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03/23/2021 PZB Full Packet VIRTUAL & IN-PERSON PLANNING AND ZONING BOARD MEETING Tuesday, March 23, 2021 Regular Session – 7:00 p.m. As the City of Des Plaines continues to follow social distancing requirements along with Governor Pritzker’s Executive Orders and mandated mitigation restrictions, the Planning and Zoning Board Meeting on Tuesday, March 23, 2021 will be held virtually beginning at 7:00 p.m. The meeting will be held virtually through Zoom and in person at City Hall in the Council Chambers (Room 102). However, pursuant to the current state-wide executive orders, no more than 25 people (including City staff) can be in the Council Chambers at one time during the meeting. Therefore, the City encourages residents and interested parties to participate in the meeting through Zoom and by submitting written public comments in advance of the meeting. Public comment can be taken during the meeting for those that choose to be physically present, those that follow the instructions below to participate virtually, or by submitting public comments by e-mail to publiccomments@desplaines.org. Public comments received by 5 p.m., Tuesday, March 23, 2021 will be distributed to Planning and Zoning Board members prior to the Council meeting. Please indicate if you wish to have your comment read at the meeting. Public comments read at the meeting are limited to 200 words or less. Public comments should be e-mailed and contain the following information:  In the subject line, identify “Planning and Zoning Board Meeting Public Comment”  Name  Address (optional)  City  Phone (optional)  Organization, agency representing, if applicable  Topic or agenda item number of interest If you would like to provide live public comment during the virtual meeting, please send your request to publiccomments@desplaines.org and you will be sent a link with additional information to join the meeting. All e-mails received will be acknowledged. Individuals with no access to e-mail may leave a message with the City Clerk’s Office at 847-391-5311. The City of Des Plaines remains united in ensuring the safety and health of our community and our employees. To protect the public and staff, the City will continue to provide only essential functions and services during the Governor’s Stay -at- Home Order. The City urges residents and businesses to comply with the Order. If residents must leave their home, it is very important to practice social distancing and keep at least six feet between others. For a list of services and additional information during this time, please visit www.desplaines.org. The City encourages individuals to sign up for its e-news for important information from the City and its government partners, including State and Federal authorities. T he City updates its website and posts on social media daily. To sign up for electronic newsletters, please visit https://www.desplaines.org/mycity/. Community & Economic Development 1420 Miner Street, Des Plaines, IL 60016 P: 847.391.5392 | W: desplaines.org Planning and Zoning Board Agenda March 23, 2021 Room 102 – 7:00 P.M. Call to Order: Roll Call: Approval of Minutes: February 23, 2021 Public Comment: For matters that are not on the Agenda Old Business: None New Business: 1. Address: 110 S. River Road Case Number: 21-004-CU Public Hearing The petitioner is requesting a Conditional Use under Section 12-7-3(F)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for an auto service repair use in the C-3 zoning district, and approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 09-17-200-089-0000 Petitioner: Jason Churak, CC Automotive, LLC, 110 S. River Road, Des Plaines, IL 60016 Owner: Marek Amarex, Amarex Real Properties, 110 S. River Road, Des Plaines, IL 60016 2. Address: 1700 Higgins Road Case Number: 21-005-PUD-A Public Hearing The petitioner is requesting an amendment to an existing Planned Unit Development under Section 12-3-5 of the Des Plaines Zoning Ordinance, as amended, to construct a four-story, 107-room hotel building and 207-space parking garage in lieu of the approved restaurant use at 1700 Higgins Road, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-33-309-007-0000; 09-33-310-004-0000 Petitioner: Mariner Higgins Centre, LLC, 117 Macquarie Street, Sydney, NSW 2000, Australia Owner: Mariner Higgins Centre, LLC, 117 Macquarie Street, Sydney, NSW 2000, Australia 3. Address: 800 Beau Drive Case Number: 21-006-V Public Hearing The petitioner is requesting a Major Variation under Section 12-3-6 of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for increased density at 800 Beau Drive in the R-3 zoning district to construct a 50-unit apartment building where only 29-units are permitted, and approval of any other such variations, waivers, and zoning relief as may be necessary. PIN: 08-24-100-022-0000 Petitioner: HTG Illinois Developer, LLC, 3225Aviation Avenue, 6th Floor, Coconut Grove, FL 33133 Owner: Sae Khwang United Presbyterian Church, 800 Beau Drive, Des Plaines, IL 60016 Next Agenda – April 13, 2021 City of Des Plaines, in compliance with the Americans With Disabilities Act, requests that persons with disabilities, who require certain accommodations to allow them to observe and/or participate in the meeting(s) or have questions about the meeting(s) or facili ties, contact the ADA Coordinator at 847-391-5486 to allow the City to make reasonable accommodations for these persons. The public hearing may be continued to a further date, time and place without publication of a further published notice such as this notice. Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 1 DES PLAINES PLANNING AND ZONING BOARD MEETING February 23, 2021 MINUTES As the City of Des Plaines continues to follow social distancing requirements and Governor Pritzker’s Restore Illinois Order, the Planning and Zoning Board Meeting on Tuesday, February 23, 2021 was held virtually, via Zoom, and in person in Room 101 of the Des Plaines Civic Center beginning at 7:00 p.m. ZONING BOARD Chairman Szabo called the meeting to order at 7:00 p.m. and read this evening’s cases. Roll call was established. PRESENT: Fowler, Hofherr, Saletnik, Veremis, Szabo ABSENT: Bader, Catalano ALSO PRESENT: Michael McMahon/Director/Community & Economic Development Jonathan Stytz, Planner/Community & Economic Development Wendy Bednarz/Recording Secretary A quorum was present. Member Catalano joined the meeting via Zoom at 7:07 p.m. PUBLIC COMMENT There was no Public Comment. APPROVAL OF MINUTES A motion was made by Board Member Hofherr, seconded by Board Member Fowler, to approve the minutes of January 12, 2021, as presented. AYES: Hofherr, Fowler, Saletnik, Veremis, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 2 OLD BUSINESS NEW BUSINESS 1. Address: 607 E. Oakton Street Case Number: 20-053-CU Public Hearing The petitioner is requesting a Conditional Use under Section 12-7-3(F)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for an auto service repair use in the C-3 zoning district, and approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-30-202-008-0000 Petitioner: Pedro Romero, 303 Delaware Street, Carpentersville, IL 60110 Owner: 607 Oakton, LLC, 2241 W. Howard Street, Chicago, IL 60645 The petitioner has attempted to submit full revisions for the Conditional Use request but the revisions are not complete. As such, staff is respectfully requesting the Planning and Zoning Board to open the public hearing at the February 23, 2021 meeting and to continue the case to the April 13, 2021 Planning and Zoning Board Meeting. A motion was made by Board Member Hofherr, seconded by Board Member Saletnik, to open and continue Case Number 20-053-CU, 607 E. Oakton Street, to the April 13, 2021 Planning & Zoning Board meeting. AYES: Hofherr, Saletnik, Fowler, Veremis, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIED UNANIMOUSLY*** Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 3 2. Address: 460 Good Avenue Case Number: 21-001-FPLAT Public Hearing The petitioner is requesting a Final Plat of Subdivision under Section 13-2-4 of the Subdivision Regulations to split one lot into two lots of record at 460 Good Avenue, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-15-300-009-0000 Petitioner: Samee Baig, 10051 Potter Road, Des Plaines, IL 60016 Owner: Mirza Baig, 10051 Potter Road, Des Plaines, IL 60016 Chairman Szabo swore in Samee Baig of 10051 Potter Road, Des Plaines, IL 60016. The Petitioner provided a brief overview of the request. Chairman Szabo asked if the Board had any questions. No questions were asked. Chairman Szabo asked that the Staff Report be entered into record. Planner Stytz provided a summary of the following report: Issue: The petitioner is requesting a Final Plat of Subdivision under Section 13-2 of the Des Plaines Subdivision Regulations to split one lot into two lots of record in the R-1 zoning district at 460 Good Avenue. Analysis: Address: 460 Good Avenue Owner: Samee Baig, 10051 Potter Road, Des Plaines, IL 60016 Petitioner: Mirza Baig, 10051 Potter Road, Des Plaines, IL 60016 Case Number: 21-001-FPLAT Real Estate Index Number: 09-15-300-009-0000 Ward: #1, Alderman Mark A. Lysakowski Existing Zoning: R-1, Single Family Residential District Existing Land Use: Vacant Lot Surrounding Zoning: North: R-1, Single Family Residential District Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 4 South: R-1, Single Family Residential District East: R-1, Single Family Residential District West: R-1, Single Family Residential District Surrounding Land Use: North: Single Family Residence South: Single Family Residence East: Single Family Residence West: Single Family Residence Street Classification: Good Avenue and Edward Court are local roads. Comprehensive Plan: The Comprehensive Plan designates the site as Single Family Residential. Project Description: __ The petitioner, Samee Baig, is requesting a Final Plat of Subdivision for the property located at 460 Good Avenue. The subject property is 25,961.20-square feet (0.596 acres) in size and is comprised of one undeveloped lot as shown in the Plat of Survey. The petitioner proposes to subdivide the existing lot into two lots of record and construct a new single-family home on each new lot. Lot 1 will serve as the western lot with access from Edward Court whereas Lot 2 will serve as the east lot with access from Good Avenue. Both lots will be 90-feet in width and 13,020-square feet in area as shown on the Final Plat of Subdivision. Final Plat of Subdivision Report Name of Subdivision: Baig Estates Address: 460 Good Avenue Requests: Approval of Final Plat of Subdivision Total Acreage of Subdivision: 0.596 acres Lot Descriptions and Construction Plans: The petitioner’s Final Plat of Subdivision shows the existing 25,961.20- square foot property being split into two lots each 90-feet in width and 13,020-square feet in area. The Final Plat of Subdivision shows a five-foot public utility and drainage easement at the rear, a five-foot public utility and drainage easement on the sides, a 25-foot building line in the front of each proposed lot, and ten-foot public utility and drainage easement and sanitary sewer easement along the front (west side) of Lot 1. Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 5 Compliance with the Comprehensive Plan There are several parts of the 2019 Des Plaines Comprehensive Plan that align with the proposed project. Those portions are follows:  Under Overarching Principles: o The Comprehensive Plan seeks to promote a wider range of housing options and to encourage the reinvestment and preservation of established Des Plaines neighborhoods through the addition of new housing to fit diverse needs. The proposal seeks to reinvest in this vacant lot and provide additional housing options in this established neighborhood.  Under Future Land Use Map: o The property is marked for Single-Family Residential land uses. These areas are designated for detached single-family residences to maintain and improve housing options for residents. The proposed use will transform an existing undeveloped lot to provide additional single-family housing options for the community as a whole. While the aforementioned bullet points are only a small portion of the Comprehensive Plan, there is a large emphasis on maintaining detached single-family zoning areas and promoting the expansion of these developments to increase housing options for residents. The petitioner is proposing to take an undeveloped 0.596-acre parcel and subdivide it to provide two additional residences for the community. Recommendation: I recommend approval of the Final Plat of Subdivision pursuant to 13-2 of the Des Plaines Subdivision Ordinance to split one lot into two lots of record in the R-1 zoning district at 460 Good Avenue. Planning and Zoning Board Procedure: Under Section 13-2-5 (Approval of Final Plat By Planning and Zoning Board) of the Subdivision Ordinance, the Planning and Zoning Board has the authority to recommend approval, approval subject to conditions, or denial of the above-mentioned Final Plat of Subdivision request for the property at 460 Good Avenue. A motion was made by Board Member Saletnik, seconded by Board Member Hofherr, to recommend approval of the Final Plat of Subdivision for the property at 460 Good Avenue, as presented. AYES: Saletnik, Hofherr, Catalano, Fowler, Veremis, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIES *** This item will be on the March 15, 20201 City Council meeting agenda. Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 6 3. Address: 3000 River Road Case Number: 21-002-PUD-A Public Hearing The petitioner is requesting an amendment to an existing Planned Unit Development under Section 12- 3-5 of the Des Plaines Zoning Ordinance, as amended, to construct a two-story addition onto the existing casino building and make various site adjustments at 3000 River Road, and the approval of any other such variations, waivers, and zoning relief as may be necessary. PINs: 09-34-300-032-0000; -045; -046; -047 Petitioner: Michael Tobin, Midwest Gaming and Entertainment, LLC, 900 N. Michigan Avenue, Suite 1600, Chicago, IL 60611 Owner: Gregory A. Carlin, Midwest Gaming and Entertainment, LLC / Devon Parcel, LLC, 900 N. Michigan Avenue, Suite 1600, Chicago, IL 60611 Chairman Szabo swore in the following individuals via Zoom: Michael Tobin, Midwest Gaming and Entertainment, 900 N. Michigan Avenue, Suite 1600, Chicago, IL; Corey Wise, Rivers Casino, 3000 River Road, Des Plaines, IL; Todd Shaffer, Haeger Engineering LLC, 100 E State Parkway, Schaumburg, IL; and Javier Millian, KLOA Inc, 9575 W Higgins Road, Suite 400, Rosemont, IL. Mr. Shaffer presented a thorough synopsis of the expansion plan, which includes a reconfigured back of house space, a new restaurant, additional area for slot machines, and a table gaming area on the first floor. The second floor expansion includes an event space, additional slot machines, and a poker room; an additional office area is also included in the expansion on the mezzanine level for casino operations. Mr. Shaffer also highlighted the overall site plan, landscape plans, parking plans and provided renderings, which included proposed signage, which will be applied for and discussed at a future date. Chairman Szabo asked if there were any questions from the Board. Member Catalano inquired about the possible Tollway interchange along 294 and suggested that the Casino may be interested in coordinating with the Tollway for a northbound exit ramp. Mr. Millian stated that he was not aware of any plans to construct an interchange. Mr. McMahon provided history or the proposed interchange; there were plans for an interchange in mid-to-late 2000’s with the O’Hare Lakes mixed-use development, however, that project did not happen due to the housing crash. Mr. McMahon stated that the addition of an exit ramp is a costly project and tied to a private development or a TIF district. Mr. Tobin stated that the casino has explored an additional interchange with the Tollway over the years. Member Catalano inquired about traffic counts. Mr. Millian provided traffic counts for peak hours on Friday and Saturday (Friday evening – 68 inbound/Saturday evening-73 inbound/Saturday morning -86 outbound/Saturday evening – 71 outbound). Member Fowler asked when the counts were taken. Mr. Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 7 Millian stated that the counts were taken on a Wednesday, Thursday, Friday and Saturday in September 2019. Member Hofherr asked is the access road would still be used to get on Devon Ave. Mr. Shaffer stated that the road would still be utilized. Member Hofherr inquired about the construction timeline. Mr. Tobin responded that that prep work would begin in March, with construction beginning in April. Rivers plans to open the areas in phases, with the first phase opening in February 2022, a second in early March 2022 and the event space opening in mid-late March 2022. Member Hofherr inquired about the increase in Des Plaines Fire/Police response. Mr. Wise stated that although there is an increase in casino capacity, it would not be a proportional increase in customers. Mr. Wise believes that the increase for emergency services would be minimal. Member Veremis asked about the increase for employees. Mr. Wise stated that they plan to hire between 200-300 new employees for positions in security, food and beverage and table games. Mr. Wise mentioned that Rivers Casino provides training for dealers at no cost and is a lifelong skill. Chairman Szabo asked if there was a preference to hire Des Plaines residents. Mr. Wise stated that the casino has current job openings and encourages those to apply. Member Hofherr asked when live entertainment would return to the casino. Mr. Wise stated that with the building of the second floor event space, it could be configured for concerts, break out groups, etc. and looks forward to return of events to the casino. Member Saletnik inquired about the traffic patterns (egress/ingress and pedestrian/vehicular traffic) during construction. Mr. Shaffer provided a detailed explanation of the traffic plan for employees, customers and vehicle traffic during the construction phases. Member Hofherr inquired about the addition of a hotel on the casino property. Mr. Shaffer stated that the hotel was part of the original Planned Unit Development in 2009/2010. Mr. Tobin stated that future plans include a hotel on the south side of the casino. Chairman Szabo asked that the Staff Report be entered into record. Planner Stytz provided a summary of the following report: Issue: The petitioner is requesting a Major Amendment to the Planned Unit Development (PUD) under Section 12-3-5 of the Des Plaines Zoning Ordinance, as amended, to construct a two-story addition onto the existing casino building and make various site adjustments at 3000 River Road, and the approval of any other such variations, waivers, and zoning relief as may be necessary. Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 8 Analysis: Address: 3000 River Road Owner: Gregory A. Carlin, Midwest Gaming & Entertainment, LLC, 900 N. Michigan Avenue, Suite 1600, Chicago, IL 60611 Petitioner: Michael Tobin, Midwest Gaming & Entertainment, LLC, 900 N. Michigan Avenue, Suite 1600, Chicago, IL 60611 Case Number: 21-002-PUD-A Real Estate Index Numbers: 09-34-300-032; -045; -046; & -047 Existing Zoning C-6, Casino District Existing Land Uses Casino, Parking Garage, and Surface Parking Surrounding Zoning North: C-2, Limited Office South: Commercial (Rosemont) East: Cook County Forest Preserve West: I-294 Tollway, then C-7, High Density Campus District Surrounding Land Use North: Hotel South: Office Space and Rosemont Village Hall East: Open Space/Park West: I-294 Tollway, then O’Hare Lakes Business Park Street Classification Devon Avenue and River Road are classified as Arterial Streets. Comprehensive Plan Commercial Designation Final Planned Unit Development Project Description The applicant is requesting a Major Amendment to the Planned Unit Development to amend Ordinance Z-33-19 to allow for a proposed expansion of Rivers Casino, which is located at 3000 River Road, and the modification of the “Onsite Utility Maintenance Agreement” between Midwest Gaming & Entertainment, LLC and the City of Des Plaines recorded as Document Number 1129903055. The existing property contains a 140,363 square foot casino building, a four-story parking garage with a pedestrian bridge connecting from the second level of the garage to the casino building, and a two-story office building with a Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 9 surface parking lot. With all lots combined, the property encompasses 20.017 acres in land area. This request comes after the previous Planned Unit Development Major Amendment request to expand the existing parking garage to accommodate necessary parking for the increase of gaming positions from 1,200 to 1,485, which was approved December 2, 2019 through Ordinance Z-33-19. The parking garage expansion resulted in a net gain of 719 parking spaces bringing the total number of parking spaces on site to 3,063 parking spaces. This request will entail a proposal to expand the existing casino building with a two-story, approximately 84,000-square foot addition and various site adjustments to the parking garage, main site entrance, and circulation of the site. The two-story expansion is comprised of approximately 84,000-square feet of enclosed space distributed over two main levels and two smaller mezzanine levels, including approximately 33,000-square feet of new gaming space, small food and beverage outlet, 10,100-square foot multi-purpose event center, and associated back of house areas. The proposal to expand the casino building is a direct result of recent Illinois legislation that allows existing casinos to apply to expand from the former limit of 1,200 gaming positions to the new limit of 2,000 gaming positions. As cited in the applicant’s Project Narrative, the ownership team is proposing the casino building expansion with this Planned Unit Development Major Amendment request to reach 2,000 gaming positions. The other items to note are the modification of the “Onsite Utility Maintenance Agreement” to account for the parking garage expansion that was approved with the previous Planned Unit Development Major Amendment for the property and the proposed amendments to the Localized Alternative Sign Regulation (LASR), which was originally approved by City Council through Ordinance Z-6-10 and to which a previous amendment was approved December 2, 2019 through Ordinance Z-33-19. While the materials and project narrative provide details of proposed amendments to the LASR on the site, this request will be submitted on a separate development application at a later date. The Des Plaines Zoning Ordinance Section 12-7-3.I. requires one parking space per gaming seat, the same parking regulation as the State of Illinois. The total number of parking spaces provided by the previous parking garage expansion far exceeds the parking count required by the Zoning Ordinance as 2,000 parking spaces are required and 3,063 spaces will be provided. The proposed parking is high in order to accommodate the approximately 1,200 employees that work at Rivers Casino and the expansion of the casino to reach 2,000 gaming positions. The attached Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 10 traffic study discusses the parking and trip generation in more detail (Attachment 10). Compliance with the Comprehensive Plan As found in the City of Des Plaines’ 2019 Comprehensive Plan, there are several parts of the Comprehensive Plan that align with the proposed project. Those portions are as follows:  Under Future Land Use Map: o The property is marked for commercial land use. The proposed expanded parking garage will further enhance the existing casino property which will also allow the casino to expand to the maximum allowed 2,000 gaming positions. This will also allow the casino to continue to be a regional entertainment destination.  Under Economic Development: o The Comprehensive Plan recognizes the economic vitality of the surrounding area and its importance to the broader region. The proposed enhancements of this site would be in- keeping with prior development efforts from the casino. Compliance with the City’s Strategic Plan, Focus 2022 The City’s current Strategic Plan lays out a clear vision for future economic development projects. Specifically, under Re-imagined Growth, the Strategic Plan states the following: “Encourage more entertainment and hotel expansion to enhance the Casino corridor”. Approving the proposed development application will assist with enhancing the casino corridor as it will prepare this site to expand the casino and allow for an attached hotel. As cited in various sections in the Des Plaines Zoning Ordinance and the Subdivision Ordinance, each requests comes paired with a series of statements to assist the Planning and Zoning Board as well as the City Council to review the facts with each request. These statements are referred to as ‘Standards’ and the subsections below directly relate to the requests being made by the applicant. Planned Unit Development (PUD) Findings As required, the proposed development is reviewed in terms of the findings contained in Section 3-5-5 of the Zoning Ordinance. In reviewing these standards, staff has the following comments: A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD regulations in Section 12-3-5-1 and is a stated Conditional Use in the subject zoning district: Comment: A PUD is a listed conditional use in the C-6 zoning district. The proposed project meets the stated purpose of the PUD. Additionally, the proposed improvements of the subject parcels will enhance the neighboring area, but also be cognizant of nearby land uses. Please also see the responses from the applicant. Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 11 B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed development will be in-keeping with the City’s prerequisites and standards regarding planned unit development regulations. Please also see the responses from the applicant. 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 project is in-line with the intent of a PUD as a setback exception for the five foot building setback requirement for the existing office building at 2980 River Road has been recorded with the previous PUD Major Amendment in 2019. All other aspects of the property’s building height and number of parking spaces complies with the Zoning Ordinance. Please also see the responses from the applicant. 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: All provisions for public services, adequate traffic control and the protection of open space are being accommodated in the development. The petitioner is proposing to adjust the main entrance to the site to accommodate the building expansion and improve circulation and access throughout the site. Please also see the responses from the applicant. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: The proposed expansion complements existing development to the north, west and south as all surrounding properties, except for the Cook County Forest Preserve are built up. Additionally, measurements will be made to reduce any impact on the nearby properties as all elements will have to comply with the Des Plaines Subdivision and Zoning Ordinances. 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 proposed project will contribute to an improved physical appearance within the City by constructing an addition onto the existing casino building with updated landscaping, utility connections, and vehicular access and circulation. This will contribute positively to the tax base and economic well- being of the community. Please also see the responses from the applicant. G. The extent to which the proposed plan is in conformity with the recommendations of the 2019 Comprehensive Plan: Comment: The proposed development meets the goals, objectives and recommendations of the 2019 Comprehensive Plan. Please also see the responses from the applicant. Case 20-053-CU 607 E. Oakton St Conditional Use Case 21-001-FPLAT 460 Good Ave Final Plat of Subdivision Case 21-002-PUD-A 3000 River Rd Planned Unit Development – Amendment February 23, 2021 Page 12 Recommendations: Staff supports the Major Amendment to the Planned Unit Development under Section 12-3-5 of the Des Plaines Zoning Ordinance, as amended, to construct a two-story addition onto the existing casino building and make various site adjustments at 3000 River Road with the condition that drawings may have to be amended to comply with all applicable codes and regulations. Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to recommend approval, approval with modifications, or disapproval over the request Major Amendment for the Planned Unit Development and modification of the Onsite Utility Maintenance Agreement for River’s Casino at 3000 River Road. The City Council has final authority over the proposal. A motion was made by Board Member Hofherr, seconded by Board Member Catalano to recommend approval of the Major Amendment for the Planned Unit Development and modification of the Onsite Utility Maintenance Agreement for River’s Casino at 3000 River Road, as presented. AYES: Hofherr, Catalano, Fowler, Saletnik, Veremis, Szabo NAYES: None ABSTAIN: None ***MOTION CARRIES *** ADJOURNMENT The next meeting scheduled for March 9, 2021 has been cancelled. The next scheduled Planning & Zoning Board meeting is Tuesday, March 23, 2021. Chairman Szabo adjourned the meeting by voice vote at 7:54 p.m. Sincerely, Wendy Bednarz, Recording Secretary cc: City Officials, Aldermen, Zoning Board of Appeals, Petitioners COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: March 15, 2021 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Michael McMahon, Community & Economic Development Director Subject: Consideration of Conditional Use for Auto Service Repair Use at 110 S. River Road, Case 21-004-CU (1st Ward) Issue: The petitioner is requesting a Conditional Use under Section 12-7-3(F)(3) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow for an auto service repair use in the C-3 zoning district. Analysis: Address: 110 S. River Road Owners: Jason Churak, 10 E. Comfort Lane, Palatine, IL 60067 Petitioner: Ararey Real Properties, 110 S. River Road, Des Plaines, IL 60016 Case Number: 21-004-CU Real Estate Index Number: 09-17-200-089-0000 Ward: #1, Alderman Mark A. Lysakowski Existing Zoning: C-3, General Commercial Existing Land Use: Multi-Tenant Commercial Building Surrounding Zoning: North: C-3, General Commercial District South: C-3, General Commercial District East: R-1, Single Family Residential District West: C-3, General Commercial District MEMORANDUM Page 1 of 13 Surrounding Land Use: North: Rand Road Community (Residential) South: Rand Road Community (Residential) / Pesche’s (Commercial) East: Lions Woods Park (Recreational) West: Rand Road Mobile Home Park (Residential) Street Classification: South River Road is classified as a Principal Arterial road. Comprehensive Plan: The Comprehensive Plan designates this site as Commercial Industrial Urban Mix. Project Description: The petitioner, Jason Churak, has requested a Conditional Use Permit to operate an auto service repair facility, CC Automotive, at 110 S. River Road. The subject property is located within the C-3, General Commercial district and auto service repair is a conditional use with the C-3 zoning district. The subject property contains a multi-tenant building with a surface parking area as shown in the Plat of Survey (Attachment 4). The subject property is located along South River Road east of the Rand Road Community Mobile Home Park and north of Pesche’s Flowers. The subject property is currently accessed by two curb cuts off South River Road. The petitioner began operating CC Automotive out of this location in December 2020 without a business license. Code Enforcement contacted the petitioner on December 11, 2020 requesting that business operations on the subject property would cease immediately until a conditional use permit was received for the auto service repair use. Thus, the petitioner is requesting a conditional use permit to bring his auto service repair use into compliance with the Des Plaines Zoning Ordinance. The existing one-story, 26,320-square foot building is made up of five suites with a front customer entrance and service entrance with garage door at the rear of the unit. The petitioner wishes to operate CC Automotive out of Suite 6, which has its main entrance located on the south side of the building and consists of approximately 3,430-square feet. The existing suite is mostly open with one frame partition separating the main entrance and restroom from the open shop floor. Based on the Floor Plans (Attachment 6), the petitioner proposes to utilize the existing frame partition area as an office and waiting area with the restrooms totaling approximately 675-square feet. The remaining area, totaling approximately 2,121-square feet, will be utilized for three service bays and open shop area. The petitioner’s proposal does not include any changes to the building. However, the petitioner does plan to add landscaping in front of his suite in addition to the existing landscaping throughout the site as indicated in the Site Plan (Attachment 5). The dumpster for this suite will be stored inside the building at all times with the exception of trash pickup days in compliance with Section 12-10-11 of the Des Plaines Zoning Ordinance. Pursuant to Section 12-9-7 of the Des Plaines zoning Ordinance, auto service repair facilities are required to provide two parking spaces per service bay and one space for every 200 square feet of accessory retail. Thus, a total of 12 off- street parking spaces are required including one handicap accessible parking space (three service bays plus 1,094-square feet / 200-square feet of accessory office space = 12 spaces). The Site Plan (Attachment 6) proposes 15 total parking spaces on the property, including a handicap accessible space, which meets this requirement. Page 2 of 13 CC Automotive will be open on Monday through Friday from 8 am to 6:30 pm, Saturday from 9 am to 2 pm, and closed on Sundays. Their services will include general automotive repair and maintenance such as electrical diagnostic, tune- ups, oil changes, brakes, batteries, light exhaust work, and check engine repair. A maximum of two employees and the petitioner will be present on site at a given time. Please see the Project Narrative (Attachment 1) for more details. Compliance with the Comprehensive Plan The proposed project, including the proposed the site improvements, address various goals and objectives of the 2019 Comprehensive Plan including the following aspects: • Future Land Use Plan: o This property is designated as Commercial Industrial Urban Mix on the Future Land Use Plan. The Future Land Use Plan strives to create a well-balanced development area with a healthy mixture of commercial and industrial uses. While the current use is commercial and the existing building contains multiple tenant spaces, the petitioner will work to enhance the subject tenant space with general maintenance and additional landscaping along the front of the tenant space. All activities and items stored will be inside to reduce any negative impacts. o The subject property is located along the defined River Road commercial corridor with a mobile home community to the north and west, commercial development to the south, and park to the east. The subject property contains a multi-tenant building with a variety of different commercial uses and is located in between large, established commercial developments along River Road. The request would assist in the retention of a new commercial business at this location and provide additional automotive services for the residents of Des Plaines. • Landscaping and Screening: o The Comprehensive Plan seeks to encourage and actively pursue beautification opportunities and efforts, including the installation of landscaping, street furniture, lighting, and other amenities, to establish a more attractive shopping environment and achieve stronger corridor identity in Des Plaines. o The existing site contains landscaping around the multi-tenant building. However, the proposal seeks to add evergreen bushes along the front of the subject tenant space where the petitioner plans to locate the auto service repair use. While the front of this tenant space is not directly facing River Road, the addition of the evergreen bushes will improve the aesthetics of this site. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is a large emphasis on improving existing commercial developments and enhancing commercial corridors throughout Des Plaines. Conditional Use Findings: Conditional Use requests are subject to the standards set forth in Section 12-3- 4(E) of the 1998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following comments: A. The proposed Conditional Use is in fact a Conditional Use established within the specific Zoning district involved: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. B. The proposed Conditional Use is in accordance with the objectives of the City’s Comprehensive Plan: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. Page 3 of 13 C. The proposed Conditional Use is designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. D. The proposed Conditional Use is not hazardous or disturbing to existing neighboring uses: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. E. The proposed Conditional Use is to be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage structures, refuse disposal, water and sewer, and schools; or, agencies responsible for establishing the Conditional Use shall provide adequately any such services: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. F. The proposed Conditional Use does not create excessive additional requirements at public expense for public facilities and services and will not be detrimental to the economic well-being of the entire community: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. G. The proposed Conditional Use does not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke fumes, glare or odors: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. H. The proposed Conditional Use provides vehicular access to the property designed so that it does not create an interference with traffic on surrounding public thoroughfares: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. I. The proposed Conditional Use does not result in the destruction, loss, or damage of natural, scenic, or historic features of major importance: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. J. The proposed Conditional Use complies with all additional regulations in the Zoning Ordinance specific to the Conditional Use requested: Comment: Please see the petitioner’s responses to Standards for Conditional Uses. Recommendation: Staff does not recommend approval or disapproval of the Conditional Use Permit for auto service repair use at 110 S. River Road based on a review of the information presented by the applicant and the findings made above, as specified in Section 12-3-4(E) (Standards for Conditional Uses) of the City of Des Plaines Zoning Ordinance. If a motion to approve is made, staff recommends the following conditions: 1. The parking area shall be repaved with a dust-free hard surface and the parking spaces shall be painted on the property to match the approved Site Plan. 2. No damaged or inoperable vehicles are allowed outside at any time. 3. No vehicles shall be stored within the required drive aisles or customer parking spaces at any time. 4. Only three service bays shall be allowed for the life of this conditional use. 5. No auto body related activities are permitted at any time. Page 4 of 13 Planning and Zoning Board Procedure: Under Section 12-3-4(D) (Procedure for Review and Decision for Conditional Uses) of the Zoning Ordinance, the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or deny the above-mentioned conditional use for a new auto service repair use at 110 S. River Road. The City Council has final authority on the proposal. Attachments: Attachment 1: Project Narrative Attachment 2: Petitioner’s Reponses to Standards Attachment 3: Location Map Attachment 4: Plat of Survey Attachment 5: Site Plan Attachment 6: Floor Plan Attachment 7: Site and Context Photos Page 5 of 13 Project Narrative 3-9-2021 CC Automotive is seeking a conditional use permit to open an automotive service center. The service we look to offer are general automotive repair including electrical diagnostic, tune ups, oil changes, brakes, batteries, light exhaust work, check engine repair and general automotive maintenance. We at this time offer no towing services and will only have vehicles dropped of during regular business hours. Regular business Hours will be Monday – Friday 8:00 am to 6:30 pm. Saturday will be 9:00 am to 2:00 pm. We have no plans to change any parking, landscape, entrances or any part of the existing structure. As for signage the location has a street sign for all the businesses located on site. The dumpster enclosure will not be necessary as we plan storing the dumpster inside the shop area to prevent any dumping of illegal materials. CC automotive will have no vehicles be dropped off after business hours and definitely will not have any tow trucks coming and leaving during non business hours. Thank you Jason Churak 110 S. River Road Suite 6 Des Plaines , IL 60016 630-878-8123 Attachment 1 Page 6 of 13 Answers for standards for conditional uses: 3-9-2021 1.Yes the conditional use I seek is established within the zoning district . 2.The conditional use permit for this location is in line with the City of Des Plaines objectives and comprehensive plan, as it promotes business within the city limits. It also provided a necessary service for the community. 3.This proposed conditional use is being sought in an existing building that meets all standards for the area and is maintained extremely well and is in exemptible condition. The proposed business will adhere to all standards and looks to maintain a very clean and professional business. The goal of CC Automotive is to be good neighbors and run a first class operation that adheres to all local and state policies. 4.The conditional use will complement the other businesses already occupying the location. CC Automotive looks forward to being a good neighbor to all the other businesses at the location. 5.The conditional use of this location will have no adverse affects on any of the highways, streets, police, and fire protection. CC Automotive will have no effect on disposal, water and sewer seeing it only uses minimal water, runs a clean organization, and pays a third party for disposal of garbage. It will have a positive effect on the school system as it looks to sponsor local sports teams, advertise in local school programs, and looks to get in involved in the work program at Main West. 6.This conditional use will cause no excessive requirements at public expense for facilities and services. 110 S. River Road Suite 6 Des Plaines , IL 60016 630-878-8123 Attachment 2 Page 7 of 13 7. This conditional use does not involve any activities that will be detrimental anyone and property. There will not be any excessive production of traffic, noise, smoke, fumes, glare, or odors. 8. The conditional use will have no effect on the traffic in the general area. The driveways to 110 S River Rd. are large and flow well. The street is a 4-lane highway style street and does have enough room for turning. 9. The proposed conditional use for 110 s river road is being sought in an existing building so no destruction or loss will happen to any natural or scenic features. 10. The conditional use being sought by CC Automotive complies with all regulations from the City of Des Plaines and is inline with all guidelines listed by the city. Attachment 2 Page 8 of 13 0 300 600 ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Print Date: 3/16/2021 110 S. River Road Notes Legend Attachment 3 Page 9 of 13 Attachment 4 Page 10 of 13 Attachment 5 Page 11 of 13 Attachment 6 Page 12 of 13 110 S. River Rd – Public Notice 110 S. River Rd – Looking West at Front Entrance & Parking 110 S. River Rd – Looking South at Front of Site 110 S. River Rd – Looking Southwest at Rear Entrance & Parking A t t a c h m e n t 7 P a g e 1 3 o f 1 3 COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: March 15, 2021 To: Planning and Zoning Board From: Jonathan Stytz, Planner CC: Michael McMahon, Community and Economic Development Director Subject: Consideration of the following: (i) a Major Amendment to the existing Planned Unit Development (PUD) under Section 12-3-5 of the Des Plaines Zoning Ordinance, as amended; (ii) a Final Plat of Subdivision under Section 13-2-5 of the Subdivision Regulations; (iii) Major Variations under Sections 12-7-3(K) and 12-9-7 of the Des Plaines Zoning Ordinance; and (iv) the approval of any other such variations, waivers, and zoning relief as may be necessary to allow for the construction of a five-story, 64,760-square foot hotel in lieu of the Class A restaurant approved in Ordinance Z-21-19. Case #21-005-PUD-A Issue: The petitioner is requesting: (i) a Major Amendment to the existing Planned Unit Development (PUD) to allow for the construction of a five-story, 64,760-square foot hotel in lieu of the Class A restaurant approved in Ordinance Z-21-19; (ii) a Final Plat of Subdivision to resubdivide the existing property from two lots to four lots; (iii) Major Variations to allow a lot depth of 6-feet for Lots 3 and 4 where a minimum lot depth of 125-feet is required; (iv) Major Variations to allow a reduction in the number of required parking spaces from 541 to 338 spaces for Lot 1 and a reduction in the number of required parking spaces from 110 to 63 spaces on Lot 2; and (v) the approval of any other such variations, waivers, and zoning relief as may be necessary for the property at 1700 W. Higgins Road. Analysis: Address: 1700 W. Higgins Road Owner: Andrew Saunders, Mariner Higgins Centre, LLC, 117 Macquarie Street, Sydney, NSW 2000, Australia Petitioner: Mark Rogers, Mariner Higgins Centre, LLC, 117 Macquarie Street, Sydney, NSW 2000, Australia Case Number: 21-005-FPLAT-PUD-A Real Estate Index Numbers: 09-33-309-007-0000; 09-33-310-004-0000 MEMORANDUM Page 1 of 82 Existing Zoning C-3, General Commercial District Existing Land Uses Multi-tenant Office Building and Surface Parking Surrounding Zoning North: I-90 Tollway; R-1, Single Family Residential South: G, Government and Institutional (Rosemont) East: C-2, Limited Office Commercial District West: C-3, General Commercial District Surrounding Land Use North: I-90 Tollway; Single Family Residences South: Health & Fitness / Village Manor Apartments (Rosemont) East: Open Space / Park West: Vacant lot Street Classification Higgins Road is classified as a minor arterial street. Comprehensive Plan The Comprehensive Plan designates this property as Commercial. Final Planned Unit Development Project Description The applicant, Mark Rogers on behalf of Mariner Higgins Centre, LLC, is requesting a Major Amendment to the PUD to amend Ordinance Z-21-19 to allow for the construction of a five-story, 64,760-square foot hotel in lieu of the Class A restaurant that was a part of the Final PUD approved August 19, 2019. The existing property consists of two parcels containing a six-story office building with 135,000-square feet of leasable office space and a 392 parking spaces, including 358 surface spaces, 28 indoor spaces, and six handicap accessible parking spaces. With all lots combined, the property encompasses 5.744 acres in land area. This request comes after the approval of Ordinance Z-21-19, which granted a Final PUD with exceptions, major variations for lot depth and parking, and a Final Plat of Subdivision for (i) substantial renovations of the existing office building; (ii) construction of a new 6,000-square foot out lot building for use as a restaurant; (iii) construction of an 88-space parking lot on vacant property located across Willow Creek; and (iv) installing significant infrastructure upgrades to all parcels including the addition of both above-ground and below- ground stormwater detention facilities and new box culvert bridge over Willow Creek connecting the proposed parking lot to the subject property. Since December of 2018, the existing office building has undergone major renovations as identified in the Project Narrative (Attachment 1), including, but not limited to, the modernization of elevators, installation of business generator/incubator spaces, rehabilitating suites, remodeling the café, and replacement of the roof. However, the property owner is now desirous to construct a hotel instead of the 6,000-square foot restaurant previously approved with Ordinance Z-21-19. As a result in the change of project scope, the sale and use of the vacant property became unavailable to the petitioner requiring the Plat of Subdivision and Plat of PUD boundaries to be updated. The major amendment to the existing PUD has been revised to show the proposed hotel positioned in the southeast corner of the property where the Page 2 of 82 original restaurant out lot building was intended and a new 34,658-square foot parking deck (total gross square footage of 68,290 including the ground and top tiers) proposed on the northwest portion of the development. The new hotel development will result in a loss of 82 parking spaces for the site as a whole. However, the proposed parking garage will consist of 207 parking spaces bringing the total number of parking spaces on site to 401 and providing a net increase of nine parking spaces. The property owner proposes to conduct the following enhancements to the existing property: • Construction of an approximately 67,500-square foot hotel on the southeast corner of the lot; • Construction of a new 207-space off street parking garage on the northwest corner of the lot; and • Significant infrastructure upgrades to all properties including the addition of stormwater detention facilities to accommodate run-off. The petitioner successfully obtained Final PUD approvals in 2019 given the multiple uses, the unique lot configurations, the notion of existing office building and proposed restaurant building within the same development, the concept of the proposed parking lot to serve the existing office building and the proposed restaurant, and the proposed level of open space with the new parking lot to accommodate stormwater run-off. While the new request offers a hotel in place of the restaurant and a parking garage in place of a surface parking lot, the proposal still represents a unique mixed use development with multiple structures, unique lot configurations, additional parking availability for use of the entire development, and improvements for storm-water detention. To achieve the intent of PUDs for these types of developments, Section 12-3-5(C) of the Zoning Ordinance allows for permitted exceptions to the bulk regulations of the Zoning Ordinance. Due to the unique property characteristics identified above, the petitioner has requested the following exceptions to the bulk regulations of the Zoning Ordinance: • A building height exception of 59’-1/8” for the proposed hotel building where the maximum allowed is 45 feet. o In the C-3 district, the maximum building height is 45 feet. The property owner received a PUD exception for building height of the existing office building that was legally non-conforming. The new hotel building would not be as tall as the existing office building but would not meet the maximum height requirement. Thus, the petitioner looks to protect this building with the proposed PUD exception (Section 12-7-3.L). • An exception to the back of curb setback from the southern and eastern edges of the proposed off street parking lot to the south and east property lines, respectively for the new hotel (Section 12-9-6-C) – the required setback is 3.5 feet and the closest back of curb setback is 2.07-feet. o The property owner is proposing to provide ample room for parking, circulation, and fire truck movements on the new hotel site by reducing the proposed back of curb setback. Page 3 of 82 • An exception to the five-foot perimeter parking lot landscaping area requirement for the proposed hotel parking lot (Section 12-10-8-C). o The amount of space available for landscaping is limited behind the southern and eastern parking space rows. However, the petitioner proposes to add a row of landscaping in these areas as well as additional landscaping in the corner of these parking areas and throughout the hotel site. It is important to note that PUD exceptions were awarded to the subject property in 2019 given that the existing office building was built in 1986 prior to the establishment of modern zoning regulations making elements of the property non-conforming. Note, there is currently a deficit of parking for the existing office building as the office building was built under a different parking requirement. With the addition of the new parking garage to the west, the entire development will have a positive gain on the parking count which reduces the extent of the variance request. The attached traffic study discusses the parking and trip generation in more detail (Attachment 12). The parking variance request is explained in the Major Variations section of the staff report below. Final Plat of Subdivision Project Description The petitioner has submitted a revised Final Plat of Subdivision in order to re- subdivide the existing lots into four new lots to reflect the change in scope for the redevelopment of this property. The proposed new lot configuration is found below: Final Plat of Subdivision - Lot Matrix Proposed Lot Number Proposed/Existing Use Proposed Land Area Proposed Acreage Lot 1 Existing Office Building & Proposed Parking Garage 197,350 SF 4.531 Lot 2 Proposed Hotel 52,774 SF 1.212 Lot 3 Western Billboard 36 SF 0.001 Lot 4 Eastern Billboard 36 SF 0.001 A description of each proposed lot is as follows: • Lot 1 – The existing office building is currently situated across both of the existing parcels, but will be reconfigured on the revised Plat of Subdivision so that Lot 1 includes the entire office building and the proposed parking garage. The petitioner has indicated that a portion of the proposed parking garage will be located on property owned by the City of Des Plaines, which will be vacated/sold to the petitioner so it can be incorporated into Lot 1. • Lot 2 – The proposed hotel and the proposed surface parking area will be located on a separate lot at the southeast corner of the property. Lot 2 will lot for the existing office building will be reduced to accommodate the new proposed restaurant and to create two separate lots for the existing billboards. • Lot 3 – This lot encompasses the base of the westernmost billboard sign. • Lot 4 – This lot encompasses the base of the easternmost billboard sign. Page 4 of 82 Major Variations Project Description The petitioner has submitted variance requests for parking and lot depth due to the unique size and shape of the development. The existing office building property contains 392 parking spaces, which is a non-conforming parking count for today’s standards. However, this office building was constructed under a different parking regulation. Thus, as part of the development proposal, the petitioner is requesting a major variation to reduce the off street parking requirement for the existing office building on the new Lot 1 from the required 541 spaces to 338 off street parking spaces. Pursuant to Section 12-9-7, the proposed hotel requires a total of 110 parking spaces. Since the hotel site on the new Lot 2 will only contain 63 spaces, the petitioner is also requesting a major variation to reduce the parking from 110 spaces to 63 spaces. The proposed hotel building footprint will remove 82 spaces from the site. However, the petitioner is constructing a brand new 207-space parking garage on the northwest corner of the lot directly east of Willow Creek bringing the parking total for the entire development to 401 spaces, which is a net gain of nine off street parking spaces compared to the current parking total. It is important to note that some of the existing office parking spaces will be transitioned to the new hotel as necessary. However, the new parking garage will provided additional parking for the existing office use and effectively reduce the nonconforming status. Additionally, the petitioner is requesting major variances to reduce the lot depths from 125 feet to six feet for Lots 3 and 4, which entail the base of the billboards. These requests are a deviation from Subdivision Code Section 13- 2-5.R. However, staff does not have a concern with the lot depth variance requests as the lot configuration is for tax purposes. All variation requests are summarized in the table below: Regulation Required Proposed Parking – Office Building (Lot 1) 541 spaces 338 spaces Parking – Hotel (Lot 2) 110 spaces 63 spaces Lot Depth (Lot 3) 125-feet 6-feet Lot Depth (Lot 4) 125-feet 6-feet Compliance with the Comprehensive Plan As found in the City of Des Plaines’ 2019 Comprehensive Plan, there are several parts of the Comprehensive Plan that align with the proposed project. Those portions are as follows: • Under Future Land Use Map: o The property is marked for commercial land use. The proposed expanded parking garage will further enhance the existing office building property, reduce the existing parking non- conformity, and allow for mixed use development on the site. This will also allow the subject property to support multiple uses in close proximity to transit and the higher density commercial corridor in its immediate vicinity. • Under Economic Development: o The Comprehensive Plan recognizes the economic vitality of the surrounding area and its importance to the broader region. The proposed enhancements of this site would be in- keeping with prior development efforts from the office building. Page 5 of 82 Planned Unit Development (PUD) Findings As required, the proposed development is reviewed in terms of the findings contained in Section 3-5-5 of the Zoning Ordinance. In reviewing these standards, staff has the following comments: A. The extent to which the Proposed Plan is or is not consistent with the stated purpose of the PUD regulations in Section 12-3-5-1 and is a stated Conditional Use in the subject zoning district: Comment: A PUD is a listed conditional use in the C-3 zoning district. The proposed project meets the stated purpose of the PUD. Additionally, the proposed improvements of the subject parcels will enhance the neighboring area, but also be cognizant of nearby land uses. Please also see the responses from the applicant. B. The extent to which the proposed plan meets the prerequisites and standards of the planned unit development regulations: Comment: The proposed development will be in-keeping with the City’s prerequisites and standards regarding planned unit development regulations. Please also see the responses from the applicant. 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 project is in-line with the intent of a PUD as exceptions for building height, back of curb setback, and a five-foot landscape setback have been proposed for the new hotel and parking garage plans on the subject property. Aside from variation requests for parking and lot depth, all other aspects of the revised development proposal comply with the Zoning Ordinance. Please also see the responses from the applicant. 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: All provisions for public services, adequate traffic control and the protection of open space are being accommodated in the development. The petitioner is proposing to adjust the main entrance and drive- aisle areas to the site to accommodate the building expansion, improve circulation and access throughout the site, and allow for sufficient emergency vehicle turning radii throughout the site. Please also see the responses from the applicant. E. The extent to which the relationship and compatibility of the proposed development is beneficial or adverse to adjacent properties and neighborhood: Comment: The proposed expansion complements existing development to the east, west and south as all surrounding properties, except for the Rosemont Park District property directly east of the subject property are built up. Additionally, measurements will be made to reduce any impact on the nearby properties as all elements will have to comply with the Des Plaines Subdivision and Zoning Ordinances. 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 proposed project will contribute to an improved physical appearance within the City by adding a new use to the existing office building property with updated landscaping, utility connections, and vehicular access and circulation. This will contribute positively to the tax base and economic well-being of the community. Please also see the responses from the applicant. Page 6 of 82 G. The extent to which the proposed plan is in conformity with the recommendations of the 2019 Comprehensive Plan: Comment: The proposed development meets the goals, objectives and recommendations of the 2019 Comprehensive Plan. Please also see the responses from the applicant. Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of Des Plaines Zoning Ordinance, as amended. 1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty: Comment: Carrying out the strict letter of this code would create a practical difficult for the property owner as the existing office building was developed in 1986 prior to the establishment of modern zoning regulations for parking. Thus, the existing office building was developed under a parking regulation that does not meet modern standards. The proposal includes the construction of a 207-space parking garage which will reduce the non-conforming parking count, but will by no means meet the minimum parking standards requiring the petitioner to request a variation. The subject property also contains two active billboards, one on the east side and the other on the west side of the property, which are currently incorporated with the existing office lots. As part of the development, the site will be resubdivided to include an individual lot for each billboard for taxing purposes. The minimum lot depth requirement of 125-feet for the intended use is not practical for the subject property. Please see the Petitioner’s responses to Standards for Variations. 2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot: Comment: The existing access and location of the subject property creates a unique physical condition that limits the available development of this site and prevents full compliance with current zoning standards. The site is landlocked by the I-90 Tollway to the north, the Rosemont Park District to the east, Willow Creek to the west, and Higgins Road to the south, which serves as the site’s only access point. The petitioner originally had an opportunity to construct a bridge across Willow Creek to construct additional parking on property owned by the Village of Rosemont. However, this arrangement fell through limiting the development of the site to its current boundaries. Additionally, the petitioner is unable to meet the required lot depth requirements for the two new billboard lots given that the billboards are located in close proximity to the existing office building and that the reallocation of ownership involved with the expansion of each billboard lot to the minimum standards could cause more parking concerns. Please see the Petitioner’s responses to Standards for Variations. 3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title: Comment: The physical conditions described above are of no fault to the petitioner as the existing property consists of these characteristics prior to the development proposal for the new hotel. As previously mentioned, the office building was built before the establishment of modern zoning regulations creating several non-conformities. Staff is not aware of any action of the current or Page 7 of 82 previous owner which created the conditions described above. Please see the Petitioner’s responses to Standards for Variations. 4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision: Comment: Carrying out the strict letter of this code could deprive the existing property owner of substantial rights enjoyed by other owners of similarly zoned lots by limiting the redevelopment of the property with uses enjoyed by similar developments in the area. The PUD located west of the subject property and south of the I-90 Tollway includes a mixed use development with a hotel/Class A Restaurant, Fuel Center/Class B restaurant, and car wash contains multiple structures and parking areas similar to the design for the proposed development. Please see the Petitioner’s responses to Standards for Variations. 5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely the inability of the owner to make more money from the use of the subject lot: Comment: The granting of this variation for density would not provide any special privilege of the property owner or petitioner as similar developments in the C-3 zoning district have the opportunity for this request for development proposals permitted in the C-3 district. This variation would allow for the redevelopment of the existing site and the increase in mixed use developments in Des Plaines. Please see the Petitioner’s responses to Standards for Variations. 6. Title And Plan Purposes: The variation would not result in a use or development of the subject lot that would be not in harmony with the general and specific purposes for which this title and the provision from which a variation is sought were enacted or the general purpose and intent of the comprehensive plan: Comment: The proposed multi-family development would be harmonious with the surrounding multi- use developments to the east and west of the subject property. The mixed use development proposal supports the goals and objectives of the Comprehensive Plan, which strives to incorporate multiple uses on single lots. Please see the Petitioner’s responses to Standards for Variations. 7. No Other Remedy: There is no means other than the requested variation by which the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the subject lot. Comment: There are no other reasons that the aforementioned hardships can be avoided or remedied as the property is land-locked and cannot be expanded to meet minimum standards for larger commercial development intended for a C-3 zoned property. Please see the Petitioner’s responses to Standards for Variations. 8. Minimum Required: The requested variation is the minimum measure of relief necessary to alleviate the alleged hardship or difficulty presented by the strict application of this title. Comment: This would be the minimum amount of relief necessary to alleviate the aforementioned hardships and allow the petitioner to redevelop the subject property with a multi-use development. The proposed meets or exceeds all other requirements of the Des Plaines Zoning Ordinance. Please see the Petitioner’s responses to Standards for Variations. Page 8 of 82 Recommendations: Staff supports the following requests for the development at 1700 W. Higgins: (i) a Major Amendment to the existing Planned Unit Development (PUD) to allow for the construction of a five-story, 64,760-square foot hotel in lieu of the Class A restaurant approved in Ordinance Z-21-19; (ii) a Final Plat of Subdivision to resubdivide the existing property from two lots to four lots; (iii) Major Variations to allow a lot depth of 6-feet for Lots 3 and 4 where a minimum lot depth of 125-feet is required; (iv) Major Variations to allow a reduction in the number of required parking spaces from 541 to 338 spaces for Lot 1 and a reduction in the number of required parking spaces from 110 to 63 spaces on Lot 2 with the condition that drawings may have to be amended to comply with all applicable codes and regulations. Planning and Zoning Board Procedure: The Planning and Zoning Board may vote to recommend approval, approval with modifications, or disapproval over the requested Major Amendment for the Planned Unit Development, Final Plat of Subdivision, and Variation requests for 1700 W. Higgins Road. The City Council has final authority over the proposal. Attachments: Attachment 1: Project Narrative Attachment 2: Petitioner’s Responses to Standards Attachment 3: Location Map Attachment 4: Plat of Survey Attachment 5: Geometric Site Plan and Parking Plan Attachment 6: Amended Plat of PUD Attachment 7: Select Architectural Plans Attachment 8: Select Final Engineering Drawings Attachment 9: Final Plat of Subdivision Attachment 10: Landscape Plan Attachment 11: Electrical and Photometric Plan Attachment 12: Parking and Traffic Study without Appendices Attachment 13: Turning Radius Diagram Attachment 14: Site and Context Photos Page 9 of 82 March 16, 2021 VIA MAIL & EMAIL Mike McMahon Economic Development Coordinator City of Des Plaines 1420 Miner Street Des Plaines, Illinois 60016 RE: Development Application Narrative Mariner Higgins Centre, LLC 1700 W. Higgins Road Des Plaines, Illinois 60018 PINs: 09-33-310-004; 09-33-309-007-0000 Dear Mike: Mariner Higgins Centre, LLC (the “Applicant”) is the owner of the property located at 1700 W. Higgins Road, Des Plaines, Illinois 60018 (09-33-310-004-0000; 09-33-309-007-0000). The Applicant is requesting approval from the City of Des Plaines (the “City”) of a Final Planned Unit Development (PUD), a Final Plat of Subdivision and three major variances. Applicant is also requesting that CED staff review and approve the proposed hotel design & user. The requested Final PUD includes an existing 139,000 square foot commercial building which has recently been renovated, construction of an approximately 64,760 square foot hotel, construction of a new decked parking garage, digitization of a billboard and significant infrastructure and storm-water management upgrades. Since December of 2018, the Applicant has invested approximately $3,789,917 for major renovations at the existing office building. One of the largest projects required for the property was a complete elevator modernization which was finished in 2019. The other major project for the office was the installation of a business generator/incubator spaces, with Applicant spending over $500,000 to construct and furnish the areas. The goal is now having growing companies enter the O’Hare office sub-market and eventually grow into larger spaces within the building. Relatedly, the Applicant has also finished rehabilitating some of its previously vacant suites (450, 300, 680 & 690), replaced the roof, installed new furniture for the common areas, completed work in the corridor, finished remodeling the café, resurfaced the parking lot, installed sidewalks, parking lot LEDs, terrazzo floor, revolving doors and more Since completion, the Applicant has attracted a number of new tenants to both the generator space and formerly vacant suites. Fi-Tek, LLC is currently working out of generator space 7, with plans to potentially move operations to suite 550 later in 2021. Tech USA also started utilized the generator space while suite 450 was being finished. Chepov & Scott are currently in suite 430 and will also be expanding into suite 440. Physicians Immediate Care is in suite 600 (11,686 SF), and as of early February the Law Offices of Samuel Bae has been set up in generator space 6. The Applicant also has Efruitti under contract to lease suite 680 starting in June 2021. Pre-COVID, employment number for the existing office building were around 250, but currently the number is likely half based on alternating schedules and working from home. Attachment 1 Page 10 of 82 Additionally, the Applicant plans to construct a new 64,760 square foot Homes 2Suites Hotel by Hilton on the subject property, including 63 off street parking spaces, including six (6) ADA spots. Homes2 Suite is a modern mid-scale hotel featuring all suites, focusing on the extended stay traveler. Besides the first, each floor of the hotel will feature 15 queen studios, 6 queen studios (connecting), and one ADA accessible queen studio. The measurement for the highest point of the building is 68’ 2 ½’’. The building materials comply with Section 12-3-11 of the zoning ordinance, and a copy of the materials to be used is included on the Hotel elevation sheets A-4.1 & A-4.2 included in the enclosed packet. The Dumpster Details sheet (SP-2) was erroneously left out of the initial packet, but is now included with the Hotel design documents. Please see the breakdown below for the dimensions for all hotel areas devoted to offices: •First Floor Offices o Sales Office: Area: 133 Sq. Ft. – Dimensions: 11’ 10 13/16 “ x 9’ 4 ½ “ o Engineer Office: Area: 71.4 Sq. Ft. – Dimensions: 11’ 10 13/16 “ x 6’ o Manager Office: Area: 112.8 Sq. Ft. – Dimensions 11’ x 9’ 3 1/8 “ o B.O.H: Area: 858.5 Sq. Ft. o Food Prep: Area: 269.4 Sq. Ft. •Typical Floor o No office sheets for 1.2 through 1.5, but there is a housekeeping room that measures 434.29 Sq. Ft. Please also see the enclosed fire truck turning exhibits and updated drawings including placement of a new fire hydrant on the east side of the hotel (see sheet UT1). As to trash pickup and disposal, a collection pad is proposed near the ramp of the new parking garage with a trash enclosure is proposed on the east side of the hotel (please see sheet GM1). Construction is planned to begin around mid to late 2021, with completion by mid-2022. The Final PUD or other controlling document will includes an easement which allows for shared parking across both lots. The Hotel and Office parking will work synergistically with one another, with office parking demand declining in the afternoon while Hotel parking increases. The parking will be fully open with the exception that priority will be given to the parking spaces on Lot 2 to the Hotel after normal working hours. This will allow the Hotel to utilize the parking directly north for the peak check in hours. The site currently consists of two parcels which include an existing 139,000 square foot commercial building surrounding by a parking lot on each end. The total land square footage of these two parcels is approximately 230,126 square feet of land. The site currently has 392 parking spaces including 358 outdoor parking spaces, 28 indoor parking spaces, and six handicap parking spaces. According to a study done on April 3rd, 2019, peak parking demand was 136 vehicles (35 percent) occurring at 11:00 A.M. with a surplus of 256 parking spaces. It should be noted that, at the time the parking occupancy survey was conducted, the existing six-story office building had approximately 74,291 square feet of vacant space. In order to determine the parking demand of the fully occupied office building, the parking demand of the vacant space was estimated based on the results of the parking occupancy survey. As a result, the peak parking demand of the fully occupied office building will occur at 11:00 A.M. with a parking demand of 302 spaces. As a result of the hotel development, the existing office building will be losing 82 parking spots. However, Applicant will be constructing a new 34,658 square foot decked parking garage, with a total gross square footage of 68,290 (including the ground and top tiers).The proposed 207-space parking garage will be replacing the existing surface parking spaces. Overall, the site will provide a total parking supply of 401 spaces, which is a net increase of nine (9) parking spaces over the existing supply. Attachment 1 Page 11 of 82 THE LAW OFFICES OF LISTON & TSANTILIS Stormwater management is required for this project and will be designed to meet Metropolitan Water Reclamation District of Greater Chicago (MWRD) standards. The project is tributary to Willow. The site is currently developed as an office building and surrounding parking lot. The proposed plan consists of a new hotel East of the office building with an underground stormwater vault under the parking lot for detention and volume control. The stormwater vault is sized based on the hotel development area (area disturbed for new hotel). The vault is tributary to an existing sewer on-site that outfalls to Willow Creek. No additional stormwater management is required for areas not disturbed for construction of the hotel. In addition, a parking garage is proposed northwest of the existing office building with an underground stormwater vault under the parking garage for detention and volume control. The stormwater vault is sized based the parking garage development area (area disturbed for new parking garage). The vault is tributary to an existing sewer on-site that outfalls to Willow Creek. No additional stormwater management is required for areas not disturbed for construction of the garage. The Applicant is also requesting three major variances. The first variances request is for Lot 3 and 4 to reduce the 125’ lot depth requirement to 6’ pursuant to 13-2-5-R of the subdivision regulations. Second, Applicant requests a variance for Lot 1 to reduce the parking requirement from 541 spaces to 338 spaces pursuant to 12-9-7 of the zoning ordinance. The third and final variance request is to reduce the parking requirement from 110 spaces to 63 spaces on Lot 2, pursuant to 12-9-7 of the zoning ordinance. The total projected parking demand of the overall site was calculated adding the projected parking demand for the proposed hotel to the projected parking demand of the office building assuming full occupancy. It should be noted that in order to provide for a conservative analysis, the highest hourly parking demand for each land use was utilized (City of Des Plaines Code for the all-suites hotel and ITE rates for the office building). Table 7 below of the enclosed KLOA Traffic/Parking Study shows the total projected hourly parking demand for the site. A review of Table 7 indicates that the projected peak parking demand for the overall site will be 363 vehicles (91 percent occupancy) occurring at 10:00 A.M. with a surplus of 38 parking spaces. Therefore, the results of the parking evaluation show that the proposed parking supply of 401 parking spaces will be adequate in accommodating the projected peak parking demand of the two land uses. Attachment 1 Page 12 of 82 The Applicant is requesting the City’s approval of the attached Final Plat of Subdivision. The proposed subdivision seeks to re-subdivide the existing lots into five new lots to reflect the redevelopment of this property: Proposed Lot Number Proposed/Existing Use Proposed Land Area Lot 1 Office/Garage 179,154 SF Lot 2 Hotel 52,774 SF Lot 3 Billboard 36 SF Lot 4 Billboard 36 SF The office building is currently sited on across both existing parcels, but is being reconfigured on the Plat so that the Eastern boundary of existing Parcel #1 will be extended further to include the entirety of the office building. The decked parking garage will be constructed to the North-West of the office building on existing Parcel #1. A portion of the garage will be located within the Webster Avenue Tollway owned by the City of Des Plaines. Said portion is being vacated/sold to the Applicant to incorporate it into the new proposed Lot 1. Once the PUD has been submitted and recorded, the office and decked parking site will be on a single parcel. The area of land to become Proposed Lot 2 is located on current Parcel #2, and will be the site of a new 64,760 square foot hotel. The exterior color and building materials for the future hotel building will complement the existing office building and comply with the Building Design Standards in the Zoning Ordinance. The Applicant is under contract with a hotel developer, with plans to begin construction of the Hotel mid to late 2021. Lastly, Proposed Lots 3 and 4 encompass the base of the two billboards, with Lot 3 encompassing the westernmost billboard and Lot 4 encompassing the easternmost billboard. Ultimately, the Applicant requests that the City of Des Plaines approve of the proposed Final PUD, Final Plat of Subdivision, zoning variances and approval of the Hotel user. Should you need any additional documentation or have any questions or concerns, do not hesitate to contact me at (312) 604-3898. Best Regards, Mark Rogers Attachment 1 Page 13 of 82 STANDARDS FOR PLANNED UNIT DEVELOPMENTS The Planning and Zoning Board and City Council review the particular facts and circumstances of each proposed Planned Unit Development in terms of the following standards. Keep in mind that in responding to the items below, you are demonstrating that the proposed use is appropriate for the site and will not have a negative impact on surrounding properties and the community. Please answer each item completely and thoroughly. Project: 1700 W. Higgins Road 1.The extent to which the proposed plan is or is not consistent with the stated purpose of the planned unit development regulations set forth in subsection A of this section; Response: The proposed plan is consistent with the planned unit development regulations listed in subsection A. This plan would not be possible under the strict application of other sections as this development has many unique features, such as being located on and along Willow Creek, the fact that the development encompasses both existing buildings and proposed new ones, and the general size of the development. The current plan proposes a new decked parking garage to the North-West of the existing office building to support both the office and the newly proposed Hotel. Not only will the project add a new revenue generating hotel, but will also increase the net number parking spaces at the Subject Property by nine (9). 2.The extent to which the proposed plan meets the requirements and standards of the planned unit development regulations; Response: The proposed plan meets all the requirements and standards of the PUD regulations in section 12-3-5. The plan is allowable in both C-2 and C-3 zoning districts, and it meets the minimum size of two (2) acres for said districts. The Final PUD will be under single ownership. 3.The extent to which the proposed plan departs from the 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; COMMUNITY AND ECONOMIC DEVELOPMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5306 desplaines.org Attachment 2 Page 14 of 82 Response: The proposed plan departs from the regulations only slightly. The existing office building at the Subject Property was constructed in 1986, before the C-2 and C-3 zoning districts were in existence. Once introduced the zoning districts made some components of the existing property non-conforming. Identified exceptions include a building height exception of 72 feet, an exception to the back of curb setback from the northern edge of the existing off street parking lot to the north property line (the required setback is 3.5 feet and the closest back of curb setback is .8 feet.), an exception to the seven-foot perimeter parking lot landscaping area requirement, and an exception to the seven foot perimeter parking lot landscaping area requirement for the existing parking lot. The building height and seven foot perimeter parking lot landscaping area requirements were introduced after the office building was developed as mentioned above, and its departure from the regulations will have no effect on the public interest as Applicant is only looking to protect the building with a PUD exception. The proposed plan will not be detrimental to surrounding properties, and will only serve to increase public safety and accessibility by adding additional parking for the development. 4.The extent to which the physical design of the proposed plan does or does not make adequate provision for public services, provide adequate control over vehicular traffic, provide for and protect designated common open space, and further the amenities of light and air, recreation and visual enjoyment; Response: The physical design on the proposed plan makes adequate provisions for public services, control of vehicular traffic, common open space and furthers the amenities of light, air, recreation and visual enjoyment. A shared access and parking easement is noted on the plat or other controlling document allowing said tenants, guests and patrons to share parking on each of the new lots. An easement for the air/billboard overhand rights is also listed on the face of the plat, allowing the billboard faces to cross over their respective lots and project onto the proposed Lot 1. The plan also furthers the amenities of light, air and visual enjoyment through the installation of new signage, updated landscaping, and the substantial rehabilitation of the existing office building. 5.The extent to which the relationship and compatibility of the proposed plan is beneficial or adverse to adjacent properties and neighborhood; Response: The plan is compatible with the current conditions and the overall character of existing development in the immediate vicinity as the properties to the west across the Canadian National Railroad. Further, the property to the southwest in Rosemont is zoned for Attachment 2 Page 15 of 82 commercial uses and has similar characteristics as the proposed development: mixed use commercial and office space. The plan is also beneficial be beneficial to adjacent properties and neighborhood as proposed businesses and Hotel will cater to the O’Hare Airport travelers, local residents, nearby works and motorists traveling on Mannheim Road and the Tollway. The plan will also be beneficial by generally increasing the economic activity of the development through the addition of the 64,760 square foot Hotel. The substantial rehabilitation of the existing office and the planned landscaping will also further the visibility of the development, and eventually lead to a higher tax base resulting from the improved building, new decked parking garage, and hotel. 6.The extent to which the proposed plan is not desirable to the proposed plan to physical development, tax base and economic well-being of the entire community; and Response: Applicant does not believe the proposed plan will be undesirable to physical development, tax base, and economic wellbeing of the entire community. As mentioned above, the proposed plan will substantially increase the amount of taxes generated at the property, will beautify the area and its surrounds, bring in new business to the City, and otherwise increase the economic activity in the area from hotel patrons and employees. 7.The extent to which the proposed plan is not in conformity with the recommendations of the comprehensive plan Response: The proposed plan is in conformity with the recommendations of the comprehensive plan. The 2019 City of Des Plaines Comprehensive Plan designates the area as Commercial. “Commercial areas include retail, office, and service-oriented uses that primarily service day-to-day needs of local residents.” See page 12 of Des Plaines Comprehensive Plan. The proposed commercial development plans for a hotel to be located to the east of the existing office building commonly known as 1700 Higgins Centre. The proposed hotel will further Des Plaines Economic Development goal to “enhance existing commercial and industrial areas and expand employment opportunities.” See page 7 of Des Plaines Comprehensive Plan. The proposed development will take advantage of area to the North-West of the existing office building to construct a new deck parking garage to service not only the office, but the proposed Hotel to the East. This garage will open up more space to be developed on the existing site for the proposed hotel and enhancing the commercial area along Higgins Road. Attachment 2 Page 16 of 82 STANDARDS FOR VARIATIONS In order to understand your reasons for requesting a variation, please answer the following items completely and thoroughly (two to three sentences each). Variation applicants must demonstrate that special circumstances or unusual conditions prevent them from following the specific regulations of their zoning district. Applicants must prove that the zoning regulations, in combination with the uncommon conditions of the property, prevents them from making any reasonable use of the land. Keep in mind that no variation may be granted that would adversely affect surrounding properties or the general neighborhood. Requested Variations: •Variation request for Lot 1 to reduce the parking requirement from 541 spaces to 338 spaces pursuant to 12-9-7 of the zoning ordinance •Variation request for Lot 2 to reduce the parking requirement from 115 spaces to 63 spaces pursuant to 12-9-7 of the zoning ordinance. •Variation request for Lot 3 and Lot 4 to reduce the 125’ lot depth requirement to 6’ pursuant to 13-2-5-R of the subdivision regulations. ______________________________________________________________________________ 1.Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty. Response: Proposed Lot 1 will encompasses the 135,204 sq. ft. office building and the proposed decked parking garage. The office building currently has off street parking in the amount of 359 (including 28 interior parking spaces) whereas 12-9-7 of the zoning ordinance requires a total of 541 off street parking spaces. Due to the nature of the development, the presence of the floodplain/Willow Creek, and age of the office building, 541 off street parking spaces is not feasible in this location. Lot 2 will contain the proposed 64,760 square foot restaurant and 63 off-street parking spots. Similar to the issue above, zoning ordinance section 12-9-7 requires 1 spot per guest room and an additional spot for every 200 square feet of office space, resulting in 110 required spaces. In order to alleviate the parking deficit, The Applicant will construct a new 34,658 square foot decked parking garage, with a total gross square footage of 68,290 (including the ground and top tiers). The proposed 207-space parking garage will be replacing the existing surface parking spaces. Overall, the site will provide a total parking supply of 401 spaces, which is a net increase of nine (9) parking spaces over the existing supply. COMMUNITY AND ECONOMIC DEVELOPMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5306 desplaines.org Attachment 2 Page 17 of 82 According to the KLOA’s traffic and parking study (see figure 7), the projected peak parking demand for the overall site will be 363 vehicles (91 percent occupancy) occurring at 10:00 A.M. with a surplus of 38 parking spaces. Therefore, the results of the parking evaluation show that the proposed parking supply of 401 parking spaces will be adequate in accommodating the projected peak parking demand of the two land uses. The variance request for Lots 3 and 4 to reduce the required lot depth from 125’ to 6’ is necessary to protect the billboard monopoles that are already erected and in place. This PUD and Plat simply created a separate lot for each of the existing monopoles. Applicant is not proposing any additional work or changes to the billboards, but rather to protect the existing monopole with the proposed PUD variance. Without the variance, the Applicant will not be able to complete the development as planned; a lot depth of 125’ for a monopole is not feasible. 2.Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot. Response: The Subject Property is exceptional mainly due to the location of the lots on and around Willow Creek. The location of the lots in relation to the creek make construction around the area extremely difficult, requiring a storm-water management facility and permission from multiple agencies. Applicant has done the above due diligence, and will be constructing a new 207 space decked parking garage to remedy lost parking spots from the proposed Hotel. Additionally, the unique lot configuration (existing and proposed new buildings within the same development), in conjunction with the new parking garage servicing multiple parcels in the development, make the deficit on these lots more than a mere inconvenience or personal situation of the owner. As to the Lots 3 & 4, they are exceptional in the fact that they are not ‘normal’ lots intended for building construction. Lots 3 & 4 are 36 square feet each, and include only a billboard monopole. It would not be prudent or possible to remove the billboards and increase the lot depth by 119’ for a simple monopole. The billboards already exist, and this variance is simply to allow each to become its own Lot. 3.Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title. Attachment 2 Page 18 of 82 Response: The unique physical conditions of these lots is not the result of inaction of the current owner or predecessor in title as the uniqueness derives mostly from the topographical features of the site. Additionally, at the time the development was created, the C-2 & C-3 Limited Office Commercial District did not exist. Once the zoning district was introduced, it made some components of the property non-conforming. The billboards on proposed lot 3 and 4 existed prior to this proposed plan, and Applicant is only looking to put each billboard monopole on its own Lot. 4.Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision. Response: Carrying out the strict letter of the provision would deprive owner the opportunity to develop the project as proposed, as it is not physically possible to add additional off-street parking on the proposed Lot 1 & 2 beyond what is proposed due to the nature of the existing building and improvements. In order to remedy these deficiencies, Applicant is to construct a new parking garage on proposed Lot 1, which will support 207 off street parking spaces. Without these variations, the development could not move forward; the existing office building would stay as-is, and the hotel as proposed could not be constructed. As to the lot depth variances, carrying out the strict letter of the provision would force Applicant to remove the currently existing monopoles and increase lot depth by 119’, simply to reinstall a single monopole. Apart from being ineffective and expensive, it may be physically impossible due to the nature of the existing improvements. 5.Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely the inability of the owner to make more money from the use of the subject lot. Response: The deficit in parking is not merely the inability of the owner to enjoy special privileges, but rather the inability of the site to support the necessary parking. Applicant has shown that it is willing to cooperate with the Village to create additional off street parking to help remedy the deficit. Similarly, the variance to the lot depths is not merely the inability of the owner to enjoy special privileges, but a necessity due to the nature of the existing improvements. 6.Title and Plan Purposes: The variation would not result in a use or development of the subject lot that would be not in harmony with the general and specific purposes for which this title and the provision from which a variation is sought were enacted or the general purpose and intent of the comprehensive plan. Attachment 2 Page 19 of 82 Response: The variance will not alter the intent, use or development of the comprehensive plan, as the actual use of the development will not change. Rather, the Applicant is proposing a new parking garage to help remedy the parking deficit and to minimize the effect of the variance. The variance and new lot will be in harmony with the development, and will assist further development on other parcels due to the shared parking easement. The proposed development will take advantage of area to the North-West of the office building to develop a new parking garage to remedy the spots lost due to the Hotel. This shift will open up more space to be developed on the existing site for the proposed Hotel and enhancing the commercial area along Higgins Road. The proposed Hotel will further Des Plaines Economic Development goal to “enhance existing commercial and industrial areas and expand employment opportunities.” See page 7 of Des Plaines Comprehensive Plan. The lot depth variances will have no effect on the general purpose and intent on the comprehensive plan other than being an item for which the development depends on. 7.No Other Remedy: There is no means other than the requested variation by which the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the subject lot. Response: To Applicant’s knowledge, there is no other means other than the requested variation and proposed new parking garage to avoid the requirements of 12-9-7 of the zoning ordinance. The proposed parking garage will include 207 off street parking spots, which can be utilized by each of the development’s tenants, and will remedy or greatly decrease the effect of the parking deficit. As mentioned previously, there is also no other feasible remedy other than a variation to the lot depth. Due to the nature of the existing billboards and improvements, it is neither prudent nor possible to increase the lot depth by 119’ for billboard monopoles. 8.Minimum Required: The requested variation is the minimum measure of relief necessary to alleviate the alleged hardship or difficulty presented by the strict application of this title. Response: The requested variation is the minimum measure of relief necessary to alleviate the parking deficit that currently exists. Applicant has only requested the amount of parking spots that currently exist be granted a variance on Lot 1. As to Lot 2, there is not enough physical space to fit over 100 spots. To remedy the potential effects of the variance, Applicant will build a new parking garage with 207 off street parking spots for Attachment 2 Page 20 of 82 use by all patrons and employees of the development. Likewise, Applicant is only asking that the lot depth for the currently existing billboards be granted a variance to continue as currently configured. Attachment 2 Page 21 of 82 0 500 1000 ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Print Date: 3/17/2021 1700 W. Higgins Road Notes Legend Attachment 3 Page 22 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ S U R V E Y \ 8 7 7 9 . 0 2 S U R - 0 1 . d g n D e f a u l t U s e r = c d u a r t e At t a c h m e n t 4 Page 23 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ S U R V E Y \ 8 7 7 9 . 0 2 S U R - 0 1 . d g n S H E E T 2 U s e r = c d u a r t e At t a c h m e n t 4 Page 24 of 82 E L E C R M 1 S T O R A G E 2 A. 4 N 1 942 458.28 E 1 107 261.27 N 1 941 752.06 E 1 107 970.72 OF R E M A R K S D A T E N O . JOB NO. FILENAME: DATE: SHEET N O . D A T E R E M A R K S P h o n e : ( 8 4 7 ) 6 9 6 - 4 0 6 0 F a x : ( 8 4 7 ) 6 9 6 - 4 0 6 5 R o s e m o n t , I l l i n o i s 6 0 0 1 8 9 5 7 5 W . H i g g i n s R o a d , S u i t e 7 0 0 , D E S P L A I N E S , I L L I N O I S 8779.03 1 7 0 0 W . H I G G I N S R O A D 0 40 SCALE 1" = 40' 80 N LI MIT E D R AIL R O A D WIS C O N SI N C E N T R A L EXH 1 HEAVY DUTY HMA PAVEMENT I N T E R S T A T E 9 0 I N T E R S T A T E 9 0 W. HIGGINS ROAD (US ROUTE 72) 8779.03PARKING 01/18/21 1 3 3 8 CARPORT INTERIOR 28 CARPORT 8 5 57 15 4 PARKING TOTAL (ALL LOTS) P A R K I N G C O U N T E X H I B I T EXISTIN G BUILDIN G BASIN 1 STORMWAT ER LOT 2 LOT 1 LOT 3 514 2 10 19 13 TOTAL PARKING SPACES = 401 TOTAL ADA PARKING SPACES = 16 TOTAL AUTO PARKING SPACES = 385 H O T E L P R O P O S E D GARAGE 207 PARKING SUMMARY 63 SPACESLOT 2 TOTAL = 4 SPACES ADA PARKING = 59 SPACESAUTO PARKING = LOT 2 338 SPACESLOT 1 TOTAL= ADA PARKING (GARAGE) = 7 AUTO PARKING (GARAGE) = 200 5 ADA PARKING (EXTERIOR) = 28 PARKING (INTERIOR) = 16 AUTO PARKING (CARPORT) = 82 AUTO PARKING (EXTERIOR) = LOT 1 N:\Projects\8779\8779.03-Hotel\EXHIBITS\8779.03PARKING.dgn Default User=randerson Attachment 5 Page 25 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E X H I B I T S \ 8 7 7 9 . 0 3 P A R K I N G . d g n D e f a u l t U s e r = r a n d e r s o n At t a c h m e n t 5 Page 26 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ S U R V E Y \ 8 7 7 9 . 0 2 P U D - 0 2 . d g n D e f a u l t U s e r = b l o u n s b u r y At t a c h m e n t 6 Page 27 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ S U R V E Y \ 8 7 7 9 . 0 2 P U D - 0 2 . d g n S H E E T 2 U s e r = b l o u n s b u r y At t a c h m e n t 6 Page 28 of 82 FITNESSROOM024 GUESTLAUNDRY025 ELEVATORLOBBY011STAIR #1051 MENS021 CORRIDOR019 Q ONEBEDROOM120 KINGSTUDIO122 KINGSTUDIO126 KINGSTUDIO124 QSTUDIO119 QSTUDIO117 QSTUDIO 123 QSTUDIO121 Q ONEBEDROOM127 STAIR #2052 CORRIDO R 133 001B024 018 015A011 012B010 014 007A 007B 133A 020 023 002A 015B012A 021 017 016001A051A 002B 025 009 016A 026B 052A 022 133B MECH025A 016B 026AVESTIBULE001 WOMENS020 1 52 ENTRYALCOVE001A 013 QSTUDIO115 QSTUDIO113 029 027 028 PBX023 STORAGE023b LOBBY003 VESTIBULE002 MECHANICAL022 REGISTRATIONDESK005 BREAKFAST006 SERVERY008WORKSTATIONS009MANAGERSOFFICE010 FOODPREP007LAUNDRY013LAUNDRYDISCHARGE012HOME2MARKET005ADRYERS014INDOORPOOL015 POOLEQUIP016ELEVATOREQUIPMENT018UNISEX017POOLMECHANICAL016APOOLSTORAGE016BCLOSET009AEMPLOYEEBREAK013AOUTDOORSTORAGE029 ENGINEER027 SALESOFFICE028 STOREROOM029 023b 029 MECHANICALROOM026A ELECTRICALROOM026B 24'-6 13/16" 12'- 2 5 / 6 4 " 11'-3 1/8" MDP 1 8 ' - 0 " 9 ' - 0 " 2 2 ' - 0 " 1 8 ' - 0 " 9 ' - 0 " 1 8 ' - 0 " 9'- 0 " 9'-0"18'-0"18'-0"9'-0" 2 2 ' - 0 " 2 4 ' - 0 " 2 2 ' - 1 1 / 2 " 2 19 13 10 5 1 4 5 ADA PARKING REQUIRMENT TOTAL REQUIRED PROVIDED 68 4 4GROSS SQFT TOTALTOTAL GUESTROOMS LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 4LEVEL14,768SF 12,498 SF 64,760SF1124 107242424GUEST UNIT MATRIX - HOME 2 SUITES, CHICAGO 12,498 SF 12,498 SF 12,498 SF 09/04/20 M.N.SITE PLAN SP-1 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 21 October 2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date SC A L E : SI T E P L A N 1/ 3 0 " = 1 ' - 0 " 01 SP - 1 PA R K I N G S N O . = 6 8 3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM At t a c h m e n t 7 Page 29 of 82 EX T E R I O R R E F U S E R E C E P T A C L E S P L A N SC A L E : 1 / 4 " = 1 ' - 0 " 01 SP - 2 7'-0"8"8" PA I N T I N T E R I O R S I D E O F W A L L RE I N F O R C E D M A S O N R Y P I E R S 6" D I A M E T E R S T E E L P I P E BO L L A R D S F I L L E D W / C O N C R E T E EX T E R I O R F I N I S H S Y S T E M ( E . F . S . ) EX T E R I O R S I D E O F W A L L RE I N F O R C E D M A S O N R Y P I E R S ST E E L G A T E P O S T E A C H S I D E CO N C . S L A B W I T H R E I N F O R C I N G 6 " MI N I M U M T U R N S L A B E D G E D O W N -R E F E R T O S I T E P L A N SLOPE 1/4"PER FOOT AR E A O F T R A S H R E C E P T A C L E (O . F . O . I . ) 10'-0" X 12'-0"CLEAR AREA MIN. 6" D I A . S T E E L P I P E B O L L A R D S FI L L E D W / C O N C R E T E E A . S I D E AREA DRAIN03SP-202SP-2 10 8"12'-0"13'-4"8"14'-8"S SEALED CONC.FLOORGARAGEDOOROVERHEAD TRACK SURFACE MOUNTED (OR HUNG) LIGHT FIXTURE -- REFER TO CEILING PLAN FIXTURE LEGENDSLOPE 1/4"PER FOOTSLAB TO HAVE TYPICAL DEPRESSED GARAGE DOOR THRESHOLD TO MITIGATE WATER INFILTRATION11FROST PROOF HOSE BIB DOWNSPOUT DI A G O N A L B R A C I N G E A . S I D E WE S T E R N R E D C E D A R O R E Q U A L LO C K A B L E H A S P DR O P R O D , 1 " D I A M E T E R X 2 ' - 0 " L O N G WI T H 9 0 D E G R E E B E N D ST E E L G A T E P O S T E A C H S I D E EX T E R I O R R E F U S E R E C E P T A C L E S E L E V A T I O N SC A L E : 1 / 4 " = 1 ' - 0 " 02 SP - 2 ME T A L C O P I N G T O M A T C H A D J A C E N T WA L L C O L O R O V E R T R E A T E D W O O D 1 X BL O C K I N G A T T O P O F 8 " ' U ' B L O C K A S RE Q U I R E D AL L I N T E R I O R C M U S U R F A C E S P A I N T E D EX T E R I O R F I N I S H S Y S T E M ( E . F . S . ) 6" D I A M E T E R S T E E L P I P E , C O N C . F I L L E D BO L L A R D S - P A I N T E D CO N C R E T E S L A B W / R E I N F O R C I N G -- S L O P E 1 / 4 " P E R F O O T T O A R E A DR A I N - - R E F E R T O P L A N TU R N S L A B E D G E D O W N EX T E R I O R R E F U S E R E C E P T A C L E S S E C T I O N SC A L E : 1 / 4 " = 1 ' - 0 " 03 SP - 2 0' - 8 " 4 ' - 0 " 1' - 6 " PT W D P L A T E PA I N T I N T E R I O R S I D E OF W A L L EF S O V E R C M U W A L L , MA T C H E I F S B L D G . CO L O R CO N C R E T E F I L L E D 6 " DI A S T E E L B O L L A R D . RO U N D T O P ST O P E F S 6 " A B O V E GR A D E , V E R I F Y WI T H E I F S MA N U F A C T U R E R GR A D E , M A I N T A I N PO S I T I V E D R A I N A G E AW A Y F R O M ST R U C T U R E PA I N T E X P O S E D CO N C R E T E B E L O W TO M A T C H E I F S CO N C R E T E S L A B WI T H R E I N F O R C I N G S E E S E C T I O N RE F . S T R U C T U R A L F O R AD D I T I O N A L I N F O R M A T I O N WA L L S E C T I O N SC A L E : 1 / 2 " = 1 ' - 0 " 04 SP - 2 01/17/21 Y.D.TRASH ENCLOSURE AND OUTDOOR STORAGE SP-2 ScaleDateDrawn By Checked ByProject Number3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 4 January 2021THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date At t a c h m e n t 7 Page 30 of 82 IN T E R I O R E L E V A T I O N S - P O O L SC A L E : 1 / 4 " = 1 ' - 0 " 01 SP - 3 . 3 CT 04 CT 04 CT 04 CT 04 PT 10 PT 10 CT 04 PT 14 PT 10 PT 10 PT 10 PT 14 PT 10 PT 10 PT 10 PT 10 PT 12 PT 11 PT 12 PT 12 PT 11 PT 12 PT 11 PT 12 PT 11 PT 11 A B D C 01 5 B 01 5 A 01 7 01 6 01 1 01 6 A CT 10 CT 10 CT 10 6 " 1 ' - 0 " + / - C O 0 1 F T I N N O D I V I N G 4 0 F T I N N O D I V I N G 5 0 F T I N N O D I V I N G 3 0 G R O U N D F L O O R 0 ' - 0 " 3 ' - 0 " 5 ' - 0 " 3 ' - 0 " GROUND FLOOR 0'-0" SE C T I O N SC A L E : 1 / 4 " = 1 ' - 0 " 02 SP - 3 . 3 POOL 4F A4 . 6 2 PT 14 016B PT 12 PT 11 A B DE T A I L S E C T I O N SC A L E : 1 - 1 / 2 " = 1 ' - 0 " 03 SP - 3 . 3 CO P I N G PT 14 CT 04 SF 01 CT 08 SF 01 CT 08 1 3 TY P 3 TY P CT 09 CT 09 2 CT 10 4 5 5 5 5 PT 15 PT 10 2 ' - 3 " M I N . C L E A R 2'-3" MIN.CLEAR 2'-8" MAX. 1' - 0 " MI N . C L E A R VA R I E S , R E F E R T O P L A N 6 7 BR I C K C O P I N G , N O N - S L I P F I N I S H I N FU L L M O R T A R B E D CO N T . B A C K E R R O D A N D S E A L A N T OV E R P R E M O L D E D E X P A N S I O N J O I N T CO N C R E T E D E C K I N T E G R A T E D CO L O R A N D F I N I S H DE C O R A T I V E T I L E B O R D E R - F U L L PE R I M E T E R PO O L W A L L - D E T A I L B Y P O O L SU B C O N T R A C T O R FO R M I N G L A Y E R WH I T E P L A S T E R F I N I S H K E Y N O T E S:1 1 2BRICK COPING AT PERIMETER OF POOL POOL DEPTH MARKERS AS REQUIRED BY CODE. INSET FLUSH WITH CERAMIC TILE BAND. WALL LOCATION ALSO INDICATES CORRESPONDING POOL DECK TILE LOCATION. DECK AND WALL TILES TO BE ALIGNED. POOL CONTRACTOR TO VERIFY POOL DEPTHS PRIOR TO INSTALLATION.WALL SCONCE (UL WET LABEL)DRINKING FOUNTAIN LOCATION EXPOSED HVAC -STAINLESS SPIRAL DUCT RAILS MUST COMPLY WITH LOCAL CODES FOR SIZE, STRENGTH,OFFSET FROM STAIRS FIRE EXTINGUISHER CABINET3456 7 FINISH LEGEND:PT PAINT PL PLASTIC LAMINATE ST STONE SF SPECIAL FINISH CO CONCRETE CP CARPET CT TILE G GLASS QT QUARRY TILE VB VINYL BASE VCT VINYL FLOORING WC WALLCOVERINGNOTE:REFER TO SEPARATE FF&E SPECIFICATIONS MANUAL AND SEPARATE COLOR AND MATERIALS SPECIFICATIONS MANUAL FOR FURNITURE ITEMS NOT IDENTIFIED WITHIN THESE DRAWINGS POWER AND SIGNAL LEGEND:ELEV:THERMOSTAT VOICE OUTLET POWER OUTLET DATA OUTLET CCTV DEVICE WALL MOUNTED JUNCTION BOX ELECTRICAL SWITCH SMOKE DETECTOR SIDE WALL SPRINKLER HEAD FIRE SPEAKER HOSE BIBB G E N E R A L N O T E S :1. REFER TO FF&E PACKAGE FOR FURNITURE, BUILT-IN MILLWORK AND FINISH SPECIFICATIONS 2. SMOKE DETECTORS, SPRINKLERS, AND OTHER EMERGENCY DEVICES TO BE LOC ATED PER LOCAL CODE--INDICATED FOR INTENT ONLY.3. PROVIDE EMERGENCY LIGHTIN G PER LOCAL CODE.4. WALL DEVICES TO BE MOUNTED AT 18" A.F.F. TYPICAL U.N.O.5. REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITION GUESTROOM, GUESTROOM BATH, GUESTROOM KITCHEN AND INDOOR POOL REQUIREMENTS.09/29/20 Y.D.INTERIOR ELEVATIONS & DETAILS POOL SP- 3.3 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 22 October 2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM At t a c h m e n t 7 Page 31 of 82 7 3 ' - 7 " 1 1 ' - 7 " 36 ' - 5 3 / 6 4 " 3 ' - 4 3 / 4 " 5 ' - 6 " 7 " 8 0 ' - 5 " 2 4 ' - 2 " 3 ' - 9 3 / 6 4 " 2 5 ' - 5 " 2 ' - 1 " 7 ' - 6 " 1 1 ' - 7 " 7 ' - 5 3 1 / 3 2 " 6 ' - 8 " 12'-8" 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12'-8" 12 ' - 8 " 3' - 9 3 / 8 " 16 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 36 ' - 1 0 4 5 / 6 4 " 18 3 ' - 4 1 / 6 4 " 3 6 ' - 7 " 8 1 ' - 1 " 1 1 ' - 7 " 8 ' - 0 " 83 ' - 2 1 / 1 6 " 2 8 ' - 8 " 1 6 ' - 2 " 8 ' - 4 " 1 8 ' - 0 1 / 4 " 1 1 ' - 7 " 2 4 ' - 2 " 1 1 ' - 7 " 3 ' - 0 " 4 ' - 6 " 2 4 ' - 2 " 24 ' - 7 1 / 4 " 38'-8 3/64"8'-0" 35 ' - 9 " 29 ' - 3 1 3 / 1 6 " 26 ' - 3 9 / 1 6 " 11 ' - 5 " 15'-7"10'-4"30'-2"5'-4 1/4"28'-3 3/4"7'-6"11'-7"28'-1"5'-6"71'-4"28'-1"61'-8"33'-11"11'-7" 13 ' - 3 " 22 ' - 6 " 14 ' - 1 " 10 1 ' - 0 3 / 6 4 " 18 2 ' - 1 3 / 8 " 19 7 ' - 9 3 / 8 " B. A E. A 1 2 3 4 5 6 7 8 9 10 11 12 13 6. 1 F. 1 A. B A. A A. C 1. 8 F. ACD 14 15 16 A B C D E 4. 1 5. 1 F A F FI T N E S S RO O M 02 4 GU E S T LA U N D R Y 02 5 EL E V A T O R LO B B Y 01 1 ST A I R # 1 05 1 ME N S 02 1 CO R R I D O R 01 9 Q O N E BE D R O O M 12 0 KI N G ST U D I O 12 2 KING STUDIO 126KINGSTUDIO 124 Q ST U D I O 11 9 Q ST U D I O 11 7 Q ST U D I O 12 3 Q ST U D I O 12 1 Q ONE BEDROOM 127STAIR #2 052 CO R R I D O R 13 3 00 1 B 02 4 01 8 01 5 A 01 1 01 2 B 01 0 01 4 00 7 A 00 7 B 13 3 A 02 0 02 3 00 2 A 01 5 B 01 2 A 02 1 01 7 01 6 00 1 A 05 1 A 00 2 B 02 5 00 9 01 6 A 02 6 B 052A 02 2 133B ME C H 02 5 A 01 6 B 02 6 A VE S T I B U L E 00 1 WO M E N S 02 0 152 EN T R Y AL C O V E 00 1 A 01 3 Q ST U D I O 11 5 Q ST U D I O 11 3 01 9 02 7 02 8 PB X 02 3ST O R A G E 02 3 B LO B B Y 00 3 VE S T I B U L E 00 2 ME C H A N I C A L 02 2 RE G I S T R A T I O N DE S K 00 5 BR E A K F A S T 00 6 SE R V E R Y 00 8 WO R K ST A T I O N S 00 9 MA N A G E R S OF F I C E 01 0 FO O D PR E P 00 7 LA U N D R Y 01 3 LA U N D R Y DI S C H A R G E 01 2 HO M E 2 MA R K E T 00 5 A DR Y E R S 01 4 IN D O O R PO O L 01 5 PO O L EQ U I P 01 6 EL E V A T O R EQ U I P M E N T 01 8 UN I S E X 01 7 PO O L ME C H A N I C A L 01 6 A PO O L ST O R A G E 01 6 B CL O S E T 00 9 A EM P L O Y E E BR E A K 01 3 A OU T D O O R ST O R A G E 02 9 EN G I N E E R 02 7 SA L E S OF F I C E 02 8 ST O R E RO O M 01 9 02 3 B 02 9 02 6 A ME C H A N I C A L RO O M 02 6 A EL E C T R I C A L RO O M 02 6 B B B B B B B B B B B B DD G E F2 F1 40 01 A-6.18 01 A- 6 . 1 1 1 A- 7 . 1 1 01 A- 6 . 1 6 A 01 A-6.14A 01 SP - 3 . 1 KING STUDIO QU E E N S T U D I O AC C E S S I B L E QU E E N O N E B E D R O O M QU E E N O N E B E D R O O M HO T E L O C C U P A N C Y R- 1 AS S E M B L Y O C C U P A N C Y A- 2 HO T E L O C C U P A N C Y R- 1 AS S E M B L Y O C C U P A N C Y A- 2 5'-0"TYP. 5 3 310TYP 10 A A- 6 . 1 1 02 A- 5 . 1 04 A- 5 . 1 05 A- 5 . 1 01 A-7.15 01 A- 4 . 1 01 A- 4 . 2 02 A- 4 . 2 02 A-4.1 1 21 01 A- 7 . 1 5 12 12 12 PA R T I A L 05 A- 7 . 2 2 39 39 39 39 39 40 03 A- 5 . 1 39 3925 43 43 21 PA R T I A L 09 A- 7 . 2 2 2 12 40 01 A-5.21 12 14 13 49 01 A- 5 . 2 2 01 A- 6 . 1 2 QU E E N S T U D I O C O N N E C T I N G OP P . OP P . 01 A- 6 . 1 9 KI N G S T U D I O C O N N 5 ME C H A N I C A L RO O M 02 6 A EL E C T R I C A L RO O M 02 6 B 24 ' - 6 1 3 / 1 6 " 1 2 ' - 2 5 / 6 4 " 1 1 ' - 3 1 / 8 " MD P GU E S T A C C E S S I B I L I T Y & C O N N E C T I N G U N I T M A T R I X - H O M E 2 S U I T S , I L TO T A L N U M B E R O F G U E S T U N I T S : 1 0 7 U N I T S CO D E R E F E R E N C E UN I T S PR O V I D E D UN I T S PR O V I D E D MO B I L I T Y F E A T U R E S ( M . F . ) & C O M M U N I C A T I O N F E A T U R E S ( C . F . ) RO O M # : 2 0 1 , 3 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) W / R O L L - I N S H O W E R ( R - I - S ) RO O M # : 4 0 1 , 5 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) RO O M # : 1 2 0 , 2 2 0 , 3 2 0 , 4 2 0 , 5 2 0 TO T A L M O B I L I T Y F E A T U R E S CO M M U N I C A T I O N F E A T U R E S ( C . F ) RO O M # : 1 1 9 , 1 2 4 , 1 2 7 , 2 0 1 , 2 1 2 , 2 1 4 , 2 3 1 , 3 0 1 , 3 1 2 , 3 3 1 . 4 1 9 , 4 2 1 CO N N E C T I N G R O O M S 12 1 & 1 2 3 , 1 2 0 ( M . F ) & 1 2 2 , 2 0 1 ( M . F ) & 2 0 3 , 3 0 1 ( M . F . ) & 3 0 3 , 4 0 1 ( m . F ) & 4 0 3 , 50 1 ( M . F ) & 5 0 3 22 22 55 9 9 12 1 2 12 1 2 GU E S T U N I T M A T R I X - H O M E 2 S U I T E S , C H I C A G O FL O O R AR E A (S F ) 14 , 7 6 8 S F QU E E N ON E BE D R O O M - M. F TO T A L QU E E N O N E B E D R O O M LE V E L 1 12 , 4 9 8 S F LE V E L 2 LE V E L 3 LE V E L 4 SU B T O T A L TO T A L PE R C E N T A G E S 1 11 24 10 7 10 0 % 64 , 7 6 0 S F QU E E N ON E BE D R O O M QU E E N S T U D I O QU E E N ST U D I O QU E E N ST U D I O - M. F & C . F R. I . S 0 1 LE V E L 5 24 24 24 1 1 1 0 1 0 55 2 t. 2 2 4 . 2 ( A D A 2 0 1 0 ) HI L T O N H O M E 2 BR A N D S T A N D A R D S S.2510(10%) t. 2 2 4 . 2 ( A D A 2 0 1 0 ) QU E E N ST U D I O - M . F R. I . S QU E E N QU E E N ST U D I O 1 1000 1 1 1 1 4 8 8 8 80 9 32 2 QU E E N S T U D I O CO N N E C T I N G 2 1 1 1 1 12 , 4 9 8 S F 12 , 4 9 8 S F 12 , 4 9 8 S F 10 7 50 32 9% 47 % 3 0 % KI N G KI N G ST U D I O CO N N E C T I N G QU E E N QU E E N Q U E E N 1 0 0 0 0 1 9 9 9 39 1 1% KI N G ST U D I O 2 3 3 3 3 15 14 13 % 1 1 c o n . K E Y N O T E S:THIS ELEVATOR CAR SHALL PROVIDE EMERGENCY ACCESS TO ALL FLOORS AND BE LARGE ENOUGH TO ACCOMMODATE AN AMBULANCE STRETCHER OVERALL BUILDING DIMENSIONS BASED ON WOOD FRAME CONSTRUCTION. OVERALL DIMENSION WILL VARY BASED ON FINAL BUILDING CONSTRUCTION EGRESS STAIR IN CONCRETE MASONRY STAIR ENCLOSURE ALTERNATING TREAD STAIR FROM FOURTH FLOOR STAIR LANDING TO ROOF LINE OF ROOF/ CANOPY ABOVE VEHICULAR DROP OFF -- REFER TO SITE PLAN AND DETAILS MECHANICAL. ELECTRICAL AND PLUMBING CHASE CARRY CARPET PATTERN INTO DOOR TO TRANSITION STRIP AS INDICATED NOT USED PTAC UNIT STAND PIPE MUST NOT ENCROACH INTO AREA OF REFUGE HOSE BIB -FROST FREE WHERE REQUIRED HOTEL LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN GUEST LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN PROVIDE CONVENIENCE OUTLETS IN CORRIDORS FOR HOUSEKEEPING EQUIPMENT AT MINIMUM EVERY 50'DASHED LINE INDICATES PATH OF FULLY CONCEALED ROOF LEADER FROM CANOPY ROOF TO EXTERIOR WALL CAVITY.CANOPY ROOF OVERFLOW SCUPPER ACCESSIBLE ICE MACHINE WITH REQUIRED ACCESSIBLE APPROACH AREA: PROVIDE FLOOR DRAIN CENTERED UNDER ICE MACHINE AND PROVIDE POSITIVE SLOPE TOWARDS DRAIN WITHOUT AFFECTING ACCESSIBLE REQUIREMENTS, INSULATE DRAIN PIPES. REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL AND HADG FOR ADDITIONAL REQUIREMENTS FOR ICE MACHINE AREA ROOF OF POOL BELOW NOT USED DRYER VENT LOUVER -- REFER TO ELEVATIONS NOT USED NOT USED WIRE SHELVING SYSTEM -- REFER TO FF&E FIRE EXTINGUISHER (CABINET IN PUBLIC AREAS); INSTALLED SO THAT NO OPERABLE PART IS HIGHER THAN 48" A.F.F.MEMBRANE ROOF, SLOPE STRUCTURE TO DRAIN TOWARDS ROOF DRAINS/GUTTERS TAPERED INSULATION CRICKET ROOF LEADER AND OVERFLOW DRAIN ROOF HATCH, SIZE PER LOCAL BUILDING CODES, ACCESSED VIA AN ALTERNATING TREAD STAIR ROOF PARAPET GRAVEL STOP EDGE EXHAUST FAN MAKE UP AIR UNIT ON ROOF CURB ELEVATOR OVER RUN/ PENTHOUSE LAMINATED GLASS BEACON, REFER TO EXTERIOR ELEVATIONS LAUNDRY CHUTE VENT ALUMINUM GUTTER AND DOWNSPOUT MECHANICAL EQUIPMENT SCREEN TO BE TALL ENOUGH TO FULLY HIDE EQUIPMENT--PROVIDE CLEARANCE AND ACCESS AS REQUIRED BY EQUIPMENT MANUFACTURER AND/OR LOCAL CODE PROVISIONS KEYCARD READER ENTRANCE HARDWARE; MOUNTED SO THAT TOP OF READER IS A MAXIMUM OF 48" ABOVE GRADE OR FINISH FLOOR.PUSH BUTTON INTERCOM OR HOUSE PHONE (OPTIONAL VIDEO MONITORING). MOUNT SO TOP OF DEVICE IS MAXIMUM OF 48"ABOVE GRADE. PROVIDE CLEAR FLOOR SPACE AS REQUIRED BY ACCESSIBILITY AT DEVICE.SPLASHBLOCK NOT USED MECHANICAL LOUVER NOT USED EXPOSED CMU CORNER To HAVE 1" RADIUS BULLNOSE WALKWAY/ PROTECTION PAD IN CONTRASTING COLOR TO ROOF ALTERNATING TREAD STAIR TO UPPER ROOF NOT USED LAUNDRY CHUTE LOCATION CONTAINED WITHIN 2-HOUR RATED SHAFT WITH RATED DOOR G E N E R A L N O T E S T H I S S H E E T :1 REFER TO ENLARGED GUEST ROOM PLANS FOR DOOR TAGS &TYPES REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR PASSENGER ELEVATORS, ELEVATOR LOBBIES & CORRIDORS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR STORAGE AREAS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR MECHANICAL, ELECTRICAL, & EQUIPMENT ROOMS.FIRE EXTINGUISHERS, SMOKE DETECTORS & OTHER EMERGENCY DEVICES TO BE LOC ATED PER LOCAL CODE. FIRE EXTINGUISHER LOCATIONS W/IN THE PUBLIC SPACE SHALL BE CONTAINED W/IN FULLY RECESSED CABINETS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR ROOFING MATERIALS.ROOF SLOPES & NUMBER OF ROOF DRAINS PER LOCAL BUILDING CODES.REFER TO STANDARDS FOR FIXTURE & EQUIPMENT REQ'S.REFER TO HADG FOR FURTHER ADDITIONAL REQ'S FOR PUBLIC SPACES & EQUIPMENT.FIRE ALARM SYSTEM SHALL HAVE PERMANENTLY INSTALLED AUDIBLE & VISIBLE ALARMS COMPLYING W/ NFPA 72 (1999 OR 2022 ADDITION) & AS REQ'D BY LOCAL AUTHORITIES. ALARMS MUST BE LOCATED IN PUBLIC & COMMON USE AREAS & GUEST ROOMS DESIGNATED AS "GUEST ROOMS W/ COMMUNICATIONS FEATURES"AT A MINIMUM. WHERE EMPLOYEE AREAS HAVE AUDIBLE ALARMS,THE WIRING SHALL BE DESIGNED SO VISIBLE ALARMS CAN BE INTEGRATED INTO THE SYSTEM, UNLESS GREATER STANDARDS ARE REQ'D BY LOCAL AUTHORITIES.0SCALE: 1/8" = 1'-0"1'2'4'8'16'2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 S Y M B O L / F I X T U R E S K E Y:ACCESSIBLE ROOM COMMUNICATION FEATURES ROOM - REFER TO ENLARGED GUESTROOM PLANS FOR POWER AND SIGNAL MAGNETIC DOOR HOLD OPENER TIED TO BUILDING ALARM SYSTEM -- REFER TO DOOR SCHEDULE, ELEC. & ALARM DRAWINGS 1.2.3.4.5.6.7.8.9.10.21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 493 FURNISHINGS LEGEND:XXX PA-404 ROMAN SHADE PA-503 ART WORK PA-808 CONSOLE TABLE 404 WIRE SHELVING 432 ICE MAKER FINISH LEGEND:PT PAINT PL PLASTIC LAMINATE ST STONE SS SOLID SURFACE SF SPECIAL FINISH CO CONCRETE CP CARPET CT TILE G GLASS QT QUARRY TILE VB VINYL BASE VF VINYL FLOORING R I N D I 10/20/20 A.S.FIRST FLOOR PLAN A-1.1 SC A L E : FI R S T F L O O R P L A N 1/ 8 " = 1 ' - 0 " 01 A- 1 . 1 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 22 November2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM At t a c h m e n t 7 Page 32 of 82 CO V E R E D R O O F OP E N T R E L L I S 7 4 ' - 7 3 / 4 " 36 ' - 5 3 / 6 4 " 1 2 3 4 5 6 7 8 9 10 11 12 13 F. 1 A. B A. A A. C 1. 8 F. ACD 14 15 16 A B C D E 3 ' - 4 3 / 4 " 5 ' - 6 " 7 " F A F 8 0 ' - 5 " 2 4 ' - 2 " 3 ' - 9 3 / 6 4 " 2 5 ' - 5 " 2 ' - 1 " 7 ' - 6 " 1 1 ' - 7 " 7 ' - 5 3 1 / 3 2 " 6 ' - 8 " 12'-8" 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 3' - 9 3 / 8 " 16 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 36 ' - 1 1 2 1 / 3 2 " 18 3 ' - 4 2 3 / 3 2 " 3 6 ' - 7 " 8 2 ' - 1 3 / 4 " 1 0 ' - 6 1 / 4 " 8 ' - 0 " 83 ' - 2 1 / 1 6 " 2 9 ' - 8 3 / 4 " 1 6 ' - 2 " 8 ' - 4 " 1 8 ' - 0 1 / 4 " 1 1 ' - 7 " 2 4 ' - 2 " 1 0 ' - 6 1 / 4 " 7 ' - 6 " 2 4 ' - 2 " 24 ' - 6 " 38'-9"8'-0" 35 ' - 9 " 30 ' - 3 1 / 4 " 15'-7"11'-10"28'-8"5'-0"28'-8"8'-6 3/4"10'-6 1/4"28'-1"5'-6"72'-4 3/4"28'-1"61'-8"33'-11"11'-7" 13 ' - 3 " 22 ' - 6 " 51 ' - 1 0 1 3 / 6 4 " 10 1 ' - 0 " 19 7 ' - 9 3 / 8 " B. 1 B. A E. A STAIR #2 252 CO R R I D O R 23 3 EL E V A T O R LO B B Y 23 4 ST A I R # 1 25 1 HO U S E K E E P I N G 23 5 QQ ST U D I O 21 0 QQ ST U D I O 20 8 QQ ST U D I O 20 6 QQ ST U D I O 20 4 Q ONE BEDROOM 231 Q ST U D I O 22 9 Q ST U D I O 22 1 Q ST U D I O 21 9 Q ST U D I O 21 7 Q ST U D I O 21 5 Q ST U D I O 21 3 QQ ST U D I O 21 1 QQ ST U D I O 20 9 QQ ST U D I O 20 7 QQ ST U D I O 20 5 Q ST U D I O 20 3 Q ST U D I O 20 1 KI N G ST U D I O 22 8 KING ST U D I O 230KINGSTUDIO 232 Q O N E BE D R O O M 22 0 Q ST U D I O 21 6 Q ST U D I O 21 4 Q ST U D I O 21 2 23 4 23 5 2 5 1 252 01 A- 6 . 1 1 SI M . 01 A- 6 . 1 5 A SI M 01 A-6.14A 01 A- 6 . 1 3 18 19 20 02 A- 5 . 1 04 A- 5 . 1 05 A- 5 . 1 01 A-5.1 01 A- 4 . 1 01 A- 4 . 2 02 A- 4 . 2 02 A-4.1 10 TY P 49 2 3 02 A- 7 . 1 5 10 TY P 1 25 25 24 03 A- 5 . 1 02 A- 5 . 2 1 45 39 RE F E R T O S H E E T A - 2 . 1 FO R R O O F I N F O R M A T I O N AT C A N O P I E S 3 RE F E R T O S H E E T A - 2 . 1 F O R RO O F I N F O R M A T I O N A T PO O L AC C E S S I B L E ST U D I O EN L A R G E D F I N I S H PL A N QU E E N S T U D I O AC C E S S I B L E QU E E N O N E B E D R O O M QU E E N O N E B E D R O O M 5 5 5 A A A A A A A A A A A A A A A A A A A A A A A A A AC C GU E S T A C C E S S I B I L I T Y & C O N N E C T I N G U N I T M A T R I X - H O M E 2 S U I T S , I L TO T A L N U M B E R O F G U E S T U N I T S : 1 0 7 U N I T S CO D E R E F E R E N C E UN I T S PR O V I D E D UN I T S PR O V I D E D MO B I L I T Y F E A T U R E S ( M . F . ) & C O M M U N I C A T I O N F E A T U R E S ( C . F . ) RO O M # : 2 0 1 , 3 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) W / R O L L - I N S H O W E R ( R - I - S ) RO O M # : 4 0 1 , 5 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) RO O M # : 1 2 0 , 2 2 0 , 3 2 0 , 4 2 0 , 5 2 0 TO T A L M O B I L I T Y F E A T U R E S CO M M U N I C A T I O N F E A T U R E S ( C . F ) RO O M # : 1 1 9 , 1 2 4 , 1 2 7 , 2 0 1 , 2 1 2 , 2 1 4 , 2 3 1 , 3 0 1 , 3 1 2 , 3 3 1 . 4 1 9 , 4 2 1 CO N N E C T I N G R O O M S 12 1 & 1 2 3 , 1 2 0 ( M . F ) & 1 2 2 , 2 0 1 ( M . F ) & 2 0 3 , 3 0 1 ( M . F . ) & 3 0 3 , 4 0 1 ( m . F ) & 4 0 3 , 50 1 ( M . F ) & 5 0 3 22 22 55 9 9 12 1 2 12 1 2 GU E S T U N I T M A T R I X - H O M E 2 S U I T E S , C H I C A G O FL O O R AR E A (S F ) 14 , 7 6 8 S F QU E E N ON E BE D R O O M - M. F TO T A L QU E E N O N E B E D R O O M LE V E L 1 12 , 4 9 8 S F LE V E L 2 LE V E L 3 LE V E L 4 SU B T O T A L TO T A L PE R C E N T A G E S 1 11 24 10 7 10 0 % 64 , 7 6 0 S F QU E E N ON E BE D R O O M QU E E N S T U D I O QU E E N ST U D I O QU E E N ST U D I O - M. F & C . F R. I . S 0 1 LE V E L 5 24 24 24 1 1 1 0 1 0 55 2 t. 2 2 4 . 2 ( A D A 2 0 1 0 ) HI L T O N H O M E 2 BR A N D S T A N D A R D S S. 2 5 1 0 ( 1 0 % ) t. 2 2 4 . 2 ( A D A 2 0 1 0 ) QU E E N ST U D I O - M . F R. I . S QU E E N QU E E N ST U D I O 1 1000 1 1 1 1 4 8 8 8 80 9 32 2 QU E E N S T U D I O CO N N E C T I N G 2 1 1 1 1 12 , 4 9 8 S F 12 , 4 9 8 S F 12 , 4 9 8 S F 10 7 50 32 9% 47 % 3 0 % KI N G KI N G ST U D I O CO N N E C T I N G QU E E N QU E E N Q U E E N 1 0 0 0 0 1 9 9 9 39 1 1% KI N G ST U D I O 2 3 3 3 3 15 14 13 % 1 1 c o n . K E Y N O T E S:THIS ELEVATOR CAR SHALL PROVIDE EMERGENCY ACCESS TO ALL FLOORS AND BE LARGE ENOUGH TO ACCOMMODATE AN AMBULANCE STRETCHER OVERALL BUILDING DIMENSIONS BASED ON WOOD FRAME CONSTRUCTION. OVERALL DIMENSION WILL VARY BASED ON FINAL BUILDING CONSTRUCTION EGRESS STAIR IN CONCRETE MASONRY STAIR ENCLOSURE ALTERNATING TREAD STAIR FROM FOURTH FLOOR STAIR LANDING TO ROOF LINE OF ROOF/ CANOPY ABOVE VEHICULAR DROP OFF -- REFER TO SITE PLAN AND DETAILS MECHANICAL. ELECTRICAL AND PLUMBING CHASE CARRY CARPET PATTERN INTO DOOR TO TRANSITION STRIP AS INDICATED NOT USED PTAC UNIT STAND PIPE MUST NOT ENCROACH INTO AREA OF REFUGE HOSE BIB -FROST FREE WHERE REQUIRED HOTEL LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN GUEST LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN PROVIDE CONVENIENCE OUTLETS IN CORRIDORS FOR HOUSEKEEPING EQUIPMENT AT MINIMUM EVERY 50'DASHED LINE INDICATES PATH OF FULLY CONCEALED ROOF LEADER FROM CANOPY ROOF TO EXTERIOR WALL CAVITY.CANOPY ROOF OVERFLOW SCUPPER ACCESSIBLE ICE MACHINE WITH REQUIRED ACCESSIBLE APPROACH AREA: PROVIDE FLOOR DRAIN CENTERED UNDER ICE MACHINE AND PROVIDE POSITIVE SLOPE TOWARDS DRAIN WITHOUT AFFECTING ACCESSIBLE REQUIREMENTS, INSULATE DRAIN PIPES. REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL AND HADG FOR ADDITIONAL REQUIREMENTS FOR ICE MACHINE AREA ROOF OF POOL BELOW CANOPY/ TRELLIS BELOW DRYER VENT LOUVER -- REFER TO ELEVATIONS NOT USED NOT USED WIRE SHELVING SYSTEM -- REFER TO FF&E FIRE EXTINGUISHER (CABINET IN PUBLIC AREAS); INSTALLED SO THAT NO OPERABLE PART IS HIGHER THAN 48" A.F.F.MEMBRANE ROOF, SLOPE STRUCTURE TO DRAIN TOWARDS ROOF DRAINS/GUTTERS TAPERED INSULATION CRICKET ROOF LEADER AND OVERFLOW DRAIN ROOF HATCH, SIZE PER LOCAL BUILDING CODES, ACCESSED VIA AN ALTERNATING TREAD STAIR ROOF PARAPET GRAVEL STOP EDGE EXHAUST FAN MAKE UP AIR UNIT ON ROOF CURB ELEVATOR OVER RUN/ PENTHOUSE LAMINATED GLASS BEACON, REFER TO EXTERIOR ELEVATIONS LAUNDRY CHUTE VENT ALUMINUM GUTTER AND DOWNSPOUT MECHANICAL EQUIPMENT SCREEN TO BE TALL ENOUGH TO FULLY HIDE EQUIPMENT--PROVIDE CLEARANCE AND ACCESS AS REQUIRED BY EQUIPMENT MANUFACTURER AND/OR LOCAL CODE PROVISIONS KEYCARD READER ENTRANCE HARDWARE; MOUNTED SO THAT TOP OF READER IS A MAXIMUM OF 48" ABOVE GRADE OR FINISH FLOOR.PUSH BUTTON INTERCOM OR HOUSE PHONE (OPTIONAL VIDEO MONITORING). MOUNT SO TOP OF DEVICE IS MAXIMUM OF 48"ABOVE GRADE. PROVIDE CLEAR FLOOR SPACE AS REQUIRED BY ACCESSIBILITY AT DEVICE.SPLASHBLOCK NOT USED MECHANICAL LOUVER NOT USED EXPOSED CMU CORNER To HAVE 1" RADIUS BULLNOSE WALKWAY/ PROTECTION PAD IN CONTRASTING COLOR TO ROOF ALTERNATING TREAD STAIR TO UPPER ROOF NOT USED LAUNDRY CHUTE LOCATION CONTAINED WITHIN 2-HOUR RATED SHAFT WITH RATED DOOR G E N E R A L N O T E S T H I S S H E E T :1 REFER TO ENLARGED GUEST ROOM PLANS FOR DOOR TAGS &TYPES REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR PASSENGER ELEVATORS, ELEVATOR LOBBIES & CORRIDORS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR STORAGE AREAS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR MECHANICAL, ELECTRICAL, & EQUIPMENT ROOMS.FIRE EXTINGUISHERS, SMOKE DETECTORS & OTHER EMERGENCY DEVICES TO BE LOC ATED PER LOCAL CODE. FIRE EXTINGUISHER LOCATIONS W/IN THE PUBLIC SPACE SHALL BE CONTAINED W/IN FULLY RECESSED CABINETS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR ROOFING MATERIALS.ROOF SLOPES & NUMBER OF ROOF DRAINS PER LOCAL BUILDING CODES.REFER TO STANDARDS FOR FIXTURE & EQUIPMENT REQ'S.REFER TO HADG FOR FURTHER ADDITIONAL REQ'S FOR PUBLIC SPACES & EQUIPMENT.FIRE ALARM SYSTEM SHALL HAVE PERMANENTLY INSTALLED AUDIBLE & VISIBLE ALARMS COMPLYING W/ NFPA 72 (1999 OR 2022 ADDITION) & AS REQ'D BY LOCAL AUTHORITIES. ALARMS MUST BE LOCATED IN PUBLIC & COMMON USE AREAS & GUEST ROOMS DESIGNATED AS "GUEST ROOMS W/ COMMUNICATIONS FEATURES"AT A MINIMUM. WHERE EMPLOYEE AREAS HAVE AUDIBLE ALARMS,THE WIRING SHALL BE DESIGNED SO VISIBLE ALARMS CAN BE INTEGRATED INTO THE SYSTEM, UNLESS GREATER STANDARDS ARE REQ'D BY LOCAL AUTHORITIES.0SCALE: 1/8" = 1'-0"1'2'4'8'16'2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 S Y M B O L / F I X T U R E S K E Y:ACCESSIBLE ROOM COMMUNICATION FEATURES ROOM - REFER TO ENLARGED GUESTROOM PLANS FOR POWER AND SIGNAL MAGNETIC DOOR HOLD OPENER TIED TO BUILDING ALARM SYSTEM -- REFER TO DOOR SCHEDULE, ELEC. & ALARM DRAWINGS 1.2.3.4.5.6.7.8.9.10.21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 493 FURNISHINGS LEGEND:XXX PA-404 ROMAN SHADE PA-503 ART WORK PA-808 CONSOLE TABLE 404 WIRE SHELVING 432 ICE MAKER FINISH LEGEND:PT PAINT PL PLASTIC LAMINATE ST STONE SS SOLID SURFACE SF SPECIAL FINISH CO CONCRETE CP CARPET CT TILE G G L A S S QT QUARRY TILE VB VINYL BASE VF VINYL FLOORING -10/20/20 M.N.SECOND FLOOR PLAN A-1.2 SC A L E : SE C O N D F L O O R P L A N 1/ 8 " = 1 ' - 0 " 01 A- 1 . 2 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 23 November2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM At t a c h m e n t 7 Page 33 of 82 CO V E R E D R O O F OP E N T R E L L I S 7 4 ' - 7 3 / 4 " 36 ' - 5 3 / 6 4 " 1 2 3 4 5 6 7 8 9 10 11 12 13 F. 1 A. B A. A A. C 1. 8 F. ACD 14 15 16 A B C D E 3 ' - 4 3 / 4 " 5 ' - 6 " 7 " F A F 8 0 ' - 5 " 2 4 ' - 2 " 3 ' - 9 3 / 6 4 " 2 5 ' - 5 " 2 ' - 1 " 7 ' - 6 " 1 1 ' - 7 " 7 ' - 5 3 1 / 3 2 " 6 ' - 8 " 12'-8" 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 3' - 9 3 / 8 " 16 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 36 ' - 1 1 2 1 / 3 2 " 18 3 ' - 4 2 3 / 3 2 " 3 6 ' - 7 " 8 2 ' - 1 3 / 4 " 1 0 ' - 6 1 / 4 " 8 ' - 0 " 83 ' - 2 1 / 1 6 " 2 9 ' - 8 3 / 4 " 1 6 ' - 2 " 8 ' - 4 " 1 8 ' - 0 1 / 4 " 1 1 ' - 7 " 2 4 ' - 2 " 1 0 ' - 6 1 / 4 " 7 ' - 6 " 2 4 ' - 2 " 24 ' - 6 " 38'-9"8'-0" 35 ' - 9 " 30 ' - 3 1 / 4 " 15'-7"11'-10"28'-8"5'-0"28'-8"8'-6 3/4"10'-6 1/4"28'-1"5'-6"72'-4 3/4"28'-1"61'-8"33'-11"11'-7" 13 ' - 3 " 22 ' - 6 " 51 ' - 1 0 1 3 / 6 4 " 10 1 ' - 0 " 19 7 ' - 9 3 / 8 " B. 1 B. A E. A STAIR #2 352 CO R R I D O R 33 3 EL E V A T O R LO B B Y 33 4 ST A I R # 1 35 1 HO U S E K E E P I N G 33 5 QQ ST U D I O 31 0 QQ ST U D I O 30 8 QQ ST U D I O 30 6 QQ ST U D I O 30 4 Q ONE BEDROOM 331 Q ST U D I O 32 9 Q ST U D I O 32 1 Q ST U D I O 31 9 Q ST U D I O 31 7 Q ST U D I O 31 5 Q ST U D I O 31 3 QQ ST U D I O 31 1 QQ ST U D I O 30 9 QQ ST U D I O 30 7 QQ ST U D I O 30 5 Q ST U D I O 30 3 Q ST U D I O 30 1 KI N G ST U D I O 32 8 KING ST U D I O 330KINGSTUDIO 332 Q O N E BE D R O O M 32 0 Q ST U D I O 31 6 Q ST U D I O 31 4 Q ST U D I O 31 2 33 433 5 3 5 1 352 01 A- 6 . 1 1 SI M . 01 A- 6 . 1 5 A SI M 01 A-6.14A 01 A- 6 . 1 3 18 19 20 02 A- 5 . 1 04 A- 5 . 1 05 A- 5 . 1 01 A-5.1 01 A- 4 . 1 01 A- 4 . 2 02 A- 4 . 2 02 A-4.1 10 TY P 49 2 3 02 A- 7 . 1 5 10 TY P 1 25 25 24 03 A- 5 . 1 02 A- 5 . 2 1 45 39 RE F E R T O S H E E T A - 2 . 1 FO R R O O F I N F O R M A T I O N AT C A N O P I E S 3 RE F E R T O S H E E T A - 2 . 1 F O R RO O F I N F O R M A T I O N A T PO O L AC C E S S I B L E ST U D I O EN L A R G E D F I N I S H PL A N QU E E N S T U D I O AC C E S S I B L E QU E E N O N E B E D R O O M QU E E N O N E B E D R O O M 5 5 5 A A A A A A A A A A A A A A A A A A A A A A A A AC C GU E S T A C C E S S I B I L I T Y & C O N N E C T I N G U N I T M A T R I X - H O M E 2 S U I T S , I L TO T A L N U M B E R O F G U E S T U N I T S : 1 0 7 U N I T S CO D E R E F E R E N C E UN I T S PR O V I D E D UN I T S PR O V I D E D MO B I L I T Y F E A T U R E S ( M . F . ) & C O M M U N I C A T I O N F E A T U R E S ( C . F . ) RO O M # : 2 0 1 , 3 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) W / R O L L - I N S H O W E R ( R - I - S ) RO O M # : 4 0 1 , 5 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) RO O M # : 1 2 0 , 2 2 0 , 3 2 0 , 4 2 0 , 5 2 0 TO T A L M O B I L I T Y F E A T U R E S CO M M U N I C A T I O N F E A T U R E S ( C . F ) RO O M # : 1 1 9 , 1 2 4 , 1 2 7 , 2 0 1 , 2 1 2 , 2 1 4 , 2 3 1 , 3 0 1 , 3 1 2 , 3 3 1 . 4 1 9 , 4 2 1 CO N N E C T I N G R O O M S 12 1 & 1 2 3 , 1 2 0 ( M . F ) & 1 2 2 , 2 0 1 ( M . F ) & 2 0 3 , 3 0 1 ( M . F . ) & 3 0 3 , 4 0 1 ( m . F ) & 4 0 3 , 50 1 ( M . F ) & 5 0 3 22 22 55 9 9 12 1 2 12 1 2 GU E S T U N I T M A T R I X - H O M E 2 S U I T E S , C H I C A G O FL O O R AR E A (S F ) 14 , 7 6 8 S F QU E E N ON E BE D R O O M - M. F TO T A L QU E E N O N E B E D R O O M LE V E L 1 12 , 4 9 8 S F LE V E L 2 LE V E L 3 LE V E L 4 SU B T O T A L TO T A L PE R C E N T A G E S 1 11 24 10 7 10 0 % 64 , 7 6 0 S F QU E E N ON E BE D R O O M QU E E N S T U D I O QU E E N ST U D I O QU E E N ST U D I O - M. F & C . F R. I . S 0 1 LE V E L 5 24 24 24 1 1 1 0 1 0 55 2 t. 2 2 4 . 2 ( A D A 2 0 1 0 ) HI L T O N H O M E 2 BR A N D S T A N D A R D S S. 2 5 1 0 ( 1 0 % ) t. 2 2 4 . 2 ( A D A 2 0 1 0 ) QU E E N ST U D I O - M . F R. I . S QU E E N QU E E N ST U D I O 1 1000 1 1 1 1 4 8 8 8 80 9 32 2 QU E E N S T U D I O CO N N E C T I N G 2 1 1 1 1 12 , 4 9 8 S F 12 , 4 9 8 S F 12 , 4 9 8 S F 10 7 50 32 9% 47 % 3 0 % KI N G KI N G ST U D I O CO N N E C T I N G QU E E N QU E E N Q U E E N 1 0 0 0 0 1 9 9 9 39 1 1% KI N G ST U D I O 2 3 3 3 3 15 14 13 % 1 1 c o n . K E Y N O T E S:THIS ELEVATOR CAR SHALL PROVIDE EMERGENCY ACCESS TO ALL FLOORS AND BE LARGE ENOUGH TO ACCOMMODATE AN AMBULANCE STRETCHER OVERALL BUILDING DIMENSIONS BASED ON WOOD FRAME CONSTRUCTION. OVERALL DIMENSION WILL VARY BASED ON FINAL BUILDING CONSTRUCTION EGRESS STAIR IN CONCRETE MASONRY STAIR ENCLOSURE ALTERNATING TREAD STAIR FROM FOURTH FLOOR STAIR LANDING TO ROOF LINE OF ROOF/ CANOPY ABOVE VEHICULAR DROP OFF -- REFER TO SITE PLAN AND DETAILS MECHANICAL. ELECTRICAL AND PLUMBING CHASE CARRY CARPET PATTERN INTO DOOR TO TRANSITION STRIP AS INDICATED NOT USED PTAC UNIT STAND PIPE MUST NOT ENCROACH INTO AREA OF REFUGE HOSE BIB -FROST FREE WHERE REQUIRED HOTEL LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN GUEST LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN PROVIDE CONVENIENCE OUTLETS IN CORRIDORS FOR HOUSEKEEPING EQUIPMENT AT MINIMUM EVERY 50'DASHED LINE INDICATES PATH OF FULLY CONCEALED ROOF LEADER FROM CANOPY ROOF TO EXTERIOR WALL CAVITY.CANOPY ROOF OVERFLOW SCUPPER ACCESSIBLE ICE MACHINE WITH REQUIRED ACCESSIBLE APPROACH AREA: PROVIDE FLOOR DRAIN CENTERED UNDER ICE MACHINE AND PROVIDE POSITIVE SLOPE TOWARDS DRAIN WITHOUT AFFECTING ACCESSIBLE REQUIREMENTS, INSULATE DRAIN PIPES. REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL AND HADG FOR ADDITIONAL REQUIREMENTS FOR ICE MACHINE AREA ROOF OF POOL BELOW CANOPY/ TRELLIS BELOW DRYER VENT LOUVER -- REFER TO ELEVATIONS NOT USED NOT USED WIRE SHELVING SYSTEM -- REFER TO FF&E FIRE EXTINGUISHER (CABINET IN PUBLIC AREAS); INSTALLED SO THAT NO OPERABLE PART IS HIGHER THAN 48" A.F.F.MEMBRANE ROOF, SLOPE STRUCTURE TO DRAIN TOWARDS ROOF DRAINS/GUTTERS TAPERED INSULATION CRICKET ROOF LEADER AND OVERFLOW DRAIN ROOF HATCH, SIZE PER LOCAL BUILDING CODES, ACCESSED VIA AN ALTERNATING TREAD STAIR ROOF PARAPET GRAVEL STOP EDGE EXHAUST FAN MAKE UP AIR UNIT ON ROOF CURB ELEVATOR OVER RUN/ PENTHOUSE LAMINATED GLASS BEACON, REFER TO EXTERIOR ELEVATIONS LAUNDRY CHUTE VENT ALUMINUM GUTTER AND DOWNSPOUT MECHANICAL EQUIPMENT SCREEN TO BE TALL ENOUGH TO FULLY HIDE EQUIPMENT--PROVIDE CLEARANCE AND ACCESS AS REQUIRED BY EQUIPMENT MANUFACTURER AND/OR LOCAL CODE PROVISIONS KEYCARD READER ENTRANCE HARDWARE; MOUNTED SO THAT TOP OF READER IS A MAXIMUM OF 48" ABOVE GRADE OR FINISH FLOOR.PUSH BUTTON INTERCOM OR HOUSE PHONE (OPTIONAL VIDEO MONITORING). MOUNT SO TOP OF DEVICE IS MAXIMUM OF 48"ABOVE GRADE. PROVIDE CLEAR FLOOR SPACE AS REQUIRED BY ACCESSIBILITY AT DEVICE.SPLASHBLOCK NOT USED MECHANICAL LOUVER NOT USED EXPOSED CMU CORNER To HAVE 1" RADIUS BULLNOSE WALKWAY/ PROTECTION PAD IN CONTRASTING COLOR TO ROOF ALTERNATING TREAD STAIR TO UPPER ROOF NOT USED LAUNDRY CHUTE LOCATION CONTAINED WITHIN 2-HOUR RATED SHAFT WITH RATED DOOR G E N E R A L N O T E S T H I S S H E E T :1 REFER TO ENLARGED GUEST ROOM PLANS FOR DOOR TAGS &TYPES REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR PASSENGER ELEVATORS, ELEVATOR LOBBIES & CORRIDORS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR STORAGE AREAS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR MECHANICAL, ELECTRICAL, & EQUIPMENT ROOMS.FIRE EXTINGUISHERS, SMOKE DETECTORS & OTHER EMERGENCY DEVICES TO BE LOC ATED PER LOCAL CODE. FIRE EXTINGUISHER LOCATIONS W/IN THE PUBLIC SPACE SHALL BE CONTAINED W/IN FULLY RECESSED CABINETS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR ROOFING MATERIALS.ROOF SLOPES & NUMBER OF ROOF DRAINS PER LOCAL BUILDING CODES.REFER TO STANDARDS FOR FIXTURE & EQUIPMENT REQ'S.REFER TO HADG FOR FURTHER ADDITIONAL REQ'S FOR PUBLIC SPACES & EQUIPMENT.FIRE ALARM SYSTEM SHALL HAVE PERMANENTLY INSTALLED AUDIBLE & VISIBLE ALARMS COMPLYING W/ NFPA 72 (1999 OR 2022 ADDITION) & AS REQ'D BY LOCAL AUTHORITIES. ALARMS MUST BE LOCATED IN PUBLIC & COMMON USE AREAS & GUEST ROOMS DESIGNATED AS "GUEST ROOMS W/ COMMUNICATIONS FEATURES"AT A MINIMUM. WHERE EMPLOYEE AREAS HAVE AUDIBLE ALARMS,THE WIRING SHALL BE DESIGNED SO VISIBLE ALARMS CAN BE INTEGRATED INTO THE SYSTEM, UNLESS GREATER STANDARDS ARE REQ'D BY LOCAL AUTHORITIES.0SCALE: 1/8" = 1'-0"1'2'4'8'16'2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 S Y M B O L / F I X T U R E S K E Y:ACCESSIBLE ROOM COMMUNICATION FEATURES ROOM - REFER TO ENLARGED GUESTROOM PLANS FOR POWER AND SIGNAL MAGNETIC DOOR HOLD OPENER TIED TO BUILDING ALARM SYSTEM -- REFER TO DOOR SCHEDULE, ELEC. & ALARM DRAWINGS 1.2.3.4.5.6.7.8.9.10.21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 493 FURNISHINGS LEGEND:XXX PA-404 ROMAN SHADE PA-503 ART WORK PA-808 CONSOLE TABLE 404 WIRE SHELVING 432 ICE MAKER FINISH LEGEND:PT PAINT PL PLASTIC LAMINATE ST STONE SS SOLID SURFACE SF SPECIAL FINISH CO CONCRETE CP CARPET CT TILE G G L A S S QT QUARRY TILE VB VINYL BASE VF VINYL FLOORING -M.N.THIRD FLOOR PLAN A-1.3 SC A L E : TH I R D F L O O R P L A N 1/ 8 " = 1 ' - 0 " 01 A- 1 . 3 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 23 November2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM 10/20/20 At t a c h m e n t 7 Page 34 of 82 CO V E R E D R O O F OP E N T R E L L I S 7 4 ' - 7 3 / 4 " 36 ' - 5 3 / 6 4 " 1 2 3 4 5 6 7 8 9 10 11 12 13 F. 1 A. B A. A A. C 1. 8 F. ACD 14 15 16 A B C D E 3 ' - 4 3 / 4 " 5 ' - 6 " 7 " F A F 8 0 ' - 5 " 2 4 ' - 2 " 3 ' - 9 3 / 6 4 " 2 5 ' - 5 " 2 ' - 1 " 7 ' - 6 " 1 1 ' - 7 " 7 ' - 5 3 1 / 3 2 " 6 ' - 8 " 12'-8" 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 3' - 9 3 / 8 " 16 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 36 ' - 1 1 2 1 / 3 2 " 18 3 ' - 4 2 3 / 3 2 " 3 6 ' - 7 " 8 2 ' - 1 3 / 4 " 1 0 ' - 6 1 / 4 " 8 ' - 0 " 83 ' - 2 1 / 1 6 " 2 9 ' - 8 3 / 4 " 1 6 ' - 2 " 8 ' - 4 " 1 8 ' - 0 1 / 4 " 1 1 ' - 7 " 2 4 ' - 2 " 1 0 ' - 6 1 / 4 " 7 ' - 6 " 2 4 ' - 2 " 24 ' - 6 " 38'-9"8'-0" 35 ' - 9 " 30 ' - 3 1 / 4 " 15'-7"11'-10"28'-8"5'-0"28'-8"8'-6 3/4"10'-6 1/4"28'-1"5'-6"72'-4 3/4"28'-1"61'-8"33'-11"11'-7" 13 ' - 3 " 22 ' - 6 " 51 ' - 1 0 1 3 / 6 4 " 10 1 ' - 0 " 19 7 ' - 9 3 / 8 " B. 1 B. A E. A STAIR #2 452 CO R R I D O R 43 3 EL E V A T O R LO B B Y 43 4 ST A I R # 1 45 1 HO U S E K E E P I N G 43 5 QQ ST U D I O 41 0 QQ ST U D I O 40 8 QQ ST U D I O 40 6 QQ ST U D I O 40 4 Q ONE BEDROOM 431 Q ST U D I O 42 9 Q ST U D I O 42 1 Q ST U D I O 41 9 Q ST U D I O 41 7 Q ST U D I O 41 5 Q ST U D I O 41 3 QQ ST U D I O 41 1 QQ ST U D I O 40 9 QQ ST U D I O 40 7 QQ ST U D I O 40 5 Q ST U D I O 40 3 Q ST U D I O 40 1 Q ST U D I O 42 8 Q ST U D I O 430QSTUDIO 432 Q O N E BE D R O O M 42 0 Q ST U D I O 41 6 Q ST U D I O 41 4 Q ST U D I O 41 2 43 4 4 5 1 43 5 452 01 A- 6 . 1 1 SI M . 01 A- 6 . 1 5 A SI M 01 A-6.14A 01 A- 6 . 1 3 18 19 20 02 A- 5 . 1 04 A- 5 . 1 05 A- 5 . 1 01 A-5.1 01 A- 4 . 1 01 A- 4 . 2 02 A- 4 . 2 02 A-4.1 10 TY P 49 2 3 02 A- 7 . 1 5 10 TY P 1 25 25 24 03 A- 5 . 1 02 A- 5 . 2 1 45 39 RE F E R T O S H E E T A - 2 . 1 FO R R O O F I N F O R M A T I O N AT C A N O P I E S 3 RE F E R T O S H E E T A - 2 . 1 F O R RO O F I N F O R M A T I O N A T PO O L AC C E S S I B L E ST U D I O EN L A R G E D F I N I S H PL A N QU E E N S T U D I O AC C E S S I B L E QU E E N O N E B E D R O O M QU E E N O N E B E D R O O M 5 5 5 A A A A A A A A A A A A A A A A A A A A A A A A AC C GU E S T A C C E S S I B I L I T Y & C O N N E C T I N G U N I T M A T R I X - H O M E 2 S U I T S , I L TO T A L N U M B E R O F G U E S T U N I T S : 1 0 7 U N I T S CO D E R E F E R E N C E UN I T S PR O V I D E D UN I T S PR O V I D E D MO B I L I T Y F E A T U R E S ( M . F . ) & C O M M U N I C A T I O N F E A T U R E S ( C . F . ) RO O M # : 2 0 1 , 3 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) W / R O L L - I N S H O W E R ( R - I - S ) RO O M # : 4 0 1 , 5 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) RO O M # : 1 2 0 , 2 2 0 , 3 2 0 , 4 2 0 , 5 2 0 TO T A L M O B I L I T Y F E A T U R E S CO M M U N I C A T I O N F E A T U R E S ( C . F ) RO O M # : 1 1 9 , 1 2 4 , 1 2 7 , 2 0 1 , 2 1 2 , 2 1 4 , 2 3 1 , 3 0 1 , 3 1 2 , 3 3 1 . 4 1 9 , 4 2 1 CO N N E C T I N G R O O M S 12 1 & 1 2 3 , 1 2 0 ( M . F ) & 1 2 2 , 2 0 1 ( M . F ) & 2 0 3 , 3 0 1 ( M . F . ) & 3 0 3 , 4 0 1 ( m . F ) & 4 0 3 , 50 1 ( M . F ) & 5 0 3 22 22 55 9 9 12 1 2 12 1 2 GU E S T U N I T M A T R I X - H O M E 2 S U I T E S , C H I C A G O FL O O R AR E A (S F ) 14 , 7 6 8 S F QU E E N ON E BE D R O O M - M. F TO T A L QU E E N O N E B E D R O O M LE V E L 1 12 , 4 9 8 S F LE V E L 2 LE V E L 3 LE V E L 4 SU B T O T A L TO T A L PE R C E N T A G E S 1 11 24 10 7 10 0 % 64 , 7 6 0 S F QU E E N ON E BE D R O O M QU E E N S T U D I O QU E E N ST U D I O QU E E N ST U D I O - M. F & C . F R. I . S 0 1 LE V E L 5 24 24 24 1 1 1 0 1 0 55 2 t. 2 2 4 . 2 ( A D A 2 0 1 0 ) HI L T O N H O M E 2 BR A N D S T A N D A R D S S. 2 5 1 0 ( 1 0 % ) t. 2 2 4 . 2 ( A D A 2 0 1 0 ) QU E E N ST U D I O - M . F R. I . S QU E E N QU E E N ST U D I O 1 1000 1 1 1 1 4 8 8 8 80 9 32 2 QU E E N S T U D I O CO N N E C T I N G 2 1 1 1 1 12 , 4 9 8 S F 12 , 4 9 8 S F 12 , 4 9 8 S F 10 7 50 32 9% 47 % 3 0 % KI N G KI N G ST U D I O CO N N E C T I N G QU E E N QU E E N Q U E E N 1 0 0 0 0 1 9 9 9 39 1 1% KI N G ST U D I O 2 3 3 3 3 15 14 13 % 1 1 c o n . K E Y N O T E S:THIS ELEVATOR CAR SHALL PROVIDE EMERGENCY ACCESS TO ALL FLOORS AND BE LARGE ENOUGH TO ACCOMMODATE AN AMBULANCE STRETCHER OVERALL BUILDING DIMENSIONS BASED ON WOOD FRAME CONSTRUCTION. OVERALL DIMENSION WILL VARY BASED ON FINAL BUILDING CONSTRUCTION EGRESS STAIR IN CONCRETE MASONRY STAIR ENCLOSURE ALTERNATING TREAD STAIR FROM FOURTH FLOOR STAIR LANDING TO ROOF LINE OF ROOF/ CANOPY ABOVE VEHICULAR DROP OFF -- REFER TO SITE PLAN AND DETAILS MECHANICAL. ELECTRICAL AND PLUMBING CHASE CARRY CARPET PATTERN INTO DOOR TO TRANSITION STRIP AS INDICATED NOT USED PTAC UNIT STAND PIPE MUST NOT ENCROACH INTO AREA OF REFUGE HOSE BIB -FROST FREE WHERE REQUIRED HOTEL LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN GUEST LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN PROVIDE CONVENIENCE OUTLETS IN CORRIDORS FOR HOUSEKEEPING EQUIPMENT AT MINIMUM EVERY 50'DASHED LINE INDICATES PATH OF FULLY CONCEALED ROOF LEADER FROM CANOPY ROOF TO EXTERIOR WALL CAVITY.CANOPY ROOF OVERFLOW SCUPPER ACCESSIBLE ICE MACHINE WITH REQUIRED ACCESSIBLE APPROACH AREA: PROVIDE FLOOR DRAIN CENTERED UNDER ICE MACHINE AND PROVIDE POSITIVE SLOPE TOWARDS DRAIN WITHOUT AFFECTING ACCESSIBLE REQUIREMENTS, INSULATE DRAIN PIPES. REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL AND HADG FOR ADDITIONAL REQUIREMENTS FOR ICE MACHINE AREA ROOF OF POOL BELOW CANOPY/ TRELLIS BELOW DRYER VENT LOUVER -- REFER TO ELEVATIONS NOT USED NOT USED WIRE SHELVING SYSTEM -- REFER TO FF&E FIRE EXTINGUISHER (CABINET IN PUBLIC AREAS); INSTALLED SO THAT NO OPERABLE PART IS HIGHER THAN 48" A.F.F.MEMBRANE ROOF, SLOPE STRUCTURE TO DRAIN TOWARDS ROOF DRAINS/GUTTERS TAPERED INSULATION CRICKET ROOF LEADER AND OVERFLOW DRAIN ROOF HATCH, SIZE PER LOCAL BUILDING CODES, ACCESSED VIA AN ALTERNATING TREAD STAIR ROOF PARAPET GRAVEL STOP EDGE EXHAUST FAN MAKE UP AIR UNIT ON ROOF CURB ELEVATOR OVER RUN/ PENTHOUSE LAMINATED GLASS BEACON, REFER TO EXTERIOR ELEVATIONS LAUNDRY CHUTE VENT ALUMINUM GUTTER AND DOWNSPOUT MECHANICAL EQUIPMENT SCREEN TO BE TALL ENOUGH TO FULLY HIDE EQUIPMENT--PROVIDE CLEARANCE AND ACCESS AS REQUIRED BY EQUIPMENT MANUFACTURER AND/OR LOCAL CODE PROVISIONS KEYCARD READER ENTRANCE HARDWARE; MOUNTED SO THAT TOP OF READER IS A MAXIMUM OF 48" ABOVE GRADE OR FINISH FLOOR.PUSH BUTTON INTERCOM OR HOUSE PHONE (OPTIONAL VIDEO MONITORING). MOUNT SO TOP OF DEVICE IS MAXIMUM OF 48"ABOVE GRADE. PROVIDE CLEAR FLOOR SPACE AS REQUIRED BY ACCESSIBILITY AT DEVICE.SPLASHBLOCK NOT USED MECHANICAL LOUVER NOT USED EXPOSED CMU CORNER To HAVE 1" RADIUS BULLNOSE WALKWAY/ PROTECTION PAD IN CONTRASTING COLOR TO ROOF ALTERNATING TREAD STAIR TO UPPER ROOF NOT USED LAUNDRY CHUTE LOCATION CONTAINED WITHIN 2-HOUR RATED SHAFT WITH RATED DOOR G E N E R A L N O T E S T H I S S H E E T :1 REFER TO ENLARGED GUEST ROOM PLANS FOR DOOR TAGS &TYPES REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR PASSENGER ELEVATORS, ELEVATOR LOBBIES & CORRIDORS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR STORAGE AREAS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR MECHANICAL, ELECTRICAL, & EQUIPMENT ROOMS.FIRE EXTINGUISHERS, SMOKE DETECTORS & OTHER EMERGENCY DEVICES TO BE LOC ATED PER LOCAL CODE. FIRE EXTINGUISHER LOCATIONS W/IN THE PUBLIC SPACE SHALL BE CONTAINED W/IN FULLY RECESSED CABINETS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR ROOFING MATERIALS.ROOF SLOPES & NUMBER OF ROOF DRAINS PER LOCAL BUILDING CODES.REFER TO STANDARDS FOR FIXTURE & EQUIPMENT REQ'S.REFER TO HADG FOR FURTHER ADDITIONAL REQ'S FOR PUBLIC SPACES & EQUIPMENT.FIRE ALARM SYSTEM SHALL HAVE PERMANENTLY INSTALLED AUDIBLE & VISIBLE ALARMS COMPLYING W/ NFPA 72 (1999 OR 2022 ADDITION) & AS REQ'D BY LOCAL AUTHORITIES. ALARMS MUST BE LOCATED IN PUBLIC & COMMON USE AREAS & GUEST ROOMS DESIGNATED AS "GUEST ROOMS W/ COMMUNICATIONS FEATURES"AT A MINIMUM. WHERE EMPLOYEE AREAS HAVE AUDIBLE ALARMS,THE WIRING SHALL BE DESIGNED SO VISIBLE ALARMS CAN BE INTEGRATED INTO THE SYSTEM, UNLESS GREATER STANDARDS ARE REQ'D BY LOCAL AUTHORITIES.0SCALE: 1/8" = 1'-0"1'2'4'8'16'2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 S Y M B O L / F I X T U R E S K E Y:ACCESSIBLE ROOM COMMUNICATION FEATURES ROOM - REFER TO ENLARGED GUESTROOM PLANS FOR POWER AND SIGNAL MAGNETIC DOOR HOLD OPENER TIED TO BUILDING ALARM SYSTEM -- REFER TO DOOR SCHEDULE, ELEC. & ALARM DRAWINGS 1.2.3.4.5.6.7.8.9.10.21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 493 FURNISHINGS LEGEND:XXX PA-404 ROMAN SHADE PA-503 ART WORK PA-808 CONSOLE TABLE 404 WIRE SHELVING 432 ICE MAKER FINISH LEGEND:PT PAINT PL PLASTIC LAMINATE ST STONE SS SOLID SURFACE SF SPECIAL FINISH CO CONCRETE CP CARPET CT TILE G G L A S S QT QUARRY TILE VB VINYL BASE VF VINYL FLOORING -M.N.FOURTH FLOOR PLAN A-1.4 SC A L E : FO U R T H F L O O R P L A N 1/ 8 " = 1 ' - 0 " 01 A- 1 . 4 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 23 November2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM 10/20/20 At t a c h m e n t 7 Page 35 of 82 CO V E R E D R O O F OP E N T R E L L I S 7 4 ' - 7 3 / 4 " 36 ' - 5 3 / 6 4 " 1 2 3 4 5 6 7 8 9 10 11 12 13 F. 1 A. B A. A A. C 1. 8 F. ACD 14 15 16 A B C D E 3 ' - 4 3 / 4 " 5 ' - 6 " 7 " F A F 8 0 ' - 5 " 2 4 ' - 2 " 3 ' - 9 3 / 6 4 " 2 5 ' - 5 " 2 ' - 1 " 7 ' - 6 " 1 1 ' - 7 " 7 ' - 5 3 1 / 3 2 " 6 ' - 8 " 12'-8" 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 3' - 9 3 / 8 " 16 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 36 ' - 1 1 2 1 / 3 2 " 18 3 ' - 4 2 3 / 3 2 " 3 6 ' - 7 " 8 2 ' - 1 3 / 4 " 1 0 ' - 6 1 / 4 " 8 ' - 0 " 83 ' - 2 1 / 1 6 " 2 9 ' - 8 3 / 4 " 1 6 ' - 2 " 8 ' - 4 " 1 8 ' - 0 1 / 4 " 1 1 ' - 7 " 2 4 ' - 2 " 1 0 ' - 6 1 / 4 " 7 ' - 6 " 2 4 ' - 2 " 24 ' - 6 " 38'-9"8'-0" 35 ' - 9 " 30 ' - 3 1 / 4 " 15'-7"11'-10"28'-8"5'-0"28'-8"8'-6 3/4"10'-6 1/4"28'-1"5'-6"72'-4 3/4"28'-1"61'-8"33'-11"11'-7" 13 ' - 3 " 22 ' - 6 " 51 ' - 1 0 1 3 / 6 4 " 10 1 ' - 0 " 19 7 ' - 9 3 / 8 " B. 1 B. A E. A STAIR #2 552 CO R R I D O R 53 3 EL E V A T O R LO B B Y 53 4 ST A I R # 1 55 1 HO U S E K E E P I N G 53 5 QQ ST U D I O 51 0 QQ ST U D I O 50 8 QQ ST U D I O 50 6 QQ ST U D I O 50 4 Q ONE BEDROOM 531 Q ST U D I O 52 9 Q ST U D I O 52 1 Q ST U D I O 51 9 Q ST U D I O 51 7 Q ST U D I O 51 5 Q ST U D I O 51 3 QQ ST U D I O 51 1 QQ ST U D I O 50 9 QQ ST U D I O 50 7 QQ ST U D I O 50 5 Q ST U D I O 50 3 Q ST U D I O 50 1 Q ST U D I O 52 8 Q ST U D I O 530QSTUDIO 532 Q O N E BE D R O O M 52 0 Q ST U D I O 51 6 Q ST U D I O 51 4 Q ST U D I O 51 2 53 4 53 5 5 5 1 552 4 01 A- 6 . 1 1 SI M . 01 A- 6 . 1 5 A SI M 01 A-6.14A 01 A- 6 . 1 3 18 19 20 02 A- 5 . 1 04 A- 5 . 1 05 A- 5 . 1 01 A-5.1 01 A- 4 . 1 01 A- 4 . 2 02 A- 4 . 2 02 A-4.1 10 TY P 49 2 3 02 A- 7 . 1 5 10 TY P 1 25 25 24 03 A- 5 . 1 02 A- 5 . 2 1 45 39 RE F E R T O S H E E T A - 2 . 1 FO R R O O F I N F O R M A T I O N AT C A N O P I E S 3 RE F E R T O S H E E T A - 2 . 1 F O R RO O F I N F O R M A T I O N A T PO O L AC C E S S I B L E ST U D I O EN L A R G E D F I N I S H PL A N QU E E N S T U D I O AC C E S S I B L E QU E E N O N E B E D R O O M QU E E N O N E B E D R O O M 5 5 5 A A A A A A A A A A A A A A A A A A A A A A A A AC C GU E S T A C C E S S I B I L I T Y & C O N N E C T I N G U N I T M A T R I X - H O M E 2 S U I T S , I L TO T A L N U M B E R O F G U E S T U N I T S : 1 0 7 U N I T S CO D E R E F E R E N C E UN I T S PR O V I D E D UN I T S PR O V I D E D MO B I L I T Y F E A T U R E S ( M . F . ) & C O M M U N I C A T I O N F E A T U R E S ( C . F . ) RO O M # : 2 0 1 , 3 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) W / R O L L - I N S H O W E R ( R - I - S ) RO O M # : 4 0 1 , 5 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) RO O M # : 1 2 0 , 2 2 0 , 3 2 0 , 4 2 0 , 5 2 0 TO T A L M O B I L I T Y F E A T U R E S CO M M U N I C A T I O N F E A T U R E S ( C . F ) RO O M # : 1 1 9 , 1 2 4 , 1 2 7 , 2 0 1 , 2 1 2 , 2 1 4 , 2 3 1 , 3 0 1 , 3 1 2 , 3 3 1 . 4 1 9 , 4 2 1 CO N N E C T I N G R O O M S 12 1 & 1 2 3 , 1 2 0 ( M . F ) & 1 2 2 , 2 0 1 ( M . F ) & 2 0 3 , 3 0 1 ( M . F . ) & 3 0 3 , 4 0 1 ( m . F ) & 4 0 3 , 50 1 ( M . F ) & 5 0 3 22 22 55 9 9 12 1 2 12 1 2 GU E S T U N I T M A T R I X - H O M E 2 S U I T E S , C H I C A G O FL O O R AR E A (S F ) 14 , 7 6 8 S F QU E E N ON E BE D R O O M - M. F TO T A L QU E E N O N E B E D R O O M LE V E L 1 12 , 4 9 8 S F LE V E L 2 LE V E L 3 LE V E L 4 SU B T O T A L TO T A L PE R C E N T A G E S 1 11 24 10 7 10 0 % 64 , 7 6 0 S F QU E E N ON E BE D R O O M QU E E N S T U D I O QU E E N ST U D I O QU E E N ST U D I O - M. F & C . F R. I . S 0 1 LE V E L 5 24 24 24 1 1 1 0 1 0 55 2 t. 2 2 4 . 2 ( A D A 2 0 1 0 ) HI L T O N H O M E 2 BR A N D S T A N D A R D S S. 2 5 1 0 ( 1 0 % ) t. 2 2 4 . 2 ( A D A 2 0 1 0 ) QU E E N ST U D I O - M . F R. I . S QU E E N QU E E N ST U D I O 1 1000 1 1 1 1 4 8 8 8 80 9 32 2 QU E E N S T U D I O CO N N E C T I N G 2 1 1 1 1 12 , 4 9 8 S F 12 , 4 9 8 S F 12 , 4 9 8 S F 10 7 50 32 9% 47 % 3 0 % KI N G KI N G ST U D I O CO N N E C T I N G QU E E N QU E E N Q U E E N 1 0 0 0 0 1 9 9 9 39 1 1% KI N G ST U D I O 2 3 3 3 3 15 14 13 % 1 1 c o n . K E Y N O T E S:THIS ELEVATOR CAR SHALL PROVIDE EMERGENCY ACCESS TO ALL FLOORS AND BE LARGE ENOUGH TO ACCOMMODATE AN AMBULANCE STRETCHER OVERALL BUILDING DIMENSIONS BASED ON WOOD FRAME CONSTRUCTION. OVERALL DIMENSION WILL VARY BASED ON FINAL BUILDING CONSTRUCTION EGRESS STAIR IN CONCRETE MASONRY STAIR ENCLOSURE ALTERNATING TREAD STAIR FROM FOURTH FLOOR STAIR LANDING TO ROOF LINE OF ROOF/ CANOPY ABOVE VEHICULAR DROP OFF -- REFER TO SITE PLAN AND DETAILS MECHANICAL. ELECTRICAL AND PLUMBING CHASE CARRY CARPET PATTERN INTO DOOR TO TRANSITION STRIP AS INDICATED NOT USED PTAC UNIT STAND PIPE MUST NOT ENCROACH INTO AREA OF REFUGE HOSE BIB -FROST FREE WHERE REQUIRED HOTEL LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN GUEST LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN PROVIDE CONVENIENCE OUTLETS IN CORRIDORS FOR HOUSEKEEPING EQUIPMENT AT MINIMUM EVERY 50'DASHED LINE INDICATES PATH OF FULLY CONCEALED ROOF LEADER FROM CANOPY ROOF TO EXTERIOR WALL CAVITY.CANOPY ROOF OVERFLOW SCUPPER ACCESSIBLE ICE MACHINE WITH REQUIRED ACCESSIBLE APPROACH AREA: PROVIDE FLOOR DRAIN CENTERED UNDER ICE MACHINE AND PROVIDE POSITIVE SLOPE TOWARDS DRAIN WITHOUT AFFECTING ACCESSIBLE REQUIREMENTS, INSULATE DRAIN PIPES. REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL AND HADG FOR ADDITIONAL REQUIREMENTS FOR ICE MACHINE AREA ROOF OF POOL BELOW CANOPY/ TRELLIS BELOW DRYER VENT LOUVER -- REFER TO ELEVATIONS NOT USED NOT USED WIRE SHELVING SYSTEM -- REFER TO FF&E FIRE EXTINGUISHER (CABINET IN PUBLIC AREAS); INSTALLED SO THAT NO OPERABLE PART IS HIGHER THAN 48" A.F.F.MEMBRANE ROOF, SLOPE STRUCTURE TO DRAIN TOWARDS ROOF DRAINS/GUTTERS TAPERED INSULATION CRICKET ROOF LEADER AND OVERFLOW DRAIN ROOF HATCH, SIZE PER LOCAL BUILDING CODES, ACCESSED VIA AN ALTERNATING TREAD STAIR ROOF PARAPET GRAVEL STOP EDGE EXHAUST FAN MAKE UP AIR UNIT ON ROOF CURB ELEVATOR OVER RUN/ PENTHOUSE LAMINATED GLASS BEACON, REFER TO EXTERIOR ELEVATIONS LAUNDRY CHUTE VENT ALUMINUM GUTTER AND DOWNSPOUT MECHANICAL EQUIPMENT SCREEN TO BE TALL ENOUGH TO FULLY HIDE EQUIPMENT--PROVIDE CLEARANCE AND ACCESS AS REQUIRED BY EQUIPMENT MANUFACTURER AND/OR LOCAL CODE PROVISIONS KEYCARD READER ENTRANCE HARDWARE; MOUNTED SO THAT TOP OF READER IS A MAXIMUM OF 48" ABOVE GRADE OR FINISH FLOOR.PUSH BUTTON INTERCOM OR HOUSE PHONE (OPTIONAL VIDEO MONITORING). MOUNT SO TOP OF DEVICE IS MAXIMUM OF 48"ABOVE GRADE. PROVIDE CLEAR FLOOR SPACE AS REQUIRED BY ACCESSIBILITY AT DEVICE.SPLASHBLOCK NOT USED MECHANICAL LOUVER NOT USED EXPOSED CMU CORNER To HAVE 1" RADIUS BULLNOSE WALKWAY/ PROTECTION PAD IN CONTRASTING COLOR TO ROOF ALTERNATING TREAD STAIR TO UPPER ROOF NOT USED LAUNDRY CHUTE LOCATION CONTAINED WITHIN 2-HOUR RATED SHAFT WITH RATED DOOR G E N E R A L N O T E S T H I S S H E E T :1 REFER TO ENLARGED GUEST ROOM PLANS FOR DOOR TAGS &TYPES REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR PASSENGER ELEVATORS, ELEVATOR LOBBIES & CORRIDORS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR STORAGE AREAS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR MECHANICAL, ELECTRICAL, & EQUIPMENT ROOMS.FIRE EXTINGUISHERS, SMOKE DETECTORS & OTHER EMERGENCY DEVICES TO BE LOC ATED PER LOCAL CODE. FIRE EXTINGUISHER LOCATIONS W/IN THE PUBLIC SPACE SHALL BE CONTAINED W/IN FULLY RECESSED CABINETS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR ROOFING MATERIALS.ROOF SLOPES & NUMBER OF ROOF DRAINS PER LOCAL BUILDING CODES.REFER TO STANDARDS FOR FIXTURE & EQUIPMENT REQ'S.REFER TO HADG FOR FURTHER ADDITIONAL REQ'S FOR PUBLIC SPACES & EQUIPMENT.FIRE ALARM SYSTEM SHALL HAVE PERMANENTLY INSTALLED AUDIBLE & VISIBLE ALARMS COMPLYING W/ NFPA 72 (1999 OR 2022 ADDITION) & AS REQ'D BY LOCAL AUTHORITIES. ALARMS MUST BE LOCATED IN PUBLIC & COMMON USE AREAS & GUEST ROOMS DESIGNATED AS "GUEST ROOMS W/ COMMUNICATIONS FEATURES"AT A MINIMUM. WHERE EMPLOYEE AREAS HAVE AUDIBLE ALARMS,THE WIRING SHALL BE DESIGNED SO VISIBLE ALARMS CAN BE INTEGRATED INTO THE SYSTEM, UNLESS GREATER STANDARDS ARE REQ'D BY LOCAL AUTHORITIES.0SCALE: 1/8" = 1'-0"1'2'4'8'16'2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 S Y M B O L / F I X T U R E S K E Y:ACCESSIBLE ROOM COMMUNICATION FEATURES ROOM - REFER TO ENLARGED GUESTROOM PLANS FOR POWER AND SIGNAL MAGNETIC DOOR HOLD OPENER TIED TO BUILDING ALARM SYSTEM -- REFER TO DOOR SCHEDULE, ELEC. & ALARM DRAWINGS 1.2.3.4.5.6.7.8.9.10.21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 493 FURNISHINGS LEGEND:XXX PA-404 ROMAN SHADE PA-503 ART WORK PA-808 CONSOLE TABLE 404 WIRE SHELVING 432 ICE MAKER FINISH LEGEND:PT PAINT PL PLASTIC LAMINATE ST STONE SS SOLID SURFACE SF SPECIAL FINISH CO CONCRETE CP CARPET CT TILE G G L A S S QT QUARRY TILE VB VINYL BASE VF VINYL FLOORING -M.N.FIFTH FLOOR PLAN A-1.5 SC A L E : FI F T H F L O O R P L A N 1/ 8 " = 1 ' - 0 " 01 A- 1 . 5 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 23 November2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM 10/20/20 At t a c h m e n t 7 Page 36 of 82 S L O P E S L O P E S L O P E S L O P E S L O P E SLOPE SL O P E SL O P E SL O P E SL O P E S L O P E O. D . SL O P E SL O P E SL O P E SL O P E SL O P E SL O P E SL O P E SLOPE R. D . O. D . R. D . O. D . R. D . O. D . R. D . O.D.R.D. S L O P E S L O P E SL O P E SL O P E R. D . SL O P E SL O P E S L O P E S L O P E SL O P E 26 26 32 TYP 33 28 TY P 33 31 29 30 37 27 TY P 03 A- 5 . 1 02 A- 5 . 1 05 A- 5 . 1 01 A-5.1 01 A- 4 . 1 01 A- 4 . 2 02 A- 4 . 2 02 A-4.1 36 26 34 38 38 32 30 30 30 30 30 30 30 37 41 37 28 TY P 30 30 46 TY P 47 26 30 30 16 17 01 A- 5 . 2 1 02 A- 5 . 2 1 31 35 NO T E : ( I F A P P L I C A B L E ) P R O V I D E CO N D U I T T O R O O F F O R H . I . B . S . SA T E L L I T E D I S H O N S E P A R A T E CI R C U I T . P R O V I D E P O W E R O N R O O F FO R H E A T E R W H E N R E Q U I R E D . CO V E R E D R O O F OP E N T R E L L I S 1 0 ' - 6 1 / 4 " 36 ' - 5 3 / 6 4 " 3 ' - 4 3 / 4 " 5 ' - 6 " 7 " 8 0 ' - 5 " 2 4 ' - 2 " 3 ' - 9 3 / 6 4 " 2 5 ' - 5 " 2 ' - 1 " 7 ' - 6 " 1 1 ' - 7 " 7 ' - 5 3 1 / 3 2 " 6 ' - 8 " 12'-8" 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12'-8" 16 ' - 0 6 1 / 6 4 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 12 ' - 8 " 36 ' - 1 0 4 5 / 6 4 " 18 4 ' - 4 4 9 / 6 4 " 7 4 ' - 7 3 / 4 " 8 2 ' - 1 3 / 4 " 1 0 ' - 6 1 / 4 " 8 ' - 0 " 83 ' - 2 1 / 1 6 " 1 6 ' - 2 " 1 8 ' - 0 1 / 4 " 1 1 ' - 7 " 2 4 ' - 2 " 1 0 ' - 6 1 / 4 " 2 4 ' - 2 " 24 ' - 7 1 / 4 " 39'-8 3/4"8'-0" 35 ' - 9 " 30 ' - 3 3 / 1 6 " 15'-7"9'-3 1/4"27'-8 11/16"17'-9"20'-5 13/16"6'-5 1/4"10'-6 1/4"28'-1"5'-6"73'-5 1/2"28'-1"61'-8"33'-11"11'-7" 13 ' - 3 " 22 ' - 6 " 14 ' - 9 " 10 1 ' - 4 3 / 4 " 18 4 ' - 1 1 / 2 " 19 7 ' - 9 3 / 8 " 7 ' - 6 " B. A E. A 1 2 3 4 5 6 7 8 9 10 11 12 13 6. 1 F. 1 A. B A. A A. C 1. 8 F. ACD 14 15 16 A B C D E 4. 1 5. 1 F A FK E Y N O T E S:THIS ELEVATOR CAR SHALL PROVIDE EMERGENCY ACCESS TO ALL FLOORS AND BE LARGE ENOUGH TO ACCOMMODATE AN AMBULANCE STRETCHER OVERALL BUILDING DIMENSIONS BASED ON WOOD FRAME CONSTRUCTION. OVERALL DIMENSION WILL VARY BASED ON FINAL BUILDING CONSTRUCTION EGRESS STAIR IN CONCRETE MASONRY STAIR ENCLOSURE ALTERNATING TREAD STAIR FROM FOURTH FLOOR STAIR LANDING TO ROOF LINE OF ROOF/ CANOPY ABOVE VEHICULAR DROP OFF -- REFER TO SITE PLAN AND DETAILS MECHANICAL. ELECTRICAL AND PLUMBING CHASE CARRY CARPET PATTERN INTO DOOR TO TRANSITION STRIP AS INDICATED FLOOR DRAIN PTAC UNIT STAND PIPE MUST NOT ENCROACH INTO AREA OF REFUGE HOSE BIB -FROST FREE WHERE REQUIRED HOTEL LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN GUEST LAUNDRY EQUIPMENT -- REFER TO ENLARGED PLAN PROVIDE CONVENIENCE OUTLETS IN CORRIDORS FOR HOUSEKEEPING EQUIPMENT AT MINIMUM EVERY 50'DASHED LINE INDICATES PATH OF FULLY CONCEALED ROOF LEADER FROM CANOPY ROOF TO EXTERIOR WALL CAVITY.CANOPY ROOF OVERFLOW SCUPPER ACCESSIBLE ICE MACHINE WITH REQUIRED ACCESSIBLE APPROACH AREA: PROVIDE FLOOR DRAIN CENTERED UNDER ICE MACHINE AND PROVIDE POSITIVE SLOPE TOWARDS DRAIN WITHOUT AFFECTING ACCESSIBLE REQUIREMENTS, INSULATE DRAIN PIPES. REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL AND HADG FOR ADDITIONAL REQUIREMENTS FOR ICE MACHINE AREA ROOF OF POOL BELOW CANOPY/ TRELLIS BELOW DRYER VENT LOUVER -- REFER TO ELEVATIONS 36" x 36" MOP SINK LOCATION MAINTENANCE DESK WIRE SHELVING SYSTEM -- REFER TO FF&E FIRE EXTINGUISHER (CABINET IN PUBLIC AREAS); INSTALLED SO THAT NO OPERABLE PART IS HIGHER THAN 48" A.F.F.MEMBRANE ROOF, SLOPE STRUCTURE TO DRAIN TOWARDS ROOF DRAINS/GUTTERS TAPERED INSULATION CRICKET ROOF LEADER AND OVERFLOW DRAIN ROOF HATCH, SIZE PER LOCAL BUILDING CODES, ACCESSED VIA AN ALTERNATING TREAD STAIR ROOF PARAPET GRAVEL STOP EDGE EXHAUST FAN MAKE UP AIR UNIT ON ROOF CURB ELEVATOR OVER RUN/ PENTHOUSE LAMINATED GLASS BEACON, REFER TO EXTERIOR ELEVATIONS LAUNDRY CHUTE VENT ALUMINUM GUTTER AND DOWNSPOUT MECHANICAL EQUIPMENT SCREEN TO BE TALL ENOUGH TO FULLY HIDE EQUIPMENT--PROVIDE CLEARANCE AND ACCESS AS REQUIRED BY EQUIPMENT MANUFACTURER AND/OR LOCAL CODE PROVISIONS KEYCARD READER ENTRANCE HARDWARE; MOUNTED SO THAT TOP OF READER IS A MAXIMUM OF 48" ABOVE GRADE OR FINISH FLOOR.PUSH BUTTON INTERCOM OR HOUSE PHONE (OPTIONAL VIDEO MONITORING). MOUNT SO TOP OF DEVICE IS MAXIMUM OF 48"ABOVE GRADE. PROVIDE CLEAR FLOOR SPACE AS REQUIRED BY ACCESSIBILITY AT DEVICE.SPLASHBLOCK FRP WAINSCOT 4'-0" HIGH ON ALL SIDES INDICATED. PROVIDE APPROPRIATE VINYL EDGE TREATMENT MECHANICAL LOUVER FLUORESCENT FLOODLIGHT EXPOSED CMU CORNER To HAVE 1" RADIUS BULLNOSE WALKWAY/ PROTECTION PAD IN CONTRASTING COLOR TO ROOF ALTERNATING TREAD STAIR TO UPPER ROOF NOT USED LAUNDRY CHUTE LOCATION CONTAINED WITHIN 2-HOUR RATED SHAFT WITH RATED DOOR G E N E R A L N O T E S T H I S S H E E T :1 REFER TO ENLARGED GUEST ROOM PLANS FOR DOOR TAGS &TYPES REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR PASSENGER ELEVATORS, ELEVATOR LOBBIES & CORRIDORS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR STORAGE AREAS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR MECHANICAL, ELECTRICAL, & EQUIPMENT ROOMS.FIRE EXTINGUISHERS, SMOKE DETECTORS & OTHER EMERGENCY DEVICES TO BE LOC ATED PER LOCAL CODE. FIRE EXTINGUISHER LOCATIONS W/IN THE PUBLIC SPACE SHALL BE CONTAINED W/IN FULLY RECESSED CABINETS.REFER TO HOME 2 SUITES BY HILTON STANDARDS MANUAL FOR ADDITIONAL REQ'S FOR ROOFING MATERIALS.ROOF SLOPES & NUMBER OF ROOF DRAINS PER LOCAL BUILDING CODES.REFER TO STANDARDS FOR FIXTURE & EQUIPMENT REQ'S.REFER TO HADG FOR FURTHER ADDITIONAL REQ'S FOR PUBLIC SPACES & EQUIPMENT.FIRE ALARM SYSTEM SHALL HAVE PERMANENTLY INSTALLED AUDIBLE & VISIBLE ALARMS COMPLYING W/ NFPA 72 (1999 OR 2022 ADDITION) & AS REQ'D BY LOCAL AUTHORITIES. ALARMS MUST BE LOCATED IN PUBLIC & COMMON USE AREAS & GUEST ROOMS DESIGNATED AS "GUEST ROOMS W/ COMMUNICATIONS FEATURES"AT A MINIMUM. WHERE EMPLOYEE AREAS HAVE AUDIBLE ALARMS,THE WIRING SHALL BE DESIGNED SO VISIBLE ALARMS CAN BE INTEGRATED INTO THE SYSTEM, UNLESS GREATER STANDARDS ARE REQ'D BY LOCAL AUTHORITIES.0SCALE: 1/8" = 1'-0"1'2'4'8'16'2 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 S Y M B O L / F I X T U R E S K E Y:ACCESSIBLE ROOM COMMUNICATION FEATURES ROOM - REFER TO ENLARGED GUESTROOM PLANS FOR POWER AND SIGNAL MAGNETIC DOOR HOLD OPENER TIED TO BUILDING ALARM SYSTEM -- REFER TO DOOR SCHEDULE, ELEC. & ALARM DRAWINGS 1.2.3.4.5.6.7.8.9.10.21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 493IND GU E S T A C C E S S I B I L I T Y & C O N N E C T I N G U N I T M A T R I X - H O M E 2 S U I T S , I L TO T A L N U M B E R O F G U E S T U N I T S : 1 0 7 U N I T S CO D E R E F E R E N C E UN I T S PR O V I D E D UN I T S PR O V I D E D MO B I L I T Y F E A T U R E S ( M . F . ) & C O M M U N I C A T I O N F E A T U R E S ( C . F . ) RO O M # : 2 0 1 , 3 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) W / R O L L - I N S H O W E R ( R - I - S ) RO O M # : 4 0 1 , 5 0 1 MO B I L I T Y F E A T U R E S ( M . F . ) RO O M # : 1 2 0 , 2 2 0 , 3 2 0 , 4 2 0 , 5 2 0 TO T A L M O B I L I T Y F E A T U R E S CO M M U N I C A T I O N F E A T U R E S ( C . F ) RO O M # : 1 1 9 , 1 2 4 , 1 2 7 , 2 0 1 , 2 1 2 , 2 1 4 , 2 3 1 , 3 0 1 , 3 1 2 , 3 3 1 . 4 1 9 , 4 2 1 CO N N E C T I N G R O O M S 12 1 & 1 2 3 , 1 2 0 ( M . F ) & 1 2 2 , 2 0 1 ( M . F ) & 2 0 3 , 3 0 1 ( M . F . ) & 3 0 3 , 4 0 1 ( m . F ) & 4 0 3 , 50 1 ( M . F ) & 5 0 3 22 22 55 9 9 12 12 12 12 GU E S T U N I T M A T R I X - H O M E 2 S U I T E S , C H I C A G O FL O O R AR E A (S F ) 14 , 7 6 8 S F QU E E N ON E BE D R O O M - M. F TO T A L QU E E N O N E B E D R O O M LE V E L 1 12 , 4 9 8 S F LE V E L 2 LE V E L 3 LE V E L 4 SU B T O T A L TO T A L PE R C E N T A G E S 1 11 24 10 7 10 0 % 64 , 7 6 0 S F QU E E N ON E BE D R O O M QU E E N S T U D I O QU E E N ST U D I O QU E E N ST U D I O - M. F & C . F R. I . S 0 1 LE V E L 5 24 24 24 1 1 1 0 1 0 55 2 t. 2 2 4 . 2 ( A D A 2 0 1 0 ) HI L T O N H O M E 2 BR A N D S T A N D A R D S S. 2 5 1 0 ( 1 0 % ) t. 2 2 4 . 2 ( A D A 2 0 1 0 ) QU E E N ST U D I O - M . F R. I . S QU E E N QU E E N ST U D I O 1 1000 1 1 1 1 4 8 8 8 80 9 32 2 QU E E N S T U D I O CO N N E C T I N G 2 1 1 1 1 12 , 4 9 8 S F 12 , 4 9 8 S F 12 , 4 9 8 S F 10 7 50 32 9% 47 % 3 0 % KI N G KI N G ST U D I O CO N N E C T I N G QU E E N QU E E N Q U E E N 1 0 0 0 0 1 9 9 9 39 1 1% KI N G ST U D I O 2 3 3 3 3 15 14 13 % 1 1 c o n . 10/20/20 M.N.ROOF PLAN A-2.1 SC A L E : RO O F P L A N 1/ 8 " = 1 ' - 0 " 01 A- 2 . 1 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 20 October 2020THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM At t a c h m e n t 7 Page 37 of 82 FI R S T F L O O R 0' - 0" FI F T H F L O O R 45 ' - 6 " FO U R T H F L O O R 35 ' - 0 " SE C O N D F L O O R 14 ' - 0 " RO O F T R U S S B E A R I N G 54 ' - 1 / 8 " T/ P A R A P E T 59 ' - 1 / 8 " 33 3333333333 TH I R D F L O O R 24 ' - 6 " 33 EX T E R I O R E L E V A T I O N SC A L E : 1 / 8 " = 1 ' - 0 " 01 A- 4 . 1 29 DR Y E R V E N T S 3 2 4 5 6 7 8 9 10 11 12 13 14 15 16 02 A- 5 . 1 04 A- 5 . 1 02 A- 5 . 2 1 25 16 EX 6 EX 5 4 EX 7 3 EX 8 9 9 14 17 EX 5 17 EX 5 2 16 EX 6 3 EX 8 17 EX 5 28 8 EX 1 17 EX 3 24 26 1 4 EX 7 3 TY P . EX 8 31 17 EX 3 23 EX 9 A 13 EX 9 C 26 31 31 31 31 EX 5 EX 5 EX 1 EX 5 EX 5 17 EX 3 17 EX 4 A 2 5 18 18 24 16 EX 6 20 20 GR A V E L S T O P EX 10 33 31 31 00 2 A EX 3 TY P . A T O U T S I D E CO R N E R 7 8 08 A- 5 . 2 2 07 A- 5 . 2 2 TY P . 18 17 EX 5 17 EX 3 18 17 EX 5 03 A- 5 . 1 31 10 EX 4 B 31 31 EX 5 EX 5 18 17 EX 3 T/ P A R A P E T 59 ' - 1 / 8 " FI R S T F L O O R 0' - 0 " FO U R T H F L O O R 35 ' - 0 " TH I R D F L O O R 24 ' - 6 " SE C O N D F L O O R 14 ' - 0 " RO O F T R U S S B E A R I N G 54 ' - 1 / 8 " 33 33 33 33 33 33 FI F T H F L O O R 54 ' - 6 " 33 EX T E R I O R E L E V A T I O N SC A L E : 1 / 8 " = 1 ' - 0 " 02 A- 4 . 1 F A C D 01 A- 5 . 1 24 17 EX 3 17 EX 5 17 EX 5 EX 1 26 18 2 T/ P A R A P E T 24 4 EX 7 16 EX 6 18 3 EX 8 1 9 17 EX 3 5 4 EX 7 3 EX 8 20 28 28 33 01 5 B 03 3 B 17 EX 4 B 28 TY P . 25 35 07 A- 5 . 2 2 B/ O P E N I N G 33 17 EX 3 30 37 37 18 EX 5 EX 5 EX 5 05 2 A EX 5 18 17 EX 5 32 10 EX 1 18 17 EX 4 B EX 5 10 17 EX 5 HATCHED INDICATES AREA OF FACADE WHICH EXTENDS MINIMUM 12" PROUD OF ADJACENT FINISHNotice:K E Y N O T E S:APPROXIMATE LINE OF GRADE ABOVE GRADE EXPOSED FOUNDATION WALL MASONRY OR TILE - BASE MASONRY OR TILE - FIELD - ASHLAR PATTERN CONCRETE FOOTING AND FOUNDATION WALL AS REQUIRED PER LOCAL FROST DEPTHS OCULUS NOT USED ALUMINUM FIXED WINDOW W/ THERMAL BROKEN FRAME,INSULATED GLAZING WITH INTEGRAL ALUMINUM LOUVER AT PTAC UNITS ALUMINUM STOREFRONT SYSTEM W/ THERMAL BROKEN FRAME AND INSULATED GLAZING ALUMINUM FIXED WINDOW W/ THERMAL BROKEN FRAME AND INSULATED GLAZING EXHAUST, REFER TO MECHANICAL DRAWINGS ALUMINUM SLIDING ENTRY DOOR W/ INSULATED GLAZING BEACON - BEAM - REFER TO A5.02 SECTIONS FOR MORE INFORMATION PAINTED TUBE STEEL CANOPY W/ STAINED WOOD TRELLIS TONGUE N GROOVE WOOD PLANK CEILING, STAINED ENVELOPE - CORE FINISH -REFER TO A5.02 ENVELOPE - WRAP FINISH -REFER TO A5.02 FINISH CONTROL JOINT OVERFLOW SCUPPER -BASIS OF DESIGN NESCO MFG INC.- MODEL # SCT914R -- REFER ALSO TO DETAIL 6J/A6.12 TAMPER RESISTANT, RECESSED HOSE BIB - MOUNT TOP AT +12"A.F.F.ENVELOPE - ACCENT FINISH -REFER TO STYLE GUIDE ENVELOPE - ACCENT FINISH -REFER TO STYLE GUIDE SIGNAGE --REFER TO EXTERIOR SIGNAGE SPECIFICATIONS KYNAR FINISH ALUMINUM COPING SYSTEM --COLOR TO MATCH ADJACENT MATERIAL KYNAR FINISH ALUMINUM GRAVEL STOP --COLOR TO MATCH ADJACENT MATERIAL REVIEW ALL VIEWS AROUND PROPERTY BEFORE LOCATING ALL ROOF TOP MECHANICAL UNITS. VERIFY ALL EQUIPMENT IS ADEQUATELY SCREENED NOT USED PAINTED ALUMINUM OUTSIDE CORNER BY FRY REGLET, COLOR TO MATCH ADJACENT ENVELOPE - CORE FINISH EXHAUST VENT -- COLOR TO MATCH ADJACENT MATERIAL LIGHT FIXTURE --REFER TO CEILING PLAN EXPANSION JOINT @ FLOOR LINE W/ BACKER ROD AND SEALANT ALUMINUM LOUVER -- COLOR TO MATCH ADJACENT MATERIAL MATCHING ADJACENT WALL BUILDING HEIGHT DIMENSIONS ARE BASED ON WOOD FRAME CONSTRUCTION. THESE DIMENSIONS WILL VARY BASED ON FINAL BUILDING CONSTRUCTION. INTERIOR CEILING HEIGHT DIMENSIONS ARE CRITICAL TO MAINTAIN AS MINIMUMS.CONCRETE PAD - REFER TO AREA DEVELOPMENT PLAN ACCESS OPENING INTO BEACON ALUMINUM GUTTER AND DS. COLOR TO MATCH ADJ. MATERIAL ACCESSIBLE KEY CARD READER WIRED TO ELECTRIC STRIKE IN DOOR - TOP OF READER AT 48" MAX. HEIGHT POOL PERIMETER FENCE AS REQUIRED BY CODE W/ 3'-0" GATE PRECAST COPING1234567891011121314151617181920212223242526272829303132333435363738 39 F I N I S H K E Y :..ENVELOPE - ACCENT METAL/BAND EX 1 ENVELOPE - WRAP EX 3 ENVELOPE - CORE EX 6 ENVELOPE - SUPPORT EX 7EX 4A EX 9AEX 8 ENVELOPE - SUPPORTENVELOPE - LINK ENVELOPE - ACCENT OPTION EX 5 EX 9C ENVELOPE - BEAM GLASS CROWNENVELOPE - CORE DIRECT FINISH EX 2 BEACON - BEAM REVEALEX 4B ENVELOPE - KEEP EX 9B BEACON - BEAM BAND EX 10 ENVELOPE - CANOPY K E Y P L A N : A R C H I T E C T U R A L E L E M E N T S:ACCENT BAND: articulation Vertical 3D band proud of the CORE. Sufficient depth (2" min) to create distinct shadow line. No visible joints.CORE: direct finish WRAP: wrapper Unified element set proud (12" min) from the CORE.LINK: connection Piece to break up large segments of the WRAP.KEEP: element of the BEACON (see below)ACCENT BAND: articulation Horizontal 3D band proud of the CORE. Sufficient depth (2" min) to create distinct shadow line. No visible joints.CORE: body Backdrop for layering of all other materials.SUPPORT: base Material extends into the Lobby Area.CANOPY: coffered roof system Welcome zone at port cohere and pedestrian entrance. Covered in front of doors, trellised in seating/lounge areas. Hidden gutter systems, minimal joints, flush/hidden fasteners. Decorative, non-slip surface at driveway under the CANOPY at the port cochere.A D D I T I O N A L E X T E R I O R E L E M E N T S:ROOFTOP EQUIPMENT Rooftop Equipment must be screened and must not draw any attention from below. The screening materials must match the paint color of the WRAP.ANCILLARY BUILDINGS Ancillary Buildings must be minimal structures created to screen the garden storage and waste areas. They must be finished and painted to match the CORE material of the building.WINDOWS Windows must be standard aluminum storefront, thermally broken, with clear dual glazing with a factory painted finish. Louvers for thru-wall HVAC units must be integrated with windows and provided by window manufacturer.LIGHTING Lighting must be provided to highlight the KEEP, entry and exterior gathering areas, patio, and outdoor lounge. Light levels must be low to medium contrast to avoid harsh shadows and not intrude into adjacent parcels.Flooding the entire building with light is not permitted. Refer to the Home2 Lighting Standards for correct foot candle requirements.PAVING Feature Paving is required to highlight the entry and gathering areas. Color must reference earth tones and contrast drives and walks. Texture must be distinctive, yet smooth enough for comfortable use by guests.SIGNAGE Signage must include, at a minimum, (1) primary building sign on the most prominent elevation, ideally facing the frontage road, and (1) monument sign marking the entry to the property. Both signs must show the Home2 Suites by Hilton brand logo in its entirety and be internally illuminated for visibility at night. For material and finish details, please refer to the Home2 Global Sign Manual.SUPPORT Materiality: Building material authentic and substantial material with clean crisp lines such as tile, cut stone, cast stone, decorative masonry units (cmu) or brick Color: Light to Medium value,natural inherent in the material Texture: Sandstone-like, ground face, bush hammered or smooth Contrast: High textural contrast to WRAP and ACCENT BAND.Medium color contrast to all other elements. High material contrast to all other elements.CORE Materiality: Building material with strong directionality and high relief to create shade and shadow such as textured EIFS,stucco, brick wood Siding, cement fiber board or corrugated metal Color: Medium value, 40-60% value, earth toned,painted or natural depending on material Texture: Medium to coarse texture Contrast: High textural contrast to WRAP and ACCENT BAND.Medium to High to WRAP and ACCENT BAND. Low to medium material contrast to WRAP & ACCENT BAND WRAP Materiality: Building material with a minimal amount of joints and connections and a smooth finish such as EIFS, stucco or metal panels Color: Light to medium value, painted Texture: Smooth or Fine finish Contrast: Low textural contrast to SUPPORT. Medium to high textural contrast to CORE, Low to High contrast to SUPPORT and ACCENT BAND. Low to High material contrast to CORE LINK & KEEP Materiality: Building material with a strong horizontal direction and high relief to create shade and shadow. Smooth finish material:EIFS and stucco. Strong horizontal materials: brick, wood cement fiber board or metal Color: Medium to Dark value, painted or natural depending on material Texture: Smooth to Coarse Contrast: Low to High textural contrast to WRAP and ACCENT BAND,High color contrast to WRAP. Low to High material contrast to WRAP.ACCENT BAND Materiality: Building material with a minimum amount of joints and connections and smooth finish.ACCENT BAND on the BEACON elevation must always be metal. ACCENT BAND on other elevations must be metallic finish, EIFS or Stucco.Color: Light to Dark value. Color must match or complement window and door frames throughout the design Texture: Smooth of Fine finish Contrast: Low textural contrast to WRAP. Medium to High color contrast to WRAP and CORE. Low material contrast to WRAP. Low to High material contrast to CORE.CANOPY Materiality: Must be durable material such as metal. the overhead of soffit or trellis must be warm, natural wood. Smooth joints with no exposed fasteners Color: High visual contrast to the other building elements. Off white/very light gray preferred. Dark or metallic gray acceptable.Texture: Smooth, painted ffinishE N V E L O P E: exterior skin B E A C O N: iconic tower KEEP: foreground Placed on primary building entry elevation in conjunction with the port cochere and with clear visibility from the frontage road. Extends up beyond the WRAP. Background for primary building sign.BEAM: vertical element Set back in plane from the KEEP, extends to the ground. Composed of three elements: REVEAL: vertical element extending through the KEEP BAND: horizontal element capping the reveal GLASS CROWN: monolithic element resting on the BAND, intended to be visible from the site and beyond. Translucent white glass or polymer, internally lit with minimal, unobtrusive structure.P R O T O T Y P I C A L M A T E R I A L S:EX 9BEX 9A EX 9CEX 9EX 4BEX 10EX5EX 4A EX 4BEX 3 EX 6 EX 7 EX 8EX 1 EX 2 B U I L D I N G S I G N A G E:ALL SIGNAGE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY.LOCATION SIZE, ETC. TO BE DETERMINED ON AN INDIVIDUAL PROJECT BASIS.MINIMUM 3/4" PLYWOOD BACKERBOARD REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN.ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR.ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. TYPICAL 120V REQUIREMENT.RACEWAYS/ WIREWAYS ARE NOT ALLOWED.PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL.GUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS AND/ OR BE INSTALLED PRIOR TO CLOSING UP THE WALL.PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY.01 A-4.101 A-4.2 A-4.10202A-4.2 01/17/21 M.N.EXTERIOR ELEVATIONS A-4.1 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 17January 2021THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM At t a c h m e n t 7 Page 38 of 82 T/ P A R A P E T 59 ' - 1 / 8 " T/ P A R A P E T FO U R T H F L O O R 35 ' - 0 " TH I R D F L O O R 24 ' - 6 " RO O F T R U S S B E A R I N G 54 ' - 1 / 8 " 33 33 33 33 33 SE C O N D F L O O R 14 ' - 0 " 33 FI F T H F L O O R 45 ' - 6 " 33 EX T E R I O R E L E V A T I O N SC A L E : 1 / 8 " = 1 ' - 0 " 01 A- 4 . 2 3 2 4 5 6 7 8 9 10 11 12 13 14 15 16 FI R S T F L O O R 02 A- 5 . 1 03 A- 5 . 1 04 A- 5 . 1 EX 5 EX 4 B 13 EX 9 A 17 EX 3 3 EX 8 24 2 EX 5 24 26 24 26 28 16 EX 6 25 31 31 17 EX 4 A 17 EX 3 17 EX 3 16 EX 6 18 18 3131 1 5 EX 5 EX 3 EX 5 EX 3 20 20 20 20 31 GR A V E L S T O P 8 EX 1 32 19 19 19 19 33 31 31 02 6 B EX 4 B 8 EX 1 34 2 07 A- 5 . 2 2 37 08 A- 5 . 2 2 4 EX 7 3 EX 8 4 EX 7 36 36 11 TY P . EX 5 18 EX 5 23 32 EX 5 EX 5 31 EX 10 29 DR Y E R V E N T S 19 EX 9 C 28 31 31 EX 5 18 EX 5 FI R S T F L O O R 0' - 0 " FO U R T H F L O O R 35 ' - 0 " TH I R D F L O O R 24 ' - 6 " SE C O N D F L O O R 14 ' - 0 " RO O F T R U S S B E A R I N G 54 ' - 1 / 8 " T/ P A R A P E T 59 ' - 1 / 8 " 33 33 33 33 33 33 T/ S T E E L C A N O P Y 33 FI F T H F L O O R 45 ' - 6 " 33 EX T E R I O R E L E V A T I O N SC A L E : 1 / 8 " = 1 ' - 0 " 02 A- 4 . 2 A. B C D F 01 A- 5 . 1 01 A- 5 . 2 2 05 A- 5 . 1 24 31 EX 4 A 17 EX 3 25 12 9 T/ P A R A P E T 24 4 EX 7 4 EX 7 3 EX 8 17 EX 3 2217 EX 3 24 16 EX 6 EX 1 14 13 EX 9 C 9 30 3 EX 8 16 EX 6 2 EX 4 A 21 21 21 31 21 21 21 31 31 31 5 1 26 31 22 22 EX 10 33 00 1 A 01 5 A 2 EX 2 EX 2 37 24 31 20 EX 1 EX 1 EX 1 EX 1 EX 1 EX 1 EX 1 EX 1 EX 1 04 A- 5 . 3 SI M . OP P . 01 A- 5 . 3 TY P . 01 A- 5 . 3 TY P . 07 A- 5 . 2 2 OP P . 10 EX 9B EX 9A 23 21 21 31 EX 1 EX 1 23 31 HATCHED INDICATES AREA OF FACADE WHICH EXTENDS MINIMUM 12" PROUD OF ADJACENT FINISHNotice:K E Y N O T E S:APPROXIMATE LINE OF GRADE ABOVE GRADE EXPOSED FOUNDATION WALL MASONRY OR TILE - BASE MASONRY OR TILE - FIELD - ASHLAR PATTERN CONCRETE FOOTING AND FOUNDATION WALL AS REQUIRED PER LOCAL FROST DEPTHS OCULUS NOT USED ALUMINUM FIXED WINDOW W/ THERMAL BROKEN FRAME,INSULATED GLAZING WITH INTEGRAL ALUMINUM LOUVER AT PTAC UNITS ALUMINUM STOREFRONT SYSTEM W/ THERMAL BROKEN FRAME AND INSULATED GLAZING ALUMINUM FIXED WINDOW W/ THERMAL BROKEN FRAME AND INSULATED GLAZING EXHAUST, REFER TO MECHANICAL DRAWINGS ALUMINUM SLIDING ENTRY DOOR W/ INSULATED GLAZING BEACON - BEAM - REFER TO A5.02 SECTIONS FOR MORE INFORMATION PAINTED TUBE STEEL CANOPY W/ STAINED WOOD TRELLIS TONGUE N GROOVE WOOD PLANK CEILING, STAINED ENVELOPE - CORE FINISH -REFER TO A5.02 ENVELOPE - WRAP FINISH -REFER TO A5.02 FINISH CONTROL JOINT OVERFLOW SCUPPER -BASIS OF DESIGN NESCO MFG INC.- MODEL # SCT914R -- REFER ALSO TO DETAIL 6J/A6.12 TAMPER RESISTANT, RECESSED HOSE BIB - MOUNT TOP AT +12"A.F.F.ENVELOPE - ACCENT FINISH -REFER TO STYLE GUIDE ENVELOPE - ACCENT FINISH -REFER TO STYLE GUIDE SIGNAGE --REFER TO EXTERIOR SIGNAGE SPECIFICATIONS KYNAR FINISH ALUMINUM COPING SYSTEM --COLOR TO MATCH ADJACENT MATERIAL KYNAR FINISH ALUMINUM GRAVEL STOP --COLOR TO MATCH ADJACENT MATERIAL REVIEW ALL VIEWS AROUND PROPERTY BEFORE LOCATING ALL ROOF TOP MECHANICAL UNITS. VERIFY ALL EQUIPMENT IS ADEQUATELY SCREENED NOT USED PAINTED ALUMINUM OUTSIDE CORNER BY FRY REGLET, COLOR TO MATCH ADJACENT ENVELOPE - CORE FINISH EXHAUST VENT -- COLOR TO MATCH ADJACENT MATERIAL LIGHT FIXTURE --REFER TO CEILING PLAN EXPANSION JOINT @ FLOOR LINE W/ BACKER ROD AND SEALANT ALUMINUM LOUVER -- COLOR TO MATCH ADJACENT MATERIAL MATCHING ADJACENT WALL BUILDING HEIGHT DIMENSIONS ARE BASED ON WOOD FRAME CONSTRUCTION. THESE DIMENSIONS WILL VARY BASED ON FINAL BUILDING CONSTRUCTION. INTERIOR CEILING HEIGHT DIMENSIONS ARE CRITICAL TO MAINTAIN AS MINIMUMS.CONCRETE PAD - REFER TO AREA DEVELOPMENT PLAN ACCESS OPENING INTO BEACON ALUMINUM GUTTER AND DS. COLOR TO MATCH ADJ. MATERIAL ACCESSIBLE KEY CARD READER WIRED TO ELECTRIC STRIKE IN DOOR - TOP OF READER AT 48" MAX. HEIGHT POOL PERIMETER FENCE AS REQUIRED BY CODE W/ 3'-0" GATE PRECAST COPING1234567891011121314151617181920212223242526272829303132333435363738 39 F I N I S H K E Y :..ENVELOPE - ACCENT METAL/BAND EX 1 ENVELOPE - WRAP EX 3 ENVELOPE - CORE EX 6 ENVELOPE - SUPPORT EX 7EX 4A EX 9AEX8ENVELOPE - SUPPORTENVELOPE - LINK ENVELOPE - ACCENT OPTION EX 5 EX 9C ENVELOPE - BEAM GLASS CROWNENVELOPE - CORE DIRECT FINISH EX 2 BEACON - BEAM REVEALEX 4B ENVELOPE - KEEP EX 9B BEACON - BEAM BAND EX 10 ENVELOPE - CANOPY K E Y P L A N : A R C H I T E C T U R A L E L E M E N T S:ACCENT BAND: articulation Vertical 3D band proud of the CORE. Sufficient depth (2" min) to create distinct shadow line. No visible joints.CORE: direct finish WRAP: wrapper Unified element set proud (12" min) from the CORE.LINK: connection Piece to break up large segments of the WRAP.KEEP: element of the BEACON (see below)ACCENT BAND: articulation Horizontal 3D band proud of the CORE. Sufficient depth (2" min) to create distinct shadow line. No visible joints.CORE: body Backdrop for layering of all other materials.SUPPORT: base Material extends into the Lobby Area.CANOPY: coffered roof system Welcome zone at port cohere and pedestrian entrance. Covered in front of doors, trellised in seating/lounge areas. Hidden gutter systems, minimal joints, flush/hidden fasteners. Decorative, non-slip surface at driveway under the CANOPY at the port cochere.A D D I T I O N A L E X T E R I O R E L E M E N T S:ROOFTOP EQUIPMENT Rooftop Equipment must be screened and must not draw any attention from below. The screening materials must match the paint color of the WRAP.ANCILLARY BUILDINGS Ancillary Buildings must be minimal structures created to screen the garden storage and waste areas. They must be finished and painted to match the CORE material of the building.WINDOWS Windows must be standard aluminum storefront, thermally broken, with clear dual glazing with a factory painted finish. Louvers for thru-wall HVAC units must be integrated with windows and provided by window manufacturer.LIGHTING Lighting must be provided to highlight the KEEP, entry and exterior gathering areas, patio, and outdoor lounge. Light levels must be low to medium contrast to avoid harsh shadows and not intrude into adjacent parcels.Flooding the entire building with light is not permitted. Refer to the Home2 Lighting Standards for correct foot candle requirements.PAVING Feature Paving is required to highlight the entry and gathering areas. Color must reference earth tones and contrast drives and walks. Texture must be distinctive, yet smooth enough for comfortable use by guests.SIGNAGE Signage must include, at a minimum, (1) primary building sign on the most prominent elevation, ideally facing the frontage road, and (1) monument sign marking the entry to the property. Both signs must show the Home2 Suites by Hilton brand logo in its entirety and be internally illuminated for visibility at night. For material and finish details, please refer to the Home2 Global Sign Manual.SUPPORT Materiality: Building material authentic and substantial material with clean crisp lines such as tile, cut stone, cast stone, decorative masonry units (cmu) or brick Color: Light to Medium value,natural inherent in the material Texture: Sandstone-like, ground face, bush hammered or smooth Contrast: High textural contrast to WRAP and ACCENT BAND.Medium color contrast to all other elements. High material contrast to all other elements.CORE Materiality: Building material with strong directionality and high relief to create shade and shadow such as textured EIFS,stucco, brick wood Siding, cement fiber board or corrugated metal Color: Medium value, 40-60% value, earth toned,painted or natural depending on material Texture: Medium to coarse texture Contrast: High textural contrast to WRAP and ACCENT BAND.Medium to High to WRAP and ACCENT BAND. Low to medium material contrast to WRAP & ACCENT BAND WRAP Materiality: Building material with a minimal amount of joints and connections and a smooth finish such as EIFS, stucco or metal panels Color: Light to medium value, painted Texture: Smooth or Fine finish Contrast: Low textural contrast to SUPPORT. Medium to high textural contrast to CORE, Low to High contrast to SUPPORT and ACCENT BAND. Low to High material contrast to CORE LINK & KEEP Materiality: Building material with a strong horizontal direction and high relief to create shade and shadow. Smooth finish material:EIFS and stucco. Strong horizontal materials: brick, wood cement fiber board or metal Color: Medium to Dark value, painted or natural depending on material Texture: Smooth to Coarse Contrast: Low to High textural contrast to WRAP and ACCENT BAND,High color contrast to WRAP. Low to High material contrast to WRAP.ACCENT BAND Materiality: Building material with a minimum amount of joints and connections and smooth finish.ACCENT BAND on the BEACON elevation must always be metal. ACCENT BAND on other elevations must be metallic finish, EIFS or Stucco.Color: Light to Dark value. Color must match or complement window and door frames throughout the design Texture: Smooth of Fine finish Contrast: Low textural contrast to WRAP. Medium to High color contrast to WRAP and CORE. Low material contrast to WRAP. Low to High material contrast to CORE.CANOPY Materiality: Must be durable material such as metal. the overhead of soffit or trellis must be warm, natural wood. Smooth joints with no exposed fasteners Color: High visual contrast to the other building elements. Off white/very light gray preferred. Dark or metallic gray acceptable.Texture: Smooth, painted ffinishE N V E L O P E: exterior skin B E A C O N: iconic tower KEEP: foreground Placed on primary building entry elevation in conjunction with the port cochere and with clear visibility from the frontage road. Extends up beyond the WRAP. Background for primary building sign.BEAM: vertical element Set back in plane from the KEEP, extends to the ground. Composed of three elements: REVEAL: vertical element extending through the KEEP BAND: horizontal element capping the reveal GLASS CROWN: monolithic element resting on the BAND, intended to be visible from the site and beyond. Translucent white glass or polymer, internally lit with minimal, unobtrusive structure.P R O T O T Y P I C A L M A T E R I A L S:EX 9BEX9A EX 9CEX9EX 4BEX10EX5EX 4A EX 4BEX3 EX 6 EX 7 EX 8EX 1 EX 2 B U I L D I N G S I G N A G E:ALL SIGNAGE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY.LOCATION SIZE, ETC. TO BE DETERMINED ON AN INDIVIDUAL PROJECT BASIS.MINIMUM 3/4" PLYWOOD BACKERBOARD REQUIRED AT SIGN LOCATIONS. AREA SHOULD COVER ENTIRE LENGTH AND HEIGHT OF FASCIA OR SPACE AVAILABLE FOR SIGN.ELECTRICAL AND FINAL CONNECTION BY CONTRACTOR.ELECTRICAL REQUIREMENTS MAY BE OBTAINED FROM SIGN COMPANY. TYPICAL 120V REQUIREMENT.RACEWAYS/ WIREWAYS ARE NOT ALLOWED.PERMANENT ACCESS DOORS TO INTERIOR OF ALL PARAPETS WHERE SIGNS ARE LOCATED TO BE PROVIDED BY CONTRACTOR. CONTRACTOR TO FURNISH AND CONNECT PRIMARY ELECTRICAL SERVICE INSIDE PARAPET WALL.GUESTROOMS OR PUBLIC SPACES WITH SIGNAGE ON EXTERIOR WALLS MUST HAVE ELECTRICAL PENETRATIONS AND/ OR BE INSTALLED PRIOR TO CLOSING UP THE WALL.PENETRATION LAYOUT MAY BE OBTAINED FROM SIGN COMPANY.01 A-4.101 A-4.2 A-4.10202A-4.2 01/17/21 M.N.EXTERIOR ELEVATIONS A-4.2 ScaleDateDrawn By Checked ByProject Number 202005 J.G.1700 E Higgins Road Des Plaines IL, 60018 17January 2021THIS DRAWING AND ASSOCIATED DOCUMENTS ARE THE EXCLUSIVE PROPERTY OF ORIGINATION DESIGN,LLC AND ARE NOT TO BE REPRODUCED OR COPIED IN WHOLE OR IN PART, EXCEPT AS REQUIRED FOR THE STATED PROJECT. THEY ARE ONLY TO BE USED FOR THIS PROJECT AND SITE SPECIFICALLY IDENTIFIED HEREIN AND ARE NOT TO BE USED ON ANY OTHER PROJECT WITHOUT WRITTEN CONSENT OF ORIGINATION DESIGN,LLC. SCALES AS NOTED ON THIS DRAWING ARE VALID ON THE ORIGINAL DRAWING ONLY, THE DIMENSIONS OF WHICH ARE 30 x 42 INCHES.No. Description Date3225 Shallowford Rd., Suite 920 Marietta, GA 30062 O: 678.404.8456 M: 404.542.0838 WWW.ORIGINATIONDESIGN.COM At t a c h m e n t 7 Page 39 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E N G \ 8 7 7 9 . 0 3 E C 1 . d g n D e f a u l t U s e r = s h e r m a n a s At t a c h m e n t 8 Page 40 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E N G \ 8 7 7 9 . 0 3 D E M O . d g n D e f a u l t U s e r = s h e r m a n a s At t a c h m e n t 8 Page 41 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E N G \ 8 7 7 9 . 0 3 G M 1 . d g n D e f a u l t U s e r = s h e r m a n a s At t a c h m e n t 8 Page 42 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E N G \ 8 7 7 9 . 0 3 G R 1 . d g n D e f a u l t U s e r = s h e r m a n a s At t a c h m e n t 8 Page 43 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E N G \ 8 7 7 9 . 0 3 U T 1 . d g n D e f a u l t U s e r = s h e r m a n a s At t a c h m e n t 8 Page 44 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E N G \ 8 7 7 9 . 0 3 P P 1 . d g n D e f a u l t U s e r = s h e r m a n a s At t a c h m e n t 8 Page 45 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ S U R V E Y \ 8 7 7 9 . 0 2 P L A T - 0 2 . d g n D e f a u l t U s e r = c d u a r t e At t a c h m e n t 9 Page 46 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ S U R V E Y \ 8 7 7 9 . 0 2 P L A T - 0 2 . d g n S H E E T 2 U s e r = c d u a r t e At t a c h m e n t 9 Page 47 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ S U R V E Y \ 8 7 7 9 . 0 2 P L A T - 0 2 . d g n S H E E T 3 U s e r = c d u a r t e At t a c h m e n t 9 Page 48 of 82 A.4 SE E S H E E T L 2 F O R PL A N T I N G SP E C I F I C A T I O N S SE E S H E E T L 3 F O R PL A N T I N G SP E C I F I C A T I O N S HO T E L PA R K I N G G A R A G E IL 7 2 ( H I G G I N S R O A D ) PL A N T K E Y SH A D E T R E E OR N A M E N T A L T R E E EV E R G R E E N T R E E DE C I D U O U S S H R U B EV E R G R E E N S H R U B TR E E W R A P 6" M I N . LE V E L I N G CO U R S E SC A R I F Y A N D L O O S E N E D G E S O F TR E E P I T T O E N C O U R A G E N E W RO O T P E N E T R A T I O N SO I L M I X CO N S T R U C T 3 " TR E E S H A L L B E A R S A M E RE L A T I O N T O FI N I S H E D G R A D E A S RE L A T E D T O NU R S U R Y G R A D E SA U C E R A R O U N D PL A N T P I T DR I P L I N E FO R E V E R G R E E N S MU L C H F O L L O W S SP E C I F I E D S O I L CO V E R E D W I T H & C O M P L E T E L Y RE M A I N I N T A C T TR E E B A L L T O MI X A N D / O R MU L C H AR O U N D T R E E T R U N K DO N O T M O U N D M U L C H MU L C H . 3" U N I F O R M D E P T H FO R S H A D E T R E E S 5' M U L C H B E D FI N I S H E D FI N I S H E D G R A D E TA P E R T O SE L E C T I V E P R U N I N G DO N E A F T E R P L A N T I N G AP P E A R A N C E VE R T I C A L A N D T R U E RO T A T E D F O R B E S T 1 L1 TR E E P L A N T I N G D E T A I L GR A D E SE L E C T I V E P R U N I N G KE E P I N G B A L L I N T A C T 2" M I N . L E V E L I N G CU T A N D R E M O V E P L A N T I N G CO N T A I N E R B E F O R E I N S T A L L A T I O N 3 L1 GR O U N D C O V E R D E T A I L AB O V E F I N I S H E D 6" GR A D E FI N I S H E D TA P E R T O GR A D E SO I L M I X GR A D E FI N I S H E D RA I S E B E D 3 " LA Y O U T TR I A N G U L A T E D SP A C I N G PL A N F O R SE E L A N D S C A P E EQ . EQ. E Q . EQ . DO N E A F T E R IN S T A L L A T I O N 3" D E P T H MU L C H CO U R S E PR U N I N G D O N E AF T E R P L A N T I N G RO O T C O L L A R IN T A C T & C O M P L E T E L Y CO V E R E D W I T H SP E C I F I E D S O I L M I X AN D R E C O M P A C T SC A R I F Y T O 4 " D E P T H S H R U B B A L L T O R E M A I N AN D / O R M U L C H BA S E O F S H R U B CO U R S E 9" TA P E R T O 3" L E V E L I N G GR A D E FI N I S H E D GR A D E FI N I S H E D E Q . SE E L A N D S C A P E MU L C H , D O N O T M O U N D PL A N F O R 3" U N I F O R M D E P T H MU L C H A R O U N D SP A C I N G TR I A N G U L A T E D LA Y O U T EQ. EQ . EQ . GR A D E SO I L SH A L L B E +1 " A B O V E FI N I S H E D MI X SE L E C T I V E 2 L1 SH R U B P L A N T I N G D E T A I L GENERAL CONSTRUCTION NOTES 1. REQUIRED LANDSCAPE MATERIAL SHALL SATISFY AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE STAKED,WRAPPED, WATERED AND MULCHED PER ORDINANCE.2. BEFORE ANY EXCAVATION ON THE SITE, CALL TO LOCATE ANY EXISTING UTILITIES ON THE SITE. THE CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH THE LOCATIONS OF ALL BURIED UTILITIES IN THE AREAS OF WORK BEFORE STARTING OPERATIONS. THE CONTRACTOR SHALL BE LIABLE FOR THE COST OF REPAIRING OR REPLACING ANY BURIED CONDUITS,CABLES OR PIPING DAMAGED DURING THE INSTALLATION OF THIS WORK.3. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO REMAIN. PREVENT ANY DISTURBANCE OF EXISTING TREES INCLUDING ROOT ZONES. USE TREE PROTECTION BARRICADES WHERE INDICATED. PROTECT EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING, BREAKING OR SKINNING OF ROOTS, BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING, PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT,SUPPLIES, MATERIALS OR DEBRIS ON TOP THE ROOT ZONE S AND/OR WITHIN THE DRIPLINE OF EXISTING TREES OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY PROHIBITED.4. PLANT QUANTITIES ON PLANT LIST INTENDED TO BE A GUIDE. ALL QUANTITIES SHALL BE CHECKED AND VERIFIED ON PLANTING PLAN. ANY DISCREPANCIES SHALL BE DISCUSSED WITH THE LANDSCAPE ARCHITECT.5. ANY DEVIATIONS FROM OR MODIFICATIONS TO THIS PLAN SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.6. CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT UPON DELIVERY OF PLANT MATERIAL TO THE SITE. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT ANY PLANT MATERIAL THAT DOESN'T MEET STANDARDS OR SPECIFICATIONS OF THE PROJECT.7. ALL PLANT MATERIAL TO BE INSTALLED PER THE PLANTING DETAILS PROVIDED ON THIS PLAN SET.8. ALL BED EDGES TO BE WELL SHAPED, SPADE CUT, WITH LINES AND CURVES AS SHOWN ON THIS PLAN SET.9. ALL PLANTING BEDS TO BE PREPARED WITH PLANTING MIX: 50% TOPSOIL, 50% SOIL AMENDMENTS (3 PARTS PEATMOSS, 1 PART COMPOST, 1 PART SAND)10. ALL SPECIFIED LANDSCAPE MATERIAL INDICATED ON THE CONSTRUCTION DOCUMENTS WILL BE REQUIRED TO BE MAINTAINED THROUGHOUT THE LIFE OF THE PROJECT AND MUST BE REPLACED SHOULD IT DIE OR BECOME DAMAGED.11. ALL PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE FROM SUBSTANTIAL COMPLETION AS DETERMINED BY THE LANDSCAPE ARCHITECT, AND SHALL BE REPLACED SHOULD IT DIE WITHIN THAT PERIOD.12. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND UTILITIES TO REMAIN FROM DAMAGE CAUSED BY SETTLEMENT,LATERAL MOVEMENT, UNDERMINING, WASHOUTS AND OTHER HAZARDS CAUSED BY SITE IMPROVEMENT OPERATIONS.13. ALL LAWN AREAS TO BE SEEDED WITH STANDARD TURF GRASS SEED AND COVERED WITH EROSION CONTROL BLANKET.14. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS REMOVED FROM THE SITE SHALL BE DISPOSED OF LEGALLY.15. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND ORDINANCES. OV E R A L L L A N D S C A P E P L A N SC A L E : 1 " = 4 0 ' - 0 " 04 0 ' 8 0 ' 20 ' 1 2 3 4 L12108002-09-21 KMT KMTLANDSCAPE PLAN1700 W. HIGGINS ROAD DES PLAINES, ILLINOIS 5 6 7 8 At t a c h m e n t 1 0 Page 49 of 82 1- A F R 2- A C 18 - E A gc 40 - p v 11 - H P 16 - A M 11 - H P 1- A F R gc 1- T A R gc 26 - V D 12 - J C M 1- T A R 1- C E O gc gc 9- E A 2- C C 15 - A M 3- P O M 1- Q B I 3- P O M 5- H V 17 - C A 1- C E O 1- P A S 1- Q B I gc7- E A 1- P A S IL 7 2 ( H I G G I N S R O A D ) HO T E L SO U T H E A S T L A N D S C A P E P L A N SC A L E : 1 " = 2 0 ' - 0 " 02 0 ' 4 0 ' 10 ' 1 2 3 4 L22108002-09-21 KMT KMTLANDSCAPE PLAN 1700 W. HIGGINS ROAD DES PLAINES, ILLINOIS 5 6 7 8 At t a c h m e n t 1 0 Page 50 of 82 A.4 8-HV 3- A C 18 - R A 1- Q B I 3- P S U 1-CEO gc 5- R A 10 - A M 1- Q B I gc 17 - P F 3- P S U 1- C E O gc 1- Q B I 3- L I T 5- P O M 2- M A PA R K I N G G A R A G E 8- H P NO R T H W E S T L A N D S C A P E P L A N SC A L E : 1 " = 2 0 ' - 0 " 02 0 ' 4 0 ' 10 ' 1 2 3 4 L32108002-09-21 KMT KMTLANDSCAPE PLAN 1700 W. HIGGINS ROAD DES PLAINES, ILLINOIS 5 6 7 8 At t a c h m e n t 1 0 Page 51 of 82 E2 EE2E2 E2 EEX EX X E2 2 2 E2 2 2 E2 E E2 E2E2EE2E EX X X E X EX X EX X E E E E X X E E E E E E EX X EX X E E E E X X ER R ER E SE E N O TE # 3 S EE N O TE # 2 EX D E 1SEE N O TE #4 EXD E E E EXD D EXDEXDEXDEXDDDDDDDDDDSEE NO TE #1 EX E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E X ER R ER ER ER S EE N O TE #2 EX D EX E3 E3 E E E 3 E 3 E 3 E3 E3 E 3 S EE N O TE #5 O FREMARKSDATENO.JO B N O.K &A J O B N O .DATE :S HEE TNO.DATEREMARKS 8 77 9 .0 202/17 /2 1 3CONSULTING ELECTRICAL ENGINEERS KORNACKI & ASSOCIATES, INC.102/17/21ISSUED FOR PERMIT & BID 21 009 D ate: 0 2 /17 /21 L ic. Exp.: 11 /30 /21DES PLAINES, ILLINOIS 1700 W. HIGGINS ROAD E1ELECTRICAL SITE PLAN 1 EL E C TR I C AL S IT E P L A N SC AL E : 1 " = 4 0 '- 0" AF F B OL C R CT BW E C BAAFI D C P BR K R AM P DI SCCTLSYMBOLS / ABBREVIATI O N S S WIT C HED C IR CU I T BRAN C H C IR CU I T BF CABOVE FINI S HED FL OOR AR C FA U LT INTERR U PTE R AMPERE S/AMPERA GE BEL O W FINI S HED C EILIN G B U ILT-IN O VERL O AD BREAKE R BAKED WHITE ENAME L CO L O R BY AR C HITE CT C IR CU I T CO NTR OL D OC K E Q UIPMENT CO NTR O L PANE L DI SCO NNE CT AF G AB O VE FINI S HED G RAD EWALL BRA C KET /WALL SCO N C E FIXT U RE - S EE FIXT U RE SC HED U L E P O LE & LUMINAIRE (S ) FIXTURE - SEE FIXTURE SCHEDUL ESURFACE/PENDANT FIXT U RE - S EE FIXT U RE SC HED U L E21009 R E C E SS ED D O WNLI G HT FIXT U RE - S EE FIXT U RE SC HED U L E LV T N L SCEMIGNU T C P FL A U MIRTOUIU G F C IPWSWSPSWOHPPESW FL S WLTSW HO APBMSPLINTTC FA C P GCTCCHVAC WPEC EW CMANMAGRCPC TB DSBALTSS FP CRCCOS H PKWLOC G ND XFM R F AAPJBEX EX RERRECEPT F U R N U N OELECTRICAL CO NTRA C T OR E MER G EN C Y E XI S TIN G REL OC ATE D E XI S TIN G T O BE REL OC ATE DEXISTING T O REMAI N E LE C TRI C WATER COO LE R FIRE ALARM ANN U N C IAT O R PANE L FIRE ALARM CO NTR O L PANE L F U LL L O AD AMP S FL O AT S WIT CH FIRE PR O TE C TI O N CO NTRA C T OR F U RNI S HE D G ENERAL CO NTRA C T OR G R OU ND FA U LT C IR CU IT INTERR U PTE R G R OU N D H AND-O FF-A U T O MATI C S WIT CH HO R S EP O WE RHEATING AND VENTILATIN G CO NTRA C T O R I SO LATED G R OU ND INTE G RA L IN R OO M IN U NI T JU N C TI O N B OX KIL O WATT S L OC ATI ON L O W TEMPERAT U RE LI G HT S WIT CH L O W V O LTA G E THERM OS TAT M A G NETI C S TARTE R M AN U AL S TARTER M AN U AL S TARTER WITH PIL O T LI G HT NI G HT LI G H T NEAR U NI T O VERHEAT PR O TE C TI ON OCCU PAN C Y S EN SO R O N U NI T P US H B U TT ON PL U MBIN G CO NTRA C T O R PNE U MATI C ELE C TRI C S WIT CH PREWIRED R EFRI G ERATI O N CO NTRA C T OR R EFRI G ERATI O N CO NTR O L CO NTRA C T OR R E C EPTA C L E S ELE C TED BY AR C HITE CT S EPARATE C IR C UI T S PEED S WIT CH SO FT S TAR T S WIT CH LINE V O LTA G E THERM OS TA T T O BE DETERMINE D TIME C L OCK TEMPERATURE CO NTR O L CO NTRA C T OR TEMPERAT U RE CO NTR O L PANE L U NIT MAN U FA C T U RER U NLE SS N O TED O THERWI SE WEATHER PR OO F ("WHILE-IN-U S E")TRAN S F O RME RMCAMINIMUM C IR CU IT AMP S VF D VARIABLE FRE Q UEN C Y DRIV E W WATT SSTSHUNT TRIP ET R E XI S TIN G T O BE REM O VE D N O TE S: 1. S EE H O TE L P L A N S F O R C IR CU IT I N G O F H O TE L E X T E R I O R L I G HT I N G . 2. EX I S TI N G P O LE A N D L U MI N A I R E . E . C . T O A D JU S T L U MI N A I R E F OR PR O PE R A I M I N G O F L I G HT F I X T U RE . 3 .E . C . T O F U RN I S H A N D I N S TA L L A D D I T I O NA L L U MI N A I R E T O E X I S TI N G P O LE A N D L U MI N A I R E . M A T C H E X I S TI N G L U MI N A I R E . 4. E . C . T O F U R N I S H, I N S TA L L A N D W I R E N E W P O LE A N D L U M I N A I R E . M AT C H E X I S TI N G P O LE A N D L U M I N A I R E S . E X T E N D 2 #8 T H W N & 1 #8 G ND . I N 3/ 4" C . T O N E W P O LE . 5 . S EE P A R K I N G G AR A G E P L A N S F O R C IR CU IT I N G O F P A R K I N G G AR A GE EX T E R I O R L I G HT I N G . At t a c h m e n t 1 1 Page 52 of 82 E2 EE2E2 E2 EEX EX X E2 2 2 E2 2 2 E2 E E2 E2E2EE2E EX X EX EX X EX X E E E E E X X E E E E E E E E EX X EX X E E E E X X ER R ER E E1 EX E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E EX ER R ER ER ER R E3 E3 E E E3 E3 E3 E3 E3 E3 PA R K I N G G A R A GE X X X X X X X X X X X E E E E E E E R R R R R R R PA R K I N G L O T 0 .00 0 .00 0. 0 0 00 0 0 .00 0 .00 0 .00 0 .00 0. 0 0 00 0 0 .00 0 .00 0 .00 0 .00 0. 0 0 00 0 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0. 0 0 0 0 .00 0 .00 0 .00 0 .00 0 .00 0. 0 0 0 0 .00 0 .00 0. 0 0 0 0 .00 0 .00 0. 0 0 0. 0 00.00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0. 0 0 00.00 0 .00 0 .00 0.0 0 00 0 0 .00 0 .00 0 .00 0 .00 0.0 0 0 .00 0 .00 0 .00 0 .00 0.0 0 00 0 0 .00 0 .00 0 .00 0 .00 0 .00 0 .00 0 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Exp.: 11 /30 /21DES PLAINES, ILLINOIS 1700 W. HIGGINS ROAD E2PHOTOMETRIC SITE PLAN 2 PH O T O ME T R I C S IT E P L A N SC AL E : 1 " = 4 0 '- 0 " LI G HT I N G A N A L Y S I S N O TE S: (PA R K I N G L O T ) 1. A V E R A G E F OO T C AN D L E S: 2. 38 2 . M AX I M U M F OO T C AN D L E S: 4. 56 3. M IN I M U M F OO T C AN D L E S: 0 .80 4. M AX I M U M /MI N I M U M R A T I O: 5 .7 : 1 5 . A V E R A G E /MI N I M U M R A T I O: 3 .0 :1 LI G HT I N G A N A L Y S I S N O TE S: (PA R K I N G G AR A G E ) 1. A V E R A G E F OO T C AN D L E S:3 .1 2 2. M AX I M U M F OO T C AN D L E S:5 .99 3 . M IN I M U M F OO T C AN D L E S: 1.07 4. M AX I M U M /MI N I M U M R A T I O:5 .6 :1 5 . A V E R A G E /MI N I M U M R A T I O:2.9 :1 At t a c h m e n t 1 1 Page 53 of 82 OFREMARKSDATENO.JO B N O.K &A J O B N O .DATE:S HEE TNO.DATEREMARKS 8 77 9 .0 202/17 /21 3CONSULTING ELECTRICAL ENGINEERS KORNACKI & ASSOCIATES, INC.102/17/21ISSUED FOR PERMIT & BID 21 009 D ate: 0 2 /17 /21 L ic. Exp.: 11 /30 /2 1DES PLAINES, ILLINOIS 1700 W. HIGGINS ROAD E3SCHEDULES & DETAILS 3 FI X T U RE SC HE D U L E E L U MI N A I R E M AT C H E X I S TI N G EX I S TI N G P O L E TY P E DE SC RI P T I ON M AN U FA C T U RE R C AT A L OG N U MB E R S HI E L D I N G FI N I SH MO U NT I N G IN P UT WA T T S E1 P O LE & L U M I N A I R E M AT C H E X I S TI N G M AT C H E X I S TI N G E2 P O LE & L U M I N A I R E LI T H O NI A S BA S EE D E T A I L 1 /E 3 1 83 E 3 P O LE & (2 ) L U M I N A I R E S LI T H O NI A S BA S EE D E T A I L 2 /E 3 (2 ) 1 8 3 M AT C H E X I S TI N G M AT C H E X I S TI N G D S X1 L E D - P 7 - 4 0 K- T 3 M- M V O LT - S PA - S BA (2 ) D S X 1 L E D - P 7 - 4 0 K - T 3 M - M V O LT - S P A - S B A 21 00 9 V O LT S VE R I F Y VE R I F Y L U ME N S 2 0 74 6 2 0 74 6 CO L OR TE M P 4 00 0 K 4 00 0 K C RI 7 0 + 80 + 90 + CO NT R O L S IN T E G RA L R EM O T E X X X X S EE N O TE S ELE C TRI C A L FIXT U RE TYPE 'E2' M OU NTIN G DETAI L N O T T O SC AL E3-1 /2" AN C H O R B O L T PR OJ E C TI ON(4 ) 1" x 36" x 4"A N C H O R B O LT S 1 1" B O LT C IR C LE D IAMETER G RAD E (6 ) #5 REBARS #4 TIEBAR S O N 12" C ENTER S O R #4 S PIRAL WITH 6 " PIT CH 3 L OO P S T O P & B O TT O M3" x 5 " HANDH O L EBOND G R OU ND W IRE T O P O LE.W IRE #6 G R OU ND WIRE T O P O LE G R OU ND L UG A T P O LE HANDH O LE .5/8 " x 1 0 ' MINIM UM G R OU ND R O D AT EA C H P O LE.30 '-0"1 8"24"11 "36"30"M IN .6 '-0 "24 "()1 E 2 'E 2' LITH O NIA C ATAL OG N U MBER SSS305G -DM1 9 A S -S BA P O LE & L U M I N A I R E ELE C TRI C A L FIXT U RE TYPE 'E 3 ' M OU NTIN G DETAI L N O T T O SC AL E3-1 /2" AN C H O R B O L T PR OJ E C TI ON(4 ) 1" x 36" x 4"AN C H O R B O LT S 1 1" B O LT C IR C LE D IAMETER G RAD E3" x 5 " HANDH O LEBOND G R OU ND WIRE T O P O LE.1 8"1 1 "2LITHONIA C ATAL OG N U MBE R SSS305G -DM2 8 A S -S BA 12" P OU RED CO N C RET E LI G HTWAL L At t a c h m e n t 1 1 Page 54 of 82 Traffic and Parking Impact Study Proposed Hotel Des Plaines, Illinois Prepared For: February 11, 2021 SITE Attachment 12 Page 55 of 82 Proposed Hotel Des Plaines, Illinois 1.Introduction This report summarizes the methodologies, results, and findings of a traffic and parking impact study conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for the proposed hotel to be located at 1700 W. Higgins Road in Des Plaines, Illinois. As proposed, the 107-room hotel will occupy an outlot parcel within the parking lot that serves the existing office building. A new 207-space parking garage is also proposed on the west side of the existing office building and will replace existing surface parking spaces. Access will continue to be provided via the existing access drive that is signalized at its intersection with Higgins Road. The purpose of this study was to examine background traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate traffic generated by the proposed hotel. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site. The sections of this report present the following: •Existing roadway conditions •A description of the proposed hotel •Directional distribution of the hotel traffic •Vehicle trip generation for the proposed hotel •Future traffic conditions including access to the proposed hotel •Traffic analyses for the weekday morning and evening peak hours •Recommendations with respect to adequacy of the site access and adjacent roadway system •Evaluation of the parking needs of the office building and the proposed hotel Traffic capacity analyses were conducted for the weekday morning and evening peak hours for the following conditions: 1.Existing Condition - Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2.Future Condition – Analyzes the projected traffic volumes which includes the existing traffic volumes increased by an ambient area growth factor (growth not attributable to any particular development) and the traffic estimated to be generated by the proposed hotel. Attachment 12 Page 56 of 82 Proposed Hotel Des Plaines, Illinois Site Location Figure 1 SITE Attachment 12 Page 57 of 82 Proposed Hotel Des Plaines, Illinois Aerial View of Site Figure 2 SITE PROPOSED HOTEL PROPOSED PARKING Attachment 12 Page 58 of 82 Proposed Hotel Des Plaines, Illinois 2.Existing Conditions Existing transportation conditions in the vicinity of the site were documented based on field visits conducted by KLOA, Inc. in order to obtain a database for projecting future conditions. The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices , and existing peak hour traffic volumes. Site Location The site, which is currently occupied by a six-story, 135,204 square-foot office building, a 392- space parking lot, and vacant land, is located east of the Canadian National Railway tracks at 1700 West Higgins Road. Land uses in the vicinity of the site include Rosemont Health & Fitness to the south, a park to the east, the Canadian National Railway tracks to the west, and Interstate 90 (I-90) to the north. Existing Roadway System Characteristics The characteristics of the existing roadways near the development are described below. Figure 3 illustrates the existing roadway characteristics. Higgins Road (IL 72) is an east-west minor arterial that provides two through lanes in each direction. At its signalized intersection with the access drive serving Rosemont Health & Fitness and the access drive serving the existing office building, Higgins Road provides a combined through/left-turn lane and a combined through/right turn lane on both approaches. Additionally, Higgins Road provides a standard style crosswalk on the west leg of this intersection. Higgins Road is under the jurisdiction of the Illinois Department of Transportation (IDOT), is not classified as a Strategic Regional Arterial (SRA) in the vicinity of the site, carries an annual average daily traffic (AADT) volume of 23,900 vehicles (IDOT 2017), and has a posted speed limit of 40 miles per hour. It should be noted that the access drive serving Rosemont Health & Fitness and the access drive serving the existing office building provide an exclusive left-turn lane and a combined through/right-turn lane on their approaches at their signalized intersection with Higgins Road. Additionally, the existing office building access drive and the Rosemont Health & Fitness access drive provide a standard style crosswalk on the north leg and a high-visibility crosswalk on the south leg of this intersection. Furthermore, the traffic signal is interconnected to the adjacent traffic signals at Mannheim Road to the west and Scott Street to the east. Attachment 12 Page 59 of 82 APARTMENTS MANOR VILLAGE FITNESS HEALTH & ROSEMONT BUILDING OFFICE EXISTING HOTEL PROPOSED GARAGE PROPOSED 72 Figure: 3 Existing Roadway Characteristics LEGEND - TRAVEL LANE - TRAFFIC SIGNAL - SPEED LIMITXX Kenig,Lindgren,O'Hara,Aboona,Inc. Job No: 19-085 - HIGH VISIBILITY CROSSWALK - STANDARD CROSSWALK 40 N NOT TO SCALE WIL LOW CREEK R O A D W H I G G I N S C A N A D I A N N A T I O N A L R A I L W A Y 40 10 Des Plaines, Illinois Proposed Hotel A t t a c h m e n t 1 2 P a g e 6 0 o f 8 2 Proposed Hotel Des Plaines, Illinois Existing Traffic Volumes In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted peak period traffic counts using Miovision Scout Video Collection Units on Wednesday, April 3, 2019 during the weekday morning (7:00 A.M. to 9:00 A.M.) and weekday evening (4:00 P.M. to 6:00 P.M.) peak periods at the intersection of Higgins Road with the access drive serving Rosemont Health & Fitness and the access drive serving the site. The results of the traffic counts showed that the weekday morning peak hour of traffic occurs from 7:30 A.M. to 8:30 A.M. and the weekday evening peak hour of traffic occurs from 4:45 P.M. to 5:45 P.M. Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count summary sheets are included in the Appendix. Crash Analysis KLOA, Inc. obtained crash data1 from IDOT for the most recent available five years (2013 to 2017) for the intersection of Higgins Road with the access drive serving Rosemont Health & Fitness and the access drive serving the site. The crash data for this intersection is summarized in Table 1. A review of the crash data indicated that no fatalities were reported at this intersection. Table 1 HIGGINS ROAD WITH ROSEMONT HEALTH & FITNESS CLUB – CRASH SUMMARY Year Type of Crash Frequency Angle Pedestrian Object Rear End Sideswipe Turning Other Total 2013 0 0 0 2 0 2 0 4 2014 0 0 0 3 0 5 0 8 2015 1 0 1 0 0 1 0 3 2016 1 0 0 0 0 2 0 3 2017 0 0 0 3 0 0 0 3 Total 2 0 1 8 0 10 0 21 Average <1.0 0 <1.0 1.6 0 2.0 0 4.2 1 IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of the data recipient(s). Additionally, for coding years 2015 to present, the Bureau of Data Collection uses the exact latitude/longitude supplied by the investigating law enforcement agency to locate crashes. Therefore, location data may vary in previous years since data prior to 2015 was physically located by bureau personnel. Attachment 12 Page 61 of 82 BUILDING OFFICE EXISTING HOTEL PROPOSED GARAGE PROPOSED 72 Figure: 4 Existing Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. Job No: 19-085 N NOT TO SCALE WIL LOW CREEK R O A D W H I G G I N S C A N A D I A N N A T I O N A L R A I L W A Y D R I V E A C C E S S LEGEND 00 (00) - WEEKDAY MORNING PEAK HOUR (7:30-8:30 AM) - WEEKDAY EVENING PEAK HOUR (4:45-5:45 PM) 1 1 ( 4 7 ) 3 5 ( 1 9 ) 1 9 ( 2 5 ) 1 6 ( 2 4 ) 6 ( 3 5 ) 4 ( 3 4 ) 3 6 ( 6 ) 1 1 3 8 ( 1 3 5 7 ) 2 3 ( 6 ) 6 6 9 ( 9 0 7 ) Des Plaines, Illinois Proposed Hotel A t t a c h m e n t 1 2 P a g e 6 2 o f 8 2 Proposed Hotel Des Plaines, Illinois 3.Traffic Characteristics of the Proposed Development In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed development, including the directional distribution and volumes of traffic that it will generate. Proposed Site and Development Plan As proposed, the 107-room hotel will occupy an outlot parcel within the parking lot that serves the existing office building. In addition, approximately 63 parking spaces will serve the hotel. A new 207-space parking garage is also proposed on the west side of the existing office building and will replace existing surface parking spaces. Access to the site will continue to be provided via the existing access drive that is signalized at its intersection with Higgins Road. A copy of the preliminary site plan depicting the proposed development and access is included in the Appendix. Directional Distribution The directions from which patrons and employees of the proposed hotel will approach and depart the site, as determined from the traffic counts, indicate that approximately 40 percent will approach and depart the site from the east and approximately 60 percent will approach and depart the site from the west. Estimated Site Traffic Generation The volume of traffic generated be the proposed hotel was estimated using data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. “All Suites Hotel” (Land-Use Code 311) was used for the proposed hotel. It should be noted that the existing 135,204 square-foot office building contains 74,291 square feet of vacant space. The “General Office Building” (Land-Use Code 710) was used for the vacant space that will be converted into office uses. Table 2 tabulates the estimated trips for the proposed hotel as well as the full occupancy of the vacant space within the office building. The trip rate graphs are included in the Appendix. Attachment 12 Page 63 of 82 Proposed Hotel Des Plaines, Illinois Table 2 ESTIMATED SITE-GENERATED TRAFFIC VOLUMES ITE Land Use Code Weekday Morning Peak Hour Weekday Evening Peak Hour Daily Type/Size In Out Total In Out Total 311 All Suites Hotel (107 rooms) 19 17 36 19 20 39 477 710 General Office Building1 (74,291 s.f.) 83 13 96 14 72 86 724 Total New Trips 102 30 132 33 92 125 1,201 1 Vacant office space Attachment 12 Page 64 of 82 Proposed Hotel Des Plaines, Illinois 4.Projected Traffic Conditions The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject development. Development Traffic Assignment The estimated weekday morning and evening peak hour traffic volumes that will be generated by the proposed hotel and full occupancy of the office building were assigned to the roadway system in accordance with the previously described directional distribution. The site traffic assignment for the proposed hotel is illustrated in Figure 5 and the total site traffic assignment for the hotel and the full occupancy of the office vacant space is illustrated in Figure 6. Background Traffic Conditions The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on 2050 Average Daily Traffic (ADT) projections provided by the Chicago Metropolitan Agency for Planning (CMAP) in a letter dated April 24, 2019, the existing traffic volume were increased by an annually compounded growth rate for eight years (one-year buildout plus seven years) totaling four percent to represent Year 2027 total projected conditions. A copy of the CMAP 2050 projections letter is included in the Appendix. Total Projected Traffic Volumes The development-generated traffic (Figure 6) was added to the existing traffic volumes increased by a regional growth factor to determine the Year 2027 total projected traffic volumes, as illustrated in Figure 7. Attachment 12 Page 65 of 82 BUILDING OFFICE EXISTING HOTEL PROPOSED GARAGE PROPOSED 72 Figure: 5 Kenig,Lindgren,O'Hara,Aboona,Inc. Job No: 19-085 N NOT TO SCALE WIL LOW CREEK R O A D W H I G G I N S C A N A D I A N N A T I O N A L R A I L W A Y LEGEND 00 (00) - WEEKDAY MORNING PEAK HOUR (7:30-8:30 AM) - WEEKDAY EVENING PEAK HOUR (4:45-5:45 PM) 1 1 ( 1 1 ) 1 0 ( 1 2 ) (Hotel) Estimated Site-Generated Traffic Volumes 8 ( 8 ) 7 ( 8 ) Des Plaines, Illinois Proposed Hotel A t t a c h m e n t 1 2 P a g e 6 6 o f 8 2 BUILDING OFFICE EXISTING HOTEL PROPOSED GARAGE PROPOSED 72 Figure: 6 Kenig,Lindgren,O'Hara,Aboona,Inc. Job No: 19-085 N NOT TO SCALE WIL LOW CREEK R O A D W H I G G I N S C A N A D I A N N A T I O N A L R A I L W A Y Estimated Total Site-Generated Traffic Volumes LEGEND 00 (00) - WEEKDAY MORNING PEAK HOUR (7:30-8:30 AM) - WEEKDAY EVENING PEAK HOUR (4:45-5:45 PM) 4 1 ( 1 4 ) 1 2 ( 4 4 ) 1 8 ( 4 8 ) 6 1 ( 1 9 ) Des Plaines, Illinois Proposed Hotel A t t a c h m e n t 1 2 P a g e 6 7 o f 8 2 BUILDING OFFICE EXISTING HOTEL PROPOSED GARAGE PROPOSED 72 N NOT TO SCALE Figure: 7 Total Projected Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. Job No: 19-085 WIL LOW CREEK R O A D W H I G G I N S C A N A D I A N N A T I O N A L R A I L W A Y LEGEND 00 (00) - WEEKDAY MORNING PEAK HOUR (7:30-8:30 AM) - WEEKDAY EVENING PEAK HOUR (4:45-5:45 PM) 6 4 ( 2 0 ) 7 0 8 ( 9 6 0 ) 1 6 ( 2 4 ) 1 9 ( 2 5 ) 3 5 ( 1 9 ) 1 1 ( 4 7 ) 1 2 0 4 ( 8 4 6 ) 9 7 ( 2 5 ) 2 4 ( 8 3 ) 1 6 ( 7 8 ) Des Plaines, Illinois Proposed Hotel A t t a c h m e n t 1 2 P a g e 6 8 o f 8 2 Proposed Hotel Des Plaines, Illinois 5.Traffic Analysis and Recommendations The following provides an evaluation conducted for the weekday morning and evening peak hours. The analysis includes conducting capacity analyses to determine how well the roadway system and access drives are projected to operate and whether any roadway improvements or modifications are required. Traffic Analyses Roadway and adjacent or nearby intersection analyses were performed for the weekday morning and evening peak hours for the existing (Year 2019) and future projected (Year 2027) traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using the Synchro/SimTraffic 10 computer software. The analyses for the intersection of Higgins Road with the access drive serving Rosemont Health & Fitness was completed utilizing actual cycle lengths, phasings, and offsets. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing and Year 2027 total projected conditions are presented in Table 3. A discussion of the intersection follows. Summary sheets for the capacity analyses are included in the Appendix. Attachment 12 Page 69 of 82 Proposed Hotel Des Plaines, Illinois 15 Table 3 CAPACITY ANALYSIS RESULTS – HIGGINS ROAD WITH THE ROSEMONT HEALTH & FITNESS ACCESS DRIVE – SIGNALIZED Peak Hour Eastbound Westbound Northbound Southbound Overall L/T/R L/T/R L T/R L T/R Ye a r 2 0 1 9 Ex i s t i n g C o n d i t i o n s Weekday Morning Peak Hour A 3.9 A 2.9 D 52.6 D 47.6 D 45.0 D 45.2 A 5.0 D – 50.8 D – 45.1 Weekday Evening Peak Hour A 3.9 A 3.1 E 59.4 E 59.2 E 64.6 E 61.7 A 6.3 E – 59.3 E – 63.1 Ye a r 20 2 7 To t a l Pr o j e c t e d C o n d i t i o n s Weekday Morning Peak Hour A 5.4 A 3.1 D 52.7 D 47.5 D 47.6 D 48.3 A 6.4 D – 50.9 D – 48.0 Weekday Evening Peak Hour A 7.1 A 5.1 D 52.6 D 52.3 E 68.4 E 63.5 B 10.5 D – 52.4 E – 65.8 Letter denotes Level of Service; Delay is measured in seconds. L = Left Turn, T = Through, R = Right Turn A t t a c h m e n t 1 2 P a g e 7 0 o f 8 2 Proposed Hotel Des Plaines, Illinois Discussion and Recommendations The following summarizes how the intersection of Higgins Road with the access drive serving Rosemont Health & Fitness and the access drive serving the site is projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development traffic. Higgins Road with the Access Drive Serving Rosemont Health & Fitness/Access Drive Serving the Site The results of the capacity analysis indicate that overall this intersection currently operates at Level of Service (LOS) A during the weekday morning and evening peak hours. It should be noted that the eastbound and westbound approaches currently operate at LOS A during both peak hours. Furthermore, the northbound and southbound approaches currently operate at LOS D during the weekday morning peak hour and at LOS E during the weekday evening peak hour. Under projected conditions, the intersection is projected to operate at LOS A during the weekday morning peak hour and at LOS B during the weekday evening peak hour with increases in delay of approximately one second and four seconds, respectively. It should be noted that the eastbound and westbound approaches are projected to continue to operate at LOS A during the weekday morning and evening peak hours with increases in delay of approximately three seconds or less during both peak hours. Furthermore, the northbound approach is projected to operate at LOS D during both peak hours with increases in delay of less than one second. Additionally, the southbound approach is projected to operate at LOS D during the weekday morning peak hour and at LOS E during the weekday evening peak hour with increases in delay of less approximately three seconds. As such, the intersection has sufficient reserve capacity to accommodate the traffic that will be generated by the proposed hotel. Parking Evaluation A parking evaluation to assess the adequacy of the parking supply of the office building in accommodating the increase in parking demand that will be generated by the full occupancy of the office building and the parking demand that will be generated by the proposed hotel was conducted. In order to do that, the following tasks were undertaken: •A parking occupancy survey of the office building was conducted by KLOA, Inc. on a weekday. •Projected parking demand was generated for the proposed hotel. •The adequacy of the available parking within the parking lot of the office building was evaluated to assess its ability in accommodating the increase in parking demand. Attachment 12 Page 71 of 82 Proposed Hotel Des Plaines, Illinois Parking Occupancy Survey In order to determine the existing parking demand, a parking occupancy survey was conducted at the office building on Wednesday, April 3, 2019. The count was conducted in one-hour intervals from 5:00 A.M. to 8:00 P.M. and the results of the parking occupancy survey are summarized in Table 4. The results of the parking occupancy survey indicated the following: •The site currently has 392 parking spaces including 358 outdoor parking spaces, 28 indoor parking spaces, and six handicap parking spaces. •Peak parking demand was 136 vehicles (35 percent) occurring at 11:00 A.M. with a surplus of 256 parking spaces. Table 4 WEEKDAY PARKING OCCUPANCY SURVEY – EXISTING OFFICE BUILDING Time Parking Occupancy Percentage Occupancy 5:00 AM 4 1% 6:00 AM 20 5% 7:00 AM 42 11% 8:00 AM 96 24% 9:00 AM 125 32% 10:00 AM 134 34% 11:00 AM 136 35% 12:00 PM 124 32% 1:00 PM 126 32% 2:00 PM 124 32% 3:00 PM 106 27% 4:00 PM 100 26% 5:00 PM 61 16% 6:00 PM 15 4% 7:00 PM 8 2% Inventory: 392 spaces Attachment 12 Page 72 of 82 Proposed Hotel Des Plaines, Illinois Parking Demand Adjustments It should be noted that, at the time the parking occupancy survey was conducted, the existing six- story office building had approximately 74,291 square feet of vacant space. In order to determine the parking demand of the fully occupied office building, the parking demand of the vacant space was estimated based on the results of the parking occupancy survey. As a result, the peak parking demand of the fully occupied office building will occur at 11:00 A.M. with a parking demand of 302 spaces. For comparison purposes, KLOA, Inc. also calculated the hourly parking demand of the office building using rates for a general office (Land-Use Code 710) found in the ITE Parking Generation Manual, 5th Edition. Table 5 summarizes the projected hourly parking demand for the office building assuming full occupancy based on the parking occupancy survey and based on ITE rates. The results of the parking demand adjustments indicated the following: •Peak parking demand based on the survey rates will be 302 vehicles (77 percent) occurring at 11:00 A.M. with a surplus of 90 parking spaces. •Peak parking demand based on ITE rates will be 314 vehicles (80 percent) occurring at 11:00 A.M. with a surplus of 78 parking spaces. Based on the above, the projected parking demand of the office building at full occupancy is very similar either using the parking survey rates or the ITE rates. Attachment 12 Page 73 of 82 Proposed Hotel Des Plaines, Illinois Table 5 PROJECTED WEEKDAY HOURLY PARKING DEMAND OFFICE BUILDING AT FULL OCCUPANCY Parking Survey Rates ITE Parking Rates Time Existing Demand Vacant Space Demand Total Existing Demand Vacant Space Demand Total 5:00 AM 4 5 9 4 0 4 6:00 AM 20 24 44 20 0 20 7:00 AM 42 51 93 42 23 65 8:00 AM 96 117 213 96 85 181 9:00 AM 125 152 277 125 157 282 10:00 AM 134 163 297 134 178 312 11:00 AM 136 166 302 136 178 314 12:00 PM 124 151 275 124 151 275 1:00 PM 126 154 280 126 149 275 2:00 PM 124 151 275 124 166 290 3:00 PM 106 129 235 106 167 273 4:00 PM 100 122 222 100 151 251 5:00 PM 61 74 135 61 100 161 6:00 PM 15 18 33 15 36 51 7:00 PM 8 10 18 8 20 28 Inventory: 392 spaces Attachment 12 Page 74 of 82 Proposed Hotel Des Plaines, Illinois Parking Demand of the Proposed Hotel It should be noted that the proposed hotel will occupy the southeast corner of the lot which provides parking to the existing office building, resulting in a loss of approximately 82 parking spaces. The proposed 207-space parking garage will be replacing the existing surface parking spaces. Overall, the site will provide a total parking supply of 401 spaces, which is a net increase of nine parking spaces over the existing supply. The parking demand of the proposed hotel was estimated based on the City of Des Plaines Zoning Code and on parking rates published by ITE in its Parking Generation Manual, 5th Edition. Land- Use Code 311 (All Suites Hotel) was utilized. Below is a breakdown of the required parking spaces based on the two aforementioned sources. •City of Des Plaines Zoning Code o 107 parking spaces (ratio of one space per guestroom, plus one space per 200 square feet of area devoted to offices). No area devoted to offices within the hotel was assumed in the study. •ITE Parking Generation Manual, 5th Edition o 82 parking spaces (ratio of 0.77 spaces per rooms) The parking demand for the all-suites hotel for both methods was distributed on an hourly basis based on information provided in the ITE Parking Generation Manual. Table 6 summarizes the projected hourly parking demand for the proposed hotel. Based on these methodologies, the following parking demand of the proposed hotel was determined: •Peak parking demand based on the City of Des Plaines Code will be 107 vehicles occurring between 12:00 A.M. and 4:00 A.M. •Peak parking demand based on ITE rates will be 82 vehicles occurring between 12:00 A.M. and 4:00 A.M. •Peak parking demand (between 5:00 A.M. and 7:00 P.M.) based on the City of Des Plaines Code will be 95 spaces occurring at 5:00 A.M. and 6:00 A.M. •Peak parking demand (between 5:00 A.M. and 7:00 P.M.) based on the City of Des Plaines Code will be 73 spaces occurring at 5:00 A.M. and 6:00 A.M. Attachment 12 Page 75 of 82 Proposed Hotel Des Plaines, Illinois Table 6 PROJECTED WEEKDAY HOURLY PARKING DEMAND - HOTEL Time City of Des Plaines Zoning Code ITE Rates 5:00 AM 95 73 6:00 AM 95 73 7:00 AM 87 66 8:00 AM 77 59 9:00 AM 76 58 10:00 AM 51 39 11:00 AM 44 34 12:00 PM 31 24 1:00 PM 32 25 2:00 PM 27 21 3:00 PM 36 28 4:00 PM 46 35 5:00 PM 41 31 6:00 PM 43 33 7:00 PM 39 30 Attachment 12 Page 76 of 82 Proposed Hotel Des Plaines, Illinois Total Projected Parking Demand The total projected parking demand of the overall site was calculated adding the projected parking demand for the proposed hotel to the projected parking demand of the office building assuming full occupancy. It should be noted that in order to provide for a conservative analysis, the highest hourly parking demand for each land use was utilized (City of Des Plaines Code for the all-suites hotel and ITE rates for the office building). Table 7 shows the total projected hourly parking demand for the site. A review of Table 7 indicates that the projected peak parking demand for the overall site wi ll be 363 vehicles (91 percent occupancy) occurring at 10:00 A.M. with a surplus of 38 parking spaces. Therefore, the results of the parking evaluation show that the proposed parking supply of 401 parking spaces will be adequate in accommodating the projected peak parking demand of the two land uses. Attachment 12 Page 77 of 82 Proposed Hotel Des Plaines, Illinois Table 7 WEEKDAY TOTAL PROJECTED PARKING DEMAND Time Office1 Hotel2 Total Surplus Percent Occupancy 5:00 AM 4 95 99 302 0.25 6:00 AM 20 95 115 286 0.29 7:00 AM 65 87 152 249 0.38 8:00 AM 181 77 258 143 0.64 9:00 AM 282 76 358 43 0.89 10:00 AM 312 51 363 38 0.91 11:00 AM 314 44 358 43 0.89 12:00 PM 275 31 306 95 0.76 1:00 PM 275 32 307 94 0.77 2:00 PM 290 27 317 84 0.79 3:00 PM 273 36 309 92 0.77 4:00 PM 251 46 297 104 0.74 5:00 PM 161 41 202 199 0.50 6:00 PM 51 43 94 307 0.23 7:00 PM 28 39 67 334 0.17 Proposed Parking Supply: 401 spaces 1 – Hourly parking demand based on ITE rates at full occupancy 2 – Hourly parking demand based on City of Des Plaines Code Attachment 12 Page 78 of 82 Proposed Hotel Des Plaines, Illinois 6.Conclusion Based on the preceding analyses and recommendations, the following conclusions have been made: •The traffic that will be generated by the proposed hotel will not be significant. •The existing signalized access drive off Higgins Road has adequate reserve capacity to accommodate the increase in traffic resulting from the proposed hotel as well as the full occupancy of the office building. •The results of the parking evaluation indicate that the proposed number of parking spaces will be adequate in accommodating the projected peak parking demand of both land uses. •The projected peak parking demand could be lower than that estimated in the evaluation given that some of the customers of the hotel will be employees of the adjacent office building. Attachment 12 Page 79 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E X H I B I T S \ 8 7 7 9 . 0 3 F I R E T R U C K _ E X H . d g n F I R E T R U C K - 1 U s e r = a g a n d h i At t a c h m e n t 1 3 Page 80 of 82 N: \ P r o j e c t s \ 8 7 7 9 \ 8 7 7 9 . 0 3 - H o t e l \ E X H I B I T S \ 8 7 7 9 . 0 3 F I R E T R U C K _ E X H . d g n F I R E T R U C K - 2 U s e r = a g a n d h i At t a c h m e n t 1 3 Page 81 of 82 1700 W. Higgins Rd – Public Notice 1700 W. Higgins Rd – Billboard 1 & Area for Proposed Parking Garage 1700 W. Higgins Rd – Looking Northwest at Front of Site 1700 W. Higgins Rd – Billboard 2 & Area for Proposed Hotel A t t a c h m e n t 1 4 P a g e 8 2 o f 8 2 E COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT 1420 Miner Street Des Plaines, IL 60016 P: 847.391.5380 desplaines.org Date: March 15, 2021 To: Planning and Zoning Board From: Jonathan Stytz, Planner Cc: Michael McMahon, Director of Community & Economic Development Subject: Consideration of Variance Request to Exceed the Maximum Density Permitted at 800 Beau Drive (8th Ward) Issue: The petitioner is requesting a Major Variation under Section 12-7-2(J) of the 1998 Des Plaines Zoning Ordinance, as amended, to allow a 50-unit multi-family development at 800 Beau Drive where the maximum number of units permitted is 29. Analysis: Address: 800 Beau Drive Owner: Sae Khwang United Presbyterian Church, 800 Beau Drive, Des Plaines, IL 60016 Petitioner: HTG Illinois Developer, LLC, 3225 Aviation Avenue, 6th Floor, Coconut Grove, FL 33133 Case Number: 21-006-V PIN: 08-24-100-022-0000 Ward: #8, Alderman Andrew Goczkowski Existing Zoning: R-3, Townhouse Residential District Existing Land Use: Sae Khwang United Presbyterian Church Surrounding Zoning: North: R-1, Single Family Residential District South: R-3, Townhouse Residential District East: R-3, Townhouse Residential District West: R-3, Townhouse Residential District MEMORANDUM Page 1 of 45 Surrounding Land Use: North: Single Family Residences South: Townhouse Residences East: Townhouse Residences West: Townhouse Residences Street Classification: Dempster Street is classified as a minor arterial street and Beau Drive is classified as a local street. Comprehensive Plan: The Comprehensive Plan designates the site as Institutional. Project Description: The petitioner, Jake Zunamon on behalf of Housing Trust Group, is requesting a major variation to allow for a 50-unit multi-family development in the R-3, Townhouse Residential District at 800 Beau Drive where a maximum of 29- units are permitted. The subject property, located at the southwest corner of the Dempster Street / Beau Drive intersection, is 81,422-square feet (1.87 acres) in size and is currently improved with a one-story building, detached garage, three accessory sheds, surface parking area, and open space as shown on the Plat of Survey (Attachment 4). Pursuant to Section 12-7-2(J), the minimum lot area for corner lots in the R-3 zoning district is 2,800-square feet per dwelling unit. Given the size of the subject property, the total number of units permitted is 29 (81,422-square feet / 2,800-square feet = 29). The petitioner is requesting to construct a four-story, 59,000-square foot building with 50-units consisting of 20 one-bedroom / one- bathroom units, 15 two-bedroom / two-bathroom units, and 15 three-bedroom / three-bathroom units. The development is designated to serve low income families with 40 units set aside for families earning 60% of the Area Median Income (AMI) and 10 units set aside for families earning 30% AMI or below. The proposed resident amenities will include a community room, computer café, open lobby area, weather protection covered entries, community patio, residential garden plots, and on-site management personnel. The proposed floor plan will allow for units that are approximately 15% larger in size than the minimum size required by the Illinois Housing Development Authority (IHDA) as shown in the Project Narrative (Attachment 1). The proposed building will be located along Dempster Street at the southwest corner of the Dempster Street / Beau Drive intersection with parking and site access in the back from Beau Drive as shown on the Site Plan (Attachment 5). This portion of Beau Drive contains a center landscaped median from Dempster Street in the north to Florian Street in the south. However, the proposal includes the use of the existing break in the center landscape median at the intersection of Beau Drive / King Lane for full access in and out of the site. Pursuant to Section 12-9-7 of the Des Plaines Zoning Ordinance, multiple- family dwellings in all districts approved for such use, except for the R-4, C-5, and C-3 Mixed Use Planned Unit Development lots, require two parking spaces per dwelling unit. Given the 50 proposed units proposed in this development, the total number of parking spaces required is 100, including four handicap accessible parking spaces. As shown on the Site Plan (Attachment 5), the proposal includes 96 regular parking spaces and four handicap accessible parking spaces in compliance with Sections 12-9-7 and 12-9-8 of the Des Plaines Zoning Ordinance. Page 2 of 45 Compliance with the Comprehensive Plan The proposed project, including the proposed the site improvements, address various goals and objectives of the 2019 Comprehensive Plan including the following aspects: • Future Land Use Plan: o This property is designated as Institutional on the Future Land Use Plan. The Future Land Use Plan strives to promote institutional uses in order to provide additional services to the community and support diversity and inclusion within the City of Des Plaines such as the existing church currently located on the site. While the proposed use does not specifically fall into the category of an institutional land use, it does offer an opportunity for the inclusion of diverse groups such as low-income individuals who may have limited housing options. The site is also located near denser development areas with direct access to transit and the Elmhurst Road commercial corridor. o The subject property is located near the defined Elmhurst Road commercial corridor with townhouse developments to the south, east, and west. The subject property currently contains a place of worship with surface parking and open space. However, the request would increase the amount of low-income housing options available in the City of Des Plaines. The proposal would assist in achieving the goal of the comprehensive plan to increase affordable housing in Des Plaines with on-site amenities for residents. • Landscaping and Screening: o The Comprehensive Plan seeks to encourage and actively pursue beautification opportunities and efforts, including the installation of landscaping, street furniture, lighting, and other amenities, to establish a more attractive shopping environment and achieve stronger corridor identity in Des Plaines. o The proposal includes extensive landscaping around the building, throughout the parking lot, and along the property boundaries to enhance the aesthetics of the site and properly screen it from surrounding properties. The Site Plan indicates a two-foot reduction in depth of the parking stalls along the perimeter of the parking lot, which directly abut curbed landscape areas and permit the overhang of the adjacent vehicle’s front bumper. However, the proposed landscaping beds in these areas are still a minimum of 5-feet in width excluding the vehicle overhang area in compliance with Section 12-9-6 of the Des Plaines Zoning Ordinance. While the aforementioned aspects represent a small portion of the goals and strategies of the Comprehensive Plan, there is a large emphasis on improving existing commercial developments and enhancing commercial corridors throughout Des Plaines. Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6(H) of the 1998 City of Des Plaines Zoning Ordinance, as amended. 1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty: Comment: Carrying out the strict letter of this code would reduce the number of affordable housing units permitted on the property effectively making the proposal impractical and ultimately reducing development opportunities for the subject property zoned for higher density residential development. Please see the Petitioner’s responses to Standards for Variations. Page 3 of 45 2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot: Comment: The existing access and location of the subject property creates an unique physical condition that limits the available development of this site. The site is currently only accessed by one curb cut off Beau Drive, which is improved with a center landscaped median. Given the property’s close proximity to the Dempster Street / Beau Drive intersection, the addition of a full access curb cut on Dempster Street could negatively impact traffic flow and circulation thus limiting viable access to the site. In addition, the subject property is land-locked with multi-family development in the R-3 zoned district to the south, west, and east preventing the size of the lot to be enlarged to meet the minimum lot area standards. Please see the Petitioner’s responses to Standards for Variations. 3. Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title: Comment: The physical conditions described above are of no fault to the petitioner as the existing property consists of these characteristics prior to the development proposal for 50 multi-family units. Staff is not aware of any action of the current or previous owner which created the conditions described above. Please see the Petitioner’s responses to Standards for Variations. 4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision: Comment: Carrying out the strict letter of this code could deprive the existing property owner of substantial rights enjoyed by other owners of similarly zoned lots by limiting the development or selling of the property to be redeveloped with a use permitted in the R-3 zoning district. The R-3- zoned lot directly west of the subject property is of similar size and contains a development of a similar type and design compared to the proposed development at 800 Beau Drive. Please see the Petitioner’s responses to Standards for Variations. 5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely the inability of the owner to make more money from the use of the subject lot: Comment: The granting of this variation for density would not provide any special privilege of the property owner or petitioner as similar developments in the R-3 zoning district have the opportunity for this request for development proposals permitted in the R-3 district. This variation would allow for the redevelopment of the existing site and the increase in affordable housing options in Des Plaines. Please see the Petitioner’s responses to Standards for Variations. 6. Title And Plan Purposes: The variation would not result in a use or development of the subject lot that would be not in harmony with the general and specific purposes for which this title and the provision from which a variation is sought were enacted or the general purpose and intent of the comprehensive plan: Page 4 of 45 Comment: The proposed multi-family development would be harmonious with the surrounding multi- family development south of Dempster Street. The addition of affordable housing in this area with direct access to transit and the Elmhurst Road commercial corridor support the goals and objectives of the Comprehensive Plan. Please see the Petitioner’s responses to Standards for Variations. 7. No Other Remedy: There is no means other than the requested variation by which the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the subject lot. Comment: There are no other reasons that the aforementioned hardships can be avoided or remedied as the property is land-locked and cannot be expanded to meet minimum standards for larger residential development intended for a R-3 zoned property. Please see the Petitioner’s responses to Standards for Variations. 8. Minimum Required: The requested variation is the minimum measure of relief necessary to alleviate the alleged hardship or difficulty presented by the strict application of this title. Comment: This would be the minimum amount of relief necessary to alleviate the aforementioned hardships and allow the petitioner to redevelop the subject property with a multi-family development. The proposed meets or exceeds all other requirements of the Des Plaines Zoning Ordinance. Please see the Petitioner’s responses to Standards for Variations. Recommendation: Staff recommends approval of the requested increase in density from 29 to 50-units in the R-3, Townhouse Residential District at 800 Beau Drive based on review of the information presented by the applicant and the standards and conditions met by Section 12-3-6(H) (Findings of Fact for Variations) as outlined within the City of Des Plaines Zoning Ordinance, as amended. Planning and Zoning Board Procedure: Under Section 12-3-6(F) of the Zoning Ordinance (Major Variations), the Planning and Zoning Board has the authority to recommend that the City Council approve, approve subject to conditions, or disapprove the above-mentioned variance for density within the C-3 Zoning District at 800 Beau Drive. The City Council has the final authority on the proposal. Attachments: Attachment 1: Petitioner’s Project Narrative Attachment 2: Petitioner’s Responses to Standards for Variation Attachment 3: Location Map Attachment 4: Plat of Survey Attachment 5: Site Plan Attachment 6: Floor Plans and Elevations Attachment 7: Renderings Attachment 8: Landscape Plan Attachment 9: Traffic Study without Appendices Attachment 10: Fire Truck Turning Radius Exhibit Attachment 11: Site and Context Photos Page 5 of 45 HOUSING TRUST GROUP 3225 Aviation Avenue, 6th Floor • Coconut Grove, FL 33133 • 305-860-8188 www.htgf.com PROJECT NARRATIVE 800 Beau Drive, Des Plaines Developers: Housing Trust Group and Turnstone Development The Housing Trust Group is proposing a development at 800 Beau Drive in Des Plaines, IL (the “Development”) that will include a new-construction multifamily building with approximately 59,000 square feet and containing fifty (50) units. The Development will provide one hundred (100)surface parking spaces (2 spaces per unit). The Development will be four (4) stories in height. The building is designed to extend parallel to and set back from Dempster Street also known as Thacker Street. The 1.87-acre site is currently occupied by a religious institution and parking lot, which will be demolished during construction. The site is within an urban infill and fully developed area, with mainly residential land uses. The Development’s residents will greatly benefit from the close proximity of fixed-route public transportation on Dempster. The proposed unit mix entails twenty (20) one-bedroom / one-bathroom units, fifteen (15) two- bedroom / two-bathroom units, and fifteen (15) three-bedroom / two-bathroom units. The units are stacked to provide an efficient floor layout that helps maximize on-site open space and designed to be 15% larger than the minimum Illinois Housing Development Authority (IHDA) minimum standards. The development is designated to serve families, with forty (40) of the units set-aside for families earning 60% of the Area Median Income (AMI) or below and ten (10) of the units set- aside for families earning 30% AMI or below. The Development will offer a collection of communal amenity space to promote both internal and exterior social activity and community engagement. Interior community space amenities include: community room, computer café, open lobby; and on-site management with access controls and surveillance cameras. The building design will also incorporate energy and environmental green building practices. Exterior amenities are currently scheduled to include: weather protection covered entries; community patio; and resident garden plots. The development partnership team consists of: Housing Trust Group – a Florida based organization with over 30 years of history and over three dozen affordable communities located primarily in the Southeast United States and Arizona; and Turnstone Development – an Illinois- based not-for-profit organization dedicated to providing affordable housing, with over 20 existing developments in the Chicagoland area. It is the intent and request of the developer to request a Major Variance from the City of Des Plaines increasing the allowable density from 29 to 50 units. The proposal has already been submitted to IHDA for financing. Attachment 1 Page 6 of 45 Responses to Standards for Variations 3/9/21 . 1. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty. Comment: The property is currently zoned R-3 multi-family and currently has a church on the site. The current R3 restrictions of 2,800 feet per unit would only allow a maximum of 29 units on the property. The market rate land price for this property makes a multifamily residential development of any quality financially impractical if it were to be limited to only 29 units. Even the adjacent property to the West, which was developed as a residential multi-family apartment building at a much earlier time when the price of land per unit was much less, was built with more units. The development will be financed through low-income housing tax credits which are a source of funding only created through the physical construction of real property and the qualification of low income residents into their future apartments. Building only 29 units for low income families with not be economically feasible as the tax credits generated would be insufficient to finance the development at all. 50 units is the minimum necessary to build this development in a way which enough revenue is created, which is capped at HUD limits, to cover expenses such as payroll, utilities and property taxes. 2.Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot. Comment: The subject property is an irregular shape in that Beau Drive is not perpendicular to this site at 800 Beau Drive. Additionally, there is an existing curb cut off of King Lane and no true access off Dempster/ Thacker Street. This requires the petitioner to adjust our building dimensions and it makes it difficult to comply with all the applicable regulations in the code such as setbacks, height, and parking requirements. This site also has a unique difficulty with the proximity to Beau Court where this site would not make sense to do structured parking as that would change the nature of the neighborhood. Notwithstanding the foregoing, with all these irregular features, the petitioner is only requesting a variance with regards to the density and is otherwise meeting all requirements of the R-3 zoning. Attachment 2 Page 7 of 45 3.Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title. Comment: These unique characteristics of this site were not created by the petitioner. However, it should be noted that by granting the requested variations, the petitioner will be making improvements to the subject property that will ultimately enhance this corner and have it fit in better with the residential uses of this area as zoned. Additionally, the existing use of the church land is tax exempt, while the proposed apartment use will allow this development to be added to the city’s tax roll and will pay property taxes. 4.Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision. Comment: Enforcing the strict letter of the density requirements would deny, not only the petitioner, but the neighborhood as a whole and land owners would lose potential rights since other sites in the area; to the West and South, already enjoy the better density rights. 5.Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely the inability of the owner to make more money from the use of the subject lot. Comment: Granting the petitioner these variances would not present a special privilege to make more money. Since this development is slated as affordable housing, rents are capped at 60 percent of the area median income. This will be mandated via land use restriction agreement recorded against the land title, restricting the property to these capped rents for 30 years. Granting these variations will not give additional rights that are not already available to other lots similar to this which have been developed. 6.Title And Plan Purposes: The variation would not result in a use or development of the subject lot that would be not in harmony with the general and specific purposes for which this title and the provision from which a variation is sought were enacted or the general purpose and intent of the comprehensive plan. Comment: These variations will maintain the uses in a harmonious way with the surrounding land uses. According to the City’s land use map, this entire area is to be slated as R-3 multi-family residential. This is in agreement with the Attachment 2 Page 8 of 45 comprehensive plan and the surrounding area uses in order to make this the model of future development for this corridor. HTG will be providing high quality residences with amenities such as new appliances; spacious layouts and generous natural light – all at affordable rates. The development will be highly desirable, and will very likely generate a waiting list within the community, given previous experience. Also, Dempster street is a major commercial artery and these residences will be desirable for many who work at these local businesses. For many, it would mean the ability to walk to work without needing a car. 7.No Other Remedy: There is no means other than the requested variation by which the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the subject lot. Comment: The granting of this variance towards density is the only remedy to the current requirements. Without creating additional hardship to the petitioner, it is not feasible to put only 29 units on this site. Without the granting of this variance, this lot will remain as a non conforming use that is not consistent with the land use map. The proposed community will be a fantastic product, adding value to the existing neighborhood, with a best in class developer, design team, GC and property management company. 8.Minimum Required: The requested variation is the minimum measure of relief necessary to alleviate the alleged hardship or difficulty presented by the strict application of this title. Comment: The granting of this variance is the minimum relief that can be achieved to alleviate the hardship created by the unique characteristics of this site. Illinois Housing Development Authority has minimum requirements for sizes of units as well as restrictions on the rents. A minimum of 50 units is what achieves this based on the market price of the land and resources available for financing this residential housing. Attachment 2 Page 9 of 45 0 300 600 ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Print Date: 3/16/2021 800 Beau Drive Notes Legend Attachment 3 Page 10 of 45 PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. ASSOC.:DATEREVISIONSDRAWN BY TM TM 800 BEAU DRIVE DES PLAINES, ILLINOIS BOUNDARY AND TOPOGRAPHIC SURVEY At t a c h m e n t 4 Page 11 of 45 PROJ. MGR.:DRAWN BY:DATE:SCALE:OFSHEETPROJ. 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D M SH A D E T R E E S AC E F R E GL E T R I CA T S P E GY M D I O QU E M A C OR N A M E N T A L T R E E S SY R I V O CE R C A N L FA G S Y L AM E G R A DE C I D U O U S S H R U B S CO R F L A CO R C A R CO T A C U RH U G R O EV E R G R E E N S H R U B S TA X D E N JU N B R O PE R E N N I A L EU M A C BU L B SE D HO S E L E RU D AS C EC H GR A S S E S CA L K A R GR O U D N C O V E R HE M O R O EU O C O L TU R S E E D PA C T E R TA G QTY DESCRIPTION 16 6 BOTANICAL NAME / COMMON NAME CONDITION SIZE QTY ACER FREEMANI ‘AUTUMN BLAZE’ / AUTUMN BLAZE MAPLE B&B 2.5” CAL 7 GLEDITSIA TRIACANTHOS / HONEYLOCUST B&B 2.5” CAL 11 CATALPA SPECIOSA / NORTHERN CATALPA B&B 2.5” CAL 8 GYMNOCLADUS DIOICUS/ KENTUCKY COFFEETREE B&B 2.5” CAL 2 QUERCUS MACROCARPA / BURR OAK B&B 2.5” CAL 1 BOTANICAL NAME / COMMON NAME CONDITION SIZE QTY SYRINGA RETICULATA ‘IVORY SILK’ / IVORY SILK JAPANESE LILAC CONT 20” H 2 CERCIS CANADENSIS / EASTERN REDBUD B&B 20” H 1 FAGUS SYLVATICA ‘TRICOLOR’ / TRICOLOR BEECH B&B 80” H 1 AMELANCHER X GRANDFLORA ‘AUTUMN BRILLIANCE /CONT. 20” H 11 AUTUMN BRILLIANCE SERVIC EBERRY BOTANICAL NAME / COMMON NAME CONDITION SIZE QTY CORNUS SERICEA “FLAVIRAMEA’ / YELLOW TWIG DOGWOOD B&B 20”50 CORNUS SERICEA “CARDINAL’ / RED TWIG DOGWOOD B&B 20"40 COTONEASTER ACUTIFOLIUS / PEKING COTONEASTER B&B 36” H 10 RHUS AROMATICA ‘GRO-LOW” / GRO-LOW FRAGRANT SUMAC B&B 24”5 BOTANICAL NAME / COMMON NAME CONDITION SIZE QTY TAXUS X MEDIA ‘DENSIFORMIS’ / DENSE YEW B&B 24"H 10 JUNIPERUS SABINA ‘BROADMOOR’ / BROADMOOR JUNIPER CONT 24"SP 6 BOTANICAL NAME / COMMON NAME CONDITION SIZE QTY EUTROCHIUM MACULATUM / JOE PYE WEED CONT 30”10 BULB MIX: NARCISSUS, CAMASSIA, IRIS / DAFFODIL, CAMAS, IRIS/2'-4' TALL 20 BULB MIX: DAFFODIL, LARGE CAMAS, IRIS SEDUM ‘AUTUMN FIRE’ / AUTUMN FIRE STONECROP CONT 1QT 5 HOSTA X ‘ELEGANS’ / PLANTAIN LILY CONT 1GAL 3 RUDBECKIA / BLACK-EYED SUSAN CONT 1 QT 10 ASCLEPIUS / NATIVE MILKWEED CONT 1 QT 5 ECHINACEA PURPUREA / CONEFLOWER CONT 24”3 BOTANICAL NAME / COMMON NAME CONDITION SIZE QTY CALAMAGROSTIS X ACUTIFLORA ‘KARL FOERSTER’ / FEATHER REED GRASS CONT. 1 GAL BOTANICAL NAME / COMMON NAME CONDITION SIZE QTY HEMEROCALLIS X ‘STELLA DE ORO’ / STELLA DE ORO DAYLILY 3” POT 5 EUONYMUS FORTUNEI ‘COLORATA’ / PURPLE LEAF WINTERCREEPER 3” POT 3 TURF SEED / KENTUCKY BLUE PACHYSANDRA TERMINALIS 1 GAL 3 PACHYSANDRA Ho u s i n g T r u s t De v e l o p m e n t Gr o u p LANDSCAPE PLAN A1.1 80 0 D E S P L A I N E S 80 0 B E A U D R I V E D E S P L A I N E S , I L L I N O I S 01.20.20210'20' 40'N At t a c h m e n t 8 Page 20 of 45 Traffic Impact Study Proposed Affordable Apartment Development Des Plaines, Illinois Prepared For: Housing Trust Group March 9, 2021 Attachment 9 Page 21 of 45 1.Introduction This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for a proposed affordable apartment development in Des Plaines, Illinois. The site, which is currently occupied by Dunamis Presbyterian Church, is located in the southwest quadrant of the intersection of Thacker/Dempster Street with Beau Drive. As proposed, the site will be redeveloped to provide a four-story building containing approximately 50 apartment units (15 three-bedroom units, 15 two-bedroom units, and 20 one-bedroom units) and an approximate 100-space surface parking lot. Access to the parking lot will be provided off Beau Drive aligned opposite King Lane. The purpose of this study was to examine background traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate traffic generated by the proposed development. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site. The sections of this report present the following: •Existing roadway conditions •A description of the proposed development •Directional distribution of the development traffic •Vehicle trip generation for the development •Future traffic conditions including access to the development •Traffic analyses for the weekday morning and evening peak hours •Recommendations with respect to adequacy of the site access and adjacent roadway system •Evaluation of the adequacy of the parking supply Traffic capacity analyses were conducted for the weekday morning and evening peak hours for the following conditions: 1.Existing Conditions - Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2.Background Conditions - Analyzes the capacity of the future roadway system using the traffic volumes that include the existing traffic volumes and the ambient area growth not attributable to any particular development. 3.Projected Conditions – Analyzes the capacity of the future roadway system using the traffic volumes that include the background traffic volumes and the traffic estimated to be generated by the proposed development. Attachment 9 Page 22 of 45 Site Location Figure 1 SITE A t t a c h m e n t 9 P a g e 2 3 o f 4 5 Aerial View of Site Figure 2 SITE A t t a c h m e n t 9 P a g e 2 4 o f 4 5 2.Existing Conditions The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location The site, which is currently occupied by Dunamis Presbyterian Church, is bounded by Thacker/Dempster Street to the north, Beau Drive to the east, and a residential area to the west and south. Existing Roadway System Characteristics The characteristics of the existing roadways near the proposed development are described below and illustrated in Figure 3. Thacker/Dempster Street is an east-west, minor arterial that generally provides two lanes in each direction in the vicinity of the site. At its unsignalized intersection with Beau Drive, Thacker/Dempster Street provides a combined through/left-turn lane and a combined through/right-turn lane on both approaches. Thacker/Dempster Street is under the jurisdiction of the Cook County Department of Transportation and Highways (CCDOTH) and carries an Annual Average Daily Traffic (AADT) volume of 13,600 vehicles (IDOT 2018). Beau Drive is a north-south, local road that generally provides one lane in each direction in the vicinity of the site. At its unsignalized intersection with Thacker/Dempster Street, Beau Drive provides a combined left-turn/through/right-turn lane on both approaches. In addition, a standard style crosswalk is provided on the north and south legs of this intersection. At its unsignalized intersection with King Lane, Beau Drive provides a combined left-turn/through/right-turn lane on both approaches. Beau Drive is under the jurisdiction of the City of Des Plaines and has a posted speed limit of 25 miles per hour. King Lane is an east-west, local road that generally provides one lane in each direction in the vicinity of the site. At its unsignalized intersection with Beau Drive, King Lane provides a combined left-turn/through/right-turn lane on both approaches. A standard style crosswalk is provided on the east leg of this intersection. King Lane is under the jurisdiction of the City of Des Plaines and has a posted speed limit of 25 miles per hour. Attachment 9 Page 25 of 45 SITE Figure: 3Job No: 21-062 Kenig,Lindgren,O'Hara,Aboona,Inc.Existing Roadway Characteristics Des Plaines, Illinois Apartment Development Proposed Affordable N NOT TO SCALE D R I V E B E A U STREET THACKER / DEMPSTER LANE KING 25 25 25 TRUCKS NO LEGEND - TRAVEL LANE - STOP SIGN - SPEED LIMITXX - STANDARD CROSSWALK Attachment 9 Page 26 of 45 Existing Traffic Volumes In order to determine current vehicle, pedestrian, and bicycle conditions within the study area, KLOA, Inc. conducted peak period traffic and pedestrian counts at the following intersections: •Thacker/Dempster Street with Beau Drive •Beau Drive with King Lane The traffic counts were conducted on Thursday, February 25, 2021 during the morning (7:00 A.M. to 9:00 A.M.) and evening (4:00 P.M. to 6:00 P.M.) peak periods. The results of the traffic counts show that the peak hours of traffic generally occur between 7:45 A.M. and 8:45 A.M. during the morning peak period and between 4:00 P.M. and 5:00 P.M. during the evening peak period. Copies of the traffic count summary sheets are included in the Appendix. Due to the Covid-19 pandemic, traffic volumes in the study area do not reflect normal or typical conditions. As such, KLOA, Inc. compared the February 2021 traffic counts with IDOT’s 2018 hourly counts. The comparison indicated that the February 2021 weekday morning and evening peak hour volumes were approximately 50 percent lower. Therefore, the traffic counts were increased by 50 percent during both peak hours to reflect normal or typical conditions. The Year 2021 base traffic and pedestrian volumes are illustrated in Figure 4. Crash Analysis KLOA, Inc. obtained accident data1 for the most recent available past five years (2015 to 2019) for the intersections of Thacker/Dempster Street with Beau Drive and Beau Drive with King Lane. A summary of the crash data for the intersection of Thacker/Dempster Street with Beau Drive is shown in Table 1. It should be noted that only two crashes were reported at the intersection of Beau Drive with King Lane between 2015 and 2019. A review of the crash data revealed no fatalities were reported at any of the studied intersections during the review period. 1 IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of the data recipient(s). Additionally, for coding years 2015 to present, the Bureau of Data Collection uses the exact latitude/longitude supplied by the investigating law enforcement agency to locate crashes. Therefore, location data may vary in previous years since data prior to 2015 was physically located by bureau personnel. Attachment 9 Page 27 of 45 SITE Figure: 4Job No: 21-062 Kenig,Lindgren,O'Hara,Aboona,Inc.Year 2021 Base Traffic Volumes Des Plaines, Illinois Apartment Development Proposed Affordable N NOT TO SCALE LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:00-5:00 PM) D R I V E B E A U LANE KING 1 7 ( 1 7 ) 8 3 ( 6 2 )36 (90) 23 (45) 4 4 ( 5 0 ) 9 5 ( 7 6 ) 1 4 ( 1 4 ) 3 4 ( 1 1 2 ) 0 (0) 0 (0) 0 ( 0 ) 11 (8) 2 (3) 0 (0) 0 (0) 0 ( 0 ) 3 ( 0 ) 1 1 ( 6 ) 6 ( 9 ) 8 (9) 350 (509) 6 (27) 359 (540) 6 ( 5 ) - PEDESTRIAN VOLUME00 (00) STREET DEMPSTER THACKER / 0 (0) 0 ( 0 ) 0 (1) 2 ( 1 ) 0 (0) 0 ( 1 ) 0 ( 1 ) 0 (6) Attachment 9 Page 28 of 45 Table 1 THACKER/DEMPSTER STREET WITH BEAU DRIVE - CRASH SUMMARY Type of Accident Frequency Year Angle Object Rear End Sideswipe Turning Other Total 2015 0 0 1 0 0 0 1 2016 0 0 1 0 0 1 2 2017 0 0 0 0 1 0 1 2018 2 0 0 0 1 0 3 2019 0 0 0 0 2 0 2 Total 2 0 2 0 4 1 9 Average/Year <1.0 0 <1.0 0 <1.0 <1.0 1.8 Attachment 9 Page 29 of 45 3. Traffic Characteristics of the Proposed Development In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed development, including the directional distribution and volumes of traffic that it will generate. Proposed Site and Development Plan As proposed, the site will be redeveloped to provide a four-story building containing approximately 50 apartment units (15 three-bedroom units, 15 two-bedroom units, and 20 one- bedroom units) and an approximate 100-space surface parking lot. Access to the parking lot will be provided via an existing full movement access drive off Beau Drive aligned opposite King Lane. This access drive provides one inbound lane and one outbound lane with outbound movements under stop sign control. A copy of the preliminary site plan depicting the proposed development is included in the Appendix. Directional Distribution The directions from which residents and visitors of the development will approach and depart the site were estimated based on existing travel patterns, as determined from the traffic counts. Figure 5 illustrates the directional distribution of the traffic to be generated by the proposed development. Development Traffic Generation The vehicle trip generation for the overall development was calculated using data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. Table 2 shows the estimated vehicle trip generation for the weekday morning and weekday evening as well as daily traffic. Copies of the ITE trip generation worksheets are included in the Appendix. Table 2 ESTIMATED PEAK HOUR VEHICLE TRIP GENERATION ITE Land Use Code Weekday Morning Peak Hour Weekday Evening Peak Hour Daily Traffic Type/Size In Out Total In Out Total 221 Apartments (50 units) 5 13 18 13 9 22 272 Attachment 9 Page 30 of 45 SITE 3 2 0 ' Figure: 5Job No: 21-062 Estimated Directional Distribution Kenig,Lindgren,O'Hara,Aboona,Inc. Des Plaines, Illinois Apartment Development Proposed Affordable LEGEND 00' 00%- PERCENT DISTRIBUTION - DISTANCE IN FEET N NOT TO SCALE D R I V E B E A U STREET THACKER / DEMPSTER LANE KING 40%50% 5 % 5 % Attachment 9 Page 31 of 45 4.Projected Traffic Conditions The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject development. Development Traffic Assignment The estimated peak hour traffic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with the previously described directional distribution. Figure 6 illustrates the assignment of the vehicle traffic volumes to be generated by the proposed development. Background Traffic Conditions The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on 2050 Average Daily Traffic (ADT) projections provided by the Chicago Metropolitan Agency for Planning (CMAP) in a letter dated March 3, 2021, the existing traffic volumes were increased by an annually compounded growth rate for six years (one-year buildout plus five years) totaling 3.2 percent to represent Year 2027 total projected conditions. Figure 7 shows the Year 2027 no-build traffic conditions. A copy of the CMAP 2050 projections letter is included in the Appendix. Total Projected Traffic Volumes The total projected traffic volumes include the Year 2027 background traffic volumes (Figure 7) and the traffic estimated to be generated by the proposed development (Figure 6). Figure 8 shows the Year 2027 total projected traffic volumes. Attachment 9 Page 32 of 45 SITE Figure: 6Job No: 21-062 Traffic Volumes Estimated Site-Generated Kenig,Lindgren,O'Hara,Aboona,Inc. Des Plaines, Illinois Apartment Development Proposed Affordable N NOT TO SCALE LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:00-5:00 PM) D R I V E B E A U STREET THACKER / DEMPSTER LANE KING 5 ( 1 2 ) 12 (9) 1 (0) 0 ( 1 ) 0 ( 1 ) 2 (5) 1 ( 0 ) 3 (6) 6 ( 5 ) 5 ( 4 ) Attachment 9 Page 33 of 45 SITE Figure: 7Job No: 21-062 Kenig,Lindgren,O'Hara,Aboona,Inc.Year 2027 No-Build Traffic Volumes Des Plaines, Illinois Apartment Development Proposed Affordable N NOT TO SCALE LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:00-5:00 PM) D R I V E B E A U STREET THACKER / DEMPSTER LANE KING 1 7 ( 1 7 ) 8 3 ( 6 2 )36 (90) 23 (45) 4 4 ( 5 0 ) 9 5 ( 7 6 ) 1 4 ( 1 4 ) 3 4 ( 1 1 2 ) 0 (0) 0 (0) 0 ( 0 ) 11 (8) 2 (3) 0 (0) 0 (0) 0 ( 0 ) 3 ( 0 ) 1 1 ( 6 ) 6 ( 9 ) 8 (9) 361 (525) 6 (27) 370 (557) 6 ( 5 ) Attachment 9 Page 34 of 45 SITE N NOT TO SCALE Figure: 8Job No: 21-062 Kenig,Lindgren,O'Hara,Aboona,Inc. Des Plaines, Illinois Apartment Development Proposed Affordable Year 2027 Total Projected Traffic Volumes LEGEND 00 (00) - AM PEAK HOUR (7:45-8:45 AM) - PM PEAK HOUR (4:00-5:00 PM) D R I V E B E A U STREET THACKER / DEMPSTER LANE KING 2 2 ( 2 1 ) 8 9 ( 6 7 )39 (96) 23 (45) 4 4 ( 5 0 ) 9 5 ( 7 6 ) 1 4 ( 1 4 ) 3 4 ( 1 1 2 ) 0 (0) 0 (0) 5 ( 1 2 ) 11 (8) 2 (3) 12 (9) 1 (0) 0 ( 1 ) 3 ( 0 ) 1 1 ( 6 ) 6 ( 1 0 ) 8 (9) 361 (525) 8 (32) 370 (557) 7 ( 5 ) Attachment 9 Page 35 of 45 5.Traffic Analysis and Recommendations The following provides an evaluation conducted for the weekday morning and evening peak hours. The analysis includes conducting capacity analyses to determine how well the roadway system and access drives are projected to operate and whether any roadway improvements or modifications are required. Traffic Analyses Roadway and adjacent or nearby intersection analyses were performed for the weekday morning and evening peak hours for the existing (Year 2021), no-build (Year 2027), and future projected (Year 2027) traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using Synchro/SimTraffic 10 software. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing, Year 2027 no-build conditions, and Year 2027 total projected conditions are presented in Tables 3 through 5. A discussion of the intersections follows. Summary sheets for the capacity analyses are included in the Appendix. Attachment 9 Page 36 of 45 Table 3 CAPACITY ANALYSIS RESULTS – EXISTING CONDITIONS - UNSIGNALIZED Weekday Morning Peak Hour Weekday Evening Peak Hour Intersection LOS Delay LOS Delay Beau Drive with Thacker/Dempster Street •Northbound Approach C 20.4 E 41.2 •Eastbound Left Turn A 8.1 A 8.6 •Westbound Left Turn A 8.2 A 9.0 •Southbound Approach B 12.1 C 16.0 Beau Drive with King Lane •Northbound Left Turn A 0.1 A 0.1 •Eastbound Approach A 0.1 A 0.1 •Westbound Approach A 9.0 A 9.1 •Southbound Left Turn A 7.5 A 7.4 LOS = Level of Service Delay is measured in seconds. Attachment 9 Page 37 of 45 Table 4 CAPACITY ANALYSIS RESULTS – NO-BUILD CONDITIONS - UNSIGNALIZED Weekday Morning Peak Hour Weekday Evening Peak Hour Intersection LOS Delay LOS Delay Beau Drive with Thacker/Dempster Street •Northbound Approach C 21.1 E 44.6 •Eastbound Left Turn A 8.1 A 8.7 •Westbound Left Turn A 8.2 A 9.0 •Southbound Approach B 12.3 C 16.4 Beau Drive with King Lane •Northbound Left Turn A 0.1 A 0.1 •Eastbound Approach A 0.1 A 0.1 •Westbound Approach A 9.0 A 9.1 •Southbound Left Turn A 7.5 A 7.4 LOS = Level of Service Delay is measured in seconds. Attachment 9 Page 38 of 45 Table 5 CAPACITY ANALYSIS RESULTS – TOTAL PROJECTED CONDITIONS - UNSIGNALIZED Weekday Morning Peak Hour Weekday Evening Peak Hour Intersection LOS Delay LOS Delay Beau Drive with Thacker/Dempster Street •Northbound Approach C 21.9 E 49.5 •Eastbound Left Turn A 8.1 A 8.7 •Westbound Left Turn A 8.3 A 9.1 •Southbound Approach B 12.4 C 17.2 Beau Drive with King Lane •Northbound Left Turn A 0.1 A 7.5 •Eastbound Approach A 9.8 B 10.3 •Westbound Approach A 9.0 A 9.1 •Southbound Left Turn A 7.5 A 7.4 LOS = Level of Service Delay is measured in seconds. Attachment 9 Page 39 of 45 Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development traffic. Thacker/Dempster Street with Beau Drive The results of the capacity analysis indicate that the northbound approach currently operates at Level of Service (LOS) C during the weekday morning peak hour and LOS E during the weekday evening peak hour. In addition, the southbound approach currently operates at LOS B during the weekday morning peak hour and LOS C during the weekday evening peak hour. The eastbound and westbound left-turn movements are operating at LOS A during both peak hours. Under Year 2027 no-build conditions, the northbound approach will continue to operate at the same existing levels of service with increases in delay of approximately one second and three seconds during the weekday morning and evening peak hours, respectively. All of the other movements will continue to operate at the same existing levels of service during both peak hours with increases in delay of less than one second. Under Year 2027 total projected conditions, the northbound approach will continue to operate at the same existing levels of service with increases in delay of approximately three seconds and five seconds during the weekday morning and evening peak hours, respectively and 95th percentile queues of two to three vehicles. All of the other movements will continue to operate at the same existing levels of service during both peak hours with increases in delay of less than one second. Furthermore, the proposed development is projected to increase the volume of traffic traversing this intersection by less than two percent during both peak hours. As such, this intersection has sufficient reserve capacity to accommodate the traffic projected to be generated by the development and no roadway improvements and/or traffic control modifications are required. Beau Drive with King Lane/Access Drive The results of the capacity analysis indicate that the northbound and southbound left-turn movements are operating at LOS A during the weekday morning and evening peak hours. In addition, the eastbound and westbound approaches currently operate at LOS A during both peak hours. Under Year 2027 no-build conditions, all movements will continue to operate at LOS A during the weekday morning and evening peak hours. Under Year 2027 total projected conditions, the outbound movements from the site onto Beau Drive will operate at LOS A during the weekday morning peak hour and LOS B during the weekday evening peak hour with 95th percentile queues of one to two vehicles. In addition, the northbound left-turn movements will operate at LOS A during both peak hours. As such, this access drive will be adequate in accommodating the traffic estimated to be generated by the proposed development and will ensure efficient and flexible access is provided. Attachment 9 Page 40 of 45 Parking Evaluation As previously indicated, the proposed development will have approximately 50 apartment units (15 three-bedroom units, 15 two-bedroom units, and 20 one-bedroom units) and an approximate 100-space surface parking lot at a ratio of 2.0 spaces per unit and will provide 95 bedrooms at a ratio of 1.05 spaces per bedroom. In order to determine the adequacy of the parking supply, the parking requirement was estimated based on the City of Des Plaines code, parking rates published by the Institute of Transportation Engineers’ (ITE) Parking Generation Manual, 5th Edition, and comparison with other similar developments. Based on the two methodologies, the parking demand for the proposed development is as follows: Parking Requirements of Proposed Development per City of Des Plaines Code •Multifamily Housing (50 units) o 100 parking spaces (ratio of 2.0 parking space per dwelling unit) Based on the above and the requirements of the City of Des Plaines, this translates into 100 parking spaces, which results in a deficit of zero parking spaces. ITE Parking Generation Manual •Residential Use (Multifamily Housing Mid-Rise (no nearby rail transit) – Land Use Code 221: o 66 parking spaces (ratio of 1.31 spaces per dwelling unit) Based on the above and the rates published in the ITE Parking Generation Manual, this translates into 66 parking spaces, which results in a surplus of 34 parking spaces. Therefore, the proposed parking supply of 100 parking spaces exceeds ITE’s requirements of 66 parking spaces. Parking Ratios of Similar Developments As previously indicated, the proposed development will provide a total of 100 parking spaces, at a ratio of 2.0 spaces per unit, and will provide 95 bedrooms, at a ratio of 1.05 spaces per bedroom. The proposed parking supply of 2.0 spaces per unit is consistent with other apartment developments (built or planned) in the Chicago area listed in Table A in the Appendix and exceeds the average ratio of 1.66 spaces per unit. Attachment 9 Page 41 of 45 6.Conclusion Based on the preceding analyses and recommendations, the following conclusions have been made: •The results of the capacity analysis indicate that the proposed development traffic will not have a significant impact on the area roadways. •The development-generated traffic will only add less than two percent of the traffic projected to be traversing the intersection of Thacker/Dempster Street with Beau Drive during the weekday morning and evening peak hours. •The proposed access drive will be adequate in accommodating the traffic projected to be generated by the proposed development and will ensure that a flexible access system is provided. •The proposed parking that will be provided on site will ensure that adequate parking is provided to accommodate its projected parking demand. Attachment 9 Page 42 of 45 © 2021 Microsoft Corporation © 2021 Maxar ©CNES (2021) Distribution Airbus DS DR A W N B Y : CO D E : SC A L E : RE L E A S E D A T E : TM 80 0 B E A U D R I V E VI L L A G E O F D E S P L A I N E S , I L L I N O I S FI R E T R U C K T U R N - I N HT G . D S I L 0 1 Attachment 10 Page 43 of 45 © 2021 Microsoft Corporation © 2021 Maxar ©CNES (2021) Distribution Airbus DS DR A W N B Y : CO D E : SC A L E : RE L E A S E D A T E : TM 80 0 B E A U D R I V E VI L L A G E O F D E S P L A I N E S , I L L I N O I S FI R E T R U C K T U R N - O U T HT G . D S I L 0 1 Attachment 10 Page 44 of 45 800 Beau Dr – Public Notice 800 Beau Dr – Looking West at Property 800 Beau Dr – Looking South at Front of Site 800 Beau Dr – Looking South at Rear Yard A t t a c h m e n t 1 1 P a g e 4 5 o f 4 5