THENCE CONTINUING SOUTH ALONG THE AFORESAID LINE 148.09 FEET, THENCE EAST 150 FEET TO A POINT ON THE WEST LINE OF SAID ORCHARD PLACE ROAD THENCE NORTH ALONG THE WEST LINE OF SAID ORCHARD PLACE ROAD 49.43 FEET, THENCE NORTHWESTERLY 176.35 FEET TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS AND PARCEL 3: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT A POINT IN THE CENTER LINE OF ORCHARD PLACE ROAD 277 FEET 3 INCHES DUE SOUTH FROM THE SOUTH LINE OF CENTRAL AVENUE IN BRESCHE'S ADDITION TO ORCHARD PLACE; RUNNING THENCE SOUTH 87 1/2 DEGREES WEST PARALLEL TO SAID SOUTH LINE 180 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID QUARTER SECTION, 75 FEET; THENCE NORTH 87 1/2 DEGREES EAST 180 FEET TO THE CENTER INE OF SAID ORCHARD PLACE ROAD AFORESAID; THENCE NORTH ALONG THE CENTER LINE OF SAID ORCHARD PLACE ROAD 75 FEET TO THE PLACE OF BEGINNING (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 4: BEGINNING AT A POINT IN THE CENTER LINE OF A HIGHWAY KNOWN AS ORCHARD PLACE ROAD IN THE SOUTHWEST 1/4 OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, A DISTANCE 352 FEET 3 INCHES DUE SOUTH FROM THE SOUTH LINE OF CENTRAL AVENUE IN COESCHS ADDITION TO ORCHARD PLACE, RUNNING THENCE SOUTH 87 1/2 DEGREES WEST PARALLEL TO SAID SOUTH LINE 180 FEET; THENCE SOUTH PARALLEL TO THE WEST LINE OF SAID QUARTER SECTION 50 FEET; THENCE NORTH 87 1/2 DEGREES EAST 180 FEET TO THE CENTER LINE OF SAID ORCHARD PLACE ROAD, AFOARESAID, THENCE NORTH ON THE CENTER LINE OF ORCHARD PLACE ROAD, AFORESAID, 50 FEET TO THE PLACE OF BEGINNING (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 5: THAT PART OF THE WEST 7.14 CHAINS LYING SOUTH OF THE NORTH 703.6 FEET AND NORTH OF THE CENTER LINE OF WILLOW CREEK (EXCEPT THE NORTH 408.25 FEET OF THE EAST 180.0 FEET THEREOF) AND (EXCEPT THE NORTH 402.25 FEET OF THE WEST 291.24 FEET THEREOF) AND (EXCEPT THAT PART THEREOF LYING WEST OF A LINE DRAWN PARALLEL WITH AND DISTANT 50 FEET EAST, MEASURED AT RIGHT ANGLES THERETO, FROM THE CENTER LINE OF MANNHEIM ROAD) AND (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF) OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. ALSO EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MACH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK, THENCE NORTH ALONG SAID EAST LINE OF MANNHEIM ROAD 45.62 FEET, THENCE EAST AT RIGHT ANGLE 6.00 FEET TO A LINE 6 FEET EAST OF AND PARALLEL WITH SAID EAST LINE OF MANNHEIM ROAD, THENCE SOUTH ALONG LAST DESCRIBED LINE 48.00 FEET TO SAID CENTERLINE OF WILLOW CREEK, THENCE NORTHWEST ALONG SAID CENTERLINE OF WILLOW CREEK 6.45 FEET TO THE POINT OF BEGINNING, CONTAINING 0.006 ACRE, EQUIVALENT TO 281 SQUARE FEET, MORE OR LESS. ALSO EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MARCH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK; THENCE NORTH 00 DEGREES 17 MINUTES 21 SECONDS WEST PARALLEL WITH SAID CENTER LINE, 29.50 FEET TO THE NORTH LINE OF A PERMANENT EASEMENT PER DOCUMENT NO. 00110555198; THENCE ALONG SAID NORTH LINE THE FOLLOWING 3 COURSES: 1) SOUTH 68 DEGREES 38 MINUTES 56 SECONDS EAST, 220.46 FEET, 2) SOUTH 80 DEGREES 11 MINUTES 06 SECONDS EAST, 50.41 FEET, 3) SOUTH 70 DEGREES 44 MINUTES 01 SECOND EAST, 138.10 FEET TO THE WEST LINE OF RAILROAD AVENUE; THENCE SOUTH 00 DEGREES 17 MINUTES 21 SECONDS EAST ALONG SAID WEST LINE, 45.75 FEET TO THE AFORESAID CENTER LINE OF WILLOW CREEK; THENCE NORTH 68 DEGREES 38 MINUTES 56 SECONDS WEST, 420.30 FEET TO THE POINT OF BEGINNING. AND PARCEL 6: THE SOUTH 6 FEET OF THE NORTH 1111.85 FEET OF THE EAST 180 FEET OF THE WEST 7.14 CHAINS OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT THEREFROM THE EAST 30.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. AND PARCEL 7: THAT PART OF LOT 1 IN SPEEDWAY ACRES, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 33 TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTH 87 DEGREES 30 MINUTES 47 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 44.29 FEET TO THE MOST NORTHERLY EAST CORNER OF SAID LOT 1; THENCE SOUTH 58 DEGREES 24 MINUTES 44 SECONDS EAST ALONG SAID NORTH LINE, 44.28 FEET; THENCE SOUTH 31 DEGREES 35 MINUTES 16 SECONDS WEST, 70.87 FEET; THENCE SOUTH 89 DEGREES 42 MINUTES 39 SECONDS WEST, 44.43 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGRES 17 MINUTES 21 SECONDS WEST ALONG SAID WEST LINE, 81.87 FEET TO THE POINT OF BEGINNING. AND PARCEL 8: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MARCH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK; THENCE NORTH 00 DEGREES 17 MINUTES 21 SECONDS WEST PARALLEL WITH SAID CENTER LINE, 29.50 FEET TO THE NORTH LINE OF A PERMANENT EASEMENT PER DOCUMENT NO. 00110555198; THENCE ALONG SAID NORTH LINE THE FOLLOWING 3 COURSES: 1) SOUTH 68 DEGREES 38 MINUTES 56 SECONDS EAST, 220.46 FEET, 2) SOUTH 80 DEGREES 11 MINUTES 06 SECONDS EAST, 50.41 FEET, 3) SOUTH 70 DEGREES 44 MINUTES 01 SECOND EAST, 138.10 FEET TO THE WEST LINE OF RAILROAD AVENUE; THENCE SOUTH 00 DEGREES 17 MINUTES 21 SECONDS EAST ALONG SAID WEST LINE, 45.75 FEET TO THE AFORESAID CENTER LINE OF WILLOW CREEK; THENCE NORTH 68 DEGREES 38 MINUTES 56 SECONDS WEST, 420.30 FEET TO THE POINT OF BEGINNING. EXCEPT THAT PART OF THE SOUTHWEST QUARTER OF SECTION 33, TOWNSHIP 41 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FURTHER DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE EAST LINE OF MANNHEIM ROAD AS DEDICATED PER DOCUMENT NUMBER 20088837, RECORDED MACH 20, 1967 IN THE RECORDER'S OFFICE OF COOK COUNTY, ILLINOIS AND THE CENTER LINE OF WILLOW CREEK, THENCE NORTH ALONG SAID EAST LINE OF MANNHEIM ROAD 45.62 FEET, THENCE EAST AT RIGHT ANGLE 6.00 FEET TO A LINE 6 FEET EAST OF AND PARALLEL WITH SAID EAST LINE OF MANNHEIM ROAD, THENCE SOUTH ALONG LAST DESCRIBED LINE 48.00 FEET TO SAID CENTERLINE OF WILLOW CREEK, THENCE NORTHWEST ALONG SAID CENTERLINE OF WILLOW CREEK 6.45 FEET TO THE POINT OF BEGINNING, CONTAINING 0.006 ACRE, EQUIVALENT TO 281 SQUARE FEET, MORE OR LESS. IN THE MANNER REPRESENTED ON THE PLAT HEREON DRAWN AND THAT SIAD PLAT IS CORRECT REPRESENTATION OF SAID SURVEY AND RESUBDIVISION. DIMENSIONS ARE SHOWN IN FEET AND DECIMAL PARTS THEREOF. I DO HEREBY FURTHER CERTIFY THAT UPON COMPLETION OF CONSTRUCTION, IRON PIPES AT ALL INTERIOR LOT CORNERS AND POINTS OF CHANGE IN ALIGNMENT WILL BE SET, AS REQUIRED BY THE PLAT ACT (765 ILCS 205/0.01 ET SEQ.). I FURTHER CERTIFY THAT ALL EXTERIOR CORNERS OF THE SUBDIVISION HAVE BEEN MONUMENTED PRIOR TO RECORDATION OF THE SUBDIVISION PLAT AND THAT CONCRETE MONUMENTS HAVE BEEN SET AS REQUIRED. I FURTHER CERTIFY THAT THE ABOVE DESCRIBED PROPERTY IS WITHIN THE COPORATE LIMITS OF CITY OF DES PLAINES, COOK COUNTY, ILLINOIS, WHICH HAS ADOPTED A COMPREHENSIVE CITY PLAN AND IS EXERCISING THE SPECIAL POWER AUTHORIED BY DIVISION 12 OF ARTICLE 11 OF THE ILLINOIS MUNICIPAL CODE. I FURTHER CERTIFY THAT BASED ON INFORMATION PROVIDED ON THE FLOOD INSURANCE RATE MAP COMMUNITY - PANEL NO. 17031C0357J AND 17031CO219J DATED AUGUST 19, 2008 PRODUCED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) FOR COOK COUNTY, ILLINOIS, THE PROPERTY SHOWN AND DESCRIBED HEREON IS LOCATED WITHIN ZONE X, WHICH IS DEFINED BY FEMA AS "AREAS OF 0.2% CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WIDTH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD".AND THAT THE ABOVE DESCRIBED PROPERTY IS SITUATED WITHIN 500 FEET OF A SURFACE DRAIN OR WATER SERVING A TRIBUTARY AREA OF 640 ACRES OR MORE. THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY SURVEY. SCHAUMBURG, ILLINOIS APRIL 13, 2012— DRAFT FOR REVIEW REVISED MAY 9, 2012 - (ADDED LOT AREA TABLE ON SHEET 1) BY: ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 3695 `P• 101E11l/I��o�i • S `' •'JEFFREY W. •`/ no GLUNT *C. v �o 035-3695 ;� = SCHAUMBURG,,'..� �I�JJ,•.ILLI LOIS •'Q* � x%111111 v ��```, EXPIRES 11-30-12 HAEGER ENGINEERING LLC ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-003152 CONSULTING ENGINEERS AND LAND SURVEYORS 1304 N. PLUM GROVE ROAD SCHAUMBURG, ILLINOIS 60173 TEL: 847/394-6600 FAX: 847/394-6608 Plot Date: May 14, 2012- 10:41 pm Plotted By: todd-s Layout: PIa12 of 2 11-176 File Name: P:A2011A11176ADrawingAFinal Survey\l 11 76 -TENTATIVE PIAT OF SUBDIISION.dwg © 2012 Haeger Engineering, LLC TPS Des Plaines PARKING STRUCTURE DES PLAINES, ILLINOIS • ��heParkingSpot • a ••ate • S. • w• The Parking Spot 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph www.theparkingspot.com WALKER PARKING CONSULTANTS 505 Davis Road Elgin, IL 60123 847.697.2640 Ph 847.697.7439 Fax www.walkerparking.com CIVIL C1.0 C2.0 C3.0 C4.0 C5.0 C6.0 C7.0 C8.0 C8.1 C9.0 010.0 CONCEPT SITE PLAN FOR P.U.D. APPROVAL OWNERSHIP EXHIBIT AERIAL EXHIBIT ZONING EXHIBIT EXISTING CONDITIONS TOPOGRAPHY EASEMENT EXHIBIT PRELIMINARY PAVING & SIGNAGE PLAN PRELIMINARY UTILITY PLAN 150 -FT FIRE HYDRANT RADIUS EXHIBIT PRELIMINARY GRADING PLAN SUBDIVISION OVERLAY PLAN LANDSCAPING L-100 L-101* PRELIMINARY EXISTING TREE REMOVAL PLAN PRELIMINARY PLANTING PLAN ARCHITECTURAL A-100 A-101 A-102 A-103 A-104 A-105 A-105 A-201 ISOMETRIC GROUND TIER PLAN SECOND TIER PLAN THIRD TIER PLAN FOURTH, FIFTH & SIXTH TIER PLAN TOP TIER PLAN ROOF PLAN BUILDING & SIGNAGE ELEVATIONS Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. ti PROJECT SITE LOCATION PLAN% NORTH Architect: Wright Heerema Architects 120 S. Dearborn, Suite 200 Chicago, Illinois 60603 312.913.1010 Ph 312.913.1917 Fax Civil Engineer Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax Landscape Architect: Site To Place, Inc. 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax PRELIMINARY P.U.D. REVIEW APRIL 73, 2072 * REVISED MAY 512012 TODD SHAFFER 1 I 2 I 3 I 4 I 5 I 6 I 7 I 8 x x s \ li,,"' 9e'fi .`o e 6pa„o, !y.o 'S roti- �e'1, Geo, Conc / 2.5'R / S- 9 Cha' 0166 CA Trans former 28'R Cross walk Utility Pedestals Typ. Sign 1'x1' steel Plat Steel Plate Conc Planter 34.67' Trash Enclosure Lot Line ALF PARK 90 \ e„,fie 0 N Afr 13.5' 10.00' 5' PCC Walk RESTAURANT o ±4,000 SF o F.F. 640.00 •0 26 5' 19' Menu Board T 10'R Cross -lk 1.5'R 28'R LOT VALET 11 II II II !I ff� VALET IIIIIIIII E111111111 1111 11 ■ ILII/ Pc 0 70.17' BL-BLD Cross walk VALET It 4.5' B -PL SELF PARK EXIT CAR WASH AREA Pc O Ell 407 x II L m a Existing Overhead Wires to Remain ELECTRICAL ROOM III III MANNHEIM ROAD NOTE: IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED DEVELOPMENT. Conc \n/all w/ Metal Rail Conc wall w/ MetaL Rall 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 4.5' ■ B -PL Side Curb 4.5' B -PL Column for Canopy SELF PARK/ VALET EXIT PARKING OFFICE/ VALET WAITING ROOM 2•' F F 26 5' 19' B -F 71.17' 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 (See Garage Plans) Concrete Apron (By Developer) • w 0 Monument Sign Transformer -227 PARKING STORAGE ROOM Detectable Warning Typ. 38.50' VALET EXIT 28'R 2.5'R Trash Enclosure Crosswalk BLD -BLD Cc m L L ro CO IIIIIIIII ►' rIIIIIIIII = III1,.11 6 IIIA II �-I Conc wall w/ Metal Rall Rip Rap I II IN II 60' 28' II II I II I II 8” PVC ” \ 272 II II x I x x x • Rip Rap dr) teav Concrete Apron (By Developer) Rip Rap aggave Relocate Utility Pole Utility Pole With Down Feed Cc g 63 7.22 110 -me 7-22077k Conc wel Metal Fence 272 222 4 46..L-6-6 mkUJ mee- Pip Pap 272 Pip Pap a_e- cirn Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. -007 007 / / \ 44. r / / MATCHLINE SEE BELOW LEFT 222 POW Marker ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. (VA CA T\E D N -82 - 11, itk,, _____ ...._ ,. _____ ......., ____ ......,_,.... ___ -...,....... , ___ ,,, ..........,,,L ,. , ___ ,........,„ ....,„ , .....,.....,,, , -...,,, -....:,.,..,,, Conc 222 222 222 222 222 Conk Wall ve/Metal Fence MATCHLINE SEE ABOVE RIGHT LOT AREA SUM MARY: NORTH 15 0 30 B -B F -F E -E B -PL B -BLD BLD -BLD NOTES: DIMENSION LEGEND Back of Curb to Back of Curb Face of Curb to Face of Curb Edge of Pavement to Edge of Pavement Back of Curb to Property Line Back of Curb to Building Building to Building 1. All dimensions are to back of curb, face of wall and face of building unless otherwise noted. 2. Refer to Plat of Subdivision for additional lot information. Pervious Area = 0.574 Acres 11.8% Impervious Area * = 4.282 Acres 88.2% Total Area (Lots 1 to 6) = 4.856 Acres 100.0% * Includes building, pavement, walk, curb & gutter, etc. OVERALL PARKING SUMMARY: * Not Including the valet spaces ** Not Including the two (2) hotel check-in / drop-off spaces Parking Garage Summary: 1,815 Spaces Not Including the Valet 36.3 (HC Required by City = 2% of the above) 38 HC Spaces Provided Parking Garage Lew! Standard Stalls HC Stalls TOTAL Parking Garage (Standard & HC)* = 1,738 35 1,773 Parking Garage (Valet) = 587 N/A 587 Surface Lot ** = 39 3 42 Total = 2,364 38 2,402 * Not Including the valet spaces ** Not Including the two (2) hotel check-in / drop-off spaces Parking Garage Summary: 1,815 Spaces Not Including the Valet 36.3 (HC Required by City = 2% of the above) 38 HC Spaces Provided Parking Garage Lew! Standard Stalls Compact Valet Car Accessible Van Accessible TOTAL 97,020 SF Parking Garage Fourth Lew! Total Floor Area: 114,035 SF Parking Garage Fifth Lew! Total Floor Area: 114,035 SF Parking Garage Sixth Lew! Total Floor Area: 114,035 SF Parking Garage Top Lew! Total Floor Area: 114,035 SF Parking Garage Total Floor Area Summary: 768,803 SF Hotel Ninth Floor Area: 11,660 SF Hotel Total Floor Area Summary 104,940 SF Fifth Tier = 364 0 0 7 0 371 Sixth Tier = 364 0 0 7 0 371 Parking Garage Sub -Total = 1,738 0 587 29 6 2,360 35 PARKING GARAGE (7 -LEVEL) AREA & HEIGHT SUMMARY: Parking Garage Ground Lew! Total Floor Area: 114,035 SF Parking Garage Second Lew! Total Floor Area: 101,608 SF Parking Garage Third Lew! Total Floor Area: 97,020 SF Parking Garage Fourth Lew! Total Floor Area: 114,035 SF Parking Garage Fifth Lew! Total Floor Area: 114,035 SF Parking Garage Sixth Lew! Total Floor Area: 114,035 SF Parking Garage Top Lew! Total Floor Area: 114,035 SF Parking Garage Total Floor Area Summary: 768,803 SF Maximum Building Height (See Elevations): RESTAURANT (1 -STORY) AREA & HEIGHT SUMMARY: Restaurant Floor Area:I Maximum Building Height (Subject to Change): I HOTEL (9 -STORY) AREA & HEIGHT SUM MARY Hotel First Floor Area: 11,660 SF Hotel First Second Area: 11,660 SF Hotel Third Floor Area: 11,660 SF Hotel Fourth Floor Area: 11,660 SF Hotel Fifth Floor Area: 11,660 SF Hotel Sixth Floor Area: 11,660 SF Hotel Se\ienth Floor Area: 11,660 SF Hotel Eighth Floor Area: 11,660 SF Hotel Ninth Floor Area: 11,660 SF Hotel Total Floor Area Summary 104,940 SF Maximum Building Height (Subject to Change): HOURS OF OPERATION: Parking Garage: Twenty Four (24) Hours a Day - Seven (7) Days a week T.B.D. Hotel: Twenty Four (24) Hours a Day - Seven (7) Days a week Building Setback Notes: 1. The proposed building setback is 5 -ft with respect to the overall EXTERIOR perimeter boundary of Lots 1 to 4. 2. The proposed building setback with respect to the INTERIOR Shared Lot Lines for Lots 1 to 4 is ZERO feet. 3. No buildings are proposed on Lot 5 (Willow Creek) and are specifically prohibited. 4. The existing billboard sign on Lot 6 shall remain in place. No buildings are proposed on Lot 6. 1 2 3 4 5 6 7 w oz ce co co 0 CNI CD CNI CO LU CO co co Tr co 03 ca To tp Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 312.913.1010 Ph 312.913.1917 Fax • (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: JOT CHECKED BY: TAS SHEET TITLE: CONCEPT SITE PLAN FOR P.U.D. APPROVAL C . 0 N N tr) P: \2011 \11176\DRAWINGS\PRELIMINARY\C2.0 (OWNERSHIP EXHIBIT).DWG F E D C B A X „flOW Ma ker 9' N 2.64' W Conc Philter Open Grate Inlet Found Iron • o at Corner Found Mo od 3.19' NW'rly lkP:Alit!%j;N' 44114: '..:7*1t44: e,., 3 �! }• COej�(i Conc �r n ,• Cr a� 09 4-4. t wee111 14 14 \� \ '4:::'''' N:1':!0.,; , _ . 4,4 dk Il 1"%.*, �V \ • 11 n \ VIi �IIII, I� • :11.1';!: P P 4:: '111. 11 ' 'P' ' : 6-44; :bli:' IN II 441 Ito W 444, _ _ ,4:, , , P P P P P le a; N.' • P PP P P ,;,::::::iit,,,:!0::041::, _ ,s,., :::::1>i:, 1111,,i:Itt,p,111; ,,,,, ,,,,,i, lori •• 1' 4 '''''''' 44It 'Alet4, II II II II • II II i► o P P 4 v w South Line of the North 703.60' of th Southwest 1/4 of Section 33-41-22 2 South Line of Orchard Avenue Y _Y - \ A E \ f r -ir 40e 93.75 -1_ Point of Commencement e4.9. Parcel 2 yr wee • ♦4 of \ Faun Pipe 4.39' NE' r & 0.37' W Found Iron e at Corner \ \ \ O 4 N \ \ \ i NORTH 25 0 50 Scale: 1" = 50' N Conc Wall w/ Metal Rail Cone Wall w/ Metal Rail 60' 50' Owner, McDonalds Corp. Cone Wall w/ Metal Fence Cone Wall w/Metal Fence Found PK Nail Online Found PK Nall Online Publk Utility Easement Per Doe. No. 85182521 Found PK Nall 0.73' E S Online Found Cross Notch Online Conc Well yv/ Me HI Fence Found PKYPaiI Online hb hb \ ROW darker Online 2 3.11' NW'rly \ b � Found Mon Pipe 2.58' Ni 0.37'W c:'?h Found Cross No 3.72' SW'rly 2 Online G.\ EXISTING OWNERSHIP CITY OF DES PLAINES EXISTING Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. AJN I I I II 6 50' H 50' 44.29 N 87° 3r 47 B1 B NI 5598'1 61 00 1 8.0 II 50' w 60' ni7 h II 0 VI h h C,4 w 4 4 \ t. \ 1 \ s \ r. R S x\1413;1.;.... .. NI t`�. is \ South Line of the North 703.60' of the Southwest 1/4 of Section 33-41-22 & %93.75_ South Line of Orchard Avenue O Point of Commencement e! 2 _. • ••••• ••••• •••••••••••• • • • • • • • • • • • • • • • • • • • • • • + • • • • • • • • • ♦ ♦ ♦ ♦ ♦ ♦ •♦ ♦ •♦ ♦ ♦ ♦ ♦ • • • • • • • • • ♦ ♦ ♦ •� • • • • • • •• • ♦ ♦ ♦ • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •.• • ••••• (q;®•®••••••• •• •• •• • -4. 4 •yr•• •♦ •♦ ••• • + • + IF.f 64® 00 • • • • • 4 • • • • • • • ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••••••••• ••••••• ••••••• 50' N • as op vrI N • • • • • • • • 0 4.. • • N 6 0' N N ro et L 0 INN N NORTH 25 0 50 N Public Utility Easemen Per Doc. Alm 85182521 PROPOSED OWNERSHIP CITY OF DES PLAINES TPS DES PLAINES, LLC PROPOSED H CD t) LLI ill:oC 73 CL CO CO 0 co 1.0 LIJ c0 co co co oo ca To x C LU E Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 15 120 S. Dearborn, Suite 200 Illinois 60603 312.913.1010 Ph 312.913.1917 Fax • cf) a) co a) (r) ce DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION CNI z PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: OWNERSHIP EXHIBIT C2.0 JASON HARNISH 12: 23:15 AM P: \2011 \11176\DRAWINGS\PRELIMINARY\C3.0 (AERIAL EXHIBIT).DWG 2967 Mannheim Road P.I.N. 09-33-305-013 (Part of) M=b-waymiri FM111111611.9' 1;it -Excluded from Parcel 1 MOW* ▪ — 44 14'4711°,- 1 2967 Mannheim Road P.I.N. 09-33-305-013 (Part of) 41.." PARCEL 2 2988 Orchard Place P.I.N. 09-33-305-002 LL Arkw,„ kri4:tiT4whpi:It it... 2967 Mannheim Road P.I.N. 09-33-305-014 41•16 PARCEL 3 3036 Orchard Place P.I.N. 09-33-305-005 PARCEL 4 3010 Orchard Place P.I.N. 09-33-305-006 PARCEL 6 3010 Orchard Place P.I.N. 09-33-305-009 " 2- '" • ,„" • 3003 Mannheim Road P.I.N. 09-33-305-010 (Part of) 41. Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. 1 2 3 4 5 6 7 8 re g E o E ILI• c .. ka v E ca Z CO Cv) U-.1 c .0 w E • 0 0 " c) 2 as _o ce E:.3 z• co _ 0) icsi ru :E.' Tr a) c EL ..!) 20 4 en A CD C \I ''' > _I N: r•-. ; ca >. 2 0 e (0 (0 ace 8 .0,- 4: 4: 0 o < (/) .c o_ in L.T.i op op o) 45 c la .- Ca I- o Ca 4= 0- E ir) 8 ▪ p g E Landscape Architect Site to Place, Inc. 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Civil Engineer Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 120 S. Dearborn, Suite 200 Chicago, Illinois 60603 312.913.1010 Ph 312.913.1917 Fax 0 • • • • 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION C•1 •*— d z PROJECT NO: 31-7259.10 DRAWN BY: JOT CHECKED BY: TAS SHEET TITLE: AERIAL EXHIBIT C3.0 XISTING ONDITIONS OPOGRAPHY P:\2011\11176\DRAWINGS\PRELIMINARY\C5.0 EXISTING CONDITIONS.DWG 4/12/2012 8:17:34 PM TODD SHAFFER F E D ss. C B A Ez VaLve Vault- Rim 639.30 T/P N/A ( N$I 632.80 Top of Silt Pipes Not VisibLe .1- ...lie.,.. . -FT V1 e ) Tautt Rim`638A3 TFp 633 48-(fll AC 6 664.49 C 664.4 >S C6 Ex Inge 9 Rm 63832 ... T/Waj_e 63447 nv 633 2 (18 SE) nv E 3 .2:1F)p(}- 6 fKCB Gr 53560mv 63 ( 5b 6 ya Ex Valve Vault - 4 I Rim 639.81 S ill II T/P 632.91 IN Ex Tel Manhole Rim 638.65 ill C ilk A big Ex Hydrant9 Sz2 FG 638.93 SAN PAINT MARK �� I Ex VaLve Box Rim 639.41 C6 D Ex CB Gr 637.91 Inv 633.81 18" RCP 5 C p °3 6 89 Water 63371-y nv 63431118" NIS Inv 633.31 118-2SI Fpxund. Iro •ip �aubdIra B b o TC 5 Ex Stm MH Rim 639.53 T/Water 630.53 Inv 628.63 148" RCP N,SI A 63 522 0 p 563g oCaa_ 639453 0 Inv 636.12 66 S B °n b�' \ \9 \ OJ heel Stops \ o undir on Pipe 4.34 Ex San MH Rim 639.30 Inv 633.20 Ex CB Gr 637. let Steel Plat q � e q. 6ya 1'x1' steel Plate +.9 Inv 63 03T' u 303 un'on Pipe 006`5&b: 99 Gay 51 45 (8" DIP N) Ex Ce Gr 638.18 Inv 635.78 (8" RCP SE] Ex Stm MH Rim 638.50 Inv 635.80 (8" RCP NE) Inv 634.40 (12" RCP El Ex San MH Rim 638.81= Inv 625.21 (12" Clay N S] Inv 631.51 (8" Drop W) 116.62' 30 Rx InLet Rim 638 20 Inv ny 635 .08.oa le" RCP w1 Conc Planter Ex San MH Rim 639.21 Inv 625.49 (12" Cla Ex Inlet Rim 638.11 Inv 635.66 (8 RCP EI Ex Stm MH Rim 638.44 Inv 635.67 18" RCP WI Inv 633 59 110" RCP S W I C N,$) C 639 p 639 39 43 0e 39 30 Ex Tel Manhole Rim 638.53 s 1 Story Brick & Frame 115.36' Assumed Gas Service 01 90 xb3 Metal Pillar-(TYP, 9 Found Iron Pipe 1.24' N & 1.06'W 01 37.42 635.87 (8' RCP SE) 635.82 (8' RCP SW) 96 263y anitary .. ewer & ,Water Se • Grass Coni Under Canopy m MH 9.03 5.78 (8" RCP NE) 5.63 (8" RCP SWI Inv6 1U Inv 6 Gr 637.57 • Inv 636.17 (1Ti RCP SW,SE) 7,193 Ai RS End of Sewer w Not Known'. b Ex CB Gr 637.63 -. Inv 636.43 LB" DIP 'a 60 oHW 9 Gr 638.25 RCP NE) ' RCP SW) 6 b 9 .t Chain Link Fence N Found Iron Pipe 0.23' S & 0.1TW _o_- PARCEL 2 %7 PARCEL 3 Ex San MH Rim 639.53 Inv 625.98 (10- Clay s) Inv 623.98 (10- Clay N) 9 x36 9.)S-).\ x639r 002 Ex San MH Rim 638.5P Inv 626.08 112" Clay N] Inv 625.4] Hr' Gay W) • Ex Valve Vault Rim 638.74 T/P 631.44 Ex 7m,Le Box Rim 639.94\ Ex Hydrant FG 639.91 PARCEL 4 Story Brick & Frame 51.96 Gas Pipe on BLdg 30y3 -3001+ 1? ..- --x43- - 65N&Onre_ 9't Vis -92x-,6 9 4 Ex Valve VauLt b3- Rim 639.28 T/P. 635.98.14") Ex Hydrant FG 638.93 Ty06 3 0.6 'Chain Link Fence Ex San MH Rim 637.26 Inv 629.69 (8" PVC NI Inv 628.86 (8" DIP S) Inv 627.49 I8" Clay El 63309R 63 PARCEL 6 04 x63 Brush Line 0 319 C,i W3IS o No, - 6t- a aorq+ 0 90 (1/4 Wel 'eV coo amnv 47, 48(o. e s^e v Ex San MH Rim 637.75 Inv 626.35 110" CLay N,SI Inv 626.35 (8" CLay W) h NORTH 15 0 30 Scale: LEGEND 0 0 OI <OD TT TT T T 0 T V P XXX.XX xxx.xx XXX.X + Y Manhole Catch Basin Inlet Clean Out Storm Sewer Sanitary Sewer Combined Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole Wth Mast Arm Traffic Signal Traffic Signal Wth Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy Wre Utility Pole Telephone Manhole Telephone Line Curb & Gutter Depressed Curb Retaining Wall Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core NOTES: 1. REFER TO TOPOGRAPHIC SURVEY PREPARED BY HAEGER ENGINEERING LLC DATED 04/13/2012 FOR ADDITIONAL INFORMATION. (JOB NO. 11-176A) 2. THE LOT LINES ON THIS PLAN REFLECT THE EXISTING LOT LINES PRIOR TO THE PROPSOED PLAT OF SUBDIVISION Ex ViLve B Rim 638.80 Ex Valve Vault Rim 638.80 T/P 631.50 Conc Wall w/ Metal Rai 'ER# 810 Cross NOTeh N: 1942588.4820 E: 1106189.2260 Elev.: 639.80 li 0 Ex Valve Vault- Rim 638.89 T/P 633.79 (10" DIP N,S) 001'.. c Ditch C nc WaLl w/ Metal Rail 0 Ex Culvert Ex San MH Rim 639.09 nv 627.59 TP 635.35 (8" DI 6 39 vS 43 Conc Wall w/ Metal Rail 6" PVC Rip Rap Ex San MH Rim 639.01 Full of Mud No Visible inverts C 6`39 9 P 00 b'S e Ex Tel Manhole Rim 639.91 Brush Line Rip Rap 2" PVC Conc Ws)) al Fence 1 P -a Rip Rap Ex VaLve Vault Rim 639.05 T/P 633.75 (6" DIP NSI 93 xb Existing Floodplain (Per Elevation) Iail�In= (VA CAT\ED) Public Utility Easement Per Doc. \No. 85182527 Ex San MH Rim 636.23 Inv 626.83 (10" Clay N,S,E) To Ex Lift Station ole 12 DIP Ex San MH Rim 638 43 Inv 627 13 9 9 RdP fld9e X30 •... \ \ �\ <. ndhion 6a Yp ""--> \ \ 30.5 on ta9aa.43/30 - �( S, 2072 I �.2)2 /p Rap 30 6 60' 50' 9 e Ex CB Gr 637.12 ti Conc Wall w/ Metal Fence Ex San MH Rim 636.28 Inv 627.13 110- Clay NSI 6y Kbry Conc WaLl w/Metal Fence 35'1- b Rip Rap 630 12" PVC Inv 630.43 Copyright 2012. All rights reserved. No part of this document may be reproduced in any form Ex CB cz or by any means without permission from Walker Parking Consultants/Engineers, Inc. • 7 Valve Box Rim 638 54 Ex San MH Rim 63908 Inv 62898 LU LU LL LU la t en 0 = a) 45 LU CO as To co 4 in CO LIJ CO 1.0 Haeger Engineering CO r CC CO CL r CO CO 4 co co co r CO CO CO co E CO 2 CO 0 to to • • 200 W. Monroe Street Illinois 60606 CO 0 CO • CD Lt cc DES PLAINES, re IX 0 o 0- ci c0 !CI.IPCT Nn. 11-795Q 1n AWN BY: J DT IECKED BY: TAS !RFT TITI F. N N N P: \2011\11176 \DRAWINGS\PRELIMINARY\C6.0 EASEMENT EXHIBIT.DWG F E D C B A x �OW Ma ker 9' N 2.64' W 0 Open Grate inlet Found iron • o at Corner Found Mo od 3.19' NW'rly c/4 South Line of the North 703.60' of th Southwest 1/4 of Section 33-41-22 t South Line of Orchard Avenue Fee Mo 46 Conc N 0\ _Y - f. r V __ N i, .. 93.75 'I1_ Point of Commencement eir' Parcel 2 p\P asP of I Faun 4.39' NE's Found Iron at Corner Pipe t 0.37' W \ e \` \ \ \ \ \ 0 \ \ \ \ 4 A- N \ Cane P/Mter Conc Wall w/ Metal Rail PARCEL 2 PIN: 9-33-305-002 2988 Orchard Pl. 114.08' PARCEL 3 PIN: 9-33-305-005 3036 Orchard Pl. \ PARCEL 4 PIN+ 9-33-305-006 3010 Orchard Pl. Found Iron 0.83' N t On Line Cone Wall w/ Metal Rail 60' 50' Owner. McDonalds Corp. Cone Wall w/ Metal Fence hb EXISTING EASEMENT LEGEND ROW darker Online t 3.11' NW'rly \ b � EXISTING EASEMENTS PER DOC. NO. 2650331 & DOC. NO. 20090605 TO BE VACATED EXISTING EASEMENT PER DOC. NO. 0011055198 IN FAVOR OF THE CITY OF DES PLAINES. 741/41, ae A \ \ :t _.. r Public Uti81y Easement Per Doe. No. 85182521 \ Cone Wall w/Metal Fence Found PK Nall Online Found PK Nab Online Found PK Nab 0.73' E t Online Found Cross Notch Online Conc Wall yv/ Me HI Fence ° Found PKNail Online Found iron Pipe 2.58' Nt 0.37'W :'?h Found Cross Notch 3.72' SW'rly t Online \ \ NORTH 25 0 50 Scale: 1" = 50' \ \ G.\ NOTE: PER THE ALTA SURVEY PREPARED BY HAEGER ENGINEERING LLC DATED APRIL 13, 2012 (#11176B) THE ONLY EASEMENTS THAT ARE PRESENT ON THE SUBJECT PROPERTY ARE THE EASEMENTS PER DOC. NO. 2650331, DOC. NO. 20090605, & DOC. NO. 0011055198. EXISTING Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. I �I I I( 6 \ 50' \ 50' 44.29 \ N 87° 3r'47 61 00 1 8.0 X to _ ?1 •••• •• \ South Line Southwest South Line r� I Y of the North 703.60' of the 1/4 of Section 33-41-22 & of Orchard Avenue l4 Y N 93.75 0 1,7 Point of Commencement Par 74 \ \ \ \ \ 9 O \ 0 N 89° 42' 3 u LJ BUT \ VALET \ \ om% vrI \ \ \ /leN q N N N N N VALET . - ..... ..... ............ +++++ ........... ........ ........ ...... + ......... .......y ........ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ . . . . . . . . ++++++++141 ..V' 6 0' \ \ \\\\\ \\\ \\\ \ \\\ \ \\\ \ \\\ \\\ \ \ \\\ \ \\\ \\\ \ \\\ \ \\\ \\\ \ \\\ \\\ \ \ \\\ \ \\\ \\\ \ \\\ \\\ \\\ \\\ \\\ \ \\\\\\\:\\\ \ \\\ \\\ \ \\\ \\\ \ \\\ \\\ \ \\\ 11\\A\\ \\ \ \\\ \ \\\ \\\\ \ \ III I� � v iv 11 i N\ Ill / \ \ \ NORTH 25 0 50 SELF PARK EXIT CAR WASH AREA S LF PARK /////4/;/ 4 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 SELF VALET EXIT PARKING OFFICE/ VALET WAITING ROOM 50' 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 PARKING STORAG ROOM VALET EXIT csti Jr VALET if Jp7o 45 .0 60' ONLV 50' • — ./.......-/-'-v----__---__.--- ,--___-__2 PROPOSED EASEMENT LEGEND • 1111: \r:Th:\ N N Public Utility EoWsemen Per Doc. No. 85182521 PROPOSED "PUBLIC UTILITY" & "MUNICIPAL EASEMENT" PROPOSED "MUNICIPAL EASEMENT" PROPOSED LLI 40. ce Lu co co op ca To To E Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 120 S. Dearborn, Suite 200 Illinois 60603 312.913.1010 Ph 312.913.1917 Fax co (r) cn DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION CSI z PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: EASEMENT EXHIBIT C6.0 Landscape Architect Civil Engineer TODD SHAFFER 4/13/2012 4:16:45 AM P: \2011 \11176\DRAWINGS\PRELIMINARY\C7.0 PAVING PLAN.DWG 1 I 2 I 3 I 4 I 5 I 6 I 7 I 8 Sign 1'x1' Steel Plate Steel Plate I II x Existing Billboard to Remain Conc -9 F /4e \ \ \ \ \ O \ \ .....n......... m .. 0 .swum ...4J. \ .0/ (-) ,f/ \ MANNHEIM ROAD NOTE: IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED DEVELOPMENT. Conc Wall w/ Metal Rail Conc Wall z z z -cc JY I/ N EL I y / \ 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 UN 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 ORCHARD PLACE I RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" ND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. MATCHLINE SEE BELOW LEFT Conc Walk II ap III one Wal N N 0 E ROW Marker z�\ sos ron Conc Wall w/ Metal Fence see 0 \ w/ Metal Rail I I I II II I II Conc Wall Rip Rap Rip Rap Canc Walk dirui Conc we Metal Fence Conc \A/all w/Metal Fence ze't UJ 222-222 Rip Rap FRS - Rip Rap Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. kogne- IID• II LI III III 1 I1 III lii ii 1 lo 11 MATCHLINE SEE ABOVE RIGHT NORTH 15 0 30 E l E l E l E l E l E l E l E l PAVING LEGEND Bituminous Pavement Hot Mix Asphalt Surface Course, Mix C, N50 Hot Mix Asphalt Binder Course, IL -19.0, N50 -Prime Coat (0.25 gal/sq yd) -8" Aggregate Base Course,Type B, Crushed Heavy -Duty Bituminous Pavement Hot Mix Asphalt Surface Course, Mix C, IL -19.0, N50 Hot Mix Asphalt Binder Course, IL -19.0, N50 -Prime Coat (0.25 gal/sq yd) -10" CA -6 Crushed Aggregate Base Course Concrete Sidewalk -4" Portland Cement Concrete -6"x6" W1.4xW1.4 Welded Wire Fabric -4" Aggregate Base Course, Type B, Crushed Concrete Pavement -8" Portland Cement Concrete -6"x6" VV2.9xW2.9 Welded Wire Fabric -4" Aggregate Base Course, Type B, Crushed SIGNAGE LEGEND ONLY ONLY NO LEFT MAN RESERVED PARKING $300 FINE 1 2 3 4 5 6 7 w co co 0 co CNI CO co co oo ca x E o tp g— LLE 0 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Haeger Engineering Plum Grove Road co Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 120 S. Dearborn, Suite 200 Illinois 60603 o. • ct • • • 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph co (r) DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY PAVING & SIGNAGE PLAN C7.0 TODD SHAFFER 4/13/2012 4:31:47 AM P: \2011\11176 \DRAWINGS \PRELIMINARY\C8.0 UTILITY PLAN.DWG 1 I 2 I 3 I 4 I 5 I 6 I 7 I 8 Ex Valve Vault Rim 639.30 T/P N/A ( N,S) 632.80 Top of Silt Pipes Not Visible Ex Valve VauLt Rim 639.81 T/P 632.91 (N,S) 00 Allik Ex Tel Manhole Rim 638.65 Ex Hydrant FG 638.93 SAN PAINT MARK Ex VaLve Box Rim 639.41 Ex CB Gr 637.91 Inv 633.81 (8" RCP W) Ex Stm MH Rim 639.53 T/Water 630.53 Inv 628.63 (48" RCP N,S) MANNHEIM ROAD NOTE: IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED DEVELOPMENT. 11x1' Steel Plat Sig 11x1' Steel Plate Ex CB Gr 638.18 Inv 635.78 (8" RCP SE) Ex Stm MH Rim 638.50 Inv 635.80 (8" RCP NE) Inv 634.40 (12" RCP E) Conc Planter Ex San MH Rim 638.81 Inv 625.21 (12" Clay N,S) Inv 631.51 (8" Drop W) Ex San MH Rim 639.21 Inv 625.49 112" CLay N,S) Ex Inlet Rim 638.11 Inv 635.66 (8" RCP EI Ex Stm MH Rim 638.44 Inv 635.67 (8" RCP W) Inv 633.59 (10" RCP SW) LJ Li Ex Tel Manhole Rim 638.53 Ex San MH Rim 638.58 Inv 626.08 (12" CLay N) Inv 625.43 (12" Clay W) Ex VaLve VauLt Rim 638.74 T/P 631.44 Ex V\ ue Box Rim 639.9 Ex Hydrant FG 639.91 Ex Valve Vault Rim 638.80 T/P 631.50 Conc Wall w/ Metal Rail II II Ex Valve Vault Rim 638.73 T/P 633.48 IDI Ex Inletx Rim 638 32 T/Water 634.47 Inv 633. 2 (18" SE) Inv 63313_2_61 -8p -4)- S) 330 618"\ S) Ex Inlet m Ril Water 633.71 De Ex CB Gr 635.6D Inv 633.60 (12" RCP) MH A5 -b Rim 639.7 Inv : 5.58 • CB A 10 Gr 638.00 Inv 634.70 41'-12" RCP(a 0.50% 8" WM 8" PVC CB A8 -a Gr 638.70 Inv 635.92 RESTAURANT ±4,000 SF F.F. 640.00 CB A5 -c Gr 638.50 Inv 635.92 12" RCP San MH 5 Rim 639.45 12" RCP Inv 633.12 (8 Conc Wall w/ Metal Rail Ex TeL Manhole Rim 639.91 an 4 Rim 638.70 Inv 632.70 (8" N,S,E) 12" RCP an MH 4-1 Rim 639.75 Inv 632.82 (8" N) CB A5 -a Gr 638.45 Inv 635.19 12" RCP 8" PVC MH A4 -b Rim 639.55 Inv 635.94 CB A 4 Gr 638.95 Inv 635.87 (W) Inv 634.90 (E) Inv 632.37 (N) Inv 631.37 (S) 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 8" PVC CB A3 -c Gr 638.40 Inv 635.89 MH A3 -d Rim 639.05 Inv 635.94 8" PVC 12" RCP Conc CB A9 Gr 638.20 Inv 634.50 (NW) Inv 634.25 (SE) 39'-15" RCP@a 0.50X MH A8 Rim 638.80 Inv 635.85 (W) Inv 634.05 (N,.5 37'-15" RCP@0.50X //7 CB A7 Gr 639.25 Inv 635.12 (E) Inv 633.87 (N Inv 633.12 (S) 48'-24" RCP(a 0.35X CB A6 Gr 638.70 Inv 635.88 (W) I Inv 632.95 (N,S) 73'-24" RCP(a 0.40X CB A2 Gr 637.80 In 63 i 76 VALET ......4y, uuuu rurigr uuu u 26'-10" PVCna 1.00X 256'-8" PVCna 1.O0X MH A5 -� Rim 639.55 Inv 635.05 (W) Inv 632.66 (N,S) 4 7'-24" RCPna O.6 0X Triple Basin \ \ \ \ San MH 2 Rim 640.00 Inv 629.71 (10" S,E) 123'-10" PVC(a 1.00X 132'-36" RCP 0.25X PARKING OFFICE/ "PVC H A3 'm 638.50 I Er v 635.82 (W) v 635.56 (E) v 631.04 (N,S) r8" RCP P CB A3 -a Gr 639.10 • • Inv 635.84 82'-36" RCPna 0.35X CB Al (Water Quality Unit) Rim 638.20 Inv 630.72 San MH 3 Rim 640.00■ 4( Inv 630.14 (8" W, S) Inv 629.97 (10" N) \� \ \ \ \ \ cLr . ARK (-) EXIT l_p ) San MH 3-1 T Rim 640.00 1/ Inv 630.54 (8" N) 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 I uuuru A iiiuuuura a 6 uuuur i [WC VALET EXIT HR . /ASH AREA \ \ \ \ ELECTRICAL ROOM \ \ \ \ \ / SELF PARK/ VALET EXIT PARKING STORAGE ROOM Ex San MH Rim 639.53 Inv 625.98 (10" CLay 5) Inv 623.98 (10" CLay N) San NH 1 (Drop MH) Rim 639.40 // // Inv 628.48 (10" W) Inv +626.0 (10" S,N) ,®/ �9/ .// \ \ \ Ex San MH Rim 637.75 11 11 II II 11 / / / /,/ / // / / /vz \ Inv 626.35 M0" CLay N,S) Inv 626.35 (8" CLay W) \ MATCHLINE SEE BELOW LEFT Conc Walk NW) NE) 6" Stub ;Per Atlas) 0 E ron muy ...... 4_ -... „.z.4... kh,),Ilimpr....„. c w Conc Wall w/ MetaLFence ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. 8" Water Main (By \Others) \ \ \ \ \ \ ±66' 12" DIWM in 24" Steel Casing Permit Requred from Rail 0 c Existing Symbol 0 OED. 0 0 O <0> 0 Ex San MH Rim 639 09 Inv 627 59 12- DIP 0 GM CATV OHW EM IOT C XXX.XX NORTH 15 0 30 E Lift Station LEGEND Manhole Catch Basin Inlet Clean Out Flared End Section Sanitary Manhole Storm Sewer Sanitary Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole With Mast Arm Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy INire Utility Pole Telephone Manhole Telephone Line Handicapped Parking Stall Curb & Gutter Depressed Curb Retaining Wall Open Lid Frame & Grate Closed Lid Frame & Lid Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core Proposed Symbol • • Gr XXX.XX Rim XXX.XX C XXX.XX P XXX.XX Ex San MH Rim 639 08 Inv 626 98 Connection to 12" Stub (By Others) Conc Wall w/ Metal Pai1 Ex San MH Pim 639 01 Full of Mud ) No Visible Inverts 6- PVC Rip Pap 12" PVC sey 6- PVC Connect to 12" Stub San MH m 636 23 626 83 MO" Chey ( VA CA T\E D Public Utilit Easement Per Doc. No. 85182521 Rip Rap 12" Water Main (By Others) 12" Water Main (B Others) Canc Wags 12" DIP 0 11S- Ex San MH Ex Valve VauLt Rim 639 05 T/P 633 75 11 y/y DEPPEDy DENENE Ex San MH Rim 636 28 Tee (By Others) 010 12- PVC Ex CB Dr 637.12 Conc Wa11 Meta1 Fence E. taln Water Main Stub (By Others) w/Metal Fence Pip Pap Rip Pap 351: 12" PVC Inv 630 43 Ex CB Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. Eco - 1. 41L 4 vi lii 11 12" Water Main (By Others) MATCHLINE SEE ABOVE RIGHT Pim 638 43 Inv 627 13 VaLve Box Rim 636 54 XXX - 1 2 3 4 5 6 7 Lu 11.1 oz ce co co 0 CNI LLI co CNI CO co Tr co oo co To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road Tr Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 Crj CN N- cri CN co (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION CNI PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY UTILITY PLAN C8.0 TODD SHAFFER P: \2011 \11176\DRAWINGS\PRELIMINARY\C8.1 150—FT FIRE HYDRANT RADIUS EXHIBIT.DWG n v EX. 6" WATER MAIN CONTINUES NORTH TO PRATT AVE. EXIS1TIN VALVE VAULT #4 EX. 6" WATER MAINXFROM W#3 TO V #4 0 0 -T , s -91 \ 9 O \ O PROPOSED 12" X 6" PRESSURE CONNECTION 0 PROPOSED HYDRANT B SELF PARK EXIT R ll \ 0 PROPOSED 12"X10" PRESSURE CONNECTION W g 0 VALET n® PROPOSED 8" FH LEAD W/ 6" REDUCER AT HYDRANT (BY OTHERS) PROPOSED HYDRANT E (BY OTHERS) ELECTRICAL ROOM S LF P RK h //I / j/ /� / / xy// / / \ 0 20 NORTH 0 40 Scale: 1" = 40' SCHEMATIC WATER MAIN LEGEND 0 12"W 8"W 6"W 12"W 8"W 6"W w w A EXISTING 12 -INCH WATER MAIN EXISTING 10 -INCH WATER MAIN EXISTING 6 -INCH WATER MAIN EXISTING FIRE HYDRANT EXISTING VALVE PROPOSED 12 -INCH WATER MAIN PROPOSED 8 -INCH WATER MAIN PROPOSED 6 -INCH WATER MAIN PROPOSED 12 -INCH WATER MAIN (BY OTHERS) PROPOSED 8 -INCH WATER MAIN (BY OTHERS) PROPOSED 6 -INCH WATER MAIN (BY OTHERS) FUTURE 10 -INCH WATER MAIN (BY OTHERS) PROPOSED FIRE HYDRANT PROPOSED VALVE Fire Hydrant Note: All proposed fire hydrants to have 6 -inch leads. EX. FH#3 SELF PARK/ VALET EXIT TO REMAI Al 1 IN ARKING OFFICE/ VALET WAITING ROOM 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 EXISTING VALVE VAULT #3 PROPOS 8" WATE SERVICE 150 -FT FIRE HYDRANT RADIUS (TYPICAL) PROPOSED 8" WATER SERVICE 7 VAI_ET 10 P•012"DIWMIN 24' E DCASING PIPE WI IN R ILROAD R.O.W. PROPOSED 6" FH LEAD" Y OTHERS) BUS // PROPOSED HYDRANT D (BY OTHERS) Public Utility Easement Per Doc. ---d • o I \ Copyright 2012. All rights reserved. No part 1 1 111 1111 11 111 111 II toy II II II II EXISTING 6" WATER MAIN FROM VV#1 TO VV#2 (FUTURE UPGRADE TO 10") / 1 \ EXISTING ' n- 111, ro 111 11 31 311 111 11 111 11 11 11 1 11 11 6" FH LEAD 10" DIWM STUB FOR FUTURE EXTENSION TO HIGGINS ROAD & HIGGINS ROAD WATER --MAIN UPGRADE • • • EXISTING FH #1 of this document may be reproduced in any form or by any means 1 2 1 without permission from Walker Parking Consultants/Engineers, 3 1 Inc. 4 1 s. 5 1 6 EXISTING VALVE VAULT #5 427- <12"> EXISTING 12" DIWM PER CITY EXISTING 12" DIWM STUB PER CITY PROPOSED WATER MAIN (BY OTHERS) NOT CONNECTED TO EXISTING TRANSMISSION MAIN 1 EXISTING TRANSMISSION WATER MAIN PER CITY 7 a) -18 .10 0 CNI CO co CNI CO W CO co co op ca To co Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 cn 1 (r) ce cn DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: J DT CHECKED BY: TAS SHEET TITLE: 150 -FT FIRE HYDRANT RADIUS EXHIBIT C8.1 1 I 2 I 3 I 4 I 5 I 6 I 7 I 8 Ex CB Gr 637.91 Inv 633.81 (8" RCP W) 8 P 33 6 P C6 3g 62 639 S Ex Stm MH Pim 639.53 T/Water 630.53 Inv 628.63 (48" RCP N,S) C p 6H 6Sn 4S C MANNHEIM ROAD NOTE: 60 IDOT HAS PLANS TO MAKE IMPROVEMENTS TO MANNHEIM ROAD WHICH IS SHOWN DASHED. THE CITY OF DES PLAINES HAS NOTIFIED IDOT OF THE PROPOSED DEVELOPMENT. THE DEVELOPER, X° CITY OF DES PLAINES AND IDOT SHALL WORK TOGETHER TO MODIFY THE IDOT PLANS TO ACCOUNT FOR THE PROPOSED X,7 - DEVELOPMENT. Sig 1'x1Steel Plat a 6S 1'x1' Steel Plate Ex CB 3P Gr 638.18 6 1C • I n8v.:63. •-.(:15,:6-S.7'•- -.' 21'i61,2 \3.0\8':: 664.49 C 664.41 -.x•3.5-,6 l.° 6 Inv 635.78 (8" RCP SE) Ex Stm MH Rim 638.50 Inv 635.80 (8" RCP NE) Inv 634.40 (12" RCP E) Ex San MH: Rim 638.81 Inv 625.21 (12" Clay NS) Inv 631.51 (:8" Drop W) Ex San MH Rim 639.21 Inv 625.49 112:'. Clay N,S) Ex Inlet Rim 638.11 C 639 623 3 '1- 630 �5 P x 9 '5. 63a�3 2 C e• 52 Inv 635.66 (8" RCP E Ex Stm MH Rim 638.44 Inv 635.67 (8" RCP W) Inv 633.59 (10" RCP Si)S 39 Ex San MH Rim 638 5i8 Inv 626.0$ (12" CLay N) Inv 625.43 (12" Clay W) b9 x63 63" .• I P C6 6,i J 3a6 R . x6 61 .3 6 318-•- . ,1 6 .k8 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 .8 b• b S T /4e 1111111 11 .n.. A swum 1111/11 _ \ 03 I SELF PARK EXIT U San MH 3-1 Rim 640.00 • 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 590. • \ \ \ \ ................. 5B 3B 3 79 3B. 3 \ \ ),(0'39 °3 6 H m m a C x63 o - >3C / \Mrr \ \1' \ \1' \ \A \ �r\ r \\ \ \1 \ Afr Ex San MH Rim 639.53 Inv 625.98 (10" CLay 5) Inv 623.98 (10" Clay N) A \ \' 3 " 9 ti San NH 1 (Drop MH) Rim 639.40 40% 52 /y ( \ 40- 40(..-#.7 0'40v Rim 637 75 E9 San MH Inv 626 35 MO" Chay N,S) 677 MATCHLINE SEE BELOW LEFT ap 63 6 6 631 b 611 Od II 31.9 Conc 1.Y./ag 60622) 36 63756 666 6 9 ROW Marker 0)6 ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. 638.8 Conc Wall w/ Metal Rail cri \ Conc wall \ w/ Metal Rail 0622. 0 36-02 0 56 [WC Existing Symbol 0 0 0 0 Ex San MH Rim 639 09 Inv 627 59 -o 0 0G GM CATV OHW EM C XXX.XX 6" PVC Rip Rap Conc Wall w/ Metal Pail E5 San MH Pim 639 01 Full of Mud No Visible Inverts 8- PVC FES AO Rip Rap 12" PVC 6- PVC 6- PVC II I 9 110 y,)At - - - - _ _ _ 666,)9 Rip Rap 626 b. 0 75 9 eric 6-7 49- fr OL 265 -65 1,0 Ex San MH Rim 636.28 Inv 627.13 MO" Clay N,S) 12- PVC 0 Ex CB Or 637.12 Metal Fence 2960 g Conc \s/ag \y/Metal Fence Rip Rap -6720) 65( 5:72 07- 12" PVC Inv 630.43 Ex CB Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. Ilk', III A 11 WE MATCHLINE SEE ABOVE RIGHT NORTH 15 0 30 E Lift Station Ex San MH Pim 638 43 Inv 627 13 LEGEND Manhole Catch Basin Inlet Clean Out Flared End Section Sanitary Manhole Storm Sewer Sanitary Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole With Mast Arm Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy INire Utility Pole Telephone Manhole Telephone Line Handicapped Parking Stall Curb & Gutter Depressed Curb Retaining Wall Open Lid Frame & Grate Closed Lid Frame & Lid Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core Proposed Symbol • • Gr XXX.XX Rim XXX.XX C XXX.XX P XXX.XX XXX - Ex San MH Rim 639 OB 1 2 3 4 5 6 7 w ILI oz CO CO c7i N: 0 co o 14 - in LJJ co co oo co To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 co 312.913.1010 Ph 312.913.1917 Fax co (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY GRADING PLAN C9.0 11 x63 9 9it � 9 -STORY HOTEL (180 ROOMS) ±11,660 SF F.F. 640.00 .8 b• b S T /4e 1111111 11 .n.. A swum 1111/11 _ \ 03 I SELF PARK EXIT U San MH 3-1 Rim 640.00 • 7 -LEVEL PARKING GARAGE ±2,356 STALLS F.F. 640.00 590. • \ \ \ \ ................. 5B 3B 3 79 3B. 3 \ \ ),(0'39 °3 6 H m m a C x63 o - >3C / \Mrr \ \1' \ \1' \ \A \ �r\ r \\ \ \1 \ Afr Ex San MH Rim 639.53 Inv 625.98 (10" CLay 5) Inv 623.98 (10" Clay N) A \ \' 3 " 9 ti San NH 1 (Drop MH) Rim 639.40 40% 52 /y ( \ 40- 40(..-#.7 0'40v Rim 637 75 E9 San MH Inv 626 35 MO" Chay N,S) 677 MATCHLINE SEE BELOW LEFT ap 63 6 6 631 b 611 Od II 31.9 Conc 1.Y./ag 60622) 36 63756 666 6 9 ROW Marker 0)6 ORCHARD PLACE / RAILROAD AVENUE NOTE: IMPROVEMENTS TO ORCHARD PLACE / RAILROAD AVENUE SHOWN "DASHED" INCLUDING BRIDGE REPLACEMENT ARE "BY OTHERS" AND WERE OBTAINED FROM THE PLANS PREPARED BY CHRISTOPHER B. BURKE ENGINEERING LTD. FOR THE CITY OF DES PLAINES TITLED "CITY OF DES PLAINES ORCHARD PLACE IMPROVEMENTS" DATED 06/10/2004. 638.8 Conc Wall w/ Metal Rail cri \ Conc wall \ w/ Metal Rail 0622. 0 36-02 0 56 [WC Existing Symbol 0 0 0 0 Ex San MH Rim 639 09 Inv 627 59 -o 0 0G GM CATV OHW EM C XXX.XX 6" PVC Rip Rap Conc Wall w/ Metal Pail E5 San MH Pim 639 01 Full of Mud No Visible Inverts 8- PVC FES AO Rip Rap 12" PVC 6- PVC 6- PVC II I 9 110 y,)At - - - - _ _ _ 666,)9 Rip Rap 626 b. 0 75 9 eric 6-7 49- fr OL 265 -65 1,0 Ex San MH Rim 636.28 Inv 627.13 MO" Clay N,S) 12- PVC 0 Ex CB Or 637.12 Metal Fence 2960 g Conc \s/ag \y/Metal Fence Rip Rap -6720) 65( 5:72 07- 12" PVC Inv 630.43 Ex CB Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. Ilk', III A 11 WE MATCHLINE SEE ABOVE RIGHT NORTH 15 0 30 E Lift Station Ex San MH Pim 638 43 Inv 627 13 LEGEND Manhole Catch Basin Inlet Clean Out Flared End Section Sanitary Manhole Storm Sewer Sanitary Sewer Water Main Fire Hydrant Valve Vault Valve Box B -Box Well Head Sprinkler Light Pole Light Pole With Mast Arm Traffic Signal Traffic Signal With Mast Arm Hand Hole Fence Guardrail Flagpole Pipe Bollard Sign Gas Valve Gas Meter Gas Line Electric Line Electric Line Overhead Utility Line Electric Manhole Electric Meter Guy INire Utility Pole Telephone Manhole Telephone Line Handicapped Parking Stall Curb & Gutter Depressed Curb Retaining Wall Open Lid Frame & Grate Closed Lid Frame & Lid Curb Elevation and Gutter/Pavement Elevation Pavement Elevation Ground Elevation Contour Line Deciduous Tree Coniferous Tree Treeline Pavement Core Proposed Symbol • • Gr XXX.XX Rim XXX.XX C XXX.XX P XXX.XX XXX - Ex San MH Rim 639 OB 1 2 3 4 5 6 7 w ILI oz CO CO c7i N: 0 co o 14 - in LJJ co co oo co To Landscape Architect Civil Engineer 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 co 312.913.1010 Ph 312.913.1917 Fax co (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: PRELIMINARY GRADING PLAN C9.0 P: \2011 \11176\DRAWINGS\PRELIMINARY\C10.0 SUBDIVISION OVERLAY PLAN.DWG V/ II II II III III III II III I I 50' Found C Online 60' II so 44129' 117' . 0'I 4 s Notch 14.27' W v ro 7" ROW Marker 3.59' N & 2.64' W r, S «/ps Found Iron Pipe r South Line of the North 703.60' of the Southwest 1/4 of Section 33-41-22 & South Line of Orchard Avenue at Corner Found Iron Rod 3.19' NW'rly -433 0\ N /11 93.75' Point of Commencement Parcel 2 Found Iron Pipe 4.39' NE'rly & 0.37' W Found Iron Pipe at Corner C So v as�oh, �G �P -co ��(70 � O' O \ �fa \ \ \ \ \ \ \ \ \ \ o` Afr r \ Found Iron Pipe 0.71' S & Online BUS EXIT IL II I III /// /7/ I/m /// // // /// // %/ /// ,%7 / ... . v..' . . .•' Y.. II 89 3 \ 6. 56 04" W 0 N 0 0 7 " W 60' III III t/z. mmlmi6mIm Ut, / 4..0 Flounc Crols Online s Notch 4.00' W 7 411 PARKING OFFIC:. :' .PARKING GARAGE •" —WAITING RCF. . 1 ±2,356 STALLS t.:; • )M Q /,"i/� P, S6., 5d' Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. \ Found PK Nail Online Found PK Nail Online Found PK Nail 0.73' E & Online \ \ \ \ \ \ \ \ \ \ \ Public Utility Easement\ Per Doc. No. 85182521 NORTH 15 0 30 Scale: 1" = 30' NOTE: THIS EXHIBIT IS PROVIDED FOR REFERENCE ONLY. REFER TO THE PLAT OF SUBDIVISION AND THE ENGINEERING PLANS FOR ADDITIONAL INFORMATION. 1 1 2 1 3 1 4 1 5 1 6 1 7 1 cC y 5 0 0 L M d (0 N J 0) w a m LL 0) co 187.) co E U Q) c 2. Y 3 ci X c X (i X aJ X c . . 0) 0 W E Z .o �. �5 O U o 0) is CO 0 f 0 Landscape Architect Civil Engineer a) 0 847 S. Randall Road, #406 Haeger Engineering Plum Grove Road z 0 co Elgin, Illinois 60123 Schaumburg, Illinois 60173 120 S. Dearborn, Suite 200 847.899.8834 Ph 507.540.3055 Fax 847.394.6600 Ph 847.394.6608 Fax Illinois 60603 0 0 U U 1 (r) 0 DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION M 0 w Q 0 0 PROJECT NO: 31-7259.10 DRAWN BY: JDT CHECKED BY: TAS SHEET TITLE: SUBDIVISION OVERLAY EXHIBIT C10.0 C fi a B C 4 t. A *R 3j 4 0 202 2019 .1 0,,k.:-) 0 0 0 - ...01. .. ...q...0 bra PARCEL 2 mw.. 01.11.2-r. T-- - xxw PARCEL 3 2 PARCEL 6 PARCEL t. 2002 0 (J 0 • Cp2Ra1 2012. M rg01. rwr..a .. 2.1 x Ibis doodanibll may be r.pear a .i en er bp an, rmans.110.1 01+n1uen Von 00., Penia GlemAlIonlifingrnoes. Inc /Fawns ....aVoss mwe .a1 a.1,e0r1a.no-u Raven amt., Vo. Rom. MY, oft1 Nova 01,111•111•110.1y111111 211,..0.. MAMA,. - We.atlo.. 01111.1s. ora fi... Removal Notes I. 0...w .+..PP .01.11.2 Oar 9 •111<o. .1.2.9 rN WN 0111, maw,. 00 W.q.. Entin..,1* 0.11604.11110. 2012 Existing Tree Inventory Ir.••=. I✓ v.+.4.T...=1r •22,....1.1 W 1101 111 REMOVALS AND O PRESERVATION PLAN �1) .� .t 1.1s into I j Ii! TPS - Des Plaines PARKING STRUCTURE 2 0 i 11•10C1•13 ...132•1111 IMMIll• OR. avImblIn, bat PRELIMINARY EXISTING TREE REMOVAL PLAN L-100 4 a Cmldml 2011 M fent• m.•r.•a. Ne mart 61 wn 6mest ma. m ripe••• ...to law a e. ..m• •i6•61 ermlwm Wen Wa•. Pa•ro C•irnml•Rn•e•r. im 0 •Mw 6 661 1KB • Planting Notes nting I 6.•••• Hammen 516561•0 Awn B..wc•es. v.e.g old WAN a.. ..presby wt•B• 669604665. 6/410 ...15.]01] tNon l•m••a 6{05 1655666556 .n n.an•..r•w• ol ..s.•o. GfeeltAlon mann.+• s naWAVY cnMnaDaeto W..PIMA. a' e.. —m.v w.+ Awn o-r.am..s a AI 6,60 OM Do 2' Peg slAKIN61,61•561105 alw•.Blwes • M11•51.atga• buvgan Vial Mm. .a•a.c a rwg ow AA, owes mesa re.r.m. 5 9•w.rn• •w W ••l.es•w 9•62.. •w.bwrow by awe•.w 5•.es Mia AMN.••• a•.•nt wed mu •6•115•16561 Wynn m moms end •91�wdm.l 96I cw�+l.w..0 WI Os 61.5616 .mw a..w Mob. P•••9.m•w•es. 60 by S. •noon •.esoa.l.oeaw•..w• Material List IM•io amt M OteI.. Landcape Summary (CPN. •••••••••••••540.6 666,.. W... ♦•••m.••• banm..•••w.w.wmw.rrw.m.m..r.esw.••.wm.m r..ww•.I.I.•.: ROOF EL. 821-8' TOP TIER EL. 71'-2' 6TH TIER EL. 59'-8' 5TH TIER EL. 48'-2' 4TH TIER EL. 36'-8' 3RD TIER EL. 25'-2' 2ND TIER EL. 1E-8' GROUND TIER EL. 0'-0" SEI -PARK PARKING IEW-PARK PARKING t a a ` SEW -PARK PARKING a a a t -111 SELF -PARK PARKING SELF-PARK/VALET'OVERFLOW VALET PARKING — �� i PARKING BUS 7 SELFAR�/r+VALET BUS --- BUS VALET VALET —pr. - ENTRANCE -.)7///.7/////‘/ ////////// RESTAURANT tz Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. VALET" HOTEL MANNHEIM ROAD ISOMETRIC NORTH 47 es, Gus EXISTING McDONALD'S R 2� a a -2 C 3 2 a as I Haeger Engineering Elgin, Illinois 60123 a) 0 0 1 0ce 3 g t N V 312453.1700 Ph to a a_ CO a z 0 N a a z 6 PROJECT NO: 31-7259.10 DRAWN BY: ELo CHECKED BY: BFN SHEET TITLE: ISOMETRIC A-100 Po b m b m i " / 38'-11' / 18'-4 8118' 24'-O / 24'-O / 33-0' /13'411M6'weal, 27'-03116' / / 38'-0' 8-11 13118' EXIT BUS BUS DROP-OFF AREA WIMP UP to I, • ELF PARK VALET -t\ VALET ca -S1 CAR WASH AREA VALET SELF PARK SELF PARK EXIT 34'-11' ELECTRICAL ROOM VALET 34'-11" 24'-O 4661-101118' SELF PARK/ VALET EXT 1=7, PARKING STORAGE ROOM / 3W-0' 5'-2 9118' y 26'-r 7116' 38'-0" 01.17%7 13/1Er 18'-4 3118" ty31-96 VALET EMT PARKING OFFICE/ VALET WAITING ROOM '%= BUS DROP-OFF Afik 7// VALET GROUND TIER PLAN 0 6' 18' 32' SCALE: 1/16' =1'-0" CAR COUNT V-85 90' STANDARD SPACE 16'-0" 90' ACCESSIBLE SPACE 8'-0' x 18'-0' VALET SPACE TIER STANDARD COMPACT VALET ACCAR VAN CESSIBLE ACCESSIBLE TOTAL GROUND 23 0 182 0 0 206 SECOND 0 0 405 0 0 405 THIRD 282 0 0 4 3 269 FOURTH 384 0 a 4 3 371 FIFTH 384 0 0 7 0 371 SIXTH 364 0 a 7 0 371 TOP 381 0 0 7 0 388 TOTAL 1738 0 587 28 8 2360 Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. NORTH ROOF ELd21 T' TOP TER EL 71L7 6TH TI ER EL MC 611111 ER EL464Z 4TH TIER EL9C1 BRD11ER EL Me END TIER EL 196' GROWL MER EL DO y �l a— —_ - y _ --1•11-111111 N116N6 MOD mig IlLff REETAURAM �7 J HOTEL MAJINHEM RAPD ISOMETRIC NORTH 1p a a -a c 3 C1 S asa a fn Elgin, Illinois 60123 a _ 63 °aQa� E Haeger Engineering L I 3 t N 0 co 0 312453.1700 Ph 0 a J z O N a x PROJECT NO: 31-7259.10 DRAWN BY: no CHECKED BY: BFN SHEET TITLE: GROUND TIER PLAN A-101 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1Q2.DWG A !4 1/4 N S 181-4 8118' X li 36%0' 7131-411118'8'-7 5/182 2r-0 NW 3614' 81-�1 1.slta� 354' 354' 3a'-11' 34'-11' 3614' 36'4' 36'4' 51-243/16';,-N 38.0' 3614' I� 21'41/7 28-7' y �, 17'-713118" 18'-4 3118' ,, /733.-9' 7/18" -J m 1'4" SELF PARK X11 VA1 L Z1 VALET E70T VALET ENTRANCE/ Exrr YALET EXIT A 4 485'-101/18' ■■ Copyright 2012. All rights reserved. No part of this document may be reproduced in ony form or by ony means without permission from Walker Parking Consultants/Engineers, Inc. SECOND TIER PLAN 0 8' 18' 32' SCALE:111W =1'-0" NORTH ROOF ELd2WC TOP TSI EL 711.2 6TNT1ER EL MC 611111 ER 4TH T1ER ELIC1 6RD11ER EL We END T1ER El_ 4SW • 11 ER EL NO a- ti --.--WPM-- - • RUNS MLR /_ , /if ir REATAURANT HOTEL MANNHEIM ROAD ISOMETRIC NORTH �7 R 2� a a -a C 3 Haeger Engineering Elgin, Illinois 60123 S a to s2 L I ^V/ W )C C,) W 0 rI U 0 M N 0 312453.1700 Ph co 0 a J :0 w a o_ w a N O 2 W PROJECT NO: 31-7259.10 DRAWN BY: ELD CHECKED BY: BFN SHEET TITLE: SECOND TIER PLAN A-102 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1Q3.DWG A S • • / 3g'-11• / 18'-4 9118' 24'-0' 24 },13'-411t18610'-75►1e' 0 311-0" 38'-0" 274-0 3116' / f �, e'-11 13116' 38'-0" 38'-0" 34'-11' / 34-11' / 420'-08118' 38'-0" 466'-1O1116' 8•$ —Q -- / 38'-0" / 38'-0" s-2 9118' 381-0' 21%6 117 261-7' i, / 174-713118• 1 12'-4 3116' ,, k a'-9• 41-2 7/16' J RAMP DOWN �ll Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. THIRD TIER PLAN 0 e' 18' 32' SCALE: 1116' =1'-0" NORTH ROOF ELd2W TOP TSI EL 711.2 6TNTIER EL MC 6TNTIER EL 41W AMMER ELBCl ARD TI ER EL 21W END TIER EL 43'6' EROIRDTIER EL CAD a --See 1S ,-2 NMI* 7"r data NM an a-91. REQrAURAHr �/ MANNHEIM ICPa HOTEL ISOMETRIC NORTH lig a a -a c 3 Elgin, Illinois 60123 0- 0. 63 °aQa� M Haeger Engineering S a s L I 0 0152 2 c g — oma, ) • O C9 CO CM N C- a 01 t7 M N 0 w ce 0I- cc Co 312453.1700 Ph 0 a J w a a_ co w a N O z W PROJECT NO: 31-7259.10 DRAWN BY: no CHECKED BY: BFN SHEET TITLE: THIRD TIER PLAN A-103 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A104.DWG A oa a 1.7 ,e 38-11" 16'-4 8116' 24'-0' / 24' / 38'-0• /13'-411/16' d-7 stir'/ 2r-0 3M8' / 38'-0' r'-11 ismer 3e'-0• 3e'-0• 34'-11' 2-T' 44 34'-11• 420'-3 911W 24'-0" 3e'-0' / 3e'-0' / 3e'-0' 5-2W16•7' y 11 RAMP UP UP 4681-101ne' 3e'-0' zs'-r 4'-2 7/1W -J 21'S1/2' / 17'-713118' / 18'4 3118' gr -9" 1'a" r Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. FOURTH, FIFTH & SIXTH TIER PLAN 0 e' 18' 32' SCALE:1116' =1'-0" NORTH 1100E El- EL 711.2 6ThMER EL MC 611111 ER EL RAZ ATX11ER ELBCl 11 ER EL 21W HARMER EL 13'6' • 11 ER EL CAD U- 000,0; lal- ab s ai Nome –777 Jrnza-77—tir—V/e0eir REQrAURAHr �/ MANNHEIM ROAD HOTEL ISOMETRIC NOHTH lig 1p a a -O C 3 Haeger Engineering Elgin, Illinois 60123 0- L I 8 N too fO 0 1 i 312453.1700 Ph 0 a J to W a a_ Cl, W a N O 2 PROJECT NO: 31-7259.10 DRAWN BY: ELO CHECKED BY: BFN SHEET TITLE: FOURTH, FIFTH & SIXTH TIER PLAN A-104 F E C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1Q5.DWG A " E3 b co / 3R-11" / 16'-0 9116' 24'-0' / 241-0" / 36'-0' 13'-411/1e 01-7 Sir/ 2r-0 wet 36'-0' / 8'-11 13116' 36'-0' 36'-0' / 34'-11' 34'-11' 24'-0' 36'-0' 38'-0' se' -0' s -z 9118' 38'-0' 28'-7' / 17'-713116' 4'-2 7116' ii 7 486' -101/16' 1 I RAMP UP 133 CD - se' -0' 21'.8112' 18'.43116• / r-5• 3'-0' SCALE: 1116' =1'-0" Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. NORTH ELa21 TOP TER EL 7V-7 BTX 11 ER ELS? 8T11ER EL 4'S NN 11 ER ELS? 1W11ER EL 28.7 2ND 11 ER EL Int p IONS me— ROOM a - S. a- S. 011.111 —71 MEI w� /7OREOLIMER_ l ...."77 " /?� - EL Da — RESTAURANT MANNHEIM ROTC HOTEL ISOMETRIC NORTH C= ids* a a -o c 3 Elgin, Illinois 60123 0. 63 M Haeger Engineering S a s2 L I /V/ w )C CL u) a) 0 ♦1 V^, 0 m a 11 g o ▪ — o 1, ) ▪ of CO CM N C— C.) an, M N V w ce I- 0 cc Co o_ 312453.1700 Ph 0 a J Ct? W a a_ co w a N a x 9 PROJECT NO: 31-7259.10 DRAWN BY: ELD CHECKED BY: BFN SHEET TITLE. TOP TIER PLAN A-105 F E a C ‘k \31- 7259-10-MANNHEIM-HIGQNSJ'ARI{ING_SPOT\ACAD\05-ARCH\7259A1O5.DWG A srJk N m S / 36'-11' 1131-4 91113' / /1T-411118"�jd-75MB•; 2T-03116' , 8%1113M6' 3e'-0' 3e'-0' 34.-11' r -r 34'-11' 420'4 W16' 24'-0" 36'-0' 36'-0' 38'-0• 5' 2 WMe•7\ y 36'-0' 38'-0' 21'41 1/2" 46'-7• y , 171-7 13/181 18'-4 3M6• / /23'4r 4'-2 7M5- % / / / / f / i I l / 468'-101M8' SCALE: 1116' =1'-0" Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. 1100E ELd2W TOP TSI EL 7147 6TNT1ER EL MC 6TN11ER EL41W 4TH 11EA ELIC1 HID 11 ER EL 2re END T1ER EL 12W GROWL 11 ER EL DO T --1KE-Pillt MIS al- al - NUT 7/ ai Zear Ulna REQrAURAHr MANNHEIM ICPa HOTEL ISOMETRIC NORTH / / / / / r/ 1 1 lig 1p 1 / / / / t a a -O C 3 S asa fA Haeger Engineering S a s L I Elgin, Illinois 60123 W C CI) C,) W 0 I 0 312453.1700 Ph Co 0 Z N O 2 W PROJECT NO: 31-725910 DRAWN BY: ELD CHECKED BY: BFN SHEET TITLE: ROOF PLAN A-106 X: \2012\20120280 THE PARKING SPO DES P A NES DRAW NGS DES GN xRE E EV .0 VATOR OVER -RUN N o C9 0) 44'-6" EPDXY COATED PERFORATED METAL CIRCLES VARIOUS SIZES, TYP. theParkingSpot OPAQUE STAINED YELLOW EXTERIOR, TYP. O N co O N \ \ NORTH ELEVATION Scale: 1/16"=1'-0" ELEVATOR OVER -RUN O ELEVATOR OVER -RUN ELEVATOR OVER -RUN O N C9 0) SOUTH ELEVATION Scale: 1/16"=1'-0" ELEVATOR OVER -RUN O i theParkingSpot I + I + co 3// + + 7 1 + + + 7 EAST E L EVATI O N Scale: 1/16"=1'-0" ELEVATOR OVER -RUN 7 7 7 7 \Now' 7 7 i + + 9 0 N 0 \ 0 theParkingSpot j••...• • •ai i4 HOTEL FOOD 10'-0" BACKLIT METAL PRECAST ENLARGED MONUMENT SIGN ELEVATION ELEVATOR OVER -RUN theParkingSpot • • MiliblArr AI 11 7 7 7 L � L 7 7 7 i WEST ELEVATION Scale: 1/16"=1'-0" Copyright 2012. AH rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. 7 1 7 1 Scale: 1/8"=1'-0" 1 x x�x C .. C . Q w w Z U) E m N Z U J °?O < 0 W Landscape A U C U 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax N N C 0) C w Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax 140 S. Dearborn, Suite 200 Chicago, Illinois 60603 312.913.1010 Ph 312.913.1917 Fax N C 0 • • • I • I • • 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph w c - - F- CO U CL I..V W 0 0 z LL 0 z J J DES PLAINES, PRELIMINARY PUD REVIEW DESCRIPTION N O z 0 W PROJECT NO: 31-7259.10 DRAWN BY: AAA CHECKED BY: BBB SHEET TITLE: Building & Signage Elevations A-201 2 5 4 5 6 7 8 F E D C N O CNIN 0 (N W W N J 0- W 0 O U C9 N W / N CD IX N W CDJ CL N W I— O N A w F O 00 N O N CNI NCNIO _ O Copyright 2012. All rights reserved. No part of this document may be reproduced in any form or by any means without permission from Walker Parking Consultants/Engineers, Inc. ^� a) w ) w 2 505 Davis Road -C • CL C11 0T CCO N J - W C � I` Ll oO 847.697.7439 Fax www.walkerparking.com o x C x �i X a) X 5 W E t� Z C • T `• o c 5 0 ( o a) a) CZ 0 f N a) E x x x x N x C i U ( E 0 z co N N E (6 0 Z C C .O c < O W Landscape Architect 847 S. Randall Road, #406 Elgin, Illinois 60123 847.899.8834 Ph 507.540.3055 Fax Civil Engineer Haeger Engineering 1304 N. Plum Grove Road Schaumburg, Illinois 60173 847.394.6600 Ph 847.394.6608 Fax a) - 0 • I • • . • H C • fp • • • Cl) a) co Co a) 0 140 S. Dearborn, Suite 200 Chicago, Illinois 60603 x ca 0- u - O r•-- N— Cri Cri rn rn N N 200 W. Monroe Street Chicago, Illinois 60606 312.453.1700 Ph DES PLAINES, D 0 w N PROJECT NO: 31-7259.10 DRAWN BY: AAA CHECKED BY: BBB SHEET TITLE: RENDERING EXHIBIT A-901 S 111 r3 C a A 0 0 Caayplrl 2012. N Vita ratan.. Ne art almeat . b rapmrtaa a any wra .imam P.wbian Mm Wear Paniq GO..nml./511+++ io. mI 2 byII aa3 I 4 • 3 MU Planting Notes 1 ear.a�wanr , atw.a aem perwxsay vr.rq w.e arll P1.. Pware.w lw.9t. Pnoar.«.a. dal04010.2012 22NWn+11.10 a bawl .Don I14rovon ay..* me a ra.Nm rrr c.n.r.1ua mca.nr4 Ab I...aa n 00.lrsnlvm.are la WI up. Pman, a' 0..6 Ma. nay aragl Paw/ naan real 0. ala Pro+.clar. alar+ 01w aro iatasaa WX Mrs T.*nam a0 "plare.0b.. . N[Hq Cols Nara Iv a ow+b... la...M aero, 5o0 doge N•r nab. Manama 5 50/511.511.1.. ppow. 9.1 r..1.1.+5w by Y10+aeow.v r.a.a *am.a 1 aranl read 55•0+5 u swam and rgle.a.,9 e6l Prars. + arab •••10•0. saver.* ob+lq 0aoaa...10.131.re by be M.rvr ..a«wwna Human * Material List lamyley nolo ...t PRELIMINARY PLANTING PLAN TPS - Des Plaines yynan PLANTING PLAN RENDERING EXHIBIT L-901 6 7 =MO--� mom ® 2012 Google Image © 2012 TerraMetrics Image NOAA ogle earth Daia Eye all 709 ft ' 32012 TerraMetr es NOAH 41 `-59'4590" 87'52'41.15" W elev 637 ft r Imagery Date: 3/12/2012 a 2000 Minna Eye all 88474 0 The Parking Spot - Mixed Use Development - City of DesPlaines - Preliminary Timeline ID 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Task Name Start Review and Approvals Preliminary PUD Final PUD Building Permit USACE ID OT MWRD IEPA (multi departments) FAA IEPA (Hazmat) Parking Structure Schematic Design Design Development Construction Documents Bid / Award / Mobilization Construction Restaurant Select Developer / Operator Design and Permit Construction Hotel Select Developer / Operator Design and Permit Construction Fri 4/13/12 Fri 4/13/12 Mon 7/16/12 Wed 8/1/12 Mon 4/30/12 Mon 4/30/12 Fri 6/1/12 Mon 9/3/12 Mon 3/5/12 Mon 3/5/12 Tue 4/17/12 Thu 6/28/12 Tue 8/28/12 Thu 11/1/12 Mon 4/2/12 Mon 4/2/12 Mon 6/3/13 Mon 1/6/14 Mon 4/2/12 Mon 4/2/12 Tue 4/1/14 Fri 5/1/15 Finish Mon 10/29/1; Tue 5/29/12 Mon 8/27/12 Thu 8/30/12 Fri 9/28/12 Mon 10/29/12 Fri 9/14/12 Fri 9/28/12 Fri 8/29/14 Mon 4/16/12 Mon 6/18/12 Mon 8/27/12 Wed 10/31/1'2 Fri 8/29/14 Fri 8/15/14 Fri 5/31/13 Fri 12/27/13 Fri 8/15/14 Thu 1/19/17 Mon 3/31/14 Thu 4/30/15 Thu 1/19/17 2012 2013 2014 2015 2016 2017 fare Ma kp • Aa, ur Juiu pe rJc Jo Oec are Ma kp Aa, ur Jul ku pe rJc Jo Oe, are Ma kp Aa, ur Jul ku pe rJc Jo Oe, are Ma kp Aa, ur Jul ku$e rJc Jo Oec are Ma ap fila, ur Jul ku pe �c *Jo )ed ares • 3 5 Project: DesPlaines - PUD Prelim T Date: Thu 4/12/12 Task Split Milestone Summary Project Summary 1111111111111111111111111111111 • External Tasks Manual Task External Milestone • Duration -only Inactive Task I I Manual Summary Rollup Inactive Milestone Inactive Summary Manual Summary U Start -only e 5 Finish -only Deadline Progress C 5 4 Page 1 !CLO Kenig, Lindgren, O'Hara, Aboona, Inc. 9575 West Higgins Road, Suite 400 I Rosemont, Illinois 60018 p: 847-518-9990 I f: 847-518-9987 May 10, 2012 Mr. Dereck Peebles, PE City of Des Plaines Engineering Department 1420 Miner Street Des Plaines, Illinois 60016 Re: Proposed TPS Hotel/Retail Development Review Des Plaines, Illinois Dear Mr. Peebles: Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) has reviewed and prepared a response to the comments raised by the Des Plaines Engineering Department in connection with the traffic study dated April 13, 2012. Our response to the comments is in the same order as they appear in the letter dated April 23, 2012. 1. Site Traffic Generation - Trip rates (Page 9) - The hotel and restaurant trip rate factors that were used should be listed in the text or in a table. The trip generation rates for the proposed parking garage were estimated based data from two similar long term parking garages (Los Angeles International Airport and Lambert St. Louis International Airport). Based on a review of over 2,000 data points, the average trip rate was 0.115 trips per parking space during the morning peak hour and 0.045 trips during the evening peak hour. The trip rate factors for the restaurant and the hotel were based on ITE trip generation rates. These rates are attached to this disposition. It should be noted that as indicated in the traffic study, the trip generation for the hotel land use was reduced by 55 percent to reflect hotel patrons using alternative modes of transportation. This reduction was based on a study done in December of 2007 by TR Mandigo & Company for various hotels in the area. 2. Site Traffic Generation - Hotel trip reduction (Page 9) - The hotel traffic was reduced by 55% based upon the TR Mandingo & Company study indicating that 55% of airport adjacent hotel patrons use alternative modes of transportation. Hotel shuttles, the CTA Blue Line and taxis were listed as the alternative modes. Since the CTA Blue Line is not within walking distance, even individuals taking the CTA Blue Line will be arriving by some sort of vehicle. Since hotel shuttles and taxis are vehicles that contribute to traffic (albeit with potentially higher occupancy rates than SOV's), the full 55% reduction is likely too aggressive. As previously indicated, the reduction was based on numerous hotels in the area some of which had accessibility to the CTA Blue Line and some not. As such, the average reduction indicated in the TR Mandigo report takes this into account and is valid. KLOA, Inc. Transportation and Parking Planning Consultants Mr. Dereck Peebles, PE May 10, 2012 Page 2 3. Site Traffic Generation - Site peak flow (Page 9) - The surrounding roadways' peak hour was rightly examined to evaluate the impact of -the development upon the surrounding roadway network. Are there other site-specific peaks associated with long-term parking development like that proposed? Peaks that should be reviewed to ensure that site circulation and storage areas at the site driveways are adequate? (Reference the LA Airport and St. Louis Airport experience.) Based on a review of the data from the two airport long term garages, the inbound movement generally peaks at 6:00 A.M. while the outbound movement generally peaks at 3:00 P.M. or after 6:00 P.M. These peak times are outside of the peak times of the adjacent street traffic. Based on the fact that the traffic volumes on the adjacent roads are much lower during the times when the parking garage peaks, the impact the peak generation of the garage will have on the roads will be less than the ones identified and studied in the traffic study. 4. Trip Assignment (Page 10) - The third bullet indicates that a "six percent increase in the existing peak hour traffic volumes of one percent per year to account for other growth in the area..." This statement doesn't make sense. Please clarify the growth rates that were applied. The statement should have read that existing traffic volumes were increased linearly by one percent per year for six years for a total background growth of six percent. 5. New Site -Generated Traffic Volumes (Figure 5) - Per the figure, 40% (34%) of the traffic is assumed to exit the site via the Orchard Place exit. The traffic that was assumed to exit the site via Orchard Place is only the traffic generated by the parking garage. Based on this, approximately 83 and 88 percent of the traffic generated by the parking structure was assumed to exit via Orchard Place. The rest of the traffic was assumed to exit via the proposed access drives on Mannheim Road 6. Evaluation and Recommendations - Northbound Mannheim Right -Turn Lane (Page 10) - Recommendation that the northbound Mannheim through lane be extended as a right -turn lane ending in the northern site driveway needs to be explored with IDOT. How to alert drivers that the lane is converting to a terminating right -turn lane? Noted. This will be discussed with IDOT. 7. Evaluation and Recommendations - Southbound Mannheim Taper (Page 13) - Recommendation that the southbound Mannheim taper be shortened will need to be worked through with IDOT to see if it is feasible or acceptable from IDOT's standpoint. Noted. Mr. Dereck Peebles, PE May 10, 2012 Page 3 8. Capacity Analysis - Mannheim Road Driveways - Review of the capacity analysis outputs shows that the queues at all of the Mannheim driveways are minimal (including the main driveway left turns -2.72 veh 95% queue) and will work with the site plan. Similarly, the southbound Mannheim left -turn queue into the main driveway of the site is minimal (0.31 veh 95% queue). Noted. 9. Capacity Analysis - Orchard Place - Review of the capacity analysis outputs shows that the provided exclusive left -turn storage shown on the plans is sufficient to accommodate the estimated queues (3.5 veh 95% queue). However, given the expected delays for the left turners, this movement will be sensitive to any increases in volumes above the traffic study estimate, particularly since there is no median space for these left turning egress vehicles to cross one half of Higgins at a time. They will need a gap in both directions of traffic in order to exit. There is a potential safety concern if drivers are not able to accurately gauge the gaps given the large number of lanes and the vehicle speeds. Noted. 10. General Note - Egress left turns - Neither the left turn from the Mannheim main driveway nor from Orchard Place is ideal. Both will be difficult with safety concerns due to the number of lanes needing to be crossed, the volume of cross traffic and the speeds. And the longer the delay, the more impatient drivers (or those waiting behind them) may get with potential for drivers taking greater risks. That said, these types of configurations are typical throughout the region and there are no practical/feasible solutions for improvements. Signals are not likely warranted or feasible. The software indicates that the operations will be acceptable. However, the situation should be monitored after development to see if real life conditions are consistent with the modeling. Noted. dincerely, „,,,,,,,,,..._ avier Millan enior Consultant 12-046 Peebles TPS Disposition of Comments May 10 2012 jm Business Hotel (312) Average Vehicle Trip Ends vs: Occupied Rooms On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 3 Average Number of Occupied Rooms: 123 Directional Distribution: 59% entering, 41% exiting Trip Generation per Occupied Room Average Rate Range of Rates Standard Deviation 0.58 0.53 - 0.63 0.76 Data Plot and Equation Caution - Use Carefully - Small Sample Size T = Average Vehicle Trip Ends 78 77 76 75 74 73 72 71 70 69 68 67 66 65 64 X- 120 121 122 123 X Actual Data Points Fitted Curve Equation: Not given X = Number of Occupied Rooms 124 125 126 Average Rate R2 = **** Trip Generation, 8th Edition 612 Institute of Transportation Engineers Business Hotel (312) Average Vehicle Trip Ends vs: Occupied Rooms On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 3 Average Number of Occupied Rooms: 123 Directional Distribution: 60% entering, 40% exiting Trip Generation per Occupied Room Average Rate 0.62 Range of Rates Standard Deviation 0.44 - 0.75 0.79 Data Plot and Equation Caution - Use Carefully - Small Sample Size T = Average Vehicle Trip Ends 100 90 80 X 70 60 50 120 X Actual Data Points 121 122 123 124 125 126 X = Number of Occupied Rooms Fitted Curve Equation: Not given Average Rate R2 **** Trip Generation, 8th Edition 613 Institute of Transportation Engineers Fast -Food Restaurant with Drive -Through Window (934) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 65 Average 1000 Sq. Feet GFA: 4 Directional Distribution: 51% entering, 49% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate Range of Rates Standard Deviation 49.35 1.02 - 163.33 28.30 Data Plot and Equation T = Average Vehicle Trip Ends 500 400 300 - 200 100 0 1 2 3 4 5 6 7 8 9 10 X = 1000 Sq. Feet Gross Floor Area X Actual Data Points Average Rate Fitted Curve Equation: Not given R2 lc*** Trip Generation, 8th Edition 1822 Institute of Transportation Engineers Fast -Food Restaurant with Drive -Through Window (934) Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 118 Average 1000 Sq. Feet GFA: 3 Directional Distribution: 52% entering, 48% exiting Trip Generation per 1000 Sq. Feet Gross Floor Area Average Rate 33.84 Range of Rates 7.96 - 117.15 Standard Deviation 19.93 Data Plot and Equation 400 300 ci) C Lu cC- I— CD 200 a) 1- X 100 — 0 XXX X X X X X XXX X X X X X x<x X X XX XX X x X XX xx X X X )/§x x X xX XXXX X X X X X X X X X 1 2 X Actual Data Points 3 4 5 6 X = 1000 Sq. Feet Gross Floor Area Fitted Curve Equation: Not given 7 8 9 10 Average Rate R 2 **** Trip Generation, 8th Edition 1823 Institute of Transportation Engineers 02thKenig, Lindgren, O'Hara,Atsoona, Inc. MEMORANDUM TO: Todd Shaffer, PE Haeger Engineering FROM: Javier Millan Senior Consultant LuayAboona, PE Principal DATE: April 13, 2012 SUBJECT: 9575 West Higgins Road, Suite 4001 Rosemont, Dlinois 60018 p: 847-518-99901 f: 847-518-9987 Traffic Impact Study Proposed TPS Hotel/Retail Development Des Plaines, Illinois This memorandum summarizes the results of atraffic impact study conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for the proposed TPS Hotel/Retail development in Des Plaines, Illinois. The site consists of seven (7) parcels located on the east side of Mannheim Road between Willow Creek and I-90 (Northwest Tollway). Two (2) of the parcels are being used by the existing Ace Car Rental Car that includes an existingbillboard. The remaining five (5) parcels are currently vacant but were formally occupiedby a motel and an industrial building. The current development plans call for the construction of aparking garage with 2,360 parking spaces, a 180 -key hotel and a 4,000 square -foot drive-through fast food restaurant. The parking garage will primarily serve as long-term parking for the Chicago O'Hare International Airport and also provide parking for the hotel and the fast food restaurant. In addition, there will be approximately 42 surface parking spaces serving the hotel and the fast-food restaurant. As proposed, the development will continue providing the existing three ingress/egress access drives onto Mannheim Road with the northern and southern access drives modified to allow right-in/right-out movements only. Furthermore, the parking garage will also have egress to Orchard Place on the east side. The purpose of this study was to examine background traffic conditions and assess the imp act that the proposed redevelopment would have on traffic conditions in the area. The sections of this report present the following. • Existing roadway conditions • A description of the proposed development • Directional distribution of the development generated traffic • Vehicle trip generation for the proposed development • Projected traffic conditions, including ambient growth and access to the site • Traffic analyses for the weekday morning and eveningpeak hours for existing and projected traffic conditions • Recommendations with respect to site access and the adjacent roadway network KLOA, Inc. Transpottation andParking Plarnung Consultants Existing Conditions In order to project future transportation conditions at the site, four general components of existing conditions were considered: (1) the geographical location of the site and the land uses in the area, (2) the characteristics of the roads in the site area, (3) the public transportation serving the area, and (4) the traffic volumes on the area streets. Site Location The site is located on the east side of Mannheim Road between the Willow Creek and I-90. Land uses consist of commercial, and hotel developments located west and south of the site. Vacant land is located east of the site and the Northwest Tollway (I-90) is located directly north of the site. Area Roadways The principal roads in the site vicinity that provide access to the site are described in the following paragraphs and shown in Figure 1. Figure 2 shows an aerial view of the site location. Mannheim Road (U.S. Route 45 and 12) is a north -south major arterial roadway that is under the jurisdiction of the Illinois Department of Transportation (IDOT). The roadway is designated as a Strategic Regional Arterial (SRA). At its signalized intersection with Higgins Road, Mannheim Road provides an exclusive left -turn lane, two through lanes and a combined through/right-turn lane on the north approach. On the south approach, Mannheim Road provides dual left -turn lanes, three through lanes and an exclusive right -turn lane. Mannheim Road's six -lane divided cross-section narrows to four lanes undivided under the I-90 overpass. Mannheim Road has a posted speed limit of 40 mph and carries an ADT of 41,900 vehicles. Higgins Road (IL 72) is an east -west major arterial roadway that is under the jurisdiction of IDOT. In the vicinity of the site, Higgins Road has a four lane divided cross-section. At its signalized intersection with Mannheim Road, Higgins Road provides an exclusive left -turn lane, two through lanes and a combined through/right-turn lane on the east approach. On the west approach, Higgins Road provides an exclusive left -turn lane, two through lanes and an exclusive right -turn lane. At its unsignalized intersection with Orchard Place, Higgins Road provides an exclusive left -turn lane, two through lanes and a combined through/right-turn lane on both approaches. Higgins Road has a posted speed limit of 40 mph and carries an average daily traffic (ADT) of 29,700 vehicles. Orchard Place is a north -south dead end road serving the McDonalds fast food restaurant south of the Willow Creek and the vacant parcels. At its unsignalized intersection with Higgins Road, Orchard Road provides one inbound lane and one outbound lane. Outbound movements are under stop sign control. Orchard Place is under the jurisdiction of City of Des Plaines. 2 MAPQWEST. opeka f8 2008 MapQuest Inc. Site Location W 0 0L N Chase Peet) 3 _ N — V Estes Ave N Eisenhower Dr Greenleaf Ave .. Laura Ln_ Lunt Ave_ PrattAve -1LADITh Deerpath In ^ p s Balsam En �a\�`��Ao s Johnson 4 n �Toff Boot y s w hig9i 1400 m I 1200 ft 0 Hope St Rosemont Ave Z d 9 Estelle Dr c: o SC °i o n ts .417'; w x = n ry c c, 1g 7 N Sunset Or E Devon Ave Toil Been? M Camp Fc l71P,IaolData2008 t4iAVTEQ,4or TeleAdns, Figure 1 3 Aerial View of Site 4 Figure 2 Area Roadway Improvements IDOT is planning to widen and improve the intersection of Higgins Road and Mannheim Road as part of the Mannheim Road North Reconstruction Project (F.A.P 330) to improve the mobility and safety as well as enhance the operation of the intersection. The improvement will include the following. • Widening Higgins Road to provide dual left -turn lanes, two through lanes and a exclusive right -turn lane on both approaches • The eastbound to southbound right -turn lane on Higgins Road will be free flow • Reconfiguring the north approach of Mannheim Road to provide dual left -turn lanes, two through lanes and a combined through/right-turn lane • Upgrading the existing traffic signals • Providing new sidewalks and crosswalks IDOT is currently targeting a fourth quarter Year 2012 letting for this project with a potential project start date of Spring 2013. In addition, Mannheim Road will be improved north of Higgins Road to provide a corrugated mountable median along most of the site's frontage. Existing Traffic Counts In order to determine the existing volumes on the roadway system, peak period traffic counts were conducted at the following intersections. • Higgins Road with Orchard Place • Mannheim Road with the Ace Rental Car access drive The counts were conducted on Wednesday April 4, 2012 during the weekday morning (7:00 to 9:00 A.M.) and weekday evening (4:00 to 6:30 P.M.) peak periods. Summaries of the traffic counts indicate that the weekday morning peak hour occurs from 7:45 to 8:45 A.M. and the weekday evening peak hour occurs from 4:45 to 5:45 P.M. In addition, previous traffic counts (2008) conducted by KLOA, Inc. at the three access drives serving the Holiday Inn Express hotel on the west side of Mannheim Road and at the intersection of Higgins Road with Mannheim Road where utilized. It should be noted that the traffic counts at the intersection of Higgins Road with Mannheim Road were adjusted based on the year 2012 traffic counts at the adjacent intersections to reflect current conditions. Figure 3 illustrates the existing traffic volumes. Development Traffic Characteristics In order to properly evaluate future traffic conditions at the proposed site access drives, it was necessary to determine the traffic characteristics of the proposed developed site, including the directional distribution and the volumes of traffic that will be generated by the redeveloped site. 5 1-90 NOT TO SCALE HOLIDAY INN EXPRESS (29, 700) ORTH ES TOGA Y) 15 (-)� 20 (25) —1, �l t 0 m LEGEND 00 - AM PEAK HOUR (7:45-8:45 AM) (00)- PM PEAK HOUR (4:45-5:45 PM) <00,000>- AVERAGE DAILY TRAFFIC - - LESS THAN FIVE VEHICLES e - EXISTING TRAFFIC SIGN SITE ORCHARD PLACE QCrj co �0, V McDONALDS Q 149 tt68) ▪ 7 . ,ice 182 (2741 25 (45) .J 9 46 (1044) —i �} t I'� 531 (748) ria .. 1.0SHERATON git CHICAGO =y A O'HARE z6 o a Q 2 HIGGINS Ro. M. 72) 42) 1373 (1572) II (36) O'HARE INTERNATIONAL CENTER PROJECT' PROPOSED TPS DEVELOPMENT DES PLAINES, ILLINOIS TITLE! EXISTING TRAFFIC VOLUMES PROJECT NO' 12-046 FIGURE NO' 3 Proposed Site and Development Plan The proposed development will contain a parking garage with approximately 2,360 parking spaces, a 180 -key hotel and a 4,000 square -foot fast food drive-through restaurant. Approximately 42 surface parking spaces will also serve the hotel and the fast food restaurant. The parking garage will primarily serve as long-term parking for the Chicago O'Hare International Airport and will also provide additional parking for the restaurant and the hotel. Access is proposed to be provided as follows. • A full ingress/egress access drive on Mannheim Road at the same location where the Ace Rental Car access drive is located • A right-in/right-out access drive on Mannheim Road at the same location where the Ace Rental Car north access drive is located • A right-in/right-out access drive on Mannheim Road just north of the Willow Creek • Outbound only access from the parking garage onto Orchard Place to the east It should be noted that the proposed parking garage will provide valet parking service as well as shuttle service to and from the Chicago O'Hare International Airport. Based on a review of the site plan, the shuttle buses will enter the parking garage via the northern access drive and exit on Orchard Place. The self park/valet service will enter off Mannheim Road and exit on Orchard Place or via the northern access drive off Mannheim Road. Directional Distribution The directional distribution of future site -generated trips on the external roadway system is a function of several variables, including the operational characteristics of the roadway system and the ease with which drivers can travel over various sections of the roadway system without encountering congestion. The directional distribution was estimated based on existing travel patterns as determined from the traffic counts and the nature of the proposed development. Table 1 shows the estimated directional distribution of traffic generated by the redeveloped site and is illustrated in Figure 4. Table 1 DIRECTIONAL DISTRIBUTION Direction Percent To and from the north on Mannheim Road To and from the east on Higgins Road To and from the south on Mannheim Road 15% 25% 35% To and from the west on Higgins Road 25% Total 100% 7 1-90 (NORTHWES ti NOT TO SCALE N LO HOLIDAY INN EXPRESS ORCHARD PLACE c a ci, SHERATON 5 CHICAGO 2 mi. O'HARE W y Z z� a 2 O'HARE INTERNATIONAL CENTER PROJECT' PROPOSED TPS DEVELOPMENT DES PLAINES, ILLINOIS TITLE' ESTIMATED DIRECTIONAL DISTRIBUTION PROJECT NO' 12-046 imam FIGURE NO' 4 Site Traffic Generation The estimate of traffic volumes that will be generated by the proposed development was based on the magnitude and character of the proposed land uses. As proposed, the site will be developed with a 2,360 space parking garage, a 180 -room hotel and a 4,000 square foot fast food drive-through restaurant. The estimates of the peak hour traffic that will be generated by the hotel and the fast food restaurant were based on Land -Use Code 3120 and 934 rates respectively, obtained from the Trip Generation Manual, 8th Edition, published by the Institute of Transportation Engineers (ITE). In order to estimate the traffic that the proposed long-term parking garage will generate during the peak hours, data from two similar long term parking garages (Los Angeles International Airport and Lambert St. Louis International Airport) was reviewed and utilized. Based on the reviewed data (over 2,000 data points) the majority of the inbound traffic occurs on Mondays between 6:00 and 7:00 A.M. with the majority of the outbound peak occurring on Thursdays before 4:00 P.M. or after 6:00 P.M. It was also found that the average trip rate was 0.11 trips per parking space during the morning peak hour and 0.045 trips per parking space during the evening peak hour. Based on this data and the calculated trip generation rates, the proposed parking garage trip generation estimate was calculated. It should be noted that given its proximity to the Chicago O'Hare International Airport, many of the hotel patrons will be business travelers who do not drive to the hotel. A study done in December of 2007 by TR Mandigo & Company for various hotels in the area has indicated that approximately 55 percent of hotel patrons use alternative modes of transportation to travel to and from the hotel including the hotel's shuttle, the CTA Blue Line, taxis, etc. As such, the trips to be generated by the hotel were reduced by 55 percent. Furthermore a conservative pass -by reduction rate of approximately 20 percent was applied to the fast food restaurant. Pass -by trips are vehicles that travel next to a development and are "captured" from the immediately adjacent roadway system. Table 2 shows the volume of traffic to be generated by the proposed development. In addition, it should be noted that the proposed development will be replacing the existing Ace Rental Car facility. As such, the traffic generated by the hotel development will not be all new traffic. Table 2 ESTIMATED SITE -GENERATED TRAFFIC VOLUMES Weekday Morning Weekday Evening Peak Hour Peak Hour Inbound Outbound Inbound Outbound Parking Garage (2,360 spaces) 183 89 62 45 Hotels (180 Rooms) 27 19 30 20 Fast Food Drive Through Restaurant (4,000 s.f.) 100 97 70 65 Pass -by reduction (20%) -20 -20 -15 -15 Total Trips 290 185 147 115 9 Traffic Assignment The estimated peak hour traffic volumes that will be generated by the proposed development were assigned to the various roadways and the site access drives in accordance with the previously described directional distribution. Figure 5 shows the estimated development - generated traffic volumes. The total peak hour traffic volumes are illustrated in Figure 6 and consist of the following. • The existing peak -hour traffic volumes. • The total development -generated peak -hour traffic volumes. • A six percent increase in the existing peak -hour traffic volumes of one percent per year (consistent with growth factors used in other approved studies in the area) to account for other growth in the area and reflect Year 2018 traffic conditions. Evaluation and Recommendations In order to evaluate the impact of the anticipated traffic volumes, the site access drives and adjacent intersections were analyzed based on the estimated volumes of existing and future through and site -generated traffic on the roadway system serving the site. From this analysis, recommendations were developed for site access facilities and street improvements. Site Access Access to the development is proposed to be provided via a full ingress/egress access drive located approximately at the same location where the Ace Rental Car access drive is, a right-in/right-out access drive located approximately 155 feet north of the full ingress/egress drive and a right-in/right-out access drive approximately 230 feet south of the full ingress/egress access drive. In addition, the parking garage will have two outbound only access drives on Orchard Place providing access to Higgins Road. The following describes the design and location of the access drives. • The right-in/right-out access drives on Mannheim Road should be designed following IDOT's design guidelines for right-in/right-out access drives. A triangular raised island will be provided at the northern drive. Traffic will be restricted at the southern drive via the proposed raised median on Mannheim Road and via signage. Outbound movements will be under stop sign control. • The main access drive on Mannheim Road, based on the results of the capacity analyses and the projected traffic volumes, should provide one inbound lane and two outbound lanes striped for an exclusive left -turn lane and an exclusive right -turn lane with outbound movements under stop sign control. Mannheim Road's third through lane in the northbound direction should be extended terminating as a right -turn lane at the northern access drive. 10 1-90 (NORTHWES (i) NOT TO SCALE M HOLIDAY INN EXPRESS 00 - AY) (00)- - - 00)- --'~• 8- L I7 (IO) pit N'~ tG N •on' t -2(2) 1_s I � • • LEGEND AM PEAK HOUR (7:45-8:45 AM) PM PEAK HOUR (4:45-5:45 PM) LESS THAN FIVE VEHICLES EXISTING TRAFFIC SIGN SITE 7 ORCHARD PLACE Pr/ PPI NpIN 73 (38) -} • • C 0 cc 2 W z 2 N 5 N t SHERATON CHICAGO O'HARE 23 (6) O'HARE INTERNATIONAL CENTER T3 (38) PROJECT' PROPOSED TPS DEVELOPMENT DES PLAINES, ILLINOIS TITLE' ESTIMATED NEW SITE GENERATED TRAFFIC VOLUMES PROJECT NO' 12-046 FIGURE NO' 5 1-90 (NORTHWES (it NOT TO SCALE r AY) "4- 794 (1227) LEGEND 00 - AM PEAK HOUR (7:45-8:45 AM) (00) - PM PEAK HOUR (4:45-5:45 PM) - - LESS THAN FIVE VEHICLES Q - EXISTING TRAFFIC SIGN ".` • 28 (18) • t .4 SITE HOLIDAY INN EXPRESS .J1 15 (-) 20 (25) -, .J1 1 ORCHARD PLACE McDONALDS 4 L. 99 (861 --} 1003 (11071 —� 563 (793) cg 2 W z 2 t comms N 5 N SHERATON CHICAGO O'HARE 1488 610688)--� 111 (36) • • 50 (16) 921 0190) {' 101 (56) t r— o O'HARE INTERNATIONAL CENTER PRO.ECTi PROPOSED TPS DEVELOPMENT DES PLAINES. ILLINOIS TITLE! PROJECTED TOTAL TRAFFIC VOLUMES PROJECT NO' 12-046 FIGURE NOs 6 • Based on a review of the proposed improvement plans at the intersection of Mannheim Road and Higgins Road, in order to accommodate the projected southbound left -turns at the main access drive, it is recommended that the proposed taper for the southbound to eastbound dual left -turn lane be reduced from 300 feet to 210 feet in order to provide a minimum width of 10 feet within the corrugated mountable median taper section. This reduced taper length is similar to the one proposed for the northbound left -turns at the intersection of Mannheim Road and Higgins Road. • The two access drives on Orchard Place from the parking garage will be designated for outbound traffic only thus providing relief to the access drive on Mannheim Road. These access drives should be under stop sign control. Capacity Analyses Intersection capacity analyses were conducted for the intersections within the vicinity of the site under both existing and future traffic volumes. The results of the capacity analyses are summarized in Tables 3 and 4. A summary of the levels of service and the corresponding vehicular delay range for unsignalized intersections are provided in the Appendix. Table 3 INTERSECTION LEVEL OF SERVICE AND DELAY Weekday Morning Weekday Evening Peak Hour Peak Hour Level of Delay Level of Delay Service (seconds) Service (seconds) Existing Traffic Volumes Higgins Road with Mannheim Road' D 47.4 F 83.9 Mannheim Road with Holiday Inn South Drive2 B 11.5 C 18.7 Mannheim Road with Holiday Inn North Drive2 A 9.2 B 11.4 Mannheim Road with Holiday Inn/ Ace Rental Car Drive2 • East Approach C 18.1 D 26.3 • West Approach B 14.1 B 13.1 Higgins Road with Orchard Place • Northbound Left/Through/Right F 65.9 F 65.6 • Southbound Left/Through/Right F 111.7 F 51.7 Signalized Intersection 2Unsignalized Intersection Note: The level of service and average delay for unsignalized movement or approach at the intersection. ntersec ons represents the operation of the worst 13 Table 4 INTERSECTION LEVEL OF SERVICE AND DELAY Weekday Morning Weekday Evening Peak Hour Peak Hour Level of Delay Level of Delay Service (seconds) Service (seconds) Future Traffic Volumes Higgins Road with Mannheim Road' D 49.2 F 83.1 Mannheim Road with South Right-in/Right-out2 B 12.3 B 12.0 Mannheim Road with Holiday Inn South Drive2 B 12.5 C 20.5 Mannheim Road with North Right-in/Right-out2 B 11.5 B 11.6 Mannheim Road with Holiday Inn North Drive2 A 9.5 B 11.9 Mannheim Road with Holiday Inn Mid Drive/Access Drive2 • East Approach E 43.0 E 43.3 • West Approach C 16.4 B 13.6 Higgins Road with Orchard Place2 • Northbound Left/Through/Right F 113.0 F 104.7 • Southbound Left F 150.9 F 132.3 Signalized Intersection Unsignalized Intersection As can be seen from the results of the capacity analyses, the intersection of Mannheim Road with Higgins Road is currently operating and will continue operating at capacity during the evening peak hour. This is due to the high volume of traffic traveling through the intersection. It should be noted that these capacity analysis results are consistent with those contained in the Intersection Design Study (IDS) prepared by IDOT that showed LOS D and F during the morning and evening peak hours, respectively. It should also be noted that at this intersection, the site traffic will only amount to five and three percent of the future traffic volumes during the morning and evening peak hours, respectively, thus indicating that the proposed development will not have a significant impact on traffic conditions in the area. It is our understanding that the City of Des Plaines has plans to upgrade Orchard Place at its intersection with Higgins Road to provide one inbound lane and two outbound lanes striped for an exclusive left -turn lane and a combined through/right-turn lane. Based on a review of the results of the capacity analyses, the left -turn movements out of Orchard Place at its intersection with Higgins Road will continue operating below acceptable levels of service. This is due to the heavy through volumes along Higgins Road and the longer time exiting vehicles will experience. 14 It should be noted that a traffic signal at this intersection cannot be installed since signal warrants will not be met and the location does not meet the spacing requirements for traffic signals. Although the capacity analyses indicate that the left -turn movements out of the access drives at Mannheim Road and Higgins Road will operate at a LOS E or F, traffic will be able to exit due to the gaps in the through traffic stream created by the adjacent traffic signals on Higgins Road and Mannheim Road. It should be noted that the results of the analyses indicated that the inbound left from Mannheim Road and Higgins Road will operate adequately and can be accommodated by the median on Mannheim Road and the left -turn lane on Higgins Road. Conclusion Based on the preceding evaluation, the following is concluded: • The proposed development is well situated with respect to the area roadway system • The proposed improvements by IDOT to the intersection of Higgins Road and Mannheim Road will provide additional capacity and help traffic operations in the area • The site will be provided with a flexible access system via two right-in/right-out access drives and one full ingress/egress access drive on Mannheim Road and via outbound only access drives on Orchard Place • With the recommended modifications, southbound left -turns from Mannheim Road at the main access drive will be accommodated via the corrugated mountable median • The third northbound through lane on Mannheim Road should be extended terminating as a right -turn lane at the northerly access drive. 12-046 Shaffer TPS Hotel -Retail Development in Des Plaines April 13 2012jm Ira 15 Appendix LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS Delay per Vehicle Level of Service Interpretation (seconds) A Very short delay, with extremely favorable progression. <10.0 Most vehicles arrive during the green phase and do not stop at all. B Good progression, with more vehicles stopping than for >10 and <20.0 Level of Service A, causing higher levels of average delay. C Light congestion, with individual cycle failures beginning to appear. Number of vehicles stopping is significant at this level though many still pass through the intersection without stopping. >20 and <35 D Congestion is more noticeable, with longer delays resulting >35 and <55 from combination of unfavorable progression, long cycle lengths, or high V/C ratios. Many vehicles stop and the proportion of vehicles not stopping declines. E High delays result from poor progression, high cycle lengths >55 and <80 and high V/C ratios. F Unacceptable delay occurring, with oversaturation. >80.0 Source: Highway Capacity Manual, 2000. LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS Level of Service Average Total Delay (SEC/VEH) A B C D E <10 >10 and <15 >15 and <25 >25 and <35 >35 and <50 F >50 Source: Highway Capacity Manual, 2000. HCS+: Signalized Intersections Release 5.5 Analyst: JM Inter.: IL 72 & U.S. 45/12 Agency: KLOA, Inc Area Type: All other areas Date: 4/10/2012 Jurisd: IDOT Period: A.M. Peak Hour Year : Existing Traffic (2012) Project ID: Proposed TPS Development - DesPlaines E/W St: Higgins Road (IL 72) N/S St: Mannheim Road (US 45/12) SIGNALIZED INTERSECTION SUMMARY Eastbound 1 Westbound 1 Northbound 1 Southbound L T R 1 L T R 1 L T RIL TR No. Lanes 1 2 1 I 1 3 0 1 2 3 1 I 1 3 0 LGConfig L T R 1 L TR 1 L T R 1 L TR Volume 125 946 531 1182 557 149 1757 744 391 1208 481 21 Lane Width 112 0 12.0 12.0 112.0 12.0 112.0 12.0 12.0 112.0 12.0 RTOR Vol I 0 1 0 1 0 1 0 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A Right A A Peds Peds WB Left A A SB Left A Thru A A Thru A Right A A Right A Peds Peds NB Right A A EB Right A A SB Right WB Right Green 11.0 1.0 31.0 22.0 1.0 16.0 Yellow 3.0 3.0 4.0 3.0 3.0 4.0 All Red 1.0 1.0 2.0 1.0 1.0 2.0 Cycle Length: 110.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 169 1687 0.15 0.10 45.7 D T 1003 3559 0.99 0.28 66.0 E 48.3 D R 878 1509 0.64 0.58 16.8 B Westbound L 250 1719 0.77 0.15 58.7 E TR 1562 4773 0.48 0.33 28.6 C 34.8 C Northbound L 812 3307 0.98 0.25 68.2 E T 981 5140 0.80 0.19 47.2 D 52.3 D R 596 1524 0.69 0.39 31.4 C Southbound L 341 1703 0.64 0.20 44.5 D TR 706 4852 0.75 0.15 49.5 D 48.0 D Intersection Delay = 47.4 (sec/veh) Intersection LOS = D HCS+: Signalized Intersections Release 5.5 Phone: E -Mail: Fax: OPERATIONAL ANALYSIS Analyst: JM Agency/Co.: KLOA, Inc. Date Performed: 4/10/2012 Analysis Time Period: A.M. Peak Hour Intersection: IL 72 & U.S. 45/12 Area Type: All other areas Jurisdiction: IDOT Analysis Year: Existing Traffic (2012) Project ID: Proposed TPS Development - DesPlaines E/W St: Higgins Road (IL 72) N/S St: Mannheim Road (US 45/12) VOLUME DATA 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Volume 125 946 531 1182 557 149 1757 744 391 1208 481 21 Heavy Velar] 7 7 15 5 5 16 6 6 16 6 6 PHF 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 PK 15 Vol H 249 140 148 147 39 1199 196 103 155 127 6 Hi Ln Vol 1 1 1 1 Grade 1 0 1 0 1 0 1 0 Ideal Sat 11900 2000 1900 11900 1900 11900 2000 1900 11900 1900 ParkExist 1 1 1 1 NumPark 1 1 1 1 No. Lanes 1 1 2 1 I 1 3 0 1 2 3 1 I 1 3 0 LGConfig 1 L T R 1 L TR 1 L T R 1 L TR Lane Width 112.0 12.0 12.0 112.0 12.0 112.0 12.0 12.0 112 0 12.0 RTOR Vol I 0 1 0 1 0 1 0 Adj Flow 126 996 559 1192 743 H97 783 412 1219 528 oInSharedLnl 1 1 1 Prop LTs 1 0.000 1 0.000 1 0.000 1 0.000 Prop RTs 1 0.000 1.000 1 0.211 I 0.000 1.000 1 0.042 Peds Bikes 0 1 0 1 0 1 0 Buses 10 0 0 10 0 10 0 0 10 0 oInProtPhase 1 1 1 Duration 0.25 Area Type: All other areas OPERATING PARAMETERS 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Init Unmet 10.0 0.0 0.0 10.0 0.0 10.0 0.0 0.0 10.0 0.0 Arriv. Typel3 4 3 13 4 H 4 3 13 3 Unit Ext. 13.0 3.0 3.0 13.0 3.0 H.0 3.0 3.0 13.0 3.0 I Factor 1 1.000 1 1.000 1 1.000 1 1.000 Lost Time 12.0 2.0 2.0 12.0 2.0 12.0 2.0 2.0 12.0 2.0 Ext of g 12.0 2.0 2.0 12.0 2.0 12.0 2.0 2.0 12.0 2.0 Ped Min g 1 3.2 1 3.2 1 3.2 1 3.2 PHASE DATA Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A Right A A Peds Peds WB Left A A SB Left A Thru A A Thru A Right A A Right A Peds Peds NB Right A A EB Right A A SB Right WB Right Green Yellow All Red 11.0 1.0 31.0 3.0 3.0 4.0 1.0 1.0 2.0 22.0 1.0 16.0 3.0 3.0 4.0 1.0 1.0 2.0 Cycle Length: 110.0 secs VOLUME ADJUSTMENT AND SATURATION FLOW WORKSHEET Volume Adjustment 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Volume, V 125 946 531 1182 557 149 1757 744 391 1208 481 21 PHF 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 Adj flow 126 996 559 1192 586 157 1797 783 412 H19 506 22 No. Lanes 1 1 2 1 I 1 3 0 1 2 3 1 I 1 3 0 Lane group 1 L T R 1 L TR 1 L T R 1 L TR Adj flow 126 996 559 1192 743 1797 783 412 H19 528 Prop LTs 1 0.000 1 0.000 1 0.000 1 0.000 Prop RTs 1 0.000 1.000 1 0.211 I 0.000 1.000 1 0.042 Saturation Flow Rate (see Exhibit 16-7 to determine the adjustment factors) Eastbound Westbound Northbound Southbound LG L T R L TR L T R L TR So 1900 2000 1900 1900 1900 1900 2000 1900 1900 1900 Lanes 1 2 1 1 3 0 2 3 1 1 3 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.935 0.935 0.935 0.952 0.952 0.943 0.943 0.943 0.943 0.943 fG 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fP 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fEE 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fA 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fLU 1.000 0.952 1.000 1.000 0.908 0.971 0.908 1.000 1.000 0.908 fRT 1.000 0.850 0.968 1.000 0.850 0.994 fLT 0.950 1.000 0.950 1.000 0.950 1.000 0.950 1.000 Sec. fLpb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fRpb 1.000 1.000 1.000 1.000 1.000 1.000 S 1687 3559 1509 1719 4773 3307 5140 1524 1703 4852 Sec. CAPACITY AND LOS WORKSHEET Capacity Analysis and Lane Group Capacity Adj Adj Sat Flow Green --Lane Group-- Appr/ Lane Flow Rate Flow Rate Ratio Ratio Capacity v/c Mvmt Group (v) (s) (v/s) (g/C) (c) Ratio Eastbound Prot Perm Left L Prot Perm Thru T Right R Westbound Prot Perm Left L Prot Perm Thru TR Right Northbound Prot Perm Left L Prot Perm Thru T Right R Southbound Prot Perm Left L Prot Perm Thru TR Right 26 1687 0.02 0.10 169 0.15 996 3559 # 0.28 0.28 1003 0.99 559 1509 0.37 0.58 878 0.64 192 1719 # 0.11 0.15 250 0.77 743 4773 0.16 0.33 1562 0.48 797 3307 # 0.24 0.25 812 0.98 783 5140 0.15 0.19 981 0.80 412 1524 0.27 0.39 596 0.69 219 1703 0.13 0.20 341 0.64 528 4852 # 0.11 0.15 706 0.75 Sum of flow ratios for critical lane groups, Yc = Sum (v/s) = 0.74 Total lost time per cycle, L = 20.00 sec Critical flow rate to capacity ratio, Xc = (Yc) (C)/(C-L) = 0.91 Control Delay and LOS Determination Appr/ Ratios Unf Prog Lane Incremental Res Lane Group Approach Lane Del Adj Grp Factor Del Del Grp v/c g/C dl Fact Cap k d2 d3 Delay LOS Delay LOS Eastbound L 0.15 0.10 45.2 1.000 169 0.11 0.4 0.0 45.7 D T 0.99 0.28 39.4 1.000 1003 0.49 26.6 0.0 66.0 E 48.3 D R 0.64 0.58 15.3 1.000 878 0.22 1.5 0.0 16.8 B Westbound L 0.77 0.15 45.2 1.000 250 0.32 13.5 0.0 58.7 E TR 0.48 0.33 29.5 0.964 1562 0.11 0.2 0.0 28.6 C 34.8 C Northbound L 0.98 0.25 41.3 1.000 812 0.49 27.0 0.0 68.2 E T 0.80 0.19 42.5 1.000 981 0.34 4.7 0.0 47.2 D 52.3 D R 0.69 0.39 28.0 1.000 596 0.26 3.4 0.0 31.4 C Southbound L 0.64 0.20 40.4 1.000 341 0.22 4.1 0.0 44.5 D TR 0.75 0.15 45.1 1.000 706 0.30 4.4 0.0 49.5 D 48.0 D Intersection delay = 47.4 (sec/veh) Intersection LOS = D Input SUPPLEMENTAL PERMITTED LT WORKSHEET for exclusive lefts EB WB NB SB Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 110.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.908 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text. * If Pl>=1 for shared left -turn lanes with N>1, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. Input SUPPLEMENTAL PERMITTED LT WORKSHEET for shared lefts Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 110.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N EB WB NB SB Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT 0.000 0.000 0.000 0.000 Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.908 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text * If Pl>=1 for shared left -turn lanes with N>l, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. SUPPLEMENTAL PEDESTRIAN -BICYCLE EFFECTS WORKSHEET Permitted Left Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Pedestrian flow rate, Vpedg (p/h) OCCpedg Opposing queue clearing green, gq (s) Eff. ped. green consumed by opp. veh. queue, gq/gp OCCpedu Opposing flow rate, Vo (veh/h) OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion of left turns, PLT Proportion of left turns using protected phase, PLTA Left -turn adjustment, fLpb Permitted Right Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Conflicting bicycle volume, Vbic (bicycles/h) Vpedg OCCpedg Effective green, g (s) Vbicg EB WB NB SB OCCbicg OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion right -turns, PRT Proportion right -turns using protected phase, PRTA Right turn adjustment, fRpb SUPPLEMENTAL UNIFORM DELAY WORKSHEET Cycle length, C 110.0 Adj. LT vol from Vol Adjustment Worksheet, v v/c ratio from Capacity Worksheet, X Protected phase effective green interval, g (s) Opposing queue effective green interval, gq Unopposed green interval, gu Red time r=(C-g-gq-gu) Arrival rate, qa=v/(3600(max[X,1.0])) Protected ph. departure rate, Sp=s/3600 Permitted ph. departure rate, Ss=s(gq+gu)/(gu*3600) XPerm XProt Case Queue at beginning of green arrow, Qa Queue at beginning of unsaturated green, Qu Residual queue, Qr Uniform Delay, dl sec EBLT WELT NELT SELT DELAY/LOS WORKSHEET WITH INITIAL QUEUE Initial Dur. Uniform Delay Initial Final Initial Lane Appr/ Unmet Unmet Queue Unmet Queue Group Lane Demand Demand Unadj. Adj. Param. Demand Delay Delay Group Q veh t hrs. ds dl sec u Q veh d3 sec d sec Eastbound L 0.0 0.00 49.5 45.2 0.00 0.0 0.0 45.7 T 0.0 0.00 39.5 39.4 0.00 0.0 0.0 66.0 R 0.0 0.00 23.0 15.3 0.00 0.0 0.0 16.8 Westbound L 0.0 0.00 47.0 45.2 0.00 0.0 0.0 58.7 TR 0.0 0.00 37.0 29.5 0.00 0.0 0.0 28.6 0.0 0.0 Northbound L 0.0 0.00 41.5 41.3 0.00 0.0 0.0 68.2 T 0.0 0.00 44.5 42.5 0.00 0.0 0.0 47.2 R 0.0 0.00 33.5 28.0 0.00 0.0 0.0 31.4 Southbound L 0.0 0.00 44.0 40.4 0.00 0.0 0.0 44.5 TR 0.0 0.00 47.0 45.1 0.00 0.0 0.0 49.5 0.0 0.0 Intersection Delay 47.4 sec/veh Intersection LOS D BACK OF QUEUE WORKSHEET Eastbound Westbound Northbound Southbound LaneGroup IL T R IL TR IL T R IL TR Init Queue 10.0 0.0 0.0 10.0 0.0 10.0 0.0 0.0 10.0 0.0 Flow Rate 126 523 559 1192 272 1410 287 412 1219 193 So 11900 2000 1900 11900 1900 11900 2000 1900 11900 1900 No.Lanes Il 2 1 Il 3 0 12 3 1 Il 3 0 SL 11687 1869 1509 11719 1752 11703 1886 1524 11703 1781 LnCapacity 1169 526 878 H50 573 1418 360 596 1341 259 Flow Ratio 10.0 0.3 0.4 10.1 0.2 10.2 0.2 0.3 10.1 0.1 v/c Ratio 10.15 0.99 0.64 10.77 0.47 10.98 0.80 0.69 10.64 0.75 Grn Ratio 10.10 0.28 0.58 10.15 0.33 10.25 0.19 0.39 10.20 0.15 I Factor 1 1.000 1 1.000 1 1.000 1 1.000 AT or PVG H 4 3 13 4 H 4 3 13 3 Pltn Ratio 11.00 1.33 1.00 11.00 1.33 11.00 1.33 1.00 11.00 1.00 PF2 11.00 1.00 1.00 11.00 0.89 11.00 0.98 1.00 11.00 1.00 Q1 10.7 15.9 11.3 15.6 5.9 112.5 8.2 10.5 16.1 5.7 kE 10.3 0.5 0.7 10.3 0.6 10.5 0.4 0.6 10.4 0.3 Q2 10.0 5.7 1.2 11.0 0.5 14.4 1.4 1.2 10.7 0.9 Q Average 10.8 21.6 12.6 16.6 6.4 116.8 9.6 11.7 16.8 6.6 Q Spacing 125.0 25.0 25.0 125.0 25.0 125.0 25.0 25.0 125.0 25.0 Q Storage 10 0 0 10 0 10 0 0 10 0 Q S Ratio 1 1 1 1 70th Percentile Output: fB% 11.2 1.2 1.2 11.2 1.2 11.2 1.2 1.2 11.2 1.2 BOQ 10.9 25.0 14.7 17.9 7.6 119.6 11.4 13.8 18.1 7.8 QSRatio 1 1 1 1 85th Percentile Output: fB% 11.6 1.4 1.5 11.5 1.5 11.5 1.5 1.5 11.5 1.5 BOQ 11.2 31.3 18.8 110.2 9.9 124.8 14.6 17.6 110.5 10.1 QSRatio 1 1 1 1 90th Percentile Output: fB% 11.8 1.5 1.6 11.7 1.7 11.6 1.6 1.6 11.7 1.7 BOQ 11.4 33.2 20.3 111.2 10.8 126.5 15.9 19.0 111.5 11.1 QSRatio 1 1 1 1 95th Percentile Output: fB% 12.1 1.7 1.8 11.9 1.9 11.7 1.9 1.8 11.9 1.9 BOQ 11.6 36.3 22.6 112.7 12.3 129.2 17.8 21.2 113.1 12.6 QSRatio 1 1 1 1 98th Percentile Output: fB% 12.6 1.9 2.1 12.3 2.3 12.0 2.2 2.1 12.3 2.3 BOQ 12.0 40.9 26.1 115.3 14.8 133.2 21.0 24.7 115.7 15.1 QSRatio 1 1 1 1 ERROR MESSAGES No errors to report. HCS+: Signalized Intersections Release 5.5 Analyst: JM Inter.: IL 72 & U.S. 45/12 Agency: KLOA, Inc Area Type: All other areas Date: 4/10/2012 Jurisd: IDOT Period: P.M. Peak Hour Year : Existing Traffic (2012) Project ID: Proposed TPS Development - DesPlaines E/W St: Higgins Road (IL 72) N/S St: Mannheim Road (US 45/12) SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound I Northbound I Southbound I L T R I L T R I L T RIL TR No. Lanes I 1 2 1 I 1 3 0 I 2 3 1 I 1 3 0 LGConfig I L T R I L TR I L T R I L TR Volume 145 1044 748 1274 625 168 1698 755 291 1315 794 60 Lane Width 112 0 12.0 12.0 112.0 12.0 112.0 12.0 12.0 112.0 12.0 RTOR Vol 1 0 1 0 1 0 1 0 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A Right A A Peds Peds WB Left A A SB Left A Thru A A Thru A Right A A Right A Peds Peds NB Right A A EB Right A A SB Right WB Right Green 14.0 4.0 38.0 27.0 1.0 18.0 Yellow 3.0 3.0 4.0 3.0 3.0 4.0 All Red 1.0 1.0 2.0 1.0 1.0 2.0 Cycle Length: 130.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 182 1687 0.26 0.11 54.0 D T 1040 3559 1.06 0.29 89.8 F 66.5 E R 882 1509 0.89 0.58 34.8 C Westbound L 291 1719 0.99 0.17 103.7 F TR 1689 4772 0.49 0.35 31.2 C 49.8 D Northbound L 814 3307 0.90 0.25 60.9 E T 909 5140 0.87 0.18 61.6 E 56.2 E R 598 1524 0.51 0.39 30.8 C Southbound L 354 1703 0.94 0.21 82.9 F TR 669 4831 1.34 0.14 220.6 F 183.5 F Intersection Delay = 83.9 (sec/veh) Intersection LOS = F HCS+: Signalized Intersections Release 5.5 Phone: E -Mail: Fax: OPERATIONAL ANALYSIS Analyst: JM Agency/Co.: KLOA, Inc. Date Performed: 4/10/2012 Analysis Time Period: P.M. Peak Hour Intersection: IL 72 & U.S. 45/12 Area Type: All other areas Jurisdiction: IDOT Analysis Year: Existing Traffic (2012) Project ID: Proposed TPS Development - DesPlaines E/W St: Higgins Road (IL 72) N/S St: Mannheim Road (US 45/12) VOLUME DATA 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Volume 145 1044 748 1274 625 168 1698 755 291 1315 794 60 Heavy Velar] 7 7 15 5 5 16 6 6 16 6 6 PHF 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 PK 15 Vol 112 275 197 172 164 44 1184 199 77 183 209 16 Hi Ln Vol 1 1 1 1 Grade 1 0 1 0 1 0 1 0 Ideal Sat 11900 2000 1900 11900 1900 11900 2000 1900 11900 1900 ParkExist 1 1 1 1 NumPark 1 1 1 1 No. Lanes 1 1 2 1 I 1 3 0 1 2 3 1 I 1 3 0 LGConfig 1 L T R 1 L TR 1 L T R 1 L TR Lane Width 112.0 12.0 12.0 112.0 12.0 112.0 12.0 12.0 112 0 12.0 RTOR Vol I 0 1 0 1 0 1 0 Adj Flow 147 1099 787 1288 835 1735 795 306 1332 899 oInSharedLnl 1 1 1 Prop LTs 1 0.000 1 0.000 1 0.000 1 0.000 Prop RTs 1 0.000 1.000 1 0.212 1 0.000 1.000 1 0.070 Peds Bikes 0 1 0 1 0 1 0 Buses 10 0 0 10 0 10 0 0 10 0 oInProtPhase 1 1 1 Duration 0.25 Area Type: All other areas OPERATING PARAMETERS 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Init Unmet 10.0 0.0 0.0 10.0 0.0 10.0 0.0 0.0 10.0 0.0 Arriv. Typel3 4 3 13 4 H 4 3 13 3 Unit Ext. 13.0 3.0 3.0 13.0 3.0 H.0 3.0 3.0 13.0 3.0 I Factor 1 1.000 1 1.000 1 1.000 1 1.000 Lost Time 12.0 2.0 2.0 12.0 2.0 12.0 2.0 2.0 12.0 2.0 Ext of g 12.0 2.0 2.0 12.0 2.0 12.0 2.0 2.0 12.0 2.0 Ped Min g 1 3.2 1 3.2 1 3.2 1 3.2 PHASE DATA Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A Right A A Peds Peds WB Left A A SB Left A Thru A A Thru A Right A A Right A Peds Peds NB Right A A EB Right A A SB Right WB Right Green Yellow All Red 14.0 4.0 38.0 3.0 3.0 4.0 1.0 1.0 2.0 27.0 1.0 18.0 3.0 3.0 4.0 1.0 1.0 2.0 Cycle Length: 130.0 secs VOLUME ADJUSTMENT AND SATURATION FLOW WORKSHEET Volume Adjustment 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Volume, V 145 1044 748 1274 625 168 1698 755 291 1315 794 60 PHF 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 Adj flow 147 1099 787 1288 658 177 1735 795 306 1332 836 63 No. Lanes 1 1 2 1 I 1 3 0 1 2 3 1 I 1 3 0 Lane group 1 L T R 1 L TR 1 L T R 1 L TR Adj flow 147 1099 787 1288 835 1735 795 306 1332 899 Prop LTs 1 0.000 1 0.000 1 0.000 1 0.000 Prop RTs 1 0.000 1.000 1 0.212 1 0.000 1.000 1 0.070 Saturation Flow Rate (see Exhibit 16-7 to determine the adjustment factors) Eastbound Westbound Northbound Southbound LG L T R L TR L T R L TR So 1900 2000 1900 1900 1900 1900 2000 1900 1900 1900 Lanes 1 2 1 1 3 0 2 3 1 1 3 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.935 0.935 0.935 0.952 0.952 0.943 0.943 0.943 0.943 0.943 fG 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fP 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fEE 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fA 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fLU 1.000 0.952 1.000 1.000 0.908 0.971 0.908 1.000 1.000 0.908 fRT 1.000 0.850 0.968 1.000 0.850 0.989 fLT 0.950 1.000 0.950 1.000 0.950 1.000 0.950 1.000 Sec. fLpb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fRpb 1.000 1.000 1.000 1.000 1.000 1.000 S 1687 3559 1509 1719 4772 3307 5140 1524 1703 4831 Sec. CAPACITY AND LOS WORKSHEET Capacity Analysis and Lane Group Capacity Adj Adj Sat Flow Green --Lane Group-- Appr/ Lane Flow Rate Flow Rate Ratio Ratio Capacity v/c Mvmt Group (v) (s) (v/s) (g/C) (c) Ratio Eastbound Prot Perm Left L Prot Perm Thru T Right R Westbound Prot Perm Left L Prot Perm Thru TR Right Northbound Prot Perm Left L Prot Perm Thru T Right R Southbound Prot Perm Left L Prot Perm Thru TR Right 47 1687 0.03 0.11 182 0.26 1099 3559 # 0.31 0.29 1040 1.06 787 1509 0.52 0.58 882 0.89 288 1719 # 0.17 0.17 291 0.99 835 4772 0.17 0.35 1689 0.49 735 3307 # 0.22 0.25 814 0.90 795 5140 0.15 0.18 909 0.87 306 1524 0.20 0.39 598 0.51 332 1703 0.19 0.21 354 0.94 899 4831 # 0.19 0.14 669 1.34 Sum of flow ratios for critical lane groups, Yc = Sum (v/s) = 0.88 Total lost time per cycle, L = 20.00 sec Critical flow rate to capacity ratio, Xc = (Yc) (C)/(C-L) = 1.05 Control Delay and LOS Determination Appr/ Ratios Unf Prog Lane Incremental Res Lane Group Approach Lane Del Adj Grp Factor Del Del Grp v/c g/C dl Fact Cap k d2 d3 Delay LOS Delay LOS Eastbound L 0.26 0.11 53.2 1.000 182 0.11 0.8 0.0 54.0 D T 1.06 0.29 46.0 0.992 1040 0.50 44.2 0.0 89.8 F 66.5 E R 0.89 0.58 23.4 1.000 882 0.42 11.4 0.0 34.8 C Westbound L 0.99 0.17 53.9 1.000 291 0.49 49.8 0.0 103.7 F TR 0.49 0.35 32.9 0.940 1689 0.11 0.2 0.0 31.2 C 49.8 D Northbound L 0.90 0.25 47.5 1.000 814 0.42 13.4 0.0 60.9 E T 0.87 0.18 52.1 1.000 909 0.40 9.5 0.0 61.6 E 56.2 E R 0.51 0.39 30.0 1.000 598 0.12 0.7 0.0 30.8 C Southbound L 0.94 0.21 50.7 1.000 354 0.45 32.2 0.0 82.9 F TR 1.34 0.14 56.0 1.000 669 0.50 164.6 0.0 220.6 F 183.5 F Intersection delay = 83.9 (sec/veh) Intersection LOS = F Input SUPPLEMENTAL PERMITTED LT WORKSHEET for exclusive lefts EB WB NB SB Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 130.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.908 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text. * If Pl>=1 for shared left -turn lanes with N>1, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. Input SUPPLEMENTAL PERMITTED LT WORKSHEET for shared lefts Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 130.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N EB WB NB SB Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT 0.000 0.000 0.000 0.000 Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.908 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text * If Pl>=1 for shared left -turn lanes with N>l, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. SUPPLEMENTAL PEDESTRIAN -BICYCLE EFFECTS WORKSHEET Permitted Left Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Pedestrian flow rate, Vpedg (p/h) OCCpedg Opposing queue clearing green, gq (s) Eff. ped. green consumed by opp. veh. queue, gq/gp OCCpedu Opposing flow rate, Vo (veh/h) OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion of left turns, PLT Proportion of left turns using protected phase, PLTA Left -turn adjustment, fLpb Permitted Right Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Conflicting bicycle volume, Vbic (bicycles/h) Vpedg OCCpedg Effective green, g (s) Vbicg EB WB NB SB OCCbicg OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion right -turns, PRT Proportion right -turns using protected phase, PRTA Right turn adjustment, fRpb SUPPLEMENTAL UNIFORM DELAY WORKSHEET Cycle length, C 130.0 Adj. LT vol from Vol Adjustment Worksheet, v v/c ratio from Capacity Worksheet, X Protected phase effective green interval, g (s) Opposing queue effective green interval, gq Unopposed green interval, gu Red time r=(C-g-gq-gu) Arrival rate, qa=v/(3600(max[X,1.0])) Protected ph. departure rate, Sp=s/3600 Permitted ph. departure rate, Ss=s(gq+gu)/(gu*3600) XPerm XProt Case Queue at beginning of green arrow, Qa Queue at beginning of unsaturated green, Qu Residual queue, Qr Uniform Delay, dl sec EBLT WELT NELT SELT DELAY/LOS WORKSHEET WITH INITIAL QUEUE Initial Dur. Uniform Delay Initial Final Initial Lane Appr/ Unmet Unmet Queue Unmet Queue Group Lane Demand Demand Unadj. Adj. Param. Demand Delay Delay Group Q veh t hrs. ds dl sec u Q veh d3 sec d sec Eastbound L 0.0 0.00 58.0 53.2 0.00 0.0 0.0 54.0 T 0.0 0.00 46.0 46.0 0.00 14.7 0.0 89.8 R 0.0 0.00 27.0 23.4 0.00 0.0 0.0 34.8 Westbound L 0.0 0.00 54.0 53.9 0.00 0.0 0.0 103.7 TR 0.0 0.00 42.0 32.9 0.00 0.0 0.0 31.2 0.0 0.0 Northbound L 0.0 0.00 49.0 47.5 0.00 0.0 0.0 60.9 T 0.0 0.00 53.5 52.1 0.00 0.0 0.0 61.6 R 0.0 0.00 39.5 30.0 0.00 0.0 0.0 30.8 Southbound L 0.0 0.00 51.5 50.7 0.00 0.0 0.0 82.9 TR 0.0 0.00 56.0 56.0 0.00 57.5 0.0 220.6 0.0 0.0 Intersection Delay 83.9 sec/veh Intersection LOS F BACK OF QUEUE WORKSHEET Eastbound Westbound Northbound Southbound LaneGroup IL T R IL TR IL T R IL TR Init Queue 10.0 0.0 0.0 10.0 0.0 10.0 0.0 0.0 10.0 0.0 Flow Rate 147 577 787 H88 306 1378 291 306 1332 330 So 11900 2000 1900 11900 1900 11900 2000 1900 11900 1900 No.Lanes Il 2 1 Il 3 0 12 3 1 Il 3 0 SL 11687 1869 1509 11719 1751 11703 1886 1524 11703 1773 LnCapacity 1182 546 882 1291 620 1419 333 598 1354 245 Flow Ratio 10.0 0.3 0.5 10.2 0.2 10.2 0.2 0.2 10.2 0.2 v/c Ratio 10.26 1.06 0.89 10.99 0.49 10.90 0.87 0.51 10.94 1.35 Grn Ratio 10.11 0.29 0.58 10.17 0.35 10.25 0.18 0.39 10.21 0.14 I Factor 1 1.000 1 1.000 1 1.000 1 1.000 AT or PVG H 4 3 13 4 H 4 3 13 3 Pltn Ratio 11.00 1.33 1.00 11.00 1.33 11.00 1.33 1.00 11.00 1.00 PF2 11.00 1.00 1.00 11.00 0.88 11.00 0.99 1.00 11.00 1.00 Q1 11.6 20.8 24.7 110.4 7.6 113.2 10.1 8.4 111.8 11.9 kE 10.3 0.6 0.8 10.4 0.6 10.5 0.4 0.6 10.5 0.4 Q2 10.1 8.8 4.7 13.7 0.6 13.0 2.2 0.7 13.2 11.9 Q Average 11.7 29.6 29.4 114.0 8.2 116.2 12.3 9.1 115.0 23.8 Q Spacing 125.0 25.0 25.0 125.0 25.0 125.0 25.0 25.0 125.0 25.0 Q Storage 10 0 0 10 0 10 0 0 10 0 Q S Ratio 1 1 1 1 70th Percentile Output: fB% 11.2 1.1 1.1 11.2 1.2 11.2 1.2 1.2 11.2 1.2 BOQ 12.0 34.0 33.8 116.4 9.7 118.9 14.4 10.7 117.5 27.5 QSRatio 1 1 1 1 85th Percentile Output: fB% 11.6 1.4 1.4 11.5 1.5 11.5 1.5 1.5 11.5 1.4 BOQ 12.6 41.8 41.5 H0.9 12.6 123.9 18.4 13.8 H2.2 34.2 QSRatio 1 1 1 1 90th Percentile Output: fB% 11.8 1.5 1.5 11.6 1.7 11.6 1.6 1.7 11.6 1.5 BOQ 12.9 44.2 43.9 H2.4 13.7 125.6 19.9 15.0 H3.8 36.3 QSRatio 1 1 1 1 95th Percentile Output: fB% 12.0 1.6 1.6 11.8 1.9 11.7 1.8 1.9 11.8 1.7 BOQ 13.4 47.9 47.6 H4.9 15.5 128.3 22.2 16.9 H6.4 39.5 QSRatio 1 1 1 1 98th Percentile Output: fB% 12.6 1.8 1.8 12.0 2.2 12.0 2.1 2.2 12.0 1.9 BOQ 14.3 53.4 53.1 H8.6 18.4 132.2 25.7 19.9 130.2 44.3 QSRatio 1 1 1 1 ERROR MESSAGES No errors to report. Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Higgins Road & Orchard Place Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Existing Traffic Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Higgins Road North/South Street: Orchard Place Intersection Orientation: East-West Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 61 1373 111 101 800 50 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 64 1445 116 106 842 52 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 14 3 45 26 5 34 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 14 3 47 27 5 35 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 64 106 64 67 C (m) (veh/h) 767 429 119 92 /c 0.08 0.25 0.54 0.73 95% queue length 0.27 0.96 2.55 369 Control Delay (s/veh) 10.1 16.1 65.9 111.7 LOS B C F F Approach Delay (s/veh) 65.9 111.7 Approach LOS -- -- F F Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k51.tmp Generated: 4/12/2012 2:11 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Higgins Road & Orchard Place Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Existing Traffic Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Higgins Road North/South Street: Orchard Place Intersection Orientation: East-West Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 42 1572 36 56 1087 16 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 44 1654 37 58 1144 16 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 17 1 148 8 2 42 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 17 1 155 8 2 44 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LTR LTR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR LTR (veh/h) 44 58 173 54 C (m) (veh/h) 610 383 217 129 lc 0.07 0.15 0.80 0.42 95% queue length 0.23 0.53 5.76 1.81 Control Delay (s/veh) 11.4 16.1 65.6 51.7 LOS B C F F Approach Delay (s/veh) 65.6 51.7 Approach LOS -- -- F F Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k5A.tmp Generated: 4/12/2012 2:12 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Mannheim/Holiday Inn/Ace Dr Analyst JMIntersection Agency/Co. KLOA Jurisdiction IDOT Date Performed Analysis Year Existing Traffic (2012) Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn Dr/Ace Rental Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 025 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 857 13 1 698 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 902 13 1 734 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 0 0 2 0 Configuration T TR LT T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 15 20 7 3 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 15 0 21 7 0 3 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R LR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR L R (veh/h) 1 10 15 21 C (m) (veh/h) 754 284 269 683 lc 0.00 0.04 0.06 0.03 95% queue length 0.00 0.11 0.18 0.10 Control Delay (s/veh) 9.8 18.1 19.2 10.4 LOS A C C B Approach Delay (s/veh) 18.1 14.1 Approach LOS -- -- C B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k62.tmp Generated: 4/12/2012 2:13 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Mannheim/Holiday Inn/Ace Dr Analyst JMIntersection Agency/Co. KLOA Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Existing Traffic (2012) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn Dr/Ace Rental Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 025 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 921 18 3 1135 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 969 18 3 1194 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 0 0 2 0 Configuration T TR LT T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 1 25 24 3 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 0 26 25 0 3 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 0 0 0 Configuration L R LR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR L R (veh/h) 3 28 1 26 C (m) (veh/h) 708 197 153 507 lc 0.00 0.14 0.01 0.05 95% queue length 0.01 0.49 0.02 0.16 Control Delay (s/veh) 10.1 26.3 28.7 12.5 LOS B D D B Approach Delay (s/veh) 26.3 13.1 Approach LOS -- -- D B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k6B.tmp Generated: 4/12/2012 2:13 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/North Access Dr Analyst JM Agency/Co. KLOA Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Existing Traffic (2012) Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn North Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 5 870 699 10 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 5 915 0 0 735 10 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration LT T T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT (veh/h) 5 C (m) (veh/h) 872 lc 0.01 95% queue length 0.02 Control Delay (s/veh) 9.2 LOS A Approach Delay (s/veh) Approach LOS -- -- Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k73.tmp Generated: 4/12/2012 2:14 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/North Access Dr Analyst JM Agency/Co. KLOA Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Existing Traffic (2012) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn North Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): a25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 25 899 1138 10 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 26 946 0 0 1197 10 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration LT T T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT (veh/h) 26 C (m) (veh/h) 585 lc a04 95% queue length a 14 Control Delay (s/veh) 11.4 LOS B Approach Delay (s/veh) Approach LOS -- -- Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k7B.tmp Generated: 4/12/2012 2:14 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/South Access Dr Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Existing Traffic (2012) Analysis Time Period A.M. Peak Hour Project Description Proposed TPs Development- DesPlaines East/West Street: Holiday Inn South Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 10 870 720 5 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 10 915 0 0 757 5 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 1 5 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 0 5 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (veh/h) 10 6 C (m) (veh/h) 859 556 lc 0.01 0.01 95% queue length 0.04 0.03 Control Delay (s/veh) 9.2 11.5 LOS A B Approach Delay (s/veh) 11.5 Approach LOS -- -- B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k83.tmp Generated: 4/12/2012 2:15 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/South Access Dr Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Existing Traffic (2012) Analysis Time Period P.M. Peak Hour Project Description Proposed TPs Development- DesPlaines East/West Street: Holiday Inn South Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 025 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 1 939 1184 1 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 988 0 0 1246 1 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 1 1 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 0 1 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (veh/h) 1 2 C (m) (veh/h) 565 265 lc 0.00 0.01 95% queue length 0.01 a02 Control Delay (s/veh) 11.4 18.7 LOS B C Approach Delay (s/veh) /8.7 Approach LOS -- -- C Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k8B.tmp Generated: 4/12/2012 2:16 PM 4/12/2012 HCS+: Signalized Intersections Release 5.5 Analyst: JM Inter.: IL 72 & U.S. 45/12 Agency: KLOA, Inc Area Type: All other areas Date: 4/10/2012 Jurisd: IDOT Period: A.M. Peak Hour Year : Total Traffic (2018) Project ID: Proposed TPS Development - DesPlaines E/W St: Higgins Road (IL 72) N/S St: Mannheim Road (US 45/12) SIGNALIZED INTERSECTION SUMMARY 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T RIL TR No. Lanes 1 2 2 1 I 2 2 1 I 2 3 1 I 2 3 0 LGConfig 1 L T R 1 L T R 1 L T R 1 L TR Volume 199 1003 563 H21 613 231 1802 890 414 1243 546 45 Lane Width 112 0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 RTOR Vol I 0 1 0 1 0 1 0 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A A Right A A Peds Peds WB Left A SB Left A Thru A Thru A Right A Right A Peds Peds NB Right A EB Right A A A SB Right WB Right A Green 13.0 32.0 16.0 15.0 20.0 Yellow 3.0 4.0 3.0 3.0 4.0 All Red 1.0 2.0 1.0 1.0 2.0 Cycle Length: 120.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 355 3276 0.29 0.11 49.7 D T 949 3559 1.11 0.27 109.3 F 68.8 E R 1509 1509 0.39 1.00 0.2 A Westbound L 362 3338 0.64 0.11 55.2 E T 967 3627 0.67 0.27 41.0 D 39.8 D R 692 1538 0.35 0.45 21.9 C Northbound L 965 3307 0.87 0.29 49.4 D T 1670 5140 0.56 0.32 32.7 C 37.3 D R 737 1524 0.59 0.48 23.7 C Southbound L 441 3307 0.58 0.13 50.8 D TR 805 4827 0.77 0.17 52.5 D 52.0 D Intersection Delay = 49.2 (sec/veh) Intersection LOS = D HCS+: Signalized Intersections Release 5.5 Phone: E -Mail: Fax: OPERATIONAL ANALYSIS Analyst: JM Agency/Co.: KLOA, Inc. Date Performed: 4/10/2012 Analysis Time Period: A.M. Peak Hour Intersection: IL 72 & U.S. 45/12 Area Type: All other areas Jurisdiction: IDOT Analysis Year: Total Traffic (2018) Project ID: Proposed TPS Development - DesPlaines E/W St: Higgins Road (IL 72) N/S St: Mannheim Road (US 45/12) VOLUME DATA 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Volume 199 1003 563 H21 613 231 1802 890 414 1243 546 45 Heavy Velar] 7 7 15 5 5 16 6 6 16 6 6 PHF 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 PK 15 Vol 126 264 148 158 161 61 1211 234 109 164 144 12 Hi Ln Vol 1 1 1 1 Grade 1 0 1 0 1 0 1 0 Ideal Sat 11900 2000 1900 11900 2000 1900 11900 2000 1900 11900 1900 ParkExist 1 1 1 1 NumPark 1 1 1 1 No. Lanes 1 2 2 1 I 2 2 1 I 2 3 1 I 2 3 0 LGConfig 1 L T R 1 L T R 1 L T R 1 L TR Lane Width 112 0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112 0 12.0 RTOR Vol I 0 1 0 1 0 1 0 Adj Flow 1104 1056 593 H33 645 243 1844 937 436 H56 622 oInSharedLnl 1 1 1 Prop LTs 1 0.000 1 0.000 1 0.000 1 0.000 Prop RTs 1 0.000 1.000 1 0.000 1.000 1 0.000 1.000 1 0.076 Peds Bikes 0 1 0 1 0 1 0 Buses 10 0 0 10 0 0 10 0 0 10 0 oInProtPhase 1 1 1 Duration 0.25 Area Type: All other areas OPERATING PARAMETERS 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Init Unmet 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 Arriv. Typel3 4 3 13 4 3 H 4 3 13 3 Unit Ext. H.0 3.0 3.0 13.0 3.0 3.0 13.0 3.0 3.0 13.0 3.0 I Factor 1 1.000 1 1.000 1 1.000 1 1.000 Lost Time 12.0 2.0 2.0 12.0 2.0 2.0 12.0 2.0 2.0 12.0 2.0 Ext of g 12.0 2.0 2.0 12.0 2.0 2.0 12.0 2.0 2.0 12.0 2.0 Ped Min g 1 3.2 1 3.2 1 3.2 1 3.2 PHASE DATA Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A A Right A A Peds Peds WB Left A SB Left A Thru A Thru A Right A Right A Peds Peds NB Right A EB Right A A A SB Right WB Right A Green Yellow All Red 13.0 32.0 3.0 4.0 1.0 2.0 16.0 15.0 20.0 3.0 3.0 4.0 1.0 1.0 2.0 Cycle Length: 120.0 secs VOLUME ADJUSTMENT AND SATURATION FLOW WORKSHEET Volume Adjustment 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Volume, V 199 1003 563 H21 613 231 1802 890 414 1243 546 45 PHF 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 Adj flow 1104 1056 593 H33 645 243 1844 937 436 1256 575 47 No. Lanes 1 2 2 1 I 2 2 1 I 2 3 1 I 2 3 0 Lane group 1 L T R 1 L T R 1 L T R 1 L TR Adj flow 1104 1056 593 H33 645 243 1844 937 436 1256 622 Prop LTs 1 0.000 1 0.000 1 0.000 1 0.000 Prop RTs 1 0.000 1.000 1 0.000 1.000 1 0.000 1.000 1 0.076 Saturation Flow Rate (see Exhibit 16-7 to determine the adjustment factors) Eastbound Westbound Northbound Southbound LG L T R L T R L T R L TR So 1900 2000 1900 1900 2000 1900 1900 2000 1900 1900 1900 Lanes 2 2 1 2 2 1 2 3 1 2 3 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.935 0.935 0.935 0.952 0.952 0.952 0.943 0.943 0.943 0.943 0.943 fG 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fP 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fEE 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fA 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fLU 0.971 0.952 1.000 0.971 0.952 1.000 0.971 0.908 1.000 0.971 0.908 fRT 1.000 0.850 1.000 0.850 1.000 0.850 0.989 fLT 0.950 1.000 0.950 1.000 0.950 1.000 0.950 1.000 Sec. fLpb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fRpb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 S 3276 3559 1509 3338 3627 1538 3307 5140 1524 3307 4827 Sec. CAPACITY AND LOS WORKSHEET Capacity Analysis and Lane Group Capacity Adj Adj Sat Flow Green --Lane Group-- Appr/ Lane Flow Rate Flow Rate Ratio Ratio Capacity v/c Mvmt Group (v) (s) (v/s) (g/C) (c) Ratio Eastbound Prot Perm Left L Prot Perm Thru T Right R Westbound Prot Perm Left L Prot Perm Thru T Right R Northbound Prot Perm Left L Prot Perm Thru T Right R Southbound Prot Perm Left L Prot Perm Thru TR Right 104 3276 0.03 0.11 355 0.29 1056 3559 # 0.30 0.27 949 1.11 593 1509 0.39 1.00 1509 0.39 233 3338 # 0.07 0.11 362 0.64 645 3627 0.18 0.27 967 0.67 243 1538 0.16 0.45 692 0.35 844 3307 # 0.26 0.29 965 0.87 937 5140 0.18 0.32 1670 0.56 436 1524 0.29 0.48 737 0.59 256 3307 0.08 0.13 441 0.58 622 4827 # 0.13 0.17 805 0.77 Sum of flow ratios for critical lane groups, Yc = Sum (v/s) = 0.75 Total lost time per cycle, L = 20.00 sec Critical flow rate to capacity ratio, Xc = (Yc) (C)/(C-L) = 0.90 Control Delay and LOS Determination Appr/ Ratios Unf Prog Lane Incremental Res Lane Group Approach Lane Del Adj Grp Factor Del Del Grp v/c g/C dl Fact Cap k d2 d3 Delay LOS Delay LOS Eastbound L 0.29 0.11 49.3 1.000 355 0.11 0.5 0.0 49.7 D T 1.11 0.27 44.0 1.000 949 0.50 65.3 0.0 109.3 F 68.8 E R 0.39 1.00 0.0 0.950 1509 0.11 0.2 0.0 0.2 A Westbound L 0.64 0.11 51.3 1.000 362 0.22 3.9 0.0 55.2 E T 0.67 0.27 39.2 1.000 967 0.24 1.8 0.0 41.0 D 39.8 D R 0.35 0.45 21.6 1.000 692 0.11 0.3 0.0 21.9 C Northbound L 0.87 0.29 40.4 1.000 965 0.40 9.0 0.0 49.4 D T 0.56 0.32 33.4 0.965 1670 0.16 0.4 0.0 32.7 C 37.3 D R 0.59 0.48 22.4 1.000 737 0.18 1.3 0.0 23.7 C Southbound L 0.58 0.13 48.8 1.000 441 0.17 1.9 0.0 50.8 D TR 0.77 0.17 47.8 1.000 805 0.32 4.7 0.0 52.5 D 52.0 D Intersection delay = 49.2 (sec/veh) Intersection LOS = D Input SUPPLEMENTAL PERMITTED LT WORKSHEET for exclusive lefts EB WB NB SB Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 120.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.952 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text. * If Pl>=1 for shared left -turn lanes with N>1, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. Input SUPPLEMENTAL PERMITTED LT WORKSHEET for shared lefts Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 120.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N EB WB NB SB Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT 0.000 0.000 0.000 0.000 Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.952 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text * If Pl>=1 for shared left -turn lanes with N>l, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. SUPPLEMENTAL PEDESTRIAN -BICYCLE EFFECTS WORKSHEET Permitted Left Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Pedestrian flow rate, Vpedg (p/h) OCCpedg Opposing queue clearing green, gq (s) Eff. ped. green consumed by opp. veh. queue, gq/gp OCCpedu Opposing flow rate, Vo (veh/h) OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion of left turns, PLT Proportion of left turns using protected phase, PLTA Left -turn adjustment, fLpb Permitted Right Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Conflicting bicycle volume, Vbic (bicycles/h) Vpedg OCCpedg Effective green, g (s) Vbicg EB WB NB SB OCCbicg OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion right -turns, PRT Proportion right -turns using protected phase, PRTA Right turn adjustment, fRpb SUPPLEMENTAL UNIFORM DELAY WORKSHEET Cycle length, C 120.0 Adj. LT vol from Vol Adjustment Worksheet, v v/c ratio from Capacity Worksheet, X Protected phase effective green interval, g (s) Opposing queue effective green interval, gq Unopposed green interval, gu Red time r=(C-g-gq-gu) Arrival rate, qa=v/(3600(max[X,1.0])) Protected ph. departure rate, Sp=s/3600 Permitted ph. departure rate, Ss=s(gq+gu)/(gu*3600) XPerm XProt Case Queue at beginning of green arrow, Qa Queue at beginning of unsaturated green, Qu Residual queue, Qr Uniform Delay, dl sec EBLT WELT NELT SELT DELAY/LOS WORKSHEET WITH INITIAL QUEUE Initial Dur. Uniform Delay Initial Final Initial Lane Appr/ Unmet Unmet Queue Unmet Queue Group Lane Demand Demand Unadj. Adj. Param. Demand Delay Delay Group Q veh t hrs. ds dl sec u Q veh d3 sec d sec Eastbound L 0.0 0.00 53.5 49.3 0.00 0.0 0.0 49.7 T 0.0 0.00 44.0 44.0 0.00 26.8 0.0 109.3 R 0.0 0.00 0.0 0.0 0.00 0.0 0.0 0.2 Westbound L 0.0 0.00 53.5 51.3 0.00 0.0 0.0 55.2 T 0.0 0.00 44.0 39.2 0.00 0.0 0.0 41.0 R 0.0 0.00 33.0 21.6 0.00 0.0 0.0 21.9 Northbound L 0.0 0.00 42.5 40.4 0.00 0.0 0.0 49.4 T 0.0 0.00 40.5 33.4 0.00 0.0 0.0 32.7 R 0.0 0.00 31.0 22.4 0.00 0.0 0.0 23.7 Southbound L 0.0 0.00 52.0 48.8 0.00 0.0 0.0 50.8 TR 0.0 0.00 50.0 47.8 0.00 0.0 0.0 52.5 0.0 0.0 Intersection Delay 49.2 sec/veh Intersection LOS D BACK OF QUEUE WORKSHEET Eastbound Westbound Northbound Southbound LaneGroup IL T R IL T R IL T R IL TR Init Queue 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 Flow Rate 153 554 593 1119 338 243 1434 343 436 1131 228 So 11900 2000 1900 11900 2000 1900 11900 2000 1900 11900 1900 No.Lanes 12 2 1 H 2 1 H 3 1 H 3 0 SL 11687 1869 1509 11719 1904 1538 11703 1886 1524 11703 1772 LnCapacity 1182 498 1509 1186 507 692 1496 613 737 H27 295 Flow Ratio 10.0 0.3 0.4 10.1 0.2 0.2 10.3 0.2 0.3 10.1 0.1 v/c Ratio 10.29 1.11 0.39 10.64 0.67 0.35 10.88 0.56 0.59 10.58 0.77 Grn Ratio 10.11 0.27 1.00 10.11 0.27 0.45 10.29 0.32 0.48 10.13 0.17 I Factor 1 1.000 1 1.000 1 1.000 1 1.000 AT or PVG H 4 3 13 4 3 H 4 3 13 3 Pltn Ratio 11.00 1.33 1.00 11.00 1.33 1.00 11.00 1.33 1.00 11.00 1.00 PF2 11.00 1.00 1.00 11.00 0.95 1.00 11.00 0.91 1.00 11.00 1.00 Q1 11.6 18.5 0.0 13.8 9.5 5.3 113.8 8.6 10.5 14.1 7.3 kE 10.3 0.5 1.0 10.3 0.5 0.7 10.5 0.6 0.7 10.3 0.4 Q2 10.1 10.5 0.7 10.5 1.0 0.4 12.8 0.8 1.0 10.4 1.2 Q Average 11.7 29.0 0.7 14.3 10.6 5.6 116.5 9.3 11.5 14.5 8.4 Q Spacing 125.0 25.0 25.0 125.0 25.0 25.0 125.0 25.0 25.0 125.0 25.0 Q Storage 10 0 0 10 0 0 10 0 0 10 0 Q S Ratio 1 1 1 1 70th Percentile Output: fB% 11.2 1.1 1.2 11.2 1.2 1.2 11.2 1.2 1.2 11.2 1.2 BOQ 12.1 33.3 0.8 15.1 12.4 6.7 119.3 11.0 13.5 15.4 10.0 QSRatio 1 1 1 1 85th Percentile Output: fB% 11.6 1.4 1.6 11.6 1.5 1.5 11.5 1.5 1.5 11.6 1.5 BOQ 12.8 41.0 1.1 16.7 15.9 8.7 124.4 14.2 17.3 17.1 12.9 QSRatio 1 1 1 1 90th Percentile Output: fB% 11.8 1.5 1.8 11.7 1.6 1.7 11.6 1.7 1.6 11.7 1.7 BOQ 13.1 43.3 1.2 17.4 17.3 9.6 126.0 15.4 18.7 17.8 14.0 QSRatio 1 1 1 1 95th Percentile Output: fB% 12.0 1.6 2.1 12.0 1.8 1.9 11.7 1.9 1.8 12.0 1.9 BOQ 13.6 47.0 1.4 18.5 19.4 10.9 128.8 17.3 20.9 18.9 15.8 QSRatio 1 1 1 1 98th Percentile Output: fB% 12.6 1.8 2.6 12.4 2.1 2.3 12.0 2.2 2.1 12.4 2.2 BOQ 14.5 52.4 1.8 110.4 22.6 13.3 132.7 20.4 24.3 110.9 18.8 QSRatio 1 1 1 1 ERROR MESSAGES No errors to report. HCS+: Signalized Intersections Release 5.5 Analyst: JM Inter.: IL 72 & U.S. 45/12 Agency: KLOA, Inc Area Type: All other areas Date: 4/10/2012 Jurisd: IDOT Period: P.M. Peak Hour Year : Total Traffic (2018) Project ID: Proposed TPS Development - DesPlaines E/W St: Higgins Road (IL 72) N/S St: Mannheim Road (US 45/12) SIGNALIZED INTERSECTION SUMMARY 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T RIL TR No. Lanes 1 2 2 1 I 2 2 1 I 2 3 1 I 2 3 0 LGConfig 1 L T R 1 L T R 1 L T R 1 L TR Volume 186 1107 793 1304 675 216 1740 850 308 1349 869 79 Lane Width 112 0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 12.0 112.0 12.0 RTOR Vol I 0 1 0 1 0 1 0 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A A Right A A Peds Peds WB Left A SB Left A Thru A Thru A Right A Right A Peds Peds NB Right A EB Right A A A SB Right WB Right A Green 13.0 27.0 14.0 8.0 34.0 Yellow 3.0 4.0 3.0 3.0 4.0 All Red 1.0 2.0 1.0 1.0 2.0 Cycle Length: 120.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 355 3276 0.26 0.11 49.5 D T 801 3559 1.45 0.22 258.0 F 146.0 F R 1509 1509 0.55 1.00 0.4 A Westbound L 362 3338 0.88 0.11 74.6 E T 816 3627 0.87 0.22 55.0- D 54.8 D R 602 1538 0.38 0.39 26.4 C Northbound L 717 3307 1.09 0.22 106.5 F T 1970 5140 0.45 0.38 25.4 C 55.5 E R 826 1524 0.39 0.54 16.3 B Southbound L 386 3307 0.95 0.12 85.9 F TR 1366 4822 0.73 0.28 40.9 D 53.0 D Intersection Delay = 83.1 (sec/veh) Intersection LOS = F HCS+: Signalized Intersections Release 5.5 Phone: E -Mail: Analyst: Agency/Co.: Date Performed: Analysis Time Period: Intersection: Area Type: Jurisdiction: Analysis Year: Project ID: Proposed TPS E/W St: Higgins Road (IL Fax: OPERATIONAL ANALYSIS JM KLOA, Inc. 4/10/2012 P.M. Peak Hour IL 72 & U.S. 45/12 All other areas IDOT Total Traffic (2018) Development - DesPlaines 72) N/S St: Mannheim Road (US 45/12) 1 Eastbound L T R VOLUME DATA 1 Westbound L T R 1 Northbound L T R 1 Southbound L T R Volume 186 1107 Heavy Vehl7 7 PHF 10.95 0.95 PK 15 Vol 123 291 Hi Ln Vol 1 Grade 1 0 Ideal Sat 11900 2000 ParkExist 1 NumPark 1 No. Lanes 1 2 2 LGConfig L T Lane Width 112.0 12.0 RTOR Vol 1 Adj Flow 191 1165 oInSharedLnl Prop LTs Prop RTs 1 0.000 0 0 793 1304 675 216 1740 850 308 7 15 5 5 16 0.95 10.95 0.95 0.95 10.95 209 180 178 57 1195 0 1 1900 11900 2000 1900 11900 1 1 2 2 1 1 2 R 1 L T RIL 12.0 112.0 12.0 12.0 112.0 0 1 0 1 835 1320 711 227 1779 1 0.000 1 1 0.000 1.000 1 0.000 0 1 0 10 0 0 10 Area Type: All other areas 0.000 1.000 0 Peds Bikes Buses 10 oInProtPhase Duration 0.25 1349 869 79 6 6 16 0.95 0.95 10.95 224 81 192 0 1 2000 1900 1 3 1 T R 1 12.0 12.0 I 6 0.95 229 0 1900 1900 6 0.95 21 2 3 0 L TR 12 0 12.0 0 1 0 895 324 1367 998 0.000 1 0.000 1 0.083 0 0 0 10 0 1 Eastbound 1 L T OPERATING PARAMETERS 1 Westbound BIL TR 1.000 1 Northbound 1 L T R 1 Southbound 1 L T R Init Unmet 10.0 Arriv. Typel3 Unit Ext. 13.0 I Factor I Lost Time 12.0 Ext of g 12.0 Ped Min g 1 0.0 0.0 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 4 3 13 4 3 H 4 3 13 3 3.0 3.0 13.0 3.0 3.0 13.0 3.0 3.0 13.0 3.0 1.000 1 1.000 1 1.000 1 1.000 2.0 2.0 12.0 2.0 2.0 12.0 2.0 2.0 12.0 2.0 2.0 2.0 12.0 2.0 2.0 12.0 2.0 2.0 12.0 2.0 3.2 1 3.2 1 3.2 1 3.2 PHASE DATA Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A NB Left A A Thru A Thru A A Right A A Right A A Peds Peds WB Left A SB Left A Thru A Thru A Right A Right A Peds Peds NB Right A EB Right A A A SB Right WB Right A Green Yellow All Red 13.0 27.0 3.0 4.0 1.0 2.0 14.0 8.0 34.0 3.0 3.0 4.0 1.0 1.0 2.0 Cycle Length: 120.0 secs VOLUME ADJUSTMENT AND SATURATION FLOW WORKSHEET Volume Adjustment 1 Eastbound 1 Westbound 1 Northbound 1 Southbound 1 L T R 1 L T R 1 L T R 1 L T R Volume, V 186 1107 793 1304 675 216 1740 850 308 1349 869 79 PHF 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 10.95 0.95 0.95 Adj flow 191 1165 835 1320 711 227 1779 895 324 1367 915 83 No. Lanes 1 2 2 1 I 2 2 1 I 2 3 1 I 2 3 0 Lane group 1 L T R 1 L T R 1 L T R 1 L TR Adj flow 191 1165 835 1320 711 227 1779 895 324 1367 998 Prop LTs 1 0.000 1 0.000 1 0.000 1 0.000 Prop RTs 1 0.000 1.000 1 0.000 1.000 1 0.000 1.000 1 0.083 Saturation Flow Rate (see Exhibit 16-7 to determine the adjustment factors) Eastbound Westbound Northbound Southbound LG L T R L T R L T R L TR So 1900 2000 1900 1900 2000 1900 1900 2000 1900 1900 1900 Lanes 2 2 1 2 2 1 2 3 1 2 3 0 fW 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fHV 0.935 0.935 0.935 0.952 0.952 0.952 0.943 0.943 0.943 0.943 0.943 fG 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fP 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fEE 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fA 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fLU 0.971 0.952 1.000 0.971 0.952 1.000 0.971 0.908 1.000 0.971 0.908 fRT 1.000 0.850 1.000 0.850 1.000 0.850 0.988 fLT 0.950 1.000 0.950 1.000 0.950 1.000 0.950 1.000 Sec. fLpb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000 fRpb 1.000 1.000 1.000 1.000 1.000 1.000 1.000 S 3276 3559 1509 3338 3627 1538 3307 5140 1524 3307 4822 Sec. CAPACITY AND LOS WORKSHEET Capacity Analysis and Lane Group Capacity Adj Adj Sat Flow Green --Lane Group-- Appr/ Lane Flow Rate Flow Rate Ratio Ratio Capacity v/c Mvmt Group (v) (s) (v/s) (g/C) (c) Ratio Eastbound Prot Perm Left L Prot Perm Thru T Right R Westbound Prot Perm Left L Prot Perm Thru T Right R Northbound Prot Perm Left L Prot Perm Thru T Right R Southbound Prot Perm Left L Prot Perm Thru TR Right 91 3276 0.03 0.11 355 0.26 1165 3559 # 0.33 0.22 801 1.45 835 1509 0.55 1.00 1509 0.55 320 3338 # 0.10 0.11 362 0.88 711 3627 0.20 0.22 816 0.87 227 1538 0.15 0.39 602 0.38 779 3307 # 0.24 0.22 717 1.09 895 5140 0.17 0.38 1970 0.45 324 1524 0.21 0.54 826 0.39 367 3307 0.11 0.12 386 0.95 998 4822 # 0.21 0.28 1366 0.73 Sum of flow ratios for critical lane groups, Yc = Sum (v/s) = 0.87 Total lost time per cycle, L = 20.00 sec Critical flow rate to capacity ratio, Xc = (Yc) (C)/(C-L) = 1.04 Control Delay and LOS Determination Appr/ Ratios Unf Prog Lane Incremental Res Lane Group Approach Lane Del Adj Grp Factor Del Del Grp v/c g/C dl Fact Cap k d2 d3 Delay LOS Delay LOS Eastbound L 0.26 0.11 49.1 1.000 355 0.11 0.4 0.0 49.5 D T 1.45 0.22 46.5 1.000 801 0.50 211.5 0.0 258.0 F 146.0 F R 0.55 1.00 0.0 0.950 1509 0.15 0.4 0.0 0.4 A Westbound L 0.88 0.11 52.8 1.000 362 0.41 21.9 0.0 74.6 E T 0.87 0.22 44.8 1.000 816 0.40 10.2 0.0 55.0- D 54.8 D R 0.38 0.39 26.1 1.000 602 0.11 0.4 0.0 26.4 C Northbound L 1.09 0.22 47.0 1.000 717 0.50 59.5 0.0 106.5 F T 0.45 0.38 27.6 0.912 1970 0.11 0.2 0.0 25.4 C 55.5 E R 0.39 0.54 16.0 1.000 826 0.11 0.3 0.0 16.3 B Southbound L 0.95 0.12 52.7 1.000 386 0.46 33.2 0.0 85.9 F TR 0.73 0.28 38.9 1.000 1366 0.29 2.0 0.0 40.9 D 53.0 D Intersection delay = 83.1 (sec/veh) Intersection LOS = F Input SUPPLEMENTAL PERMITTED LT WORKSHEET for exclusive lefts EB WB NB SB Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 120.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.952 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text. * If Pl>=1 for shared left -turn lanes with N>1, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. Input SUPPLEMENTAL PERMITTED LT WORKSHEET for shared lefts Opposed by Single(S) or Multiple(M) lane approach Cycle length, C 120.0 sec Total actual green time for LT lane group, G (s) Effective permitted green time for LT lane group, g(s) Opposing effective green time, go (s) Number of lanes in LT lane group, N EB WB NB SB Number of lanes in opposing approach, No Adjusted LT flow rate, VLT (veh/h) Proportion of LT in LT lane group, PLT 0.000 0.000 0.000 0.000 Proportion of LT in opposing flow, PLTo Adjusted opposing flow rate, Vo (veh/h) Lost time for LT lane group, tL Computation LT volume per cycle, LTC=VLTC/3600 Opposing lane util. factor, fLUo 0.952 0.952 0.908 0.908 Opposing flow, Volc=VoC/[3600(No)fLUo] (veh/ln/cyc) gf=G[exp(- a * (LTC ** b))]-tl, gf<=g Opposing platoon ratio, Rpo (refer Exhibit 16-11) Opposing Queue Ratio, qro=Max[1-Rpo(go/C),0] gq, (see Exhibit C16-4,5,6,7,8) gu=g-gq if gq>=gf, or = g-gf if gq<gf n=Max(gq-gf)/2,0) PTHo=1-PLTo PL*=PLT[1+(N-1)g/(gf+gu/EL1+4.24)] EL1 (refer to Exhibit C16-3) EL2=Max((l-Ptho**n)/Plto, 1.0) fmin=2(1+PL)/g or fmin=2(1+P1)/g gdiff=max(gq-gf,0) fm=[gf/g]+[gu/g]/[1+PL(EL1-1)], (min=fmin;max=1.00) flt=fm=[gf/g]+[gu/g]/[1+PL(EL1-1)]+[gdiff/g]/[1+PL(EL2-1)],(fmin<=fm<=1.00) or flt=[fm+0.91(N-1)]/N** Left -turn adjustment, fLT For special case of single -lane approach opposed by multilane approach, see text * If Pl>=1 for shared left -turn lanes with N>l, then assume de -facto left -turn lane and redo calculations. ** For permitted left -turns with multiple exclusive left -turn lanes, flt=fm. For special case of multilane approach opposed by single -lane approach or when gf>gq, see text. SUPPLEMENTAL PEDESTRIAN -BICYCLE EFFECTS WORKSHEET Permitted Left Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Pedestrian flow rate, Vpedg (p/h) OCCpedg Opposing queue clearing green, gq (s) Eff. ped. green consumed by opp. veh. queue, gq/gp OCCpedu Opposing flow rate, Vo (veh/h) OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion of left turns, PLT Proportion of left turns using protected phase, PLTA Left -turn adjustment, fLpb Permitted Right Turns Effective pedestrian green time, gp (s) Conflicting pedestrian volume, Vped (p/h) Conflicting bicycle volume, Vbic (bicycles/h) Vpedg OCCpedg Effective green, g (s) Vbicg EB WB NB SB OCCbicg OCCr Number of cross -street receiving lanes, Nrec Number of turning lanes, Nturn ApbT Proportion right -turns, PRT Proportion right -turns using protected phase, PRTA Right turn adjustment, fRpb SUPPLEMENTAL UNIFORM DELAY WORKSHEET Cycle length, C 120.0 Adj. LT vol from Vol Adjustment Worksheet, v v/c ratio from Capacity Worksheet, X Protected phase effective green interval, g (s) Opposing queue effective green interval, gq Unopposed green interval, gu Red time r=(C-g-gq-gu) Arrival rate, qa=v/(3600(max[X,1.0])) Protected ph. departure rate, Sp=s/3600 Permitted ph. departure rate, Ss=s(gq+gu)/(gu*3600) XPerm XProt Case Queue at beginning of green arrow, Qa Queue at beginning of unsaturated green, Qu Residual queue, Qr Uniform Delay, dl sec EBLT WELT NELT SELT DELAY/LOS WORKSHEET WITH INITIAL QUEUE Initial Dur. Uniform Delay Initial Final Initial Lane Appr/ Unmet Unmet Queue Unmet Queue Group Lane Demand Demand Unadj. Adj. Param. Demand Delay Delay Group Q veh t hrs. ds dl sec u Q veh d3 sec d sec Eastbound L 0.0 0.00 53.5 49.1 0.00 0.0 0.0 49.5 T 0.0 0.00 46.5 46.5 0.00 91.0 0.0 258.0 R 0.0 0.00 0.0 0.0 0.00 0.0 0.0 0.4 Westbound L 0.0 0.00 53.5 52.8 0.00 0.0 0.0 74.6 T 0.0 0.00 46.5 44.8 0.00 0.0 0.0 55.0- R 0.0 0.00 36.5 26.1 0.00 0.0 0.0 26.4 Northbound L 0.0 0.00 47.0 47.0 0.00 15.5 0.0 106.5 T 0.0 0.00 37.0 27.6 0.00 0.0 0.0 25.4 R 0.0 0.00 27.5 16.0 0.00 0.0 0.0 16.3 Southbound L 0.0 0.00 53.0 52.7 0.00 0.0 0.0 85.9 TR 0.0 0.00 43.0 38.9 0.00 0.0 0.0 40.9 0.0 0.0 Intersection Delay 83.1 sec/veh Intersection LOS F BACK OF QUEUE WORKSHEET Eastbound Westbound Northbound Southbound LaneGroup IL T R IL T R IL T R IL TR Init Queue 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 0.0 10.0 0.0 Flow Rate 146 611 835 1164 373 227 1401 328 324 1188 366 So 11900 2000 1900 11900 2000 1900 11900 2000 1900 11900 1900 No.Lanes 12 2 1 H 2 1 H 3 1 H 3 0 SL 11687 1869 1509 11719 1904 1538 11703 1886 1524 11703 1770 LnCapacity 1182 420 1509 1186 428 602 H69 723 826 1198 501 Flow Ratio 10.0 0.3 0.6 10.1 0.2 0.1 10.2 0.2 0.2 10.1 0.2 v/c Ratio 10.25 1.45 0.55 10.88 0.87 0.38 11.09 0.45 0.39 10.95 0.73 Grn Ratio 10.11 0.22 1.00 10.11 0.22 0.39 10.22 0.38 0.54 10.12 0.28 I Factor 1 1.000 1 1.000 1 1.000 1 1.000 AT or PVG H 4 3 13 4 3 H 4 3 13 3 Pltn Ratio 11.00 1.33 1.00 11.00 1.33 1.00 11.00 1.33 1.00 11.00 1.00 PF2 11.00 1.00 1.00 11.00 0.98 1.00 11.00 0.85 1.00 11.00 1.00 Q1 11.4 20.4 0.0 15.4 11.8 5.4 113.4 7.0 6.3 16.2 11.0 kE 10.3 0.5 1.0 10.3 0.5 0.6 10.5 0.7 0.7 10.3 0.5 Q2 10.1 25.3 1.3 11.5 2.5 0.4 17.2 0.6 0.5 12.1 1.4 Q Average 11.5 45.7 1.3 16.8 14.2 5.8 120.5 7.5 6.8 18.4 12.4 Q Spacing 125.0 25.0 25.0 125.0 25.0 25.0 125.0 25.0 25.0 125.0 25.0 Q Storage 10 0 0 10 0 0 10 0 0 10 0 Q S Ratio 1 1 1 1 70th Percentile Output: fB% 11.2 1.1 1.2 11.2 1.2 1.2 11.2 1.2 1.2 11.2 1.2 BOQ 11.8 51.7 1.5 18.1 16.7 6.8 123.8 8.9 8.0 19.9 14.5 QSRatio 1 1 1 1 85th Percentile Output: fB% 11.6 1.4 1.6 11.5 1.5 1.5 11.5 1.5 1.5 11.5 1.5 BOQ 12.4 62.4 2.0 110.5 21.2 8.9 129.8 11.5 10.4 112.8 18.6 QSRatio 1 1 1 1 90th Percentile Output: fB% 11.8 1.4 1.8 11.7 1.6 1.7 11.5 1.7 1.7 11.7 1.6 BOQ 12.7 65.9 2.3 111.5 22.7 9.8 131.7 12.6 11.4 113.9 20.0 QSRatio 1 1 1 1 95th Percentile Output: fB% 12.1 1.5 2.1 11.9 1.8 1.9 11.7 1.9 1.9 11.9 1.8 BOQ 13.1 70.7 2.6 113.1 25.2 11.2 134.7 14.2 12.9 115.7 22.3 QSRatio 1 1 1 1 98th Percentile Output: fB% 12.6 1.7 2.6 12.3 2.0 2.3 11.9 2.3 2.3 12.2 2.1 BOQ 13.9 79.1 3.3 115.7 29.0 13.5 139.1 17.0 15.5 118.6 25.8 QSRatio 1 1 1 1 ERROR MESSAGES No errors to report. Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Higgins Road & Orchard Place Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Total Traffic (2018) Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Higgins Road North/South Street: Orchard Place Intersection Orientation: East-West Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 61 1488 111 101 921 50 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 64 1566 116 106 969 52 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 14 3 45 49 5 85 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 14 3 47 51 5 89 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration LTR L TR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR L TR (veh/h) 64 106 64 51 94 C (m) (veh/h) 688 386 89 67 132 /c 0.09 0.27 0.72 0.76 0.71 95% queue length 0.31 1.10 3.58 349 4.02 Control Delay (s/veh) 10.8 17.8 113.0 150.9 81.2 LOS B C F F F Approach Delay (s/veh) 113.0 105.7 Approach LOS -- -- F F Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kBF.tmp Generated: 4/12/2012 2:17 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Higgins Road & Orchard Place Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Total Traffic (2018) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Higgins Road North/South Street: Orchard Place Intersection Orientation: East-West Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 42 1686 36 56 1190 16 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 44 1774 37 58 1252 16 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 1 2 0 Configuration L T TR L T TR Upstream Signal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 17 1 148 21 2 69 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 17 1 155 22 2 72 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration LTR L TR Delay, Queue Length, and Level of Service Approach Eastbound Westbound Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L LTR L TR (veh/h) 44 58 173 22 74 C (m) (veh/h) 555 344 183 48 170 /c a08 a17 0.95 0.46 0.44 95% queue length 0.26 0.60 7.45 1.68 1.98 Control Delay (s/veh) 12.0 17.6 104.7 132.3 41.6 LOS B C F F E Approach Delay (s/veh) 104.7 62.4 Approach LOS -- -- F F Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kC7.tmp Generated: 4/12/2012 2:17 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information ntersection Mannheim/Holiday Inn/Site Dr Analyst JM Agency/Co. KLOA Jurisdiction IDOT Date Performed Analysis Year Total Traffic (2018) Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn Dr/Ace Rental Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 025 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 991 172 52 732 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 1043 181 54 770 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 15 20 91 10 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 15 0 21 95 0 10 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 1 0 1 Configuration L R L R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R L R (veh/h) 54 95 10 15 21 C (m) (veh/h) 577 178 559 198 667 /c a09 a53 0.02 0.08 0.03 95% queue length 0.31 2.72 0.05 0.24 0.10 Control Delay (s/veh) 11.9 46.3 11.6 24.7 10.6 LOS B E B C B Approach Delay (s/veh) 43.0 16.4 Approach LOS -- -- E C Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kCF.tmp Generated: 4/12/2012 2:18 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information ntersection Mannheim/Holiday Inn/Site Dr Analyst JM Agency/Co. KLOA Jurisdiction IDOT Date Performed Analysis Year Total Traffic (2018) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn Dr/Ace Rental Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 025 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 1035 77 28 1189 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 1089 81 29 1251 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 1 1 2 0 Configuration T R L T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 1 25 64 7 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 0 26 67 0 7 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 1 0 1 1 0 1 Configuration L R L R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R L R (veh/h) 29 67 7 1 26 C (m) (veh/h) 604 151 543 125 488 /c 0.05 0.44 0.01 0.01 0.05 95% queue length 0.15 2.01 0.04 0.02 0.17 Control Delay (s/veh) 11.3 46.6 11.7 34.0 12.8 LOS B E B D B Approach Delay (s/veh) 43.3 13.6 Approach LOS -- -- E B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kD7.tmp Generated: 4/12/2012 2:18 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/North Access Dr Analyst JM Agency/Co. KLOA Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Total Traffic (2018) Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn North Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 5 1011 784 10 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 5 1064 0 0 825 10 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration LT T T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT (veh/h) 5 C (m) (veh/h) 807 lc 0.01 95% queue length 0.02 Control Delay (s/veh) 9.5 LOS A Approach Delay (s/veh) Approach LOS -- -- Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kDF.tmp Generated: 4/12/2012 2:19 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/North Access Dr Analyst JM Agency/Co. KLOA Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Total Traffic (2012) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn North Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 025 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 25 1017 1217 10 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 26 1070 0 0 1281 10 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 0 2 0 0 2 1 Configuration LT T T R Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT (veh/h) 26 C (m) (veh/h) 544 /c 0.05 95% queue length 0.15 Control Delay (s/veh) 11.9 LOS B Approach Delay (s/veh) Approach LOS -- -- Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kE7.tmp Generated: 4/12/2012 2:20 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/South Access Dr Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Total Traffic (2018) Analysis Time Period A.M. Peak Hour Project Description Proposed TPs Development- DesPlaines East/West Street: Holiday Inn South Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 025 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 10 1163 843 5 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 10 1224 0 0 887 5 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 1 5 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 0 5 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (veh/h) 10 6 C (m) (veh/h) 769 489 lc 0.01 0.01 95% queue length 0.04 0.04 Control Delay (s/veh) 9.7 12.5 LOS A B Approach Delay (s/veh) 12.5 Approach LOS -- -- B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kEF.tmp Generated: 4/12/2012 2:20 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Mannheim Rd/South Access Dr Analyst JM Agency/Co. KLOA Inc. Jurisdiction IDOT Date Performed 4/10/2012 Analysis Year Total Traffic (2018) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development - DesPlaines East/West Street: Holiday Inn South Access Drive North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 1 1112 1278 1 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 1170 0 0 1345 1 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Two Way Left Turn Lane RT Channelized 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 1 1 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 1 0 1 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 Configuration LR Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LR (veh/h) 1 2 C (m) (veh/h) 518 235 lc 0.00 0.01 95% queue length 0.01 a03 Control Delay (s/veh) 12.0 20.5 LOS B C Approach Delay (s/veh) 20.5 Approach LOS -- -- C Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kF7.tmp Generated: 4/12/2012 2:21 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst JM Intersection Mannheim/Site's North Dr Agency/Co. KLOA Jurisdiction IDOT Date Performed Analysis Year Total Traffic (2018) Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development- DesPlaines East/West Street: Site's North Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 933 78 794 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 982 82 0 835 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 1 0 2 0 Configuration T R T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 28 Peak -Hour Factor, PHF a95 a95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 29 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 1 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R (veh/h) 29 C (m) (veh/h) 582 /c 0.05 95% queue length 0.16 Control Delay (s/veh) 11.5 LOS B Approach Delay (s/veh) 11.5 Approach LOS -- -- B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2kFF.tmp Generated: 4/12/2012 2:21 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst JM Intersection Mannheim/Site's North Dr Agency/Co. KLOA Jurisdiction IDOT Date Performed Analysis Year Total Traffic (2018) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development- DesPlaines East/West Street: Site's North Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 969 48 1227 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 1020 50 0 1291 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 1 0 2 0 Configuration T R T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 18 Peak -Hour Factor, PHF a95 a95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 18 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 1 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R (veh/h) 18 C (m) (veh/h) 567 lc 0.03 95% queue length 0.10 Control Delay (s/veh) 11.6 LOS B Approach Delay (s/veh) 11.6 Approach LOS -- -- B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k107.tmp Generated: 4/12/2012 2:22 PM 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst JM Intersection Mannheim/Site's South Dr Agency/Co. KLOA Jurisdiction IDOT Date Performed Analysis Year Total Traffic (2018) Analysis Time Period A.M. Peak Hour Project Description Proposed TPS Development- DesPlaines East/West Street: Site's South Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 1171 8 843 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 1232 8 0 887 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 1 0 2 0 Configuration T R T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 2 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 2 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 1 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R (veh/h) 2 C (m) (veh/h) 494 lc 0.00 95% queue length 0.01 Control Delay (s/veh) 12.3 LOS B Approach Delay (s/veh) 12.3 Approach LOS -- -- B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 Generated: 4/12/2012 2:22 PM file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k10F.tmp 4/12/2012 Two -Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst JM Intersection Mannheim/Site's South Dr Agency/Co. KLOA Jurisdiction IDOT Date Performed Analysis Year Total Traffic (2018) Analysis Time Period P.M. Peak Hour Project Description Proposed TPS Development- DesPlaines East/West Street: Site's South Dr North/South Street: U.S. 45/12 (Mannheim Road) Intersection Orientation: North-South Study Period (hrs): 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume (veh/h) 1110 9 1278 Peak -Hour Factor, PHF a95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 1168 9 0 1345 0 Percent Heavy Vehicles 0 -- -- 0 -- -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 1 0 2 0 Configuration T R T Upstream Signal 0 0 Minor Street Eastbound Westbound Movement 7 8 9 10 11 12 L T R L T R Volume (veh/h) 2 Peak -Hour Factor, PHF a95 a95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR (veh/h) 0 0 0 0 0 2 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 1 Configuration R Delay, Queue Length, and Level of Service Approach Northbound Southbound Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration R (veh/h) 2 C (m) (veh/h) 515 lc 0.00 95% queue length 0.01 Control Delay (s/veh) 12.0 LOS B Approach Delay (s/veh) 12.0 Approach LOS -- -- B Copyright © 2010 University of Florida, All Rights Reserved HCS+TM Version 5.6 file://C:ADocuments and Settings\JMILLAN\Local Settings\Temp\u2k117.tmp Generated: 4/12/2012 2:23 PM 4/12/2012 TPS DES PLAINES PARKING STRUCTURE Agr�, WALKER PARKING CON SITE PARKING REQUIREMENTS Off Street Parking Requirements per Section 9.7 of City of Des Plaines 7oninq Ordinance • Hotel: 1 space per guest room, plus 1 space per 200 square feet of area devoted to offices o Calculation: 180 rooms = 180 spaces 1,000 s.f. offices = 5 spaces Total required spaces = 185 spaces • Class B Restaurant: 1 space for every 50 s.f. of net floor area, or 1 space for every 4 seats, whichever is greater, plus 1 space for every 3 employees. o Calculation: Net floor area of 2,500 s.f. = 50 spaces 50 seats = 12.5 spaces (net floor area controls) 12 employees = 4 spaces Total required spaces = 54 • Per Section 9.3, a twenty-five percent reduction of the total number of required parking spaces can be realized since the peak hour between the two uses does not overlap. o Calculation: Total required parking = 239 Spaces x 0.75 = 180 spaces Required Parking Matrix Use Required Parking Per Des Plaines Ordinance Available Parking Surface Lot Available Parking Garage Hotel/Restaurant Garage 180 0 43 0 137 2223 Garage Parking= Surface Parking= 2360 43 • Per the parking matrix, 137 parking spaces in the garage will need to be dedicated to the Hotel and Restaurant. j:131.7259-70.mannheim-hi9gins_parking_spoildesi9n1parking requiremenis.docx REPLY TO ATTENTION OF: Technical Services Division Regulatory Branch LRC -2012-00265 DEPARTMENT OF THE ARMY CHICAGO DISTRICT, CORPS OF ENGINEERS 111 NORTH CANAL STREET CHICAGO, ILLINOIS 60606-7206 May 1, 2012 SUBJECT: Request for a Jurisdictional Determination and Boundary Concurrence for a 4.85 Acre Parcel Located at 3003 Mannheim Road in Des Plaines, Cook County, Illinois City of Des Plaines Michael Bartholomew City Manager Des Plaines, Illinois 60016 Dear Mr. Bartholomew: This is in response to your request that the U.S. Army Corps of Engineers complete a jurisdictional determination and boundary concurrence for the above -referenced site submitted on your behalf by Midwest Ecological. The subject project has been assigned number LRC -2012- 00265. Please reference this number in all future correspondence concerning this project. Following a review of the information you submitted, this office has determined that the subject property contains "waters of the United States". Willow Creek is a jurisdictional. For a detailed description of our determination please refer to the enclosed decision document. This determination covers only your project as depicted in the April 10, 2012 Wetland Delineation Report prepared by Midwest Ecological. This office concurs with the submitted wetland delineation, and wetland boundaries at the subject site. In the event an application is submitted for work within jurisdictional areas, a professional survey of the wetland boundary(s) will need to be prepared and shall accompany the approved wetland delineation. We do not concur with the boundaries of waters not under federal jurisdiction. This determination is valid for a period of five (5) years from the date of the letter, unless new information warrants revision of the determination before the expiration date or a District Commander has identified, after public notice and comment, that specific geographic areas with rapidly changing environmental conditions merit re -verification on a more frequent basis. This letter is considered an approved jurisdictional determination for your subject site. If you object to this determination, you may appeal, according to 33 CFR Part 331. Enclosed you will find a Notification of Appeal Process (NAP) fact sheet and a Request for Appeal (RFA) form. If you request to appeal the above determination, you must submit a completed RFA form to the Great Lakes/Ohio River Division Office at the following address: US Army Corps of Engineers Great Lakes and Ohio River Division 550 Main Street - 10th floor Room 10032 Cincinnati, Ohio 45202-3222 Regulatory Appeals Review Officer (513) 684-6212 In order to be accepted, your RFA must be complete, meet the criteria for appeal and be received by the Division Office within sixty (60) days of the date of the NAP. If you concur with the determination in this letter, submittal of the RFA form to the Division office is not necessary. This determination has been conducted to identify the limits of the Corps Clean Water Act jurisdiction for the particular site identified in this request. This determination may not be valid for the wetland conservation provisions of the Food Security Act of 1985, as amended. If you or your tenant are USDA program participants, or anticipate participation in USDA programs, you should request a certified wetland determination from the local office of the Natural Resources Conservation Service prior to starting work. It is your responsibility to obtain any required state, county, or local approvals for impacts to wetland areas not under the Department of the Army jurisdiction. Pursuant to Section 404 of the Clean Water Act, the U.S. Army Corps of Engineers regulates the discharge of dredged or fill material into waters of the United States, including. wetlands. A Department of the Army permit is required for any proposed work involving the discharge of dredged or fill material within the jurisdiction of this office. To initiate the permit process, please submit a joint permit application form along with detailed plans of the proposed work. Information concerning our program, including the application form and an application checklist, can be found at and downloaded from our website: http://www.lrc.usace.army.mil/co-r. If you have any questions, please contact Mr. Mike Machalek of my staff by telephone at 312-846-5534 or email at Mike.J.Machalek@usace.army.mil. Sincerely, Keith L. Wozniak Chief, West Section Regulatory Branch Enclosures Copy Furnished w/out Enclosures: Cook County Building and Zoning (Donald Wlodarski) Midwest Ecological (Rob Vanni) PO BOX 321 April 10, 2012 Ms. Kate Bliss U.S. Army Corps of Engineers 111 N. Canal Street, Suite 600 Chicago, IL 60606-7206 GILBERTS, ILLINOIS 60136 I 847-278-4610 Re: Request for jurisdictional determination and concurrence 4.85 acre parcel located at 3003 Mannheim Road, Des Plaines, Cook County Illinois. Dear Ms. Bliss, Enclosed you will find a wetland delineation prepared by Midwest Ecological, Inc. The 4.85 acre parcel is located at East of Mannheim Road, South of the Tollway, North of Willow Creek and West of Orchard Place, Des Plaines, Cook County Illinois. The property consists of Ace Rent-A-Car, long term parking for O'hare International Airport and vacant property from the demolition of a historical building. Geographically, the site can be located in Section 33, Township 41 North, Range 12 East of the Third Principal Meridian within Des Plaines, Cook County, Illinois. (41' 59" 57.72" N 87' 53" 00.29" W) (Lat 41.999398 Long -87.88381) We request a jurisdictional determination and concurrence of boundaries of Willow Creek based on the attached wetland delineation report. Please do not hesitate to call with any questions or comments regarding this report. Sincerely, Midwest Ecological, Inc. Robert L. Vanni Wetland Specialist Lake County Certified #C-059 Certified McHenry County Wetland Specialist Certified Kane County Wetland Review Specialist #W-083 Midwest Ecological Inc. • PO Box 321, Gilberts, Illinois 60136 • Ph 847-278-4610 • Fx 847-278-4611 WETLAND DELINEATION REPORT PREPARED FOR: Todd A. Shaffer, PE, SIT, CFM HAEGER ENGINEERING 1304 N. Plum Grove Road Schaumburg, IL 60173 SUBJECT SITE: 4.85 acre Parcel 3003 Mannheim Road, Des Plaines, Cook County Illinois, April 10, 2012 PO BOX 321 I GILBERTS, ILLINOIS 60136 I 847-278-4610 TPS, Des Plaines Illinois Wetland Delineation TABLE OF CONTENTS Page EXECUTIVE SUMMARY 1 LOCATION 1 SCOPE OF SERVICES 1 PURPOSE OF VISIT 2 DEFINITION OF A WETLAND 2 METHODS 2 NWI MAP 3 COOK COUNTY SOILS 3 U.S.G.S & HYDROLOGICAL SURVEY MAP 3 F.I.R.M. 4 WETLAND FIELD DELINATION 4 RESULTS 5 FEDERAL REGULATIONS 5 RECOMMENDATIONS 6 Exhibit AERIAL PHOTOGRAPH A LOCATION MAP B NWI MAP C COOK COUNTY SOILS MAP D U.S.G.S. & HYDROLOGICAL SURVEY MAP E FLOOD INSURANCE RATE MAP (F.I.R.M.) F DATA SHEETS G PHOTOGRAPHS H HABITAT EVALUATION I Midwest Ecological, Inc. April 10, 2012 TPS, Des Plaines Illinois Wetland Delineation WETLAND DELINEATION REPORT EXECUTIVE SUMMARY In response to the request of Todd Shaffer of Haeger Engineering L.L.C. on behalf of TPS Des Plaines L.L.C., Midwest Ecological, Inc. (MEI) has performed and completed a Wetland Delineation for the 4.85 acre parcel. The proposed 4.85 acre parcel is located within Sections 33, Township 41 North, Range 12 East of the Third Principal Meridian within Des Plaines, Cook County, Illinois. Using the criteria and methods established by the U.S. Army Corps of Engineers (COE) in their Corps of Engineers Wetlands Delineation Manual (1987) and Midwest Regional Supplement (2008) a wetland investigation of the property was preformed. Based on the on-site investigation using the information obtained from the field samples Midwest Ecological, Inc. (MEI) did identify one Waters of the US (WOUS), Willow Creek, totaling 0.166 acres or 7243.00 square foot in size. It should be noted that under the current guidelines, any disturbance of a wetland area requires a permit (L.O.N.O, RPP or IP). However, mitigation may or may not be required, depending on the overall impact (> 0.10) to the wetland or Waters of the United States. This determination is at the discretion of the ACOE. LOCATION The 4.85 acre parcel is located at East of Mannheim Road, South of the Tollway, North of Willow Creek and West of Orchard Place, Des Plaines, Cook County Illinois. The property consists of Ace Rent-A-Car, long term parking for O'hare International Airport and vacant property from the demolition of a historical building. Geographically, the site can be located in Section 33, Township 41 North, Range 12 East of the Third Principal Meridian within Des Plaines, Cook County, Illinois. (41' 59" 57.72" N 87' 53" 00.29" W) (Lat 41.999398 Long -87.88381) SCOPE OF SERVICES Midwest Ecological, Inc. (MEI) provided an Environmental Wetland Specialist to conduct site visits on March 21, 2012, to perform a field delineation of potential wetland areas located on the 4.85 acre parcel. The evaluation for the 4.85 acre parcel consisted of the following activities. • Review of National Wetland Inventory (NWI) Map for wetland classification. • Review of aerial photographs for wetland characteristics (2005, 2007 & 2009). • Review the Soil Survey Map of Cook County, Illinois for soil types and wetland characteristics. • Perform a site reconnaissance to visually identify wetland characteristics including hydrophytic vegetation and wetland hydrology according to the ACOE Wetland Delineation Manual, January, 1987 and Regional Supplement (2008). • Flag the perimeters of wetland areas. Midwest Ecological, Inc. - 1 - April 10, 2012 TPS, Des Plaines Illinois Wetland Delineation • Provide a site description of the property and identify wetland areas with photographs and description of wetlands. • Provide a preliminary recommendation of regulatory and county requirements for the 4.85 acre parcel. PURPOSE OF VISIT The purpose of the site visit was to determine if any jurisdictional wetlands or waters of the United States existed on-site and, if so, determine their approximate size and location. Wetlands encountered were delineated using standard methods sanctioned by the United States Army Corps of Engineers in their Corps of Engineers Wetlands Delineation Manual (1987), Regional Supplement (2008) and Wetland Mapping Conventions — NRCS, Illinois (1998). DEFINITION OF A WETLAND The U.S. Army Corps of Engineers (ACOS) and the U.S. Environmental Protections Agency (EPA) define wetlands as: "areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions..." (33 CFR 328.3[b], 1977). Although not defined by regulation, "normal circumstances" are interpreted by both the ACOE and the Natural Resources Conservation Service to be "the soil and hydrologic conditions that are normally present, without regard to whether the vegetation has been removed" (7 CFR 12.31 [b] [2] [i]). METHODS Prior to visiting the site, Midwest Ecological, Inc. (MEI) performed a review of the aforementioned National Wetland Inventory map, Cook County Soil Survey map and aerial photograph in order to determine existing site conditions. Site visits were then conducted by an Environmental Wetland Specialist from MEI on March 21, 2012. During this wetland field investigation, the presence/absence of three particular parameters, hydrophytic vegetation, hydric soils, and hydrological indicators were used to distinguish the presence and boundaries of any wetland areas present on the property in accordance with the ACOE 1987 Wetlands Delineation Manual Technical Report Y-87-1 & 2008 Midwest Regional Supplement. Vegetation communities were evaluated and where hydrophytic vegetative species were detected, representative sample points were established. At each sample point vegetative data, soil samples and hydrologic indicators were assessed and recorded and photographs taken as follows: The dominant plant species present at each sampling point were identified and recorded. Soil cores were taken to detect for the presence of hydric soils, defined as "soils that are saturated, Midwest Ecological, Inc. 2 - April 10, 2012 TPS, Des Plaines Illinois Wetland Delineation flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part." Soil characteristics such as color, mottling, texture, and odor were used as indicators in determining hydric soil presence. The presence of wetland hydrology often only requires the presence of water for a week or more or long enough to produce anaerobic conditions during the growing season. For our purposes, it is determined by evaluating indicators such as drainage patterns, water marks, and presence/absence of inundated soils. In most cases, the presence of all three parameters must be present in order for an area to be determined a wetland. When a wetland area was encountered, its outside boundary was marked with numbered pink flags and surveyed. The aquatic resource quality of delineated wetland areas was assessed using Swink and Wilhelm's Plants of the Chicago Region (1994). During the site visit(s), MEI performed a meander survey through the wetland area(s) in which all encountered plant species were recorded. Based upon this inventory data, a Floristic Quality Index (FQI) was determined for each wetland area. NATIONAL WETLAND INVENTORY (NWI) MAP The National Wetland Inventory (NWI) Map for Des Plaines was reviewed to determine the location of wetland areas on the subject site. It should be noted that these maps are only large scale guides, actual wetland locations and types may vary. Ultimate qualification occurs during field reconnaissance. Per our review of the NWI map, the subject site does not contain a wetland area. Based on our onsite investigation, the 4.85 acre site does contain Willow Creek which is a Waters of the United States (WOUS). Willow Creek conveys drainage and stormwater from Higgins Creek, O'hare International Airport, Surrounding development, and Lake Opeka. Water is conveyed to the Des Plaines River which is a Navigable Waterway and under the jurisdiction of the United States Army Corps of Engineers. SOILS The Soil Survey of Cook County, Illinois was investigated to determine the location of hydric soils on the subject site. Mapped hydric soils can indicate wetland areas. The following soils were found to be present on the subject site during our investigation. 805 B — Orthents, clayey, rolling DRAINAGE AND HYDROLOGICAL ATLAS The Hydrological Atlas for the Des Plaines Area (1998 and 1968), as illustrated on the Elmhurst U.S.G.S. Map and Hydrological Atlas was reviewed to determine the historical local drainage pattern. Upon review of this drainage pattern, it appears that the site is conveyed to the South Midwest Ecological, Inc. - 3 - April 10, 2012 TPS, Des Plaines Illinois Wetland Delineation into Willow Creek. Willow Creek is directly connected to the Des Plaines River which is a Waters of the United States (WOUS) and a Navigable Waterway. FLOODPLAIN The Flood Insurance Rate Maps (F.I.R.M.), for Cook County, Illinois, Community Panel No. 17031C0357 J & 17031CO219 J effective date August 19, 2008 were reviewed to determine the location of regulatory floodplains and floodways within the subject site. Mapped floodplains can be indicative of wetland hydrology. Based on the F.I.R.M. Maps, the 4.85 acre site does contain a flood plain zone AE & X. The floodway can be found contained within the concrete walls of the Willow Creek. But based on FIS study the 100 year flood plain elevation is approximately 636.8 at Orchard Road (Eastern property boundary) and 637.2 at Mannheim Road (West property boundary). WETLAND FIELD DELINEATION An on-site wetland delineation of the property was conducted on March 21, 2012. Wetland boundaries were determined using the ACOE guidelines and the United States Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS) guidelines, as stated previously. The routine method of wetland delineation was used, incorporating information on vegetation, hydrology and soils. The full width of the property was traversed and when a suspected wetland was encountered, the plant species present were determined by making several random passes through the area. If wetland plant species were found to be comprised of 50% or more of plant cover (i.e., wetland vegetation was dominant), the suspected wetland was further examined for the necessary field indicators of hydric soil and hydrology. The wetland boundaries were then defined and all observed plant species were recorded. The plant taxonomic nomenclature and the Natural Area Index (NAI) used in this report follow's the Swink and Wilhelm Manual (1994). A more detailed survey would be necessary for a more complete plant list and while more species might be obtained from additional surveys, this would not change the areas delineated as wetlands. Subject Site: Historically, the subject site had three uses, a two-story, 95 -room hotel building, an industrial building formerly occupied by a pavement striping company and a Rent -a -car and long term parking facility. Currently, Ace Rent-A-Car and long term parking is all that remains on-site. Between 2007 and 2008 the 95 -room hotel building (south) and pavement striping company building (northeast) have been demolished and the pad has rough graded. Willow Creek (WOUS): Willow Creek is a is a degraded low flow channel that conveys drainage and stormwater from Higgins Creek, O'hare International Airport, surrounding urban development, and Lake Opeka. This portion of Willow Creek is a open water, relatively flat bottom creek with the shoreline consisting of partial turf grass and rip/rap. Erosion and shoreline collapse was noted throughout the creek. Visible 1:1 slopes and undercutting was noted on both sides of the stream. Turf grass was the only vegetation noted within the creek; at the time of our onsite investigation we did not identify any wetland vegetation. Siltation, sedimentation and Midwest Ecological, Inc. - 4 - April 10, 2012 TPS, Des Plaines Illinois Wetland Delineation debris were noted within the creek bed. Willow Creek contains a 100 year flood way located within the constructed concrete walls. According to the F.I.R.M. Map the 100 Year flood plain varies from 636.8 at Orchard Road to 637.2 at Mannheim Road. Willow Creek is 0.166 acres or 7243.00 square in size. MEI noted saturated soils and hydric vegetation within the flagged creek boundaries. Wetland vegetation was not noted within Willow Creek. The shoreline (partial Rip/Rap) along Willow Creek was dominated by upland vegetation, Kentucky Bluegrass (Poa pratensis) Perennial rye grass (Loliom perenne) & Red Fescue (Festuca rubra). Said vegetation soils and hydrology information noted above can be found in the datasheets section of this report. Please note data sheets DP 1 & DP 2. Please note: Willow Creek is larger than is identified within this report. This report only addresses the environmental resources found within the property limits. Willow Creek Jurisdictional Determination Opinion: Willow Creek is a jurisdictional Waters of the United States due to the direct connection to the Des Plaines River, which is a navigable waterway. RESULTS The site was evaluated using U.S. Army Corps of Engineers and USDA guidelines for identifying wetlands. After evaluation of all data obtained, the site does contain one Waters of the United States totaling 0.166 acres or 7243.00 square foot in size. Jurisdictional delineation data forms containing information of dominant vegetation, soils and hydrology information of the wetland areas can be found within this package. FEDERAL REGULATIONS Letter of No -Objection: If the project does not directly or indirectly impact the Waters of the US then a L.O.N.O can be applied for. If the project requires a discharge into the Waters of the US then the applicant will need to submit for a RP 1. Regional Permit 1 (RP1) of the Chicago District Regional Permit Program authorizes residential, commercial and institutional developments that necessitate jurisdictional wetland or waters of the U.S. impacts (cumulative wetland impacts < 1.0 acres). Several special conditions exist under RP 1. To assist with planning, a description of several special conditions is listed below: UPLAND BUFFERS RP1 authorizes the construction of residential, commercial and institutional developments and associated infrastructure, such as roads, utilities, detention areas, and recreation areas. Authorization under RP1 is subject to the following requirements which shall be addressed in writing and submitted with the notification: a. The impact to waters of the U.S. shall not exceed 1.0 acre. For projects that impact over 0.10 acres of waters of the U.S., the permittee is required to provide compensatory mitigation. Midwest Ecological, Inc. 5 April 10, 2012 TPS, Des Plaines Illinois Wetland Delineation b. Projects that impact no more than 0.5 acres of waters of the U.S., and do not impact ny high-quality aquatic resources, will be processed under Category I. c. Projects that impact over 0.5 acres up to 1.0 acre of waters of the U.S., or impacts high- quality aquatic resources, will be processed under Category II. The permittee shall establish and/or enhance an upland buffer of native plants (or other appropriate vegetation approved by the District) adjacent to all created, restored, enhanced or preserved waters of the U.S., including wetlands. Created buffers should be established on 6:1 (horizontal: vertical) or gentler slopes. The following buffer widths are required: 1) For any waters of the U.S. determined to be a high-quality aquatic resource, the buffer shall be a minimum of 100 feet. 2) For any waters of the U.S. that do not qualify as wetland (e.g. lakes, rivers, ponds, etc.), the buffer shall be a minimum of 50 feet from the Ordinary High Water Mark (OHWM). 3) For any jurisdictional wetland from 0.25 acres up to 0.50 acres in size, the buffer shall be a minimum of 30 feet. 4) For any jurisdictional wetland over 0.50 acres in size, the buffer shall be a minimum of 50 feet. The District may allow buffer widths below the above -required minimums on a case by case basis. However, it is the responsibility of the applicant to provide supporting documentation as to why the buffer requirement could not be met. Stormwater retention/detention facilities and nature trails may be located within the outer 50% of the buffer. The District may allow Best Management Practices, small boat launches and piers/docks to be located in buffers. RECOMMENDATIONS Midwest Ecological, Inc. (MEI) has identified one Waters of the US totaling 0.166 acres or 7243.00 square foot in size. MEI would recommend reviewing the site plans of the project for possible impacts that would need to be permitted with the U.S. Army Corps of Engineers. It should be noted that any mitigation of Army Corps of Engineers' jurisdictional wetlands will be treated at a minimum 1.5:1 ratio, which means that if you impact 1 acre, the Army Corps of Engineers will look for 1.5 acres of replacement. Midwest Ecological, Inc. (MEI) will be pleased to complete the permitting with the U.S. Army Corps of Engineers. This will include enhancements and preservation of the wetland areas on the subject site, as well as the mitigation plan and planting plan, subject to the engineer of records engineering and direction to complete said process. The engineering plan will need to be included in any governmental or municipality submittal. Should you have any questions, please do not hesitate to contact our office. Sincerely, Midwest Ecological, Inc. (MEI) Midwest Ecological, Inc. 6 April 10, 2012 TPS, Des Plaines Illinois Wetland Delineation c 2/ v Robert L. Vanni Wetland Specialist Lake County Certified #C-059 Certified McHenry County Wetland Specialist Certified Kane County Wetland Review Specialist #W-083 Midwest Ecological, Inc. 7 April 10, 2012 EXHIBIT A AERIAL PHOTOGRAPH Midwest Ecological, Inc. April 10, 2012 Ili V a, I;(• . ( � 11 / r.. u:1 !L.. l,., grIpl , .iJ. l l - BOUNDARY LINE OF �, .. ��,r-! lv l V >, . , i SUBJECT PROPERTY irll' r_ I•• / �1 I■ . 6.+ L IR1 - It tit I::I 1 1 all w ✓— pl p1 11. .s . ,, '1, 1 11; I//e- WATERS OF THE U.S. WITHIN THE SUBJECT PROPERTY (AREA = ±0.16628 ACRES) O WETLAND EXHIBIT TPS DES PLAINES REDEVELOPMENT PROJECT NE CORNER OF MANNHEIM ROAD 8. IL RTE 72 (HIGGIN5 RD), DES PLAINES, IL HAEGER ENGINEERING consulting engineers • land surveyors 1304 N. Rum Grore Rood, Sdsovr7urp, R60173 • Tel, 817.391.6600 Rs< 847.39/.6608 18.8 Prolesso„ ol Despn Fun Limn* N9. 181-003152 .68m NORTH 0 60 scale: l • = 60' EXHIBIT B LOCATION MAP Midwest Ecological, Inc. April 10, 2012 EXHIBIT C NATIONAL WETLAND INVENTORY MAP Midwest Ecological, Inc. April 10, 2012 Mar 30, 2012 E t W t d N 3 t -0 e x c t C i• llm y y�pp• > o LL W W W (. 3 6 IL CD 1111111/ i and Marine Deepwater Forested/Shrub Source: National Wetland Inventory Map Z W r cd Client: Todd A. Shaffer, PE, SIT, CFM 1304 N. Plum Grove Road Schaumburg, IL 60173 EXHIBIT D COOK COUNTY SOILS SURVEY MAP Midwest Ecological, Inc. April 10, 2012 ource: Coo Count So' s Surve Ma m z w MITITTWORATIMMITtrilIMIUMITIki I' aeger n: meenn a I 14 .P m• -'SIN c-aum.urQ, IL • 117 EXHIBIT E U.S.G.S. MAP & HYDROLOGICAL ATLAS Midwest Ecological, Inc. April 10, 2012 0 O In 0 o 0 0 0 N s U1 010 aN CO DJ C C (0 0 a IJ C `0 E0 o0 N 0 00 M O C 0 v C a (0 O °'o Qo �o In 0 87°55.000' W N ,000' Won? N ,000'00oZb N ,000.6SoTb lemmaiii :.,_ ;-inaarmi,, aritylisit 1.--t ' ; c71 J,,, o d ,/ in N 0 0 0 N 0 N DO 87°53.000' natio tl Ir� u sc YY c R B f .a 0 IMMOesfroj . 1-"114 Virg! A 1 1 110 AIVIFIZVIIL LAMS N ,000'TOoz17 N ,000'00oZb N ,000'6SoTb 87°54.000' 0 0 0 H o Source: United States Geological Survey Map (1997) Z (1) 06 cri r7 Client: Todd A. Shaffer, PE, SIT, CFM a W OAa 1304 N. Plum Grove Road Schaumburg, IL 60173 Z W Todd A. Shaffer, PE, SIT, CFM U 1304 N. Plum Grove Road Schaumburg, IL 60173 EXHIBIT F FLOOD INSURANCE RATE MAP F.I.R.M. Midwest Ecological, Inc. April 10, 2012 Subiect Site 11 PANEL 0357J l Z OC cep U 04 a VN kal E. p� > W Z a N ? g LL {�. °pC O W 2 ZY N i 2 a a a a p 8 8 i Q � 5Ig§ti 8F$ ' € S'et g`€u Y! D J.i m 4=. j N ' C2 ie r u a o Q = a 'n 6 r t m a G _. • • "- ••eravitivre • :iS'tftL tlS,C: Vii(.. t:�St: SP1r„ . W • 1L1 ,rr,ti. :r..r,,,.c LIa NVIJ31O0 3ISS30 Source: Flood Insurance Rate Map (FIRM) Z W F.I.R.M. Map Client: Todd A. Shaffer, PE, SIT, CFM 1304 N. Plum Grove Road Schaumburg, IL 60173 EXHIBIT G DATA SHEETS Midwest Ecological, Inc. April 10, 2012 Project/Site: 3003 Mannheim Road Reset Form Print Form WETLAND DETERMINATION DATA FORM — Midwest Region Applicant/Owner: Haeger Engineering Investigator(s): Rob Vanni City/County: Des Plaines, Cook County Sampling Date: 3/21/2012 State: Illinois Sampling Point: DP 1 Section, Township, Range: Sec 33, T41 N, R 12E Landform (hilislope, terrace, etc.): Local relief (concave, convex, none): Slope (%): Lat: 41.999398 Long: -87.88381 Soil Map Unit Name: Orthents, Loamy, Undulating (805 B) Datum: NWI or WWI classification: NO Are climatic / hydrologic conditions on the site typical for this time of year? Yes X No (If no, explain in Remarks.) Are Vegetation Soil or Hydrology significantly disturbed? Are "Normal Circumstances" present? Yes X No Are Vegetation Soil , or Hydrology naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soil Present? Wetland Hydrology Present? Yes No X Is the Sampled Area within a Wetland? Yes No X Yes No X Yes No X Percent of Dominant Species That Are OBL, FACW, or FAC: 0 (NB) Remarks: = Total Cover no OBL VEGETATION — Use scientific names of plants. Absolute Tree Stratum (Plot size: ) % Cover Dominant Indicator Species? Status Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 0 (A) 1. _ 2. Total Number of Dominant Species Across All Strata: 1 (B) 3. 4. Percent of Dominant Species That Are OBL, FACW, or FAC: 0 (NB) 5. = Total Cover no OBL Sapling/Shrub Stratum (Plot size: ) Prevalence Index worksheet: Total % Cover of: _ Multiply by: 1. Salix interior 10 2. OBL species 2 x 1 = 2 3. FACW species 0 x 2 = 0 4. FAC species 0 x 3 = 0 5. FACU species 1 x 4 = 4 10 = Total Cover UPL species 2 x 5 = 10 Herb Stratum (Plot size: ) Column Totals: 5 (A) 16 (B) 1. Prevalence Index = B/A = 3.20 2. Typha latifolia 5 no OBL 3. Bromus inermis 25 yes UPL Hydrophytic Vegetation Indicators: _ Dominance Test is >50% _ Prevalence Index is 553.0' _ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 4. Cirsium arvense 5 no UPL 5. Taraxacum officinals 5 no FACU 6. 7. 8. 9. 10. 40 = Total Cover Hydrophytic Vegetation Present? Yes No X Woody Vine Stratum (Plot size: ) 1. 2 - -- = Total Cover Remarks: (Include photo numbers here or on a separate sheet.) Hyrdophytic vegetation was not present within the sample point. US Army Corps of Engineers Midwest Region — Interim Version SOIL Sampling Point: DP 1 Profile Description: (Describe to the depth needed to document the indicator or confirm Depth Matrix Redox Features the absence of indicators.) Texture Remarks (inches) Color (moist) % Color (moist) % Type' Loc' 0-4 10 YR 2/1 SCL Minor traces of gravel was present 6-16 10 YR 3/2 Soils was mixed with Asphalt. Not a a historical soil (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Wetland hydrology was not present during our on-site investigation. 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 'Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: Indicators for Problematic Hydric Soils': Histosol (A1) _ Sandy Gleyed Matrix (S4) _ Coast Prairie Redox (A16) Histic Epipedon (A2) _ Sandy Redox (S5) Iron -Manganese Masses (F12) Black Histic (A3) _ Stripped Matrix (S6) _ Other (Explain in Remarks) Hydrogen Sulfide (A4) _ Loamy Mucky Mineral (F1) Stratified Layers (A5) _ Loamy Gleyed Matrix (F2) 2 cm Muck (A10) _ Depleted Matrix (F3) Depleted Below Dark Surface (A11) _ Redox Dark Surface (F6) Thick Dark Surface (Al2) _ Depleted Dark Surface (F7) 'Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) _ Redox Depressions (F8) wetland hydrology must be present, 5 cm Mucky Peat or Peat (S3) unless disturbed or problematic. Restrictive Layer (if observed): Type: Hydric Soil Present? Yes No X Depth (inches): Remarks: Hydric soils were not noted within the sample point. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required. check all that apply) Secondary Indicators (minimum of two required) Surface Water (A1) _ Water -Stained Leaves (B9) _ Surface Soil Cracks (B6) High Water Table (A2) _ Aquatic Fauna (B13) _ Drainage Patterns (B10) Saturation (A3) _ True Aquatic Plants (B14) _ Dry -Season Water Table (C2) Water Marks (B1) _ Hydrogen Sulfide Odor (C1) _ Crayfish Burrows (C8) _ Sediment Deposits (82) _ Oxidized Rhizospheres on Living Roots (C3) _ Saturation Visible on Aerial Imagery (C9) _ Drift Deposits (B3) _ Presence of Reduced Iron (C4) _ Stunted or Stressed Plants (D1) _ Algal Mat or Crust (B4) _ Recent Iron Reduction in Tilled Soils (C6) _ Geomorphic Position (D2) Iron Deposits (B5) _ Thin Muck Surface (C7) _ FAC -Neutral Test (D5) Inundation Visible on Aerial Imagery (B7) _ Gauge or Well Data (D9) Sparsely Vegetated Concave Surface (B8) _ Other (Explain in Remarks) Field Observations: Surface Water Present? Yes No X Depth (inches): Wetland Hydrology Present? Yes No X Water Table Present? Yes No X Depth (inches): Saturation Present? Yes No X Depth (inches): (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Wetland hydrology was not present during our on-site investigation. US Army Corps of Engineers Midwest Region — Interim Version Project/Site: 3003 Mannheim Road Reset Form Print Form WETLAND DETERMINATION DATA FORM — Midwest Region Applicant/Owner: Haeger Engineering City/County: Des Plaines, Cook County Sampling Date: 3/21/2012 Investigator(s): Rob Vanni State: Illinois Sampling Point: DP 2 Section, Township, Range: Sec 33, T41 N, R 12E Landform (hillslope, terrace, etc.): Local relief (concave, convex, none): Slope (%): Lat: 41.999398 Soil Map Unit Name: Orthents, Loamy, Undulating (805 B) Long: -87.88381 Datum: NWI or WWI classification: NO Are climatic / hydrologic conditions on the site typical for this time of year? Yes X No (If no, explain in Remarks.) Are Vegetation , Soil or Hydrology significantly disturbed? Are "Normal Circumstances" present? Yes X No Are Vegetation Soil or Hydrology naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Hydric Soil Present? Wetland Hydrology Present? Yes No X Is the Sampled Area within a Wetland? Yes No X Yes No _ X Yes No X Percent of Dominant Species That Are OBL, FACW, or FAC: 50 (A/B) Remarks: = Total Cover Sapling/Shrub Stratum (Plot size: ) VEGETATION — Use scientific names of plants. Absolute Tree Stratum (Plot size: ) % Cover Dominant Indicator Species? Status Dominance Test worksheet: Number of Dominant Species That Are OBL, FACW, or FAC: 1 (A) 1. 2. Total Number of Dominant Species Across All Strata: 2 (B) 3. 4. Percent of Dominant Species That Are OBL, FACW, or FAC: 50 (A/B) 5. = Total Cover Sapling/Shrub Stratum (Plot size: ) Prevalence Index worksheet: Total % Cover of: Multiply by: 1. 2. OBL species 0 x 1 = 0 3. FACW species 0 x 2 = 0 4. FAC species 2 x 3 = 6 5. FACU species 2 x 4 = 8 = Total Cover yes FAC - UPL species 0 x 5 = 0 Herb Stratum (Plot size: ) Column Totals: 4 (A) 14 (B) 1. Poa pratensis 45 Prevalence Index = B/A = 3.50 2. Loliom perenne 40 yes FACU 3. Festuca rubra 10 no FAC- Hydrophytic Vegetation Indicators: _ Dominance Test is >50% _ Prevalence Index is 55.3.0' _ Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 4. Taraxacum officinale 5 no FACU 5. 6. 7. 8. 9. 10. 100 = Total Cover Hydrophytic Vegetation Present? Yes No X Woody Vine Stratum (Plot size: ) 1. 2 = Total Cover Remarks: (Include photo numbers here or on a separate sheet.) Hyrdophytic vegetation was not present within the sample point. US Army Corps of Engineers Midwest Region — Interim Version SOIL Sampling Point: DP 2 Profile Description: (Describe to the depth needed to document the indicator or confirm Depth Matrix Redox Features the absence of indicators.) Texture Remarks (inches) Color (moist) % Color (moist) % Type' Loc2 0-5 10 YR 3/2 SCL Minor traces of gravel was present 5< unable to take soil sample due to rock Saturation Present? Yes No X Depth (inches): (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Wetland hydrology was not present during our on-site investigation. 'Type: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: Indicators for Problematic Hydric Soils': Histosol (A1) _ Sandy Gleyed Matrix (S4) _ Coast Prairie Redox (A16) Histic Epipedon (A2) _ Sandy Redox (S5) _ Iron -Manganese Masses (F12) _ Black Histic (A3) _ Stripped Matrix (S6) _ Other (Explain in Remarks) _ Hydrogen Sulfide (A4) _ Loamy Mucky Mineral (F1) _ Stratified Layers (A5) _ Loamy Gleyed Matrix (F2) 2 cm Muck (A10) _ Depleted Matrix (F3) Depleted Below Dark Surface (A11) _ Redox Dark Surface (F6) Thick Dark Surface (Al2) _ Depleted Dark Surface (F7) 'Indicators of hydrophytic vegetation and Sandy Mucky Mineral (S1) _ Redox Depressions (F8) wetland hydrology must be present, _ 5 cm Mucky Peat or Peat (S3) unless disturbed or problematic. Restrictive Layer (if observed): Type: Hydric Soil Present? Yes No X Depth (inches): Remarks: Hydric soils were not noted within the sample point. HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one is required; check all that apply) Secondary Indicators (minimum of two required) Surface Water (A1) _ Water -Stained Leaves (B9) _ Surface Soil Cracks (B6) High Water Table (A2) _ Aquatic Fauna (B13) _ Drainage Patterns (B10) Saturation (A3) _ True Aquatic Plants (B14) _ Dry -Season Water Table (C2) Water Marks (B1) _ Hydrogen Sulfide Odor (C1) _ Crayfish Burrows (C8) Sediment Deposits (B2) _ Oxidized Rhizospheres on Living Roots (C3) _ Saturation Visible on Aerial Imagery (C9) Drift Deposits (B3) _ Presence of Reduced Iron (C4) _ Stunted or Stressed Plants (D1) Algal Mat or Crust (B4) _ Recent Iron Reduction in Tilled Soils (C6) _ Geomorphic Position (D2) _ Iron Deposits (B5) _ Thin Muck Surface (C7) _ FAC -Neutral Test (D5) _ Inundation Visible on Aerial Imagery (B7) _ Gauge or Well Data (D9) _ Sparsely Vegetated Concave Surface (B8) Other (Explain in Remarks) Field Observations: Surface Water Present? Yes No X Depth (inches): Wetland Hydrology Present? Yes No X Water Table Present? Yes No X Depth (inches): Saturation Present? Yes No X Depth (inches): (includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Wetland hydrology was not present during our on-site investigation. US Army Corps of Engineers Midwest Region — Interim Version EXHIBIT H PHOTOGRAPHS Midwest Ecological, Inc. April 10, 2012 Willow Creek boundaries are completely found within the constructed concrete walls. Flows are conveyed directly to the Des Plaines River. A depression was noted within the long term parking area. Data samples identified a few inches of topsoil and then crushed rock and asphalt. This location was identified as the historical Auto Garage found on the property. This area is not a wetland. The drainage swale located on the north property line conveys stormwater for Interstate 90 (Jane Adams expressway) and conveys to a manhole structure. This area is not a wetland. Ace Rent-A-Car and long term parking for O'hare International Airport still operates on-site. In 2008 the previous building was demolished. A Rough graded building pad is all that remains. A roadside swale can be found along Orchard Road located on the east property line conveying stormwater south to Willow Creek. This area is not a wetland. EXHIBIT I HABITAT EVALUATION Midwest Ecological, Inc. April 10, 2012 OBSERVER: Rob Vanni DATE: 3/21/2012 LOCATION: Willow Creek, 3003 Mannheim Road, Des Plaines, Cook County Illinois WILDLIFE HABITAT/USE EVALUATION SCORE SHEET To assess the existing and/or potential wildlife habitat use of the subject wetland, the applicant must first complete this score sheet. The attached documentation provides examples of each scoring parameter. A separate sheet must be completed for each wetland being considered. Applicants must document their basis for scoring decisions with field surveys, current photographs, aerial photographs, and other appropriate information. A. Utilization by Wildlife Wildlife Use Score Significant 3 Evident 2 Low 1 Occasional 0.5 Non -Existent 0 SUB -TOTAL SCORE = 3 Response: Several varieties of water fowl were noted during our on-site investigation B. Interspersion of Vegetative Cover Interspersion Score High 3 Medium 2 Low 1 C. Vegetative Cover to Open Water Cover Score >95% Cover 0.5 76% - 95% Cover, Peripheral 1.5 76% - 95% Cover, Various 2.5 26% - 75% Cover, Peripheral 2.0 26% - 75% Cover, Patches 3.0 5% - 25% Cover, Peripheral 1.0 <5% Cover 0.5 TOTAL SCORE (A+B+C) = 4.5 SUB -TOTAL SCORE = 1 SUB -TOTAL SCORE = 0.5 Total score > 5.00 apply Ludwig Wildlife Methodology Total score < 5.00 no further wildlife analysis is necessary TPS - DES PLAINES PRELIMINARY DRAINAGE CALCULATIONS April 13, 2012 Owner: CITY OF DES PLAINES APPLICANT: TPS DES PLAINES, LLC HAEGER ENGINEERING LLC consulting engineers land surveyors 1304 n plum grove rd, schaumburg, 1160973 (847) 394-6600 (847) 394-6608 fax Preliminary Drainage Summary Existing Conditions & Drainage Patterns The site is about 4.86 acres and is bounded on the north by Interstate 90 (I-90), on the west by Mannheim Road, on the east by Orchard Place, and on the south by Willow Creek. The existing site is relatively flat and consists of a building, two garages, a billboard sign, and a large parking lot on the north half, while large swathes of the south half are covered in gravel. Willow Creek is located at the far south end of the property. According to the NRCS soils map, the site is made up primarily of Orthents type soils, which are generally considered to be in Hydrologic Group C. There is no detention provided on the site. The site is located adjacent to a floodway of Willow Creek. An existing retaining wall was previously installed by others near the south end of the site, elevating the majority of the site north of the wall above the existing floodplain and base flood elevation (BFE). The BFE varies from 636.8 at Orchard Road to 637.2 at Mannheim Road. Based on the floodplain elevations, there is a small portion of "floodplain by elevation" located north of the existing retaining wall in the southeast corner of the property, adjacent to Orchard Place. Please note that this area is located outside of the mapped floodplain. See the Topographic Survey for additional information. As seen on the included Existing Drainage Exhibit, the site discharges in all directions; portions of the site are tributary to I-90, Mannheim Road (IDOT), Orchard Place, and Willow Creek. Ultimately, all of the drainage will eventually make it to Willow Creek, as I-90, Mannheim, and Orchard Place all drain to storm sewers that discharge in Willow Creek. The ultimate discharge to Willow Creek is 3.88 cfs for the 24-hour, 100 -year storm event. Proposed Conditions & Drainage Patterns The preliminary site plan calls for a proposed commercial parking garage, a proposed restaurant, and a proposed hotel. Related improvements, including but not limited to drive aisles, surface parking, water main, sanitary, storm sewer, and dry utilities, are also proposed. Detention is not required by the City of Des Plaines or the MWRDGC since the site is less than five (5) acres. The existing retaining wall is to remain and all work is to be completed outside of the floodway and floodplain. The previously mentioned small portion of the site adjacent to Orchard Place near the southeast corner, noted as "floodplain by elevation" on the Topographic Survey, will be filled. However, no compensatory storage will be provided, as this area is located outside of the mapped floodplain. The proposed drainage patterns will still be directed to all four sides of the property. A five foot area along the north property line will drain towards I-90 and a five foot area along the east property line will drain to Orchard Place. The west end of the property will be tributary to IDOT and the south edge of the property will be tributary to Willow Creek. Please note that the proposed flows to all four of these areas have been significantly reduced from what the existing flows were calculated to be. The remainder of the site will be tributary to an on-site water quality unit which will provided some treatment to the water and then discharge into Willow Creek. The ultimate discharge to Willow Creek is 3.97 cfs for the 24-hour, 100 -year storm event. Drainage Summary The proposed site will maintain the general existing drainage patterns while reducing the flows to the neighboring properties. The existing and proposed flows are as follows: Area Existing Flow (cfs) Proposed Flow (cfs) Delta (cfs) To 1-90 0.64 0.05 -0.59 To Mannheim Rd (IDOT) 1.13 0.05 -1.08 To Orchard Place 0.82 0.03 -0.79 To Willow Creek 1.28 0.35 -0.93 To Water Quality Unit N/A 3.48 N/A Ultimate Flow to Willow Creek 3.88 3.97 0.09 *Note: All flows are peak flows for the 24-hour, 100 -year storm event As seen in the table, the flows to the adjacent properties are being reduced under proposed conditions. The ultimate flow to the Creek is being increased slightly, from 3.88 cfs to 3.97 cfs, for the 24-hour, 100 -year storm event. The entire project is tributary to Willow Creek, which has an upstream drainage area of approximately 18 square miles. The creek will crest in the area of the project days after a design storm event. The proposed conveyance system was designed to convey runoff directly to Willow Creek, and subsequently serve as flood storage facilities as they become inundated by flood waters. The improvement will construct one new outlet that has design capacity, as there are no existing outlets to Willow Creek within the property. Because there are no diversions of runoff, the proposed discharge to Willow Creek is similar to the existing conditions, and since the site is less than five (5) acres, detention is not required. The Pond Pack flow charts and summary tables for both the existing and proposed models are included as appendices to this tab. POND PACK SUMMARIES Ex Trib to Creek Ex Trib to OP X w Addlink 70 Addlink 50~ 4) U • Addlink 30 II Addlink 10 rn Total to Creek 0 c 0 0 0- Type.... Master Network Summary Page 1.01 Name.... Watershed File.... P:\2011\11176\PondPack\Existing Drainage Study\11176C - Existing Drainage Study.p MASTER DESIGN STORM SUMMARY Network Storm Collection: Design Return Event Total Depth Rainfall in Type RNF ID 24h100 7.5800 Synthetic Curve 3rd Quartile - > MASTER NETWORK SUMMARY SCS Unit Hydrograph Method (*Node=Outfall; +Node=Diversion;) (Trun= HYG Truncation: Blank=None; L=Left; R=Rt; LR=Left&Rt) Max Return HYG Vol Qpeak Qpeak Max WSEL Pond Storage Node ID Type Event ac -ft Trun hrs cfs ft ac -ft EX TRIB TO CREEK AREA 100 .826 15.4500 1.28 EX TRIB TO I-90 AREA 100 .463 15.5000 .64 EX TRIB TO IDOT AREA 100 .815 14.6500 1.13 EX TRIB TO OP AREA 100 .521 15.5000 .82 TO CREEK JCT 100 .826 15.4500 1.28 TO I-90 JCT 100 .463 15.5000 .64 TO IDOT JCT 100 .815 14.6500 1.13 TO OP JCT 100 .521 15.5000 .82 *TOTAL TO CREEK JCT 100 2.625 15.5500 3.88 S/N: Bentley Systems, Inc. Bentley PondPack (10.01.04.00) 2:42 PM 4/12/2012 P TribtoCreek ‘.‘;F C5) 0- P Trib to IDOT Addlink 70 Addlink 90 Addlink 50 Addlink 30 Addlink 10 a) 0 • • 0 • Total to Creek 0 z0 0 614 Cl) 24 -Hour, 100 -Year Storm Event Type.... Master Network Summary Page 1.01 Name.... Watershed File.... P:\2011\11176\PondPack\Proposed Drainage Study\11176C - Proposed Drainage Study.p MASTER DESIGN STORM SUMMARY Network Storm Collection: Design Return Event Total Depth Rainfall in Type RNF ID 24h100 7.5800 Synthetic Curve 3rd Quartile - > MASTER NETWORK SUMMARY SCS Unit Hydrograph Method (*Node=Outfall; +Node=Diversion;) (Trun= HYG Truncation: Blank=None; L=Left; R=Rt; LR=Left&Rt) Max Return HYG Vol Qpeak Qpeak Max WSEL Pond Storage Node ID Type Event ac -ft Trun hrs cfs ft ac -ft P TRIB TO CREEK AREA 100 .232 15.0500 .35 P TRIB TO I-90 AREA 100 .028 15.4000 .05 P TRIB TO IDOT AREA 100 .032 14.7000 .05 P TRIB TO OP AREA 100 .020 14.5000 .03 P TRIB TO WQU AREA 100 2.542 14.8500 3.48 TO CREEK JCT 100 .232 15.0500 .35 TO I-90 JCT 100 .028 15.4000 .05 TO IDOT JCT 100 .032 14.7000 .05 TO OP JCT 100 .020 14.5000 .03 TO WQU JCT 100 2.542 14.8500 3.48 *TOTAL TO CREEK JCT 100 2.854 15.4000 3.97 S/N: Bentley Systems, Inc. Bentley PondPack (10.01.04.00) 2:46 PM 4/12/2012 DRAINAGE EXHIBITS F E.NTRAL AVFNUE 16 ~ 1 0 ft'E'i ,;aA -ea 1-90 0.782 Acres CN = 96.1 Q -Peak = 0.64 cfs 0 6N3 0 ky5c 39 � x3 Existing Floodplain (Per Elevation) f E 636 639• Ultimate Q -Peak to Creek = 3.88 cfs 63$' 630 0 cn v p m a� (2. CD CD 5' CD 0- N 2 z 0 O CL -PO -L06 a a 0 w EXISTING DRAINAGE EXHIBIT TPS — DES PLAINES PARKING STRUCTURE DES PLAINES, ILLINOIS HAEGER ENGINEERING consulting engineers land surveyors 1304 N. Plum Grove Rood, Schaumburg, IL 60173 • Tel: 847.394.6600 Fax: 847.394.6608 Illinois Professionol Design Firm License No. 184-003152 www.haegerengineering.com 1► NORTH 0 60' Scale: 1" = 60' id0 pemavd -49L LL pp...ae.aVV P O a a a] r' N 49 Area P-190 0.073 Acres CN = 74.8 Q -Peak = 0.05 cfs 0 Area 0.07 CN Q -Peak a 0 T crus 80.6 = 0.05 cfs 9 -STORY HOTEL (160 ROOMS) ±11,960 SF F.F. 640.00 Area P-WQU (Water Quality Unit) 4.2.25 Acres CN = 96.6 Q -Peak = 3.48 cfs 0 T 0 0 CO a 0) FES Discharge to Creek Area P -Creek 0.435 Acres CN = 89.5 Q -Peak = 0.35 cfs Ultimate Q -Peak to Creek = 3.97 cfs I tn !D O To 0- z 0 PROPOSED DRAINAGE EXHIBIT TPS - DES PLAINES PARKING STRUCTURE DES PLAINES, ILLINOIS HAEGER ENGINEERING consulting engineers land surveyors 130.4 N. Plum Grove Rood, Schaumburg, IL 60173 • Tel: 847.394.6600 Fax: 847.394.6608 Illinois Professional Design Firm License No. 184-003152 www.haegerengineering.com 1► NORTH 0 60' Scale: 1" = 60'