HomeMy WebLinkAbout7.3 An Ordinance Granting Variation to Building and Parking Lot setback for 1201 E. Central Road
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Agenda Item Details
MeetingMar 06, 2018 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m.
Category7. NEW BUSINESS
Subject7.3 PZ-03-18 / Vequity LLC /1st reading of AN ORDINANCE GRANTING VARIATION TO
BUILDING AND PARKING LOT SETBACK REQUIREMENTS FOR PROPERTY LOCATED AT 1201
E. CENTRAL ROAD, MOUNT PROSPECT, ILLINOIS
AccessPublic
TypeAction
Preferred DateMar 06, 2018
Absolute DateMar 06, 2018
Fiscal ImpactNo
Recommended ActionTo approve:
1. A variation to allow a five foot, one inch (5’-1”) front yard building setback along the
north lot line.
2. A variation to allow a four foot, six inch (4’-6”) exterior side yard setback along the south
lot line.
3. A variation to allow a five foot (5’) parking lot setback along the north lot line.
4. A variation to allow a five foot, two inch (5’-2”) parking lot setback along the east lot line.
5. A variation to allow a seven foot, seven inch (7’-7”) parking lot setback along the south
lot line.
6. The Subject Property will be developed in accordance to the following conditions:
a. Development of the site in general conformance with the site plan prepared by CivWorks
Consulting, LLC dated January 11, 2018.
b. Development of the building in general conformance with the elevation plans prepared by
Warren Johnson Architects, Inc. dated January 11, 2018.
c. Submittal of a landscape and photometric plan that comply with Village Code
requirements; and
d. Compliance with all Development, Fire, Building, and other Village codes and regulations.
Public Content
Information
The Petitioner, Vequity LLC, is proposing to demolish the existing gas station and construct a new gas station and
convenience store with related improvements at 1201 E. Central Road. The Subject Property consists of one parcel
and is located in the Rand Road Corridor at the intersection of E. Central Road and E. Rand Road. The project requires
variations to the building and parking lot setbacks in order to construct the improvements in the most effective
manner on the property, due in part to the lot's triangle shape. An automobile fueling station at this location
is consistent with the Future Land Use Map in the Village's Comprehensive Plan.
The proposed development would generate approximately $50,000 in sales and motor fuel taxes and $20,000
in property taxes annually on what has been an underutilized site. The proposal would be a significant
upgrade over the existing gas station. The redesigned site plan eliminates 2 curb cuts on Rand and Central Roads and
provides safer car movements in and out of the property. This design also allows safe and efficient access for the fuel
trucks which must navigate the site. Staff worked with the Petitioner to ensure that the building elevations included
high quality materials and architectural details, as this building is visible on all sides from the right-of-way.
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The Planning and Zoning Commission held a public hearing on February 22 to review the petition and give interested
parties an opportunity to share any concerns/issues with the request. No residents attended the meeting for this
zoning case. Staff has worked with the developer in order to reduce the proposed setback encroachments as much as
possible. The proposed site design maximizes functionality and aesthetic appeal, with extensive plantings proposed
throughout the site. The Planning and Zoning Commission voted to approve the project unanimously by a vote of 6-0.
Alternatives
1. To Approve:
1.A variation to allow a five foot, one inch (5’-1”) front yard building setback along the north lot line.
2.A variation to allow a four foot, six inch (4’-6”) exterior side yard setback along the south lot line.
3.A variation to allow a five foot (5’) parking lot setback along the north lot line.
4.A variation to allow a five foot, two inch (5’-2”) parking lot setback along the east lot line.
5.A variation to allow a seven foot, seven inch (7’-7”) parking lot setback along the south lot line.
6.The Subject Property will be developed in accordance to the following conditions:
a.Development of the site in general conformance with the site plan prepared by CivWorks Consulting, LLC
dated January 11, 2018.
b.Development of the building in general conformance with the elevation plans prepared by Warren
Johnson Architects, Inc. dated January 11, 2018.
c.Submittal of a landscape and photometric plan that comply with Village Code requirements; and
d.Compliance with all Development, Fire, Building, and other Village codes and regulations.
2. Action at discretion of Village Board.
Staff Recommendation
Staff finds that the proposal meets the variation standards and that granting such requests would be in the best
interest of the Village. Staff recommends that the Village Board approve the proposed variation requests, subject to
the recommended conditions.
Application.pdf (1,015 KB)Architectural.pdf (576 KB)Civil.pdf (8,740 KB)
Elevations.pdf (810 KB)Landscape.pdf (561 KB)Photometrics.pdf (6,203 KB)
ResponsesToStandards.pdf (203 KB)Staff Report.pdf (427 KB)Survey.pdf (980 KB)
Signage.pdf (3,592 KB)1201 E Central.pdf (47 KB)
Ord pz 03-18 1201 e central rd (002).pdf (19 KB)waiver PZ 03-18.pdf (40 KB)
Administrative Content
Executive Content
Motion & Voting
To approve:
1. A variation to allow a five foot, one inch (5’-1”) front yard building setback along the north lot line.
2. A variation to allow a four foot, six inch (4’-6”) exterior side yard setback along the south lot line.
3. A variation to allow a five foot (5’) parking lot setback along the north lot line.
4. A variation to allow a five foot, two inch (5’-2”) parking lot setback along the east lot line.
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5. A variation to allow a seven foot, seven inch (7’-7”) parking lot setback along the south lot line.
6. The Subject Property will be developed in accordance to the following conditions:
a. Development of the site in general conformance with the site plan prepared by CivWorks Consulting, LLC dated
January 11, 2018.
b. Development of the building in general conformance with the elevation plans prepared by Warren Johnson
Architects, Inc. dated January 11, 2018.
c. Submittal of a landscape and photometric plan that comply with Village Code requirements; and
d. Compliance with all Development, Fire, Building, and other Village codes and regulations.
Motion by Michael Zadel, second by Paul Hoefert.
Final Resolution: Motion Carries
Yea: William Grossi, Eleni Hatzis, Paul Hoefert, Richard Rogers, Colleen Saccotelli, Michael Zadel
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rsr� Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Address(es): I E -'—AF-NT/�-/k't-- 12dA-0 . K411Vt,.rr i'.e'Sfo!" T.
Zoning District (s): T%' f _ � ` Property Area (Sq. Ft. and/or Acreage): '�`� �' 7 S F
Parcel Index Number(s) (PIN(s): 01 -- 07
❑ Conditional Use: For
�gvariation(s): To Ov 1 talA SFTHf4�iC P ✓�- -+ �%L % T
❑ Zoning Map Amendment: Rezone From To
❑ Zoning Text Amendment: Section(s)
❑ Other:
!1111. Summary of Proposal (use separate sheet if necessary)
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Name: ,,t;:-�--,gmy Lj-� _ A. tion:
Address: 4 oo ►J ST-1&TSTrLo' rr ...SV ITS 40':2-
City, State, ZIP Code: Gti II L 1 L.- &'V &:,,S; -q
Phone: -7-,">J5 3T,2 444-? Email:
Interest in Property:
(e.g. owner, buyer, developer, lessee, architect, etc... )
1
V. Property Owner
El Check if Same as Applicant
Name: -r-'/ Corporation:
Address:
City, State, ZIP Code:
Phone: 6;
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In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and In all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant: Date: I.' III
(Signature)
. '-'#YtIS Ir Cis
-- Ve-"ZVk't-/ L -L- Ix, 1'2-� L
(Print or Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the s iatrd s pporti g mat1.
-
Property Owner: Date: en
(Sig at6re
=hrMA.� V.AK.J.-#e,5-a
(Print or Type Name)
Affidavit of Ownership
EEEMN! ••
STATE OF ILLINOIS
under oath, state that I am
(print name)
El the sole owner of the property
D an owner of the property
El an authorized officer for the owner of the property
commonly described as... t 45' c Ti?„ Fkt_ �"ar' r V e 1L -.s e -T f V --
(property address and PIN)
and that such property is owned by -T-\/ INV �T�?� Fes'. 1pi as of this date.
(print name)
Si§nature
Subscribed and sworn to before
me this _ 0 l ` day of
MAUREEN KING
OFFICIAL SEAL
Notary Public, State of Illinois
My Commission Expires
September 06, 2020
Submission Requirements Checklist
Please note zoning applications will not be reviewed until all of required items have been satisfactorily submitted to
the Planning Division. Incomplete submittals will not be accepted. It is strongly suggested you schedule an
appointment with the Planning Division before the application deadline so that materials can be reviewed for
accuracy and completeness.
IMPORTANT INFORMATION FOR SUBMISSION
ITEM
QUANTITY
All required plans/drawings shall indicate the following basic information:
5 - Administrative Conditional Use for Front Porch
a. Name of development/project;
1. Zoning Request Application (pages 1-2)
15 - All Other Zoning Requests
c. Date of preparation and any subsequent revisions;
(Must include original application)
d. Scale, both in numerals and graphic; and
2. Affidavit of Ownership (page 3)
1 - Original
,®
3. Application Fees (page 5)
1 - Check made payable to the Village of Mount Prospect
4. Proof of Ownership (e.g. warranty deed, etc...)
1 - Copy
j�.
5. Paid receipt of the most recent tax bill
1 - Copy
6. Document indicating intent to buy or lease
1 - Copy
7. Responses to applicable standards (pages 7-8)
5 - Administrative Conditional Use for Front Porch
15 - All Other Zoning Requests
8. Plat of Survey that accurately reflects current
5 - Administrative Conditional Use for Front Porch
conditions
15 - All Other Zoning Requests
9. Plans (drawn to scale):
a. Site Plan, including a zoning data box with
the existing and proposed building setbacks,
floor area, overall lot coverage, and parking;
b. Building Elevations (existing and proposed);
c. Floor Plans (existing and proposed);
d. Engineering Plans;
5 - Administrative Conditional Use for Front Porch
e. Landscape Plan and Tree Preservation Plan;
15 - All Other Zoning Requests
f. Photometric Plan;
g. Sign Drawings;
h. Traffic Study, if required;
i. List of all current tenants and vacant space if
a multi -tenant building. Include square feet
of each unit; and
j. Other Information, as determined necessary
by the Village Staff.
10. Legal Description saved as a Microsoft Word file
1 _Original
11. Compact Disc (CD) or USB with all items listed
1
above
IMPORTANT INFORMATION FOR SUBMISSION
❑
All required items, including plans, shall be folded not to exceed 8 %2" x14" in area.
All required plans/drawings shall indicate the following basic information:
a. Name of development/project;
❑
b. Property address;
c. Date of preparation and any subsequent revisions;
d. Scale, both in numerals and graphic; and
e. North arrow.
❑
All items should be collated and secured into complete packets prior to submittal.
4
Fee Schedule
Conditional Uses
1. All individual lot single family requests...............................................................
2. Other properties less than one (1) acre.............................................................
3. Other properties greater than one (1) acre and less than five (5) acres ............
4. Other properties greater than five (5) acres and less than ten (10) acres .........
5. Other properties greater than ten (10) acres and less than fifteen (15) acres ...
6. Other properties greater than fifteen (15) acres .................................................
Variations
1. All individual lot single family requests...........................................................
2. Other properties less than one (1) acre .........................................................
3. Other properties greater than one (1) acre ....................................................
Zoning Map Amendments (Rezoning)
......... $250.00
......... $250.00
......... $500.00
...... $1,250.00
...... $1,500.00
...... $2,500.00
........ $250.00
........ $250.00
........ $500.00
1. Properties less than one (1) acre...................................................................................... $250.00
2. Properties greater than one (1) acre and less than five (5) acres ..................................... $500.00
3. Properties greater than five (5) acres and less than ten (10) acres ............................... $1,250.00
4. Properties greater than ten (10) acres and less than fifteen (15) acres ......................... $1,500.00
5. Properties greater than fifteen (15) acres...................................................................... $2,500.00
Other Requests
1. Text Amendment............................................................................................................... $500.00
2. Appeal............................................................................................................................... $250.00
3. Modification to an approved PUD requiring P&Z approval ............................................... $250.00
4. Special Hearing Fee (all requests).................................................................................... $500.00
5. Zoning Compliance Review Fee
a. All individual lot single family requests.......................................................................... $50.00
b. All other...................................................................................................$150.00
6. Development Code Exception........................................................................................... $250.00
5
Zoning Request Application Process
The typical zoning request application process consists of 1) a pre -application meeting with staff, 2) submittal of a complete
application packet for review, and 3) a public hearing before either the Director of Community Development or the Planning
and Zoning Commission, and 4) Village Board for final action if required. The process can be expected to take 12 — 16
weeks from the time a complete application is submitted through final action by the Village's Board of Trustees. A summary
of the process is outlined below:
Phase I: Pre -application Meeting
It is highly recommended that applicants schedule a meeting with the Village's Planning Division prior to formally submitting
an application. This meeting is used to discuss the feasibility of the proposal and obtain a level of familiarity with Village
requirements and procedures.
Phase If: Application Submission and Staff Review
Applicants submit complete application packets (items listed on the submission requirements checklist). The submission
will be reviewed by Village staff and comments regarding the submittal will be forwarded to the applicant. Revisions to the
information may be required prior to scheduling for a public hearing.
Phase III: Administrative or Planning and Zoning Commission Public Hearing
A public hearing either before the Director of Community Development or the Planning & Zoning (P&Z) Commission takes
place to review the request. The applicant and staff are present at the public hearing to answer questions. All persons
desiring to express an opinion regarding the petition are given an opportunity to be heard at the meeting. For certain
applications, the Director of Community Development or P&Z may be the final determining body for the request. For others,
the P&Z will make a recommendation to the Village Board of Trustees for their review and action.
Phase IV: Village Board of Trustees Action
Upon receipt of the P&Z recommendation, the Village's Board of Trustees may grant, deny or modify the petition by majority
vote. If the P&Z does not recommend approval of the applicant's request, a positive vote by a super majority is required for
approval of the request [a minimum of 5 Trustees if all 7 are present, or 4 Trustees when less than 7 are present].
Please Note — The recommendations and technical assistance provided by Village staff during the course of the review
process is purely advisory in nature. The authority to approve or deny a petition lies solely with the Village Board of
Trustees, Planning and Zoning Commission or Director of Community Development depending on the request if you
have any questions about the process, please contact the Department of Community Development's Planning Division at
(84 7) 818-5328.
Standards
Conditional Use
No conditional use shall be recommended for approval by the planning and zoning commission unless it finds:
1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or
endanger the public health, safety, morals, comfort, or general welfare;
2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate
vicinity for the purposes already permitted, nor substantially diminish and impair property values within
the neighborhood in which it is to be located;
3. That the establishment of the conditional use will not impede the normal and orderly development and
improvement of the surrounding property for uses permitted in the district;
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be
provided;
5. That adequate measures have been or will be taken to provide ingress and egress so designed as to
minimize traffic congestion in the public streets;
6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for
the Village; and
7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in
which it is located, except as such regulations may, in each instance, be modified pursuant to the
recommendations of the Planning & Zoning Commission.
Zoning Map Amendment
When a map amendment is proposed the Planning & Zoning Commission shall make findings based upon the
evidence presented to it in each specific case with respect to, but not limited to, the following matters:
1. Compatibility with existing uses in the general area of the Subject Property;
2. Compatibility with the zoning classification of property's within the general area of the Subject Property;
3. The suitability of the Subject Property with regards to the uses permitted under the property's existing
zoning classification;
4. Consistency with the trend of development in the general area of the Subject Property, including
changes that have occurred under the existing zoning classification;
5. The compatibility of the surrounding property with the permitted uses listed in the proposed zoning
classification;
6. The objectives of the current Comprehensive Plan for the Village and the impact of the proposed
amendment on the said objectives;
7. The suitability of the property in question for permitted uses listed in the proposed zoning classification.
Variation
A variation from the zoning regulations shall not be granted or recommended for approval by the Planning and
Zoning Commission unless findings of fact based on evidence are made in each specific case that affirm the
following standards:
1. Because of the particular physical surroundings, shape, or topographical conditions of the specific
property involved, a specific hardship to the owner would result, as distinguished from a mere
inconvenience if the strict letter of the regulations was to be applied;
2. The conditions upon which an application for a variation are based are unique to the property for which
the variation is sought and are not generally applicable to other property within the same zoning
classification;
3. The purpose of the variation is not based primarily upon a desire to increase financial gain;
4. The alleged difficulty or hardship is caused by this Chapter and has not been created by any person
presently having an interest in the property;
5. The granting of the variation will not be detrimental to the public welfare or injurious to other property or
improvements in the neighborhood in which the property is located;
6. The granting of the variation will not alter the essential character of the neighborhood; and
7. The proposed variation will not impair an adequate supply of light and air to adjacent property or
substantially increase the congestion of the public streets, or increase the danger of fire, or impair natural
drainage or create drainage problems on adjacent properties, or endanger the public safety, or
substantially diminish or impair property values within the neighborhood.
Zoning Text Amendment
When a text amendment is proposed, the planning and zoning commission shall make findings based upon the
evidence presented to it in each specific case with respect to, but not limited to, the following matters:
1) The degree to which the proposed amendment has general applicability within the village at large and
not intended to benefit specific property.
2) The consistency of the proposed amendment with the objectives of this chapter and the intent of the
applicable zoning district regulations.
3) The degree to which the proposed amendment would create nonconformity.
4) The degree to which the proposed amendment would make this chapter more permissive.
5) The consistency of the proposed amendment with the comprehensive plan.
6) The degree to which the proposed amendment is consistent with village policy as established in
previous rulings on petitioners involving similar circumstances.
s
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W. JOHNSON
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REV PER VILLAGEZONING SUBMITTAL1.11.18
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2.7.18
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UMBRELLAS
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DISPLAY
WALL CIG.
"
11'-9"
0
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SALES
CONDIMENTS
GRILLS
15'-4"
ROLLER
STOREFRONT
CHILI
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CHEESE &
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9'-10"
SANDWICH
CASE
BAKERY
COFFEE ISLAND
SLURPEES
24'-0"
4-DRAWERSTORAGE
STOREFRONT
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MERCHANDISE
BREW
STATION
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COFFEE
72'-0"LOW TEMP72'-0"
NOVELTY
34'-8"
ICE
STOREFRONT
LOW WALLS
3'-0"
3'-4"D.O.
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COOLER
4'-3"
25'-8"
4'-0"
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11'-9"
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MEN'S
WOMEN'S
ELECTRICAL
4'-0"
STRFRT.D.O.
4'-4"
10'-0"8'-5"9'-3"2'-6"3'-4"2'-8"
40'-6"
THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
N.T.S.
17020
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
CIVIL ENGINEERING COVER SHEET
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
FULL CIVIL SET
062-057584
2019
LICENSE NUMBER:
OSVALDO PASTRANA
02-07-2018
I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT DESCRIBEDBELOW WAS PREPARED BY ME OR UNDER MY DIRECT PERSONALSUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONALENGINEER UNDER THE
LAWS OF THE STATE OF ILLINOIS.SIGNATURE:NAME:DATE:MY LICENSE RENEWAL DATE IS: NOVEMBER 30, PAGES, SHEETS OR DIVISIONS COVERED BY THIS SEAL:
)
DRAWING TITLE
THE WEST PARKING LOT OF THE SUNSET MEADOWS PARK AND 7.2 FEET EASTELEVATION = 658.24' (NAVD 88)
BENCHMARK: NGS PID: DM3897BERNSTEN 3D TOP SECURITY MONUMENT, CONSISTING OF A 9/16" DIAMETERSTAINLESS STEEL DATUM POINT LOCATED 164 FEET NORTH OF A WATERPUMPING STATION, 1720 NORTH CHICAGO
AVENUE, ARLINGTON HEIGHTS,ILLINOIS, 72' SOUTH OF THE EDGE OF PAVEMENT OF NORTH WILKE ROAD, AND18 FEET WEST OF THE EDGE OF PAVEMENT OF NORTH CHICAGO AVENUE.ELEVATION = 734.95' (NAVD
88BENCHMARK: NGS PID: DM3899BERNSTEN 3D TOP SECURITY MONUMENT, CONSISTING OF A 9/16" DIAMETERSTAINLESS STEEL DATUM POINT LOCATED 59.1 FEET EAST OF THE EDGE OFCURB OF NEW WILKE ROAD
AND 14.8 FEET SOUTH OF THE BACK OF CURB OFOF THE EDGE OF PARK SIDEWALK.ELEVATION = 690.96' (NAVD 88)BENCHMARK: (ON-SITE)CROSS CUT IN CONCRETE WALK LOCATED 6.19' NORTH AND 1.0' WEST
OF THENORTHEAST CORNER OF THE PROPERTY SURVEYED HEREON.
SHEET NO.
N.T.S.
VICINITY MAP
PROJECTLOCATION
N.T.S.
1201 E CENTRAL ROAD
MOUNT PROSPECT, IL 60056
AERIAL MAP
PROJECT
LOCATION
FINAL SITE DEVELOPMENT PLANS
RIGHTSANITARY SEWERSQUARE FOOTSHOULDERSTREET LIGHTSANITARY MANHOLESTORM SEWERSTATIONSTANDARDSIDEWALKSQUARE YARDSTO BE REMOVEDTELEPHONETYPE ATOP OF CURBTOP OF FOUNDATIONTOP OF PIPETOP
OF WALKTOP OF WALLTEMPORARYTRANSFORMERVALVE BOXVALVE VAULTWATER LEVELWATER MAIN
RTSANSFSHLD.SLSMHSTSTA.STDSWSYTBRTT-AT/CT/FT/PT/WT/WALLTEMPTRANSV.B.V.V.WLWM
STORM MANHOLEMINIMUMNORMAL WATER LEVELOPEN LIDPRIVATE ENTRANCEPERFORATEDPOINT OF CURVEPORTLAND CEMENT CONCRETEPOINT OF COMPOUND CURVEPROFILE GRADE LINEPOINT OF INTERSECTIONPROPERTY LINEPOWER
POLEPROPOSEDPOINT OF TANGENCYPOLYVINYL CHLORIDE PIPEPOINT OF VERTICAL CURVEPOINT OF VERTICAL INTERSECTIONPOINT OF VERTICAL TANGENCYPAVEMENTRADIUSRIGHT-OF-WAYREINFORCED CONCRETE PIPEREMOVALRAILROAD
THE LOCATION, ELEVATION, SIZE, AND TYPES OF ALL EXISTING UNDERGROUND UTILITIES ARESHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED
NOTE:BY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATION, ELEVATION, SIZE AND TYPES OF ALL EXISTING UTILITIESPRIOR TO COMMENCING
WORK AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALLDAMAGES WHICH MIGHT BE OCCASIONED BY THE CONTRACTOR'S FAILURE TO EXACTLYLOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.
MHMIN.NWLOLIDP.E.PERF.PCP.C.C.PCCPGLPIPLPPPROP.PTPVCP.V.C.PVIPVTPRR.O.W.RCPREMRR
DESCRIPTION LIGHT STANDARD/DOUBLE LIGHT STANDARD WATER VALVE VAULTWATER VALVE BOXFIRE HYDRANTBUFFALO BOXSANITARY MANHOLEFLARED END SECTIONSTORM INLETSTORM CATCH BASINSTORM MANHOLECLEANOUTSTORM
SEWER PIPESANITARY SEWER PIPEWATER MAIN PIPEFORCEMAIN PIPESTORM SEWER SERVICESANITARY SEWER SERVICEWATER MAIN SERVICESANITARY RIM ELEVATIONSANITARY INVERT ELEVATIONWATER GRADE RING
ELEVATIONWATER STATION LOCATIONSTORM RIM ELEVATIONSTORM INVERT ELEVATIONPROPOSED SANITARY STRUCTURE LABELPROPOSED WATER STRUCTURE LABELPROPOSED STORM STRUCTURE LABELPROPOSED RETAINING
WALLCURB AND GUTTERDEPRESSED CURB AND GUTTERREVERSE CURB AND GUTTERSIDEWALKSWALE FLOW ARROWDRAINAGE ARROWOVERLAND FLOW1 FOOT CONTOURSACCESSIBLE CURB RAMP
ELECTRICEDGE TO EDGEELEVATIONEDGE OF PAVEMENTEXISTINGFIELD ENTRANCEFACE TO FACEFINISHED FLOORFLARED END SECTIONFIRE HYDRANTFLOW LINEFORCE MAINGROUNDGASGRADE AT FOUNDATIONGUY WIREHANDICAPHEADWALLHANDH
OLEHIGH WATER LEVELINLETINVERTIRON PIPEMAXIMUMMAILBOX
XXXX
615.90610.20616.5028+00615.90606.20FH-XX
EE-EELEV.E/PEX.F.E.F-FFFFESFHF/LFMGGASG/FGWH.C.HDWLHHHWLINLINV.IPMAX.MB
PROPOSED
ADJUSTAGGREGATE GRAVELBIT. AGG. MIXTUREBACK TO BACKBOTTOM OF PIPEGROUND AT BOTTOM OF WALLBUFFALO BOXBITUMINOUS CONCRETEBENCHMARKBY OTHERSCOMMERCIAL ENTRANCECATCH BASINCENTERLINECLOSED
LIDCORRUGATED METAL PIPECONTROLCLEAN OUTCONCRETECUBIC YARDDITCHDIAMETERDUCTILE IRON PIPEDUCTILE IRON WATER MAINDRAIN TILEDOWN SPOUT
EXISTING
ADJAGG.B.A.M.B-BB/PB/WALLB.B.BIT.BMB.O.C.E.CBCLCLIDCMPCNTRLC.O.CONC.CYDDIA.DIPDIWMDTD.S.
THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
17020
1"=20'
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
EXISTING CONDITIONS
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
40
20
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THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
17020
1"=20'
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE DEMOLITION PLAN
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
40
DEMOLITION LEGEND
X
DEMOLITION NOTES
X
20
X
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X
10
( IN FEET )
0
GRAPHIC SCALE
20
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TO BE REMOVEDCOORDINATE WITH GAS COMPANY
EX. WATER SERVICEEX. GAS METER AND GAS LINE TOBE REMOVED. CONTRACTOR TO
M
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EX. ELECTRIC METER, UTILITY POLEREMOVED. CONTRACTOR TOCOORDINATE WITH ELECTRIC ANDPHONE COMPANY
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EX. SANITARY SERVICE ANDMANHOLE TO BE REMOVED
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ALL EX. ON-SITE PAVEMENT, CURB,
BUILDINGS, CANOPY, GAS PUMPS,GAS TANKS, LANDSCAPING, TREES,UTILITIES, FENCES, SIGNS ANDMISC. ITEMS TO BE REMOVED R
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X
X
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17.0'
EX. CONC. DRIVETO BE REMOVED
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Chord=38.38'
Radius=20.00'
L=51.39'
2
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THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
17020
1"=20'
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE DIMENSIONAL AND PAVING PLAN
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
SITE DATA
R1-1 STOP SIGN (30"X30")R3-5 RIGHT TURN ONLY SIGN (30"X36")R3-2 NO LEFT TURN (36"X36")HANDICAP SYMBOL PER LATEST ADA STANDARDS4" SOLID YELLOW AT 24" C-C AT 45 DEGREES4" SOLID YELLOW
STRIPE (TYP)24" WIDE WHITE STOP BAR (INSTALLED 4' BEFORE WALK)
R7-8 HANDICAP PARKING SIGN (12"X18") WITH $250 FINE
GENERAL NOTES
1234ABCD
PAVEMENT MARKING AND SIGN LEGEND
SITE PAVING LEGEND
40
20
ALL CURB SHALL BE 6" BARRIER CURB UNLESS OTHERWISE NOTED.ALL SIDEWALK SHALL BE COMBINATION SIDEWALK AND BARRIER CURB AND SHALL BE MONOLITHICALLY CAST ACCORDING TO THE DETAIL.ALL SITE
SIGNAGE SHALL BE IN CONFORMANCE WITH MANUAL ON UNIFORM TRAFFIC CONTROLDEVICES (M.U.T.C.D.) STANDARDS, LATEST EDITION.OTHERWISE NOTED.DETECTABLE WARNING STRIPS WITH TRUNCATED DOMES ON
ALL CURB RAMPS SHALL CONSISTREFER TO ARCHITECTURAL AND SIGNAGE PLANS FOR ANY ADDITIONAL SITE SIGNAGE ANDALL TRAFFIC SIGNS SHALL BE INSTALLED AT 7' HIGH MEASURED FROM THE GROUND ELEVATIONDUPAGE
COUNTY PERSONNEL. CONTRACTOR TO COORDINATE WITH THE COUNTY DOT.
2. 4. ALL RADII ARE 3.0' UNLESS OTHERWISE NOTED.6. OF CONTRASTING COLOR TO ADJACENT PAVEMENT COLOR PER IDOT REGULATIONS, PREFERRED COLOR IS RED (FEDERAL COLOR STANDARD 30166)8.
PAVEMENT MARKINGS. TO THE BOTTOM OF SIGN.
1. ALL DIMENSIONS AND CURB RADII ARE TO FACE OF CURB UNLESS OTHERWISE NOTED.3.5. 7. 9. 10. ALL TRAFFIC SIGNS FACING THE COUNTY HIGHWAY ARE REQUIRED TO BE INSTALLED BY 11. ALL TRAFFIC
SIGNS SHALL BE INSTALLED ON (SQUARE) BREAKAWAY POSTS.
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L=51.39'
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THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
17020
1"=20'
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE UTILITY PLAN
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
40
RECORDS AT
20
10
( IN FEET )
0
GRAPHIC SCALE
20
THIS TIME. THE CONTRACTOR SHALL FIELD VERIFY LOCATION, SIZE AND DEPTH ACCOMODATE THE LARGER GRATE SECTION.ACCOMMODATE THE DESIGN OF THE WET UTILITY.TO UTILITY BEING PUT INTO SERVICE.
STANDARD SPECIFICATIONS FOR WATER AND SEWER MAIN CONSTRUCTION IN ILLINOIS, LATEST EDITION. HYDROSEED. PROTECT EXISTING UTILITIES AND STORM LINE BEFORE CONSTRUCTION. STRUCTURE ADJUSTMENTS
SHALL BE ACCOMPLISHED USING ADJUSTING RINGS UP TO A MAXIMUM OF 8". STRUCTURE ADJUSTMENTS OF MORE THAN 12" IN HEIGHT SHALL BE ACCOMPLISHED BY REMOVING THE STRUCTURE TOP AND INSTALLING
A NEW BARREL SECTION OF SUFFICIENT HEIGHT TO LIMIT THE REQUIRED ADJUSTING RING HEIGHT TO 8" OR LESS.
EXISTING UTILITY INFORMATION SHOWN IS BASED ON BEST AVAILABLEBEFORE ORDERING ANY MATERIAL, OR BEGINNING ANY PROPOSED CONSTRUCTION.FRAMES AND GRATES ARE AS FOLLOWS UNLESS OTHERWISE NOTED:F&PL
IN OPEN SPACE: EJIW 6527 WITH TYPE M1 GRATE (NEENAH R-2502-A)F&PL IN PAVEMENT: NEENAH R-2502-C (OR APPROVED EQUAL)F&PL ALONG STANDARD CURB LINE: EJIW 7000 WITH TYPE T1 BACK AND TYPE
M1 GRATE (NEENAH R-3275); FOR B6-12 APPLICATIONS, WIDEN GUTTER SECTION TO F&PL ALONG DEPRESSED CURB LINE: EJIW 7000 WITH TYPE M3 FLAT GRATEEJIW = EAST JORDAN IRON WORKSF&SL = FRAME
AND SOLID LIDF&PL = FRAME AND PERFORATED LIDSEE LANDSCAPE PLANS FOR PROPOSED TREE LOCATIONS.UTILITY CROSSINGS BETWEEN WET UTILITIES (WATER, SANITARY, STORM) AND DRYUTILITIES (GAS, ELECTRIC,
TELEPHONE, TELE-COMMUNICATIONS) SHALL BE COORDINATED BETWEEN THE CONTRACTOR AND THE UTILITY COMPANIES TO LOCATION OF ALL BUILDING SERVICES.SCHEMATIC PURPOSES ONLY. THE CONTRACTOR SHALL
CONTACT THE INDIVIDUALUTILITY COMPANIES TO DETERMINE ACTUAL ROUTE AND COORDINATE THEIR CONSTRUCTION.DRY UTILITY CONDUITS SHALL MAINTAIN 5 FT. OF HORIZONTAL SEPARATION FROM OTHER UTILITIES
EXCEPT AT CROSSINGS.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FINAL UTILITY PIPE CLEANING PRIOR
2. DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED.3. 4. 5. 6. SEE ARCHITECTURAL AND PLUMBING PLANS FOR INVERT AND EXACT ENTRY 7. THE ROUTING FOR TELEPHONE, ELECTRIC AND GAS
SERVICE IF SHOWN IS FOR 8. 9.
1. 10. CONTRACTOR SHALL PROVIDE WATER MAIN PROTECTION IN ACCORDANCE WITH THE11. RESTORE DISTURBED AREAS TO EXISTING CONDITION. 6" TOPSOIL RESPREAD AND12.
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THE LOCATION, ELEVATION, SIZE, AND TYPES OF ALL EXISTING UNDERGROUND UTILITIES ARE
NOTE:SHOWN IN AN APPROXIMATE WAY ONLY AND HAVE NOT BEEN INDEPENDENTLY VERIFIEDBY THE OWNER OR ITS REPRESENTATIVE. THE CONTRACTOR SHALL BE RESPONSIBLE FORDETERMINING THE EXACT LOCATION,
ELEVATION, SIZE AND TYPES OF ALL EXISTING UTILITIESPRIOR TO COMMENCING WORK AND AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALLDAMAGES WHICH MIGHT BE OCCASIONED BY THE CONTRACTOR'S FAILURE
TO EXACTLYLOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES.
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THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
17020
1"=20'
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE GRADING AND EROSION CONTROL PLAN
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
40
20
10
( IN FEET )
0
GRAPHIC SCALE
20
GRADING NOTES
SUGGESTED CONSTRUCTION SEQUENCE
EROSION AND SEDIMENT CONTROL NOTES
EROSION CONTROL LEGEND
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THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
N.T.S.
17020
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE CONSTRUCTION DETAILS
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
N.T.S.
17020
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE CONSTRUCTION DETAILS
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
N.T.S.
17020
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE CONSTRUCTION DETAILS
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
N.T.S.
17020
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE CONSTRUCTION DETAILS
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
N.T.S.
17020
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SITE CONSTRUCTION DETAILS
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.CIVWORKS
CONSULTING, LLC ;
REVISED PER VILLAGE REVIEW02-07-181
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
1201 E CENTRAL ROAD, MOUNT PROSPECT, IL
Web: www.civworks.com
OPOP
E-mail: info@civworks.com
N.T.S.
17020
Fax: (312) 637-9454
Ph: (312) 637-9570
PROPOSED 7-ELEVEN 01-11-2018
CHICAGO, ILLINOIS 60634
3343 N. NEVA AVENUE
SHEET NO.
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
R E V I S I O N S
PROJ. MGR.:DRAWN BY:DATE:SCALE:PROJ. NUMBER:
TT-P-85E and FS-TT-P-115F, Type I).
Paint, Traffic, Solvent Based (supercedes FS
A-A-2886AAASHTO M248 Ready-Mixed White and Yellow Traffic Paints
1.1.
ROADWAY AND PARKING LOT IMPROVEMENTS
be placed without further proof rolling.course shall not be applied until the binder course passes a proper proof rolling.
If the base course is proof-rolled and passes, then the binder course and the surface course mayIf the binder course is placed it will be proof-rolled when the CLIENT requests and the
surfaceFederal SPECIFICATIONS and Standards:American Association of State Highway and Transportation (AASHTO)
III.STANDARDS Work shall be completed in accordance with the applicable sections of the Standard Specifications forRoad and Bridge Construction, Department of Transportation, State of
Illinois, latest edition.SUBGRADE PREPARATION proposed subgrade grade elevation.BITUMINOUS BASE COURSE Bituminous base course shall be installed where shown on the PLANS and shall have
a Marshallstability of 750 or greater.AGGREGATE BASE COURSE TYPE 'B'Compacted aggregate base course type "B" shall be constructed using IDOT Type CA6 materials andshall be placed where
shown on the PLANS.BITUMINOUS CONCRETE, BINDER AND SURFACE COURSE Bituminous pavement shall consist of bituminous concrete binder and surface courses (IDOT) Class I,to the compacted
thickness as shown on the PLANS. The base course shall be cleaned and primed inaccordance with the JURISDICTIONAL GOVERNING ENTITY. The bituminous concrete surfacecourse shall be placed
after the base course has gone through one winter season, as directed by theCLIENT. Prior to the placement of the bituminous concrete surface, the JURISDICTIONALGOVERNING ENTITY shall
examine the completed pavement, including curb and gutter, and allfailures shall be corrected by the CONTRACTOR.SIDEWALKS Concrete sidewalks shall be constructed to width and thickness
as shown on the PLANS. Sidewalksshall be thickened to a minimum of 6" at all driveways. All sidewalks shall be IDOT Class SI concrete,existing sidewalk.CURB AND GUTTER Curb and gutter
shall be as per the detail shown on the PLANS, which shall include compactedaggregate base course under the curb and gutter. All contraction and expansion joints shall beconstructed
as per the detail.CONCRETE PAVEMENTS Concrete pavements shall be constructed as shown on the PLANS. The CONTRACTOR shall sawcutjoints in concrete pavements immediately after installation.CONCRETE
CURB REMOVAL AND REPLACEMENT The CONTRACTOR shall saw cut and remove the existing concrete curb where shown on the PLANSand install a curb of similar cross section and pavement to that
removed (or depressed curb andgutter if shown on the PLANS). Upon completion of the curb all voids, if any, between the existingpavement and the new curb shall be filled with concrete
to within 2" of the final surface, which is to befilled with bituminous pavement. The area behind the curb shall be filled and compacted withembankment material within 6" of the top
of the new curb. The CONTRACTOR shall then restore theremaining 6" to its original condition (i.e., sod, gravel, topsoil). Where proposed curb connects to andrilled and installed
9" into the existing and proposed curb. Bars shall be installed in a location similarto the expansion joint in the curb.PROOF ROLLING The CONTRACTOR shall provide a fully loaded vehicle,
size approved by the CLIENT orJURISDICTIONAL GOVERNING ENTITY if required. Proof rolling shall be observed by the CLIENTand JURISDICTIONAL GOVERNING ENTITY. It shall be at the CLIENT's
option which of thefollowing methods of proof rolling is to be completed:(a)(b)In any case, the base course and/or the binder course shall be repaired before proceeding to the nextstep.PAVEMENT
MARKING - PAINT The CONTRACTOR shall furnish and apply painted marking lines, letters & symbols of the patterns,sizes and colors where shown on the PLANS. Paint shall be as follows:PAVEMENT
MARKING - THERMOPLASTIC The CONTRACTOR shall furnish and apply extruded thermoplastic pavement marking lines, lettersand symbols of the patterns, sizes and colors where shown on the
PLANS. Thermoplastic pavementmarking shall be installed in accordance with the IDOT Standard Specifications.INSURANCE AND LEGALHOLD HARMLESS To the fullest extent permitted by law,
the CONTRACTOR shall waive any right of contribution andshall indemnify and hold harmless the ENGINEER, its agents, employees and consultants from andagainst all claims, damages, losses
and expenses, including but not limited to, attorneys' fees andeconomic or consequential damages, arising out of or resulting from or in connection with theperformance of their work.
However, this indemnity agreement shall not require the CONTRACTOR toindemnify the ENGINEER, it s consultants, agents or employees against its own negligence.Claims, damages, losses
and expenses as these words are used in the Agreement shall be construedto include, but not be limited to (1) injury or damage consequent upon the failure of or use or misuseof any
hoist, rigging, blocking, scaffolding or any and all other kinds of items of equipment, whether ornot the same be owned, furnished or loaned by the CONTRACTOR; (2) all attorneys' fees
and costsincurred in bringing an action to enforce the provisions of this indemnity or any other indemnity; and(3) time expended by the party being indemnified and their employees,
at their usual rates plus costsor travel, long distance telephone and reproduction of documents.Only to the extent necessary to prevent this provision from being void under Statute
740 ILCS 35/1,this indemnity agreement shall not require the CONTRACTOR to indemnify the ENGINEER, itsconsultants, agents or employees against its own negligence.INSURANCE CONTRACTOR
will purchase insurance to protect the ENGINEER and its consultants, agents, andemployees from any claims for bodily injuries or property damage arising out of the construction work,including
but not limited to naming the ENGINEER and its consultants, agents and employees asadditional named insureds under the CONTRACTOR'S general liability policy applicable to the project,which
must contain a clause stating that it is primary coverage for the ENGINEER with ENGINEER'Sother applicable coverage to be considered excess.THIRD PARTY BENEFICIARY The ENGINEER is intended
to be a third party beneficiary of the construction contract.
Type
Vane"
wrapped in a soil
WATER MAINS AND APPURTENANCESSTORM SEWERS AND APPURTENANCES
Ductile iron cement lined pipe conforming to the latest revision of ANSI SPECIFICATIONS A21Class 52 with 150 psi working pressure or American Water Works Association Specification(AWWA),
C150 or ASTM C296 with "push on" type joints.Reinforced concrete pipe minimum Class IV in conformance with the latest revision of ASTMdesignation C-76 pipe with C361 or C443 joints.All
existing field drainage tile or storm sewers encountered or damaged during construction shalleither be restored to their original condition, properly rerouted and/or connected to the
stormsewer system.Footing drains shall be connected to sump pumps or discharged directly into storm sewers.Footing drains or drainage tile shall not be connected to the sanitary sewer.
WATER MAIN PIPE (3" AND LARGER)Water main pipe shall conform to the following:working pressure.finished grade. Water main shall include bedding and backfilling.VALVES AND VAULTS Valve
and vaults shall be constructed in conformance with Section IIA Manholes, etc. above. FrameValves shall be non-rising stem and shall close by turning clockwise. All valves shall be
resilientwedge gate or ball valves conforming to the latest revision of AWWA Specification C500 with a ratedworking pressure of 200 psi in accordance with JURISDICTIONAL GOVERNING ENTITY
VALVES AND BOXES Valves and boxes shall be constructed in conformance with the standard detail. Valve boxes shall beAWWA Specification C500 with a rated working pressure of 200 psi
in accordance with FIRE HYDRANTSTAP, STOPS AND BOX Water services shall be type K copper size as shown on PLANS, and constructed where shown on DISINFECTION Agency, Public Water Supplies
Division. The safe quality of the water supply shall be demonstratedfollowing disinfection of the mains and copies of the said report submitted to the JURISDICTIONAL PRESSURE TEST Allowable
leakage, test pressure and duration shall be as per the requirements of the Village of PRESSURE CONNECTION TO EXISTING WATER MAIN water main shall be located and material excavated,
and valve basin slab and main supports installed.AWWA C500) and the pressure tap completed in accordance with the detail on the PLANS. ValveA dry connection to existing water main
shall include a connection to an existing water main stubwhere shown on the PLANS. The CONTRACTOR shall obtain approval of the JURISDICTIONAL STORM SEWER PIPE word "STORM" and a "DRAINS
TO CREEK" emblem. All frames and grates shall be provided suchframe & grate for all structures located in curb where gradient exceed 2.0%. Manholes shall include FLARED END SECTIONBEDDING
4-inch perforated corrugated polyethylene pipe (PCPP) with a smooth interior andfilter fabric supplied and installed by the CONTRACTOR. CONTRACTOR shall submit fabric and pipe
C.(a)Installation shall be in accordance with AWWA C603. All water main fittings shall be mechanical jointcast iron ANSI Specification A21.10 or compact ductile iron fittings (AWWA
C-153) with 250 psiPoured or monolithic concrete thrust blocks are required to brace all tees, plugs, caps, and bends oflieu of thrust blocking. Minimum cover for all water mains, including
services, shall be 5'-6" from theand lids shall be as specified in the Village Details, with lids imprinted with the word "WATER".requirements, except that butterfly valves shall be
constructed on all water mains 16" diameter andlarger. Valve vaults shall include valve, frame and grate, bedding, and trench backfill, if required.Minneapolis style extension screw
type having lids imprinted with the letters "Water" and shall closeby turning clockwise. All valves shall be resilient wedge gate type conforming to the latest revision ofJURISDICTIONAL
GOVERNING ENTITY requirements, except that butterfly valves shall beconstructed on all water mains 16" diameter and larger.Fire Hydrants shall be per JURISDICTIONAL GOVERNING ENTITY
requirements. All fire hydrantsshall be located as shown on the PLANS and shall be painted in a manner acceptable to theJURISDICTIONAL GOVERNING ENTITY after installation and shall
be adjusted to final grade.The CONTRACTOR shall determine from the JURISDICTIONAL GOVERNING ENTITY as to theexact style, type, and manufacture of Corporation stops, ground key stops
and services boxespreferred by the JURISDICTIONAL GOVERNING ENTITY and shall furnish same.SMALL WATER SERVICES (2" DIAMETER OR LESS)the PLANS. The ends of all services shall be marked
with a 4"x4" post extending 36" above grade andpainted blue. The CONTRACTOR shall keep accurate records of tap locations and service boxlocations, as well as the service lengths and
furnish same to CLIENT. Water services shall includebedding and trench backfill.Disinfections shall meet all of the requirements of the State of Illinois, Environmental Protectionby
bacteriological analysis of samples collected at sampling taps on at least two consecutive daysGOVERNING ENTITY and the CLIENT.MOUNT PROSPECT.The CONTRACTOR shall maintain system pressure
on existing water main at all times. ExistingThe existing water main shall be cleaned and the exterior disinfected prior to installing the tapping tee(material to conform to AWWA C110).
The tapping valve shall be installed (valve to conform toshall be constructed in conformance with the detail.DRY CONNECTION TO EXISTING WATER MAIN GOVERNING ENTITY to shut down any
main, including submittal of a schedule of the time of shut offand the time the line will be returned to service. All mains shut down that are opened to atmospheremust be disinfected
prior to returning main into service.POLYETHYLENE TUBE (FOR DUCTILE IRON WATER MAIN ONLY)The CLIENT, or JURISDICTIONAL GOVERNING ENTITY may request that portions of the watermain be
enclosed in a polyethylene tube, Clow F-191 or approved equal installed as per themanufacturer's recommendations, should soil conditions so warrant its use.BEDDING Bedding shall be
placed as shown on the detail.D.Storm sewer pipe shall conform to the following:(a)Storm sewer shall include bedding and trench backfill.MANHOLES, INLETS & CATCH BASINS Manholes, Inlets
and Catch Basins shall be constructed in conformance with Section IIA Manholes,etc. above. Frames and lids shall be as specified in the Village Details, with lids imprinted with thethat
the flange fully covers the opening plus 2" of the structure as a minimum. * Provide "steps, frame & grate, bedding and trench backfill.Flared end sections shall be pre-cast reinforced
concrete flared end section with an end block castseparate as per the Illinois Department of Transportation Standard 542301 and with a grating perStandard 542311 (as modified) for all
storm sewers 12" in diameter and larger installed where shownon the PLANS. Work shall include end block filter fabric.Bedding shall be placed as shown on the detail.UNDERDRAINS Pipe
underdrains shall be corrugated flexible plastic pipe conforming to AASHTO Designation M252,catalogue Specifications for approval by the CLIENT. CONTRACTOR shall bed and backfill theunderdrain
in one of the following IDOT gradations of aggregate (CA5, CA7, CA11, CA14 or CA15).MISCELLANEOUS(a)(b)
11 1/4 degree deflection or greater. MEGALUG restrained joints are also required in addition to or in
Polyvinyl Chloride (PVC) Sewer Pipe shall conform to ASTM D-3034 minimum, SDR 21 with
GENERAL gasket joints conforming to ASTM D-3212.
UNDERGROUND IMPROVEMENTSSANITARY SEWERS AND APPURTENANCES(a)
A.STANDARDS All underground improvements shall be constructed and tested in accordance with the Standard SELECTED GRANULAR BACKFILLMANHOLES, CATCH BASIN, INLETS & VALVE VAULTS All Manholes,
Catch Basins, Inlets, and Valve Vaults shall be constructed of reinforced precastASTM designation C-478. All joints between sections and frames (except sanitary manholes, see AUGER
AND CASINGAUGER (OPEN BORE)HORIZONTAL AND VERTICAL SEPARATION OF WATER AND SEWER MAINSSANITARY SEWER PIPEMANHOLESBEDDING All sanitary manholes are to be tested for water tightness in
accordance with ASTM SERVICES A wye branch or "tee" and sanitary service line, properly plugged and sealed shall be constructed as RISERSTELEVISION INSPECTION Videotapes and written
report of all television inspections shall be provided to the CLIENT. The formAll sewers and appurtenances shall be cleaned prior to inspection and testing required by this section.All
defects and corrective work required as the result of television inspection shall be performed by theAll floor drains shall be connected to the sanitary sewer.
II.Specifications for Water and Sewer Main Construction in Illinois, latest edition, The StandardSpecifications for Road and Bridge Construction, Department of Transportation, State
of Illinois andthe Village of MOUNT PROSPECT Water Main, Sanitary Sewer and Storm Sewer Specifications andDetails, latest version. In the event of conflicting guidelines, the more
restrictive shall govern.Selected Granular Backfill shall be required for all sewer and water main trenches lying under existingor proposed streets, driveways, parking lots and within
24" thereof, and where noted on PLANS. Allmaterial placed in such trenches shall be in accordance with the above standards.lconcrete ring construction with tongue and groove joints
in conformance with the latest revision ofSection IIB Manholes, below) shall be sealed with mastic type bituminous jointing compound.CONTRACTOR shall remove all excess mastic on inside
of structure and butter joints with mortar.Manholes are to have offset cones except that no cone shall be used on storm manholes 6'-0" deepor less in which case a reinforced concrete
flat top section shall be used, and Valve Vaults shall haveconcentric cones. Only concrete adjustment rings will be permitted where necessary and shall belimited to two adjustment
rings totaling not more than 8" in height. All manholes and catch basin stepsIndustries, or approved equal.Casing pipe shall be welded steel pipe, installed where shown on the PLANS.
The carrier pipe shallbe securely blocked and banded and sanitary and storm sewers shall maintain the specified gradient.Upon installing the carrier pipe the voids between the casing
and cover pipe shall be filled with sandor grout and the ends shall be sealed with hydraulic cement.The CONTRACTOR shall auger (open bore) where noted on PLANS.Horizontal and vertical
separation of water and sewer mains shall be in accordance with StandardSpecifications for Water and Sewer Construction in Illinois Section 41-2.01B and 41-2.01C andStandard Drawing
18, 19, 20, 21, 22, 23 and 24.STRUCTURE ADJUSTMENTS Structures shall be adjusted to the finished grade as shown on PLANS.B.Sanitary sewer pipe including building services, shall conform
to the following:Sanitary sewers shall include bedding and backfilling.Manholes shall be constructed in conformance with Section IIA Manholes, etc. above. The concretebase and bottom
section shall be constructed of precast reinforced concrete monolithically castsections including benches, pipe connection and invert flow lines. Manhole frame and lids shall be asspecified
in the Village Details, with lids imprinted with the word "SANITARY", with recessed pickholes. Manhole joints between adjustment rings and frames and between manhole sections shall
beset on preformed plastic gasket consisting of a homogeneous blend of refined hydrocarbon resins andplasticizing compounds reinforced with inert mineral filler to provide a water tight
seal. All pipeconnection openings shall be precast with resilient rubber water tight pipe sleeves. A 10" elastomericband (chimney seal, Wrapid Seal Manhole Encapsulation System or
approved equal) shall beinstalled extending from the manhole top to the manhole frame as shown on detail. Manholes shallinclude steps, frame & grate, bedding, and trench backfill.Bedding
shall be placed as shown on the detail.TESTING Sanitary sewers shall be air tested and tested for deflection in accordance with the requirements ofSection 31-1.1 "TESTING AND INSPECTION
FOR ACCEPTANCE OF SANITARY SEWERS" of theStandard Specifications for Water and Sewer Main Construction in Illinois or the JURISDICTIONALGOVERNING ENTITY, whichever is more restrictive.
In addition, a televised inspection of thecompleted sanitary sewers shall be conducted and a copy of the videotape and report furnished to theJURISDICTIONAL GOVERNING ENTITY.C969-94-"Standard
Practice for Infiltration and Exfiltration Acceptance Testing of Installed PrecastConcrete Pipe Sewer Lines", Vol. 04.05 or ASTM C1244-93-"Standard Test Method for ConcreteSewer Manholes
by the Negative Pressure (Vacuum) Test", Vol. 04-05.shown on the PLANS. The ends of all services shall be marked with a 4"x4" post extending 36" abovegrade and painted red. The CONTRACTOR
shall keep accurate records of all Wye or Tee locationsas measured from the downstream manhole as well as the service lengths and furnish same toCLIENT.Risers shall be constructed in
locations as shown on the PLANS and according to the detail.Upon completion of construction a television inspection of the sanitary sewer system shall beperformed on all portions of
the sewer if required by the JURISDICTIONAL GOVERNING ENTITY.of report and type and format of the videotape shall be approved by the JURISDICTIONALGOVERNING ENTITY.CONTRACTOR without
delay. All dips, cracks, leaks, improperly sealed joints and departures fromapproved grades and alignment shall be repaired by removing and replacing the involved sections ofpipe.
Upon completion thereof, the sewer shall be retested and such further inspection made as mayappear warranted by the CLIENT.MISCELLANEOUS
90%90%
Grass Areas
0.1 feet of the proposed
+
95%95%
Floor Slabs
Pavement &
Standard
Modified Proctor
Standard Proctor
Percent Compaction
Sandy Soils
Clayey Soils
Type Material
STANDARDS
CONTRACTOR shall perform all demolition work in accordance with all applicable Federal, Stateand local requirements.The CONTRACTOR shall coordinate all demolition with the JURISDICTIONAL
GOVERNINGENTITY and CLIENT to ensure protection and maintenance of sanitary sewer and water utilities asnecessary and to provide stormwater conveyance until new facilities are constructed,
tested andplaced into operation.CONTRACTOR shall develop and implement a daily program of dust control and shall submit andobtain JURISDICTIONAL GOVERNING ENTITY approval of dust control
procedures prior todemolition of any structures. Modification of dust control procedures shall be performed by theCONTRACTOR to the satisfaction of the JURISDICTIONAL GOVERNING ENTITY
as requested.All asphalt pavement curb and gutter and miscellaneous structures shall be demolished by theCONTRACTOR and disposed of as approved by CLIENT.All existing sewers outside
the building as indicated on the PLANS to be abandoned shall beremoved from the site and disposed of by the CONTRACTOR.Voids left by any item removed under any proposed building, pavement
or walk or within 24"thereof shall be filled and compacted with suitable materials by the CONTRACTOR.All fire access lanes within the project area shall remain in service, clean of
debris, and accessiblefor use by emergency vehicles.Any existing wells encountered shall be exposed and sealed 3' below proposed finish grade by theCONTRACTOR in accordance with Section
920.120 of the Illinois Water Well Construction Code,Department of Public Health, Latest Edition, and all applicable local rules and regulations.Any existing septic tanks and grease
traps encountered shall have all liquids and solids removedand disposed of by a licensed commercial hauler in accordance with Governmental JurisdictionalEntity regulations, and the
tank and grease traps shall then be filled with suitable materials orremoved from the site and disposed of by the CONTRACTOR.Any material containing asbestos found within existing structures
shall be removed from the siteand disposed of off-site by the CONTRACTOR in accordance with County, State and Federalregulations.
Any soil whose optimum moisture content exceeds 25%.Any cohesive soil with a unconfined compressive strength of 1.5 tons per square foot or less.Any soil whose silt content exceeds 60%
by weight.Any soil whose maximum density is less than 100 pounds per cubic foot.Any soil containing organic, deleterious, or hazardous material.
GENERALEXCAVATION AND EMBANKMENT
EXCAVATION AND GRADING
A.This work shall be completed in conformance with the applicable sections of the StandardThe CONTRACTOR understands that any earthwork calculations, quantities or cross sections thatThe
site shall be cleared, grubbed, and trees and stumps removed where designated on the PLANS.Trees designated to remain shall be protected from damage.TOPSOIL STRIPPING stripped shall
be placed in stockpiles in locations as designated by the CLIENT.TOPSOIL RESPREAD six inches (6") of topsoil shall be respread over all onsite areas which are disturbed by earthworkfill
areas including swales and ditches; handling of sewer spoil, etc., and all work required to provideThe CONTRACTOR shall be responsible for the excavation of all swales and ditches and
for thesubgrade elevations indicated on the PLANS. He shall be responsible for obtaining compaction instringent values are listed in the soils report, and to use any method approved
by the CLIENTThe CONTRACTOR shall notify the CLIENT if proper compaction cannot be obtained so that theA soils testing firm employed by the CLIENT shall determine which soils are unsuitable.
Materials intheir natural state being defined as unsuitable that would be suitable material if moisture conditioned,shall be conditioned by the CONTRACTOR and used as suitable embankment
material or hauledfrom the site.with an impermeable clay liner, including adjacent to and under storm sewer inlets and outlets. It isthe intent of these PLANS and SPECIFICATIONS that
the CONTRACTOR shall prepare the lakeThe CONTRACTOR shall notify the CLIENT immediately upon encountering groundwater duringsewer joints wrapped with fabric, the CONTRACTOR shall install
same.temporary ditches or swales that are necessary to accomplish this prior to beginning mass excavation.forth above, the CLIENT may require undercutting.
DETAILED SPECIFICATIONSI.Specifications for Road and Bridge Construction, Department of Transportation, State of Illinois, latestedition.B.EARTHWORK CALCULATIONS AND CROSS SECTIONS have
been furnished by the ENGINEER are for information only and are provided without anyguarantee by the CLIENT or ENGINEER whatsoever as to their sufficiency or accuracy.CONTRACTOR warrants
that he has performed his own subsurface investigations as necessary andhis own calculations and cross sections to determine site soil conditions and earthwork volumes.C.DEMOLITION(a)(b)(c)(d)(e)(f)
(g)(h)(i)(j)CLEARING, GRUBBING AND TREE REMOVAL Upon completion of demolition, clearing, grubbing and tree removal, all topsoil shall be stripped fromunder all buildings and pavements
areas, and other areas necessary to complete the work. TopsoilUpon completion of parking lot improvements and installation of underground utilities a minimum ofconstruction, except
building pads and pavements, which shall be kept free from topsoil.EXCAVATION AND EMBANKMENT (FILL)Upon completion of topsoil stripping, all excavation and embankments shall be completed
as shownon the PLANS. All suitable excavated materials shall be hauled, placed (moisture conditioned ifnecessary) and compacted in the embankment areas. The CONTRACTOR shall include
alldewatering, temporary ditching and culverts necessary to complete the excavation and embankment.Specifically included in the scope of Excavation and Embankments is grading and shaping
of all cut orpositive drainage at the end of each working day and upon completion of a section.excavation or filling of the parking lot within the work limits to within accordance with
the minimum values listed in the table below for all embankments unless morenecessary to obtain this compaction (i.e., soil fabric or any undercutting that may be required). Allexisting
materials are assumed to have a California Bearing Ratio (CBR) of 3.0.unless approved otherwise in the soils report or by the CLIENT.CLIENT may determine what remedial measures may
be needed.For purposes of definition, unsuitable material shall be as follows unless determined otherwise by theSoils Engineer:a.b.c.d.e.Upon completion of excavation and shaping of
the water retention areas, all silt seams and granularor sandy soils shall be removed to a minimum depth of three feet below the subgrade and replacedbottoms, side slopes, and compaction
thereof so that the lakes will maintain the proposed normalDitches and swales are to be excavated to the lines and grades indicated on the PLANS. All suitablematerials excavated from
the ditches shall be used in construction of the embankments.excavation. If in the opinion of the CLIENT or the JURISDICTIONAL GOVERNING ENTITY thiscondition necessitates the installation
of perforated drain tile bedded in washed gravel or open stormDuring excavation and embankment, grades may be adjusted to provide an overall site earthworkbalance. The CONTRACTOR shall
cooperate fully with the CLIENT in adjustment of grades,construction methods and placement of material to meet the above goals and shall immediatelyadvise CLIENT if he believes that
the earthwork will not balance.It is the intent of these PLANS that storm waters falling on the site be diverted into sedimentation /lake / detention basins during construction. The
CONTRACTOR shall construct and maintain any EROSION CONTROL Suitable erosion control practices shall be maintained by the CONTRACTOR in accordance withIllinois Urban Manual and all
applicable Soil Erosion and Sedimentation Control ordinances and thePLANS.UNDERCUTTING DURING EARTHWORK If the subgrade cannot be dried adequately by discing as outlined above for placement
of material toplanned grades and if the CLIENT determines that the subgrade does not meet the standards set
"CLIENT" shall mean Vequity LLC Series XXXIX 1201 E CENTRAL, which is the person or"ENGINEER" shall mean CivWorks Consulting, LLC, a Civil Engineering consultant on the"PLANS and SPECIFICATIONS"
shall mean the Civil Engineering PLANS and"CONTRACTOR" shall mean any person or entity performing any work described in the PLANS"JURISDICTIONAL GOVERNMENTAL ENTITY" shall mean any
municipal, county, state orThe CLIENT and/or CONTRACTOR shall promptly report any errors or ambiguities in theThe ENGINEER will provide the CLIENT with such information as may be required
to showShould any discrepancies or conflicts on the PLANS or SPECIFICATIONS be discovered either
STANDARDSGENERAL
EXCAVATION AND GRADING
subject project.the subject project.federal unit of government from whom an approval, permit and/or review is required for any aspect ofthe subject project.The intention of the PLANS
and SPECIFICATIONS is to set forth certain requirements ofwhich so applied have a well-known technical or trade meaning, shall be held to refer to suchthe work is begun thereon and
the proper corrections made. Neither the CLIENT nor theThe ENGINEER will provide information when errors or omissions are discovered.All works herein proposed shall be completed in
accordance with all requirements of anyJURISDICTIONAL GOVERNMENTAL ENTITY, and all such pertinent laws, directives, ordinancesWhen the PLANS and SPECIFICATIONS include information pertaining
to the location of existingfacilities. The ENGINEER assumes no responsibility whatever with respect to the sufficiency orfacilities. The CLIENT and/or the CONTRACTOR shall also obtain
from the respective UtilityThe PLANS have been prepared by the ENGINEER based on the assumption that all soils on thethat prevents the installation of the improvement according to the
line and grades shown on theAll trees that are not to be removed shall be protected from damage. Trees shall not be removedThe CLIENT and/or CONTRACTOR shall notify all applicable Jurisdictional
Governmental Entities orthat said entity or company can establish the location of underground pipes, conduits or cablesthe proposed construction site, should be made available by the
CLIENT to the CONTRACTOR.These borings are presented for whatever purpose the CONTRACTOR chooses to make of them.The ENGINEER makes no representation or warranty regarding the number,
location, spacing orsoil and groundwater condition may be different than indicated. Neither does the ENGINEER assume TRAFFIC CONTROL The CONTRACTOR shall provide when required by any
JURISDICTIONAL GOVERNMENTALtraffic flow that existed prior to the commencement of any portions of the work. The CLIENT may, atwhere in his opinion it is necessary for the protection
of life and property. The need for traffic controlshall be anticipated by the CLIENT.work and costs connected with the maintenance of these utility poles, their temporary relocations,
etc.,shall be the responsibility of the CLIENT or the CONTRACTOR.shrubs, fences, mailboxes, sewers, drain tiles, water mains, etc.The CONTRACTOR shall maintain roadways adjoining the
project site free from mud and debris at alltimes. If mud and/or debris is carried onto the roadways from vehicles entering onto the highway from A.This work shall be completed in conformance
with the applicable sections of the StandardThe CONTRACTOR understands that any earthwork calculations, quantities or cross sections thatguarantee by the CLIENT or ENGINEER whatsoever
as to their sufficiency or accuracy.
GENERAL CONDITIONSDEFINITION OF TERMS a.entity with whom CivWorks Consulting, LLC has contracted with to prepare Civil Engineering PLANSand SPECIFICATIONS.b.c.SPECIFICATIONS prepared
by the ENGINEER, which may be a part of the contract documents ford.and SPECIFICATIONS.e.INTENT OF THE CONTRACT DOCUMENTS performance, type of equipment and structures, and standards
of materials and construction. Theymay also identify labor and materials, equipment and transportation necessary for the properexecution of the work but are not intended to be infinitely
determined so as to include minor itemsobviously required as part of the work. The PLANS and SPECIFICATIONS require new material andequipment unless otherwise indicated, and to require
complete performance of the work in spite ofomissions of specific references to any minor component part. It is not intended, however, thatmaterials or work not covered by or properly
inferred from any heading, branch, class or trade of theSPECIFICATIONS shall be supplied unless distinctly so noted. Materials or work described in words,recognized standards.INTERPRETATION
OF PLANS AND SPECIFICATIONS a.PLANS and SPECIFICATIONS to the ENGINEER. Questions as to meaning of PLANS andSPECIFICATIONS shall be interpreted by the ENGINEER, whose decision shall
be final and bindingon all parties concerned.b.revised or additional details of construction.c.prior to or after award of the contract, the ENGINEER's attention shall be called to the
same beforeCONTRACTOR may take advantage of any error or omissions in the PLANS and SPECIFICATIONS.GOVERNING BODIES and the like shall be considered to be a part of these SPECIFICATIONS.
If a discrepancy is notedbetween the PLANS and SPECIFICATIONS and requirements of any JURISDICTIONALGOVERNMENTAL ENTITY, the CLIENT and/or the CONTRACTOR shall immediately notify theENGINEER
in writing.LOCATION OF UNDERGROUND FACILITIES underground facilities, such information represents only the opinion of the ENGINEER as to theapproximate location of such utilities. At
the locations wherein detailed positions of these facilitiesbecome necessary to the new construction, the CLIENT or the CONTRACTOR shall furnish all laborand tools to either verify
and substantiate the location or definitely establish the position of theaccuracy of the information shown on the PLANS and SPECIFICATIONS relative to the location ofunderground facilities.It
shall be the CLIENT's and/or the CONTRACTOR's responsibility prior to construction, to notify allUtility Companies of the intentions to begin construction and to verify the actual location
of all suchCompanies the working schedules for removing or adjusting these facilities.UNSUITABLE SOILS project are suitable to support the proposed improvements shown. The CLIENT or
theCONTRACTOR shall immediately notify the ENGINEER if he discovers or encounters an obstructionPLANS.PROTECTION OF TREES unless requested to do so in writing by the CLIENT.NOTIFICATION
OF UTILITY COMPANIES utility companies, i.e., electric, telephone, gas and cable TV prior to beginning any construction soadjoining or crossing proposed construction.SOIL BORING DATA
Copies of results of soil boring and reports, if such borings were taken by the CLIENT in the vicinity ofdepth of borings taken, nor of the accuracy or reliability of the information
given in the results thereof.Further, the ENGINEER does not assume responsibility for the possibility that during construction, theresponsibility for variations of soil and groundwater
at location between borings. The CONTRACTORis required to make its own borings, explorations and observations to determine soil and groundwaterconditions.ENTITY, all signs, equipment,
and personnel necessary to provide for safe and efficient traffic flow inall areas where the work will interrupt, interfere or cause to change in any form, the conditions ofhis discretion,
require the CONTRACTOR to furnish traffic control under these or other circumstances UTILITY POLES It shall be the responsibility of the CONTRACTOR to arrange for the relocation or
bracing of existingutility poles that may be within the working limits of this contract. It is expressly understood that all RESTORATION Restoration of damage to public or private property
outside the limits of this project and of all existingroads and rights-of-way and easements shall be completed in accordance with the applicable sectionsof the Standard Specifications
for Road and Bridge Construction, Department of Transportation, Stateof Illinois, latest edition.It is the intent of these SPECIFICATIONS that clean-up and final restoration shall be
performedimmediately upon completion of each phase of the work so that these areas will be restored as nearlyas possible to their original condition or better, and shall include but
not be limited to, restoration ofmaintained lawns and rights-of-way, roadways, driveways, sidewalks, ditches, bushes, hedges, trees,ROAD CLEANING either the CONTRACTOR's trucks, his
employees' vehicles, or his material suppliers, theCONTRACTOR shall immediately remove said mud and/or debris.DETAILED SPECIFICATIONSI.Specifications for Road and Bridge Construction,
Department of Transportation, State of Illinois, latestedition.B.EARTHWORK CALCULATIONS AND CROSS SECTIONS have been furnished by the ENGINEER are for information only and are provided
without anyCONTRACTOR warrants that he has performed his own subsurface investigations as necessary andhis own calculations and cross sections to determine site soil conditions and
earthwork volumes.
847 878 4019
526 SKYLINE DRIVE
ALGONQUIN IL 60102
GENERAL LANDSCAPE NOTESPLANTING DETAILSPLANT SYMBOLS KEYLANDSCAPE DATA TABLE
L0.1PROJECT TEAML1.1LANDSCAPE PLAN - PROPOSED
WARREN JOHNSON ARCHITECTS, INC.TEL (847) 369-9616TEL (773) 230-0317ALGONQUIN, IL 60102TEL (847) 878-4019
7-ELEVENPALATINE, IL 60067CONTACT: WARREN JOHNSON / ROBB POMISPCIVWORKS CONSULTING, LLCCONTACT: OSVALDO (OZ) PASTRANADICKSON DESIGN STUDIO, INC.526 SKYLINE DRIVECONTACT: SHARON DICKSON
19 N. GREENLEY STREET
.
(COLOR: NON-DYED, BROWN)
A. ALL PLANT MATERIAL SHALL CONFORM IN SIZE AND GRADE
B. ALL PLANT MATERIAL SHALL BE MAINTAINED ALIVE,C. ALL NEW PLANT MATERIAL SHALL BE FROM A LOCALD. PLANTS SHALL BE ALLOWED TO GROW IN THEIR NATURALE. ALL LANDSCAPED AREAS SHALL BE
FREE OF WEEDS,F. MAINTENANCE AND CARE OF PLANT MATERIAL SHALL
CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED.ALL CONSTRUCTION SHALL CONFORM TO APPLICABLE STANDARDSAND CODES.CALL J.U.L.I.E. UTILITY LOCATING SERVICE (TEL 800.892.0123), 48GENERAL
PLANT NOTES: IN ACCORDANCE WITH AMERICAN STANDARD FOR NURSERY STOCK. HEALTHY, AND FREE FROM DISEASE AND PESTS. SOURCE WHENEVER
POSSIBLE (LESS THAN 50 MILES). FORM / HABIT. PLANTS SHALL NOT BE PRUNED/HEDGED UNLESS ABSOLUTELY NECESSARY (DUE TO VISIBILITY OR HAZARD
OBSTRUCTION). LITTER, AND SIMILAR SIGNS OF DEFERRED MAINTENANCE. INCLUDE, BUT NOT BE LIMITED TO, WATERING, FERTILIZING (IF NECESSARY), DEAD-HEADING,
WEEDING, AND MULCHING.TIME OF INSTALLATION DUE TO FINAL ENGINEERING AND FINALTHE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR PROVIDINGAND SPREADING TOPSOIL (6"-12" DEEP), FINE GRADING,
ANDSHALL BE FREE OF CONSTRUCTION DEBRIS, PRIOR TO INSTALLINGANY PLANT MATERIAL.SHALL INSPECT AND ACCEPT ALL BASE GRADES. ANY DEVIATIONCORRECTED BEFORE PLACING ANY TOPSOIL.ALL SHRUB,
GROUNDCOVER, PERENNIAL, AND ANNUAL PLANTINGTOPSOIL, 1/3 MUSHROOM COMPOST, AND 1/3 TORPEDO SAND.ALL PLANTING ISLANDS SHALL BE MOUNDED TO A CENTER HEIGHTOF TWELVE INCHES (12").ALL PLANTING
BEDS ADJACENT TO LAWN AREAS SHALL HAVE ASPADED EDGE BORDER, UNLESS METAL OR OTHER BORDER ISSPECIFIED.ALL PLANTING BED AREAS SHALL MAINTAIN A MAX. 3" DEEP LAYEROF SHREDDED HARDWOOD MULCH
SCHEDULE WITH LANDSCAPE MAINTENANCE CONTRACTOR, TOAFTER INITIAL INSTALLATION.CONTRACTORS ON SITE TO MINIMIZE ANY REDO OF COMPLETEDCONTRACTOR SHALL BE RESPONSIBLE FOR HIS/HER OWN LAYOUTWORK.
UPON REQUEST, LANDSCAPE ARCHITECT SHALL BEAVAILABLE TO ASSIST/APPROVE CONTRACTOR LAYOUT.CONTRACTOR SHALL MAKE THEMSELVES THOROUGHLY FAMILIARWITH ALL UNDERGROUND UTILITY LOCATIONS PRIOR
TO ANYSITE PRIOR TO BID SUBMITTAL, TO BECOME FAMILIAR WITHAPPROXIMATIONS. CONTRACTORS ARE RESPONSIBLE FORCOMPLETING THEIR OWN QUANTITY TAKE-OFFS. IF A DISCREPANCYSHALL PREVAIL.OR
PLANTING TIME OF YEAR, ONLY WITH THE PRIOR CONSENT OFTHE LANDSCAPE ARCHITECT. IF SUBSTITUTIONS ARE MADEWITHOUT PRIOR CONSENT, THE LANDSCAPE ARCHITECT MAINTAINSTHE RIGHT TO REJECT MATERIAL
IN THE FIELD, AT THE COST TOTHE CONTRACTOR.CONTRACTOR TO PROVIDE TEST OF EXISTING AND IMPORTED SOILSSPECIFICATIONS.CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT IF AREAS OFARE ENCOUNTERED
DURING EXCAVATION FOR PLANTING PITS.ALL TURF SHALL SHALL BE KENTUCKY BLUEGRASS BLEND SODCONTRACTOR SHALL RESTORE LAWN AREAS THAT HAVE REMAINEDSEEDING TO FORM A SMOOTH, FULL, EVEN LAWN,
FREE OF BARESPOTS, INDENTATIONS, AND WEEDS.AMENITIES PER CODE, PER SITE CONDITIONS (FINAL GRADING &CONTRACTOR INSTALLATION BIDS SHALL INCLUDE A ONE-YEARWARRANTY ON ALL PLANT MATERIAL,
IN PERPETUITY.A THREE-YEAR MONITORING AND MAINTENANCE PROGRAM ON ALL
HOURS PRIOR TO THE START OF ANY DIGGING.LOCATIONS OF PROPOSED PLANT MATERIAL MAY BE ADJUSTED ATLOCATION OF SITE UTILITIES.PREPARATION OF ALL LAWN AND LANDSCAPE AREAS. ALL SOILSPRIOR
TO SPREADING TOPSOIL, THE LANDSCAPE CONTRACTORFROM GRADES INDICATED ON THE GRADING PLAN SHALL BEBEDS SHALL BE PREPARED WITH A SOIL AMENDMENT MIX - 1/3MATERIAL SHALL BE ROTO-TILLED
JUST PRIOR TO THEINSTALLATION OF PLANT MATERIAL.LANDSCAPE CONTRACTOR SHALL COORDINATE PLANTINGENSURE PROPER WATERING OF PLANTED AND SODDED AREASLANDSCAPE CONTRACTOR SHALL COORDINATE
WORK WITH OTHERLANDSCAPE WORK AND DAMAGE TO PLANT MATERIAL.EVERY ATTEMPT HAS BEEN MADE TO DEPICT ALL EXISTING UTILITYLINES. CONTRACTOR SHALL USE PRECAUTION WHEN DIGGING.DIGGING, VERIFYING
LOCATIONS AND DEPTHS OF ALL UTILITIES.IT IS THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY TO VISIT THEEXISTING CONDITIONS AT THE SITE.PLANT LIST QUANTITIES PROVIDED AT TIME OF FINAL PLANS
AREIS FOUND BETWEEN THE PLAN AND THE PLANT LIST, THEN THE PLANPLANT SUBSTITUTIONS ARE ALLOWED DUE TO PLANT AVAILABILITYPER SPECIFICATIONS. PLANTING SOIL SHALL BE AMENDED PERPOOR DRAINAGE
OR OTHER UNUSUAL SUBSURFACE CONDITIONS(MINERAL, NOT PEAT), UNLESS OTHERWISE NOTED ON THE PLAN.PARTIALLY INTACT, TOP DRESSING WITH SOIL, SCARIFYING, ANDLANDSCAPE DETAILS SHOWN ARE FOR
DESIGN INTENT ONLY,LANDSCAPE ARCHITECT ASSUMES NO LIABILITY. CONTRACTOR ISRESPONSIBLE FOR ERECTING AND INSTALLING PROPERLY BUILTUTILITY LOCATIONS), AND PER AREA CLIMATE CONDITIONS.
ALLLANDSCAPE SITE DETAILS FOR STRUCTURES AND FOOTINGS SHALLBE REVIEWED & APPROVED BY A STRUCTURAL ENGINEER.(IF APPLICABLE) CONTRACTOR INSTALLATION BIDS SHALL INCLUDENATURALIZED DETENTION
AREAS.
2.3.4.5.6.7.8.9.20.21.22.23.24.
1.10.11.12.13.14.15.16.17.18.19.
OVERALL HT.TRUNK HT.
4'-0"
TREE WRAP3" MULCH MIN.FORM SAUCER
SPECIFIED PLANTINGMIX. WATER & TAMPTO REMOVE AIR POCKETS
2" X 2" HARDWOOD STAKESDRIVEN FIRMLY A MINIMUM OF24" INTO THE SUBGRADE PRIOR TO BACKFILLING2-STRAND 12-GAUGE GALV.WIRE TWISTED AND ENCASEDIN RUBBER HOSE 6 - 9"FROM TOP OF STAKE2 WIRE
SUPPORTS SHALL BE USED ON MAIN STRUCTURALBRANCHES
3" MULCH MIN.
3" MULCH MIN.
2 X BALL DIA.
STAKE AND GUY AS NEEDED DO NOT CUT OR DAMAGE LEADER
CANOPY SPREADPLANTING NOTES:2-STRAND 12-GAUGE GALV. WIRE TWISTEDAND ENCASED IN RUBBER HOSE 6 - 9" FROM TOP OF STAKE12-GUAGE GALVANIZED WIRE, DOUBLESTRAND TWISTED.SET ROOTBALL 3" HIGHER
THAN GRADEAT WHICH TREE GREWAPPLY SPECIFIED MULCH 3" DEEPTO REMAIN PERMANENTLYFINISHED GRADEUNDISTURBED SUBGRADE
2" X 2" HARDWOOD STAKESDRIVEN FIRMLY A MINIMUM OF24" INTO THE SUBGRADE PRIOR TO BACKFILLING
4" DEEP WATER RETENTION BASIN
GRADE
2 X BALL DIA.
IS EVEN WITH THE FINISHED
PLANT SO THAT TOP OF ROOTBALL
2 x ROOTBALL DIA.
STAKE TO FIRST BRANCHES AS NECESSARY FORFIRM SUPPORTWIRE SHALL NOT TOUCHOR RUB AGAINSTTRUNKS OR BRANCHES
NOTE:STAKING AS REQUIREDPLANT SPACING AS PER PLAN3" COMPOST/LEAF MULCH INSTALLED BEFORE PLANTINGPREPARE BED AS PERWRITTEN SPECIFICATION
PLANTING NOTES:3" MULCH MIN.FORM SAUCER WITH3" CONTINUOUS RIMSPECIFIED PLANTINGMIX WATER & TAMP TOREMOVE AIR POCKETSFORM SAUCER WITH3" CONTINUOUS RIMSPECIFIED PLANTINGMIX. WATER & TAMPTO
REMOVE AIR POCKETS
FORM SAUCER WITH3" CONTINUOUS RIMBACKFILL TO MEET EX.GRADE AND CREATELEVEL GRADE ATROOT BALL.EXISTING GRADE
PLANT SO THAT TOP OF ROOTBALL IS EVEN/SLIGHTLY ABOVEFINISHED GRADESTAKE TO FIRST BRANCHES AS NECESSARY FORFIRM SUPPORTSTAKING WIRE SHALL NOT TOUCH OR RUB ADJACENTTRUNKS OR BRANCHES2-3,
2" X 2" HARDWOOD STAKESDRIVEN FIRMLY A MINIMUM OF24" INTO THE SUBGRADE PRIOR TO BACKFILLING2-STRAND 12-GAUGE GALV.WIRE TWISTED AND ENCASEDIN RUBBER HOSE 6-9"FROM TOP OF STAKE 2 WIRESUPPORTS
SHALL BE USED ON MAIN STRUCTURALBRANCHESSPECIFIED PLANTING MIXWATER & TAMP TOREMOVE AIR POCKETSNOTE:STAKING AND WRAPPINGAS REQUIRED
PLANTING NOTES:TREE PLANTING & STAKING NOT TO SCALE PERENNIAL PLANTING
NOT TO SCALENOT TO SCALE MULTI-TRUNK TREE STAKING NOT TO SCALENOT TO SCALE HILLSIDE PLANTING NOT TO SCALE
EVERGREEN TREE PLANTINGSHRUB PLANTING
6' TALL
24" TALL
3 GALLON1 GALLON
36"-48" TALL
PERENNIALS
2.5"+ CALIPER
24" TALL/WIDE
2" CALIPER / 5' TALL
EXISTING SHRUBS &
EVERGREEN TREES,
ORNAMENTAL TREES,
PERENNIAL FLOWERS &
SHADE / CANOPY TREES,
GROUNDCOVER, 1 GALLON
EXISTING DECIDUOUS TREE
EXISTING EVERGREEN TREE
SMALL, DECIDUOUS SHRUBS,SMALL ORNAMENTAL GRASS,
LARGE, DECIDUOUS SHRUBS,
SMALL, EVERGREEN SHRUBS,
LARGE, ORNAMENTAL GRASS,
NOTE!NOT ALL PLANT SYMBOLS MAY BE DEPICTED ON PLANS.
847 878 4019
526 SKYLINE DRIVE
ALGONQUIN IL 60102
EXISTING 36" CALIPER, TREE - TO BE REMOVED(REMOVAL DUE TO SITE CONSTRUCTION)
F
FF
5'
MIN
10'
MIN.
5
PLANS
CANOPY,
)
REFER TO
PROPOSED
10'
MIN.
ARCHITECTURAL
(BY OTHERS
(BY OTHERS)
PROPOSED GROUNDSIGN, REFER TO7-ELEVEN SIGNAGEPLAN
EXISTING 4" CALIPER, TREE - TO BE REMOVED(REMOVAL DUE TO SITE CONSTRUCTION)
SIGN, REFER TO
PROPOSED GROUND7-ELEVEN SIGNAGEPLAN
PROPOSED TRASH ENCLOSURE,REFER TO ARCHITECTURALPLANS
6
NORTH
LANDSCAPE PLAN - PROPOSED SCALE: 1" = 10'-0"NOTE! PLANT & MATERIALS LIST SHALL BE PROVIDED AT TIME OF FINAL LANDSCAPE PLAN.
D
EXISTING 27" CALIPER, HONEYLOCUST - TO BE REMOVED(REMOVAL DUE TO SITE CONSTRUCTION)
A
O
R
D
F
5'N
S
G
A
0
D
R
2
L
7
B
2
Y
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R
PLANS
O
O
T
R
S
P
P
1
PROPOSED BUILDING,
A
REFER TO ARCHITECTURAL
6'
5'
10'
VILLAGE SHALL INSTALL TREES (TYPICAL)
PARKWAY TREES:PROPOSED TREES, SPACED 40' ON CENTER ARESHOWN FOR ILLUSTRATIVE PURPOSES ONLY,
EXISTING 18" CALIPER, HONEYLOCUST - TO BE REMOVED(REMOVAL DUE TO SIDEWALK CONSTRUCTION)
(BY OTHERS)
TURF: KENTUCKY BLUEGRASS BLEND SODTYPICAL)
PROPOSED GROUNDSIGN, REFER TO7-ELEVEN SIGNAGEPLAN(LOCATIONS INDICATED WITH HATCH,
LANDSCAPE DATA TABLES
25.0'
ls and may cause some shadowing.of objects will decrease light leve
Robb Pomis - Warren Johnson Architects
and application variances. The presenceballast variances, manufacturing tolerances
situations due to variances, such as but not limited to, lamp output, input voltage,
used. In additioncalculated values may vary from actual measurements in certain
can be only as accurate as is permitted by the third party software and the IES standards
This analysis is a mathematical model andwill affect the actual light levels obtained.
Client Name:
Any variance from reflectance values, obstructions, light loss factors or dimensional data
Scale: 1" = 14'
or estimated pole locations based on specified light levels for exterior applications.
d reflectance values for interior applicationsis an estimate only, and is based on estimate
extracted from this, either manually or with the use of a computer. This light level analysis
Date:2/7/2018
for the accuracy and correctness of all measurements, area, inventories or other data
way intended to imply actual accuracy. The user of this data takes full responsibility 1201 E Central, Mt Prospect
apparent accuracy is an artifact of the techniques used to generate it, and is in no
jose.saucedo@pg-enlighten.com Drawn By:
application. All digital CAD data appear to be extremely accurate, however, this
reasons inherent to CAD and the additional digital data used to produce a lighting
Revisions
We make no representation as to its completeness, currency or accuracy because of
ided to the recipient of this disclaimer.Lighting Application drawings are being prov Jose SaucedoDrawn By:
Project Name:
#DateComments
Page 1 of 1
Tilt000000000000000000
Orient0902701800000000009090270270180
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0.50.50.40.3
0.10.40.5
0.0
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4A1MH: 20
0.20.50.60.40.40.60.81.70.30.00.0
0.0
0.1
1.11.20.41.92.93.01.6
0.0
0.3
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2.13.02.93.22.51.01.80.60.4
0.5
1.20.90.410.62.92.01.61.01.00.80.1
0.1
0.8
LabelA1A1A1A1BBBBBBBBBCCCCC
0.8
1.822.51.0
10BMH: 14.57BMH: 14.513BMH: 14.5
Luminaire Location SummaryLumNo123456789101112131415161718
3A1MH: 20
0.6
2.730.722.410.02.60.80.430.90.70.61.0
9BMH: 14.56BMH: 14.512BMH: 14.5
0.4
1.428.70.40.61.02.03.22.30.4
0.20.40.30.1
0.3
8BMH: 14.55BMH: 14.511BMH: 14.5
18.815.9
0.3
2A1MH: 20
0.2
7.40.71.00.6
0.1
0.3
3.6
0.4
0.1
.5
1.5
2.01.94.38.211.612.29.15.22.21.20.72.02.02.73.83.03.02.7
0.2
1.5
3.13.22.12.07.516.225.127.416.59.92.30.71.62.43.95.68.412.312.39.05.94.2
.5
1.2
.5.5
2.02.11.81.72.33.64.54.23.83.52.11.23.33.42.22.62.62.78.016.326.228.817.911.33.71.42.12.77.423.224.518.39.64.62.6
.5.5
0.9
\[MANUFAC\]Beacon ProductsPRECISION-PARAGONHUBBELL OUTDOOR
0.31.01.11.92.83.42.82.93.12.00.81.32.91.10.8
0.4
1A1MH: 20
15CMH: 12
1.514.622.423.917.57.81.01.60.2
0.2
.5
16CMH: 12
0.1
0.20.31.63.13.32.32.27.718.528.6
spaces)
0.1
DescriptionREADINGS TAKEN @ GRADE LEVEL READINGS TAKEN @ GRADE LEVEL READINGS TAKEN @ GRADE LEVELREADINGS TAKEN @ GRADE LEVEL
High Security
1.53.81.63.90.1
(security lighting for public
0.1
.5
30.0-60.0/3.0-6.0*4:1*Avg-Min
1.42.01.90.30.30.40.52.03.83.42.12.0
1.11.11.21.41.41.31.1
17CMH: 12
0.2
Max/MinN.A.N.A.77.252.12
1.13.21.1
1.2
0.3
Securityspaces)
DescriptionVPL-64L-135-4K7-4W-BCFLED-36-7-UNIV-CVQ-5-WHLNC2-12L-4K-035-2
0.71.66.10.60.81.21.4
1.4
0.5
(security lighting for public
14CMH: 12
LLF0.9000.9000.900
Avg/MinN.A.N.A.17.331.53
0.7
0.6
1.4
18CMH: 12
.5
1.3
Min0.00.00.414.6
0.90.60.90.80.81.20.91.21.1
1.3
0.4
Lum. Watts137.687.5813.8
0.40.20.30.3
security or vandalism)
0.9
Basic Enhanced Security
Max30.91.530.930.9
(in consideration of personal
.5 0.1 15:115:1
0.1
0.2
0.0
0.0
Avg4.760.496.9322.33
Basiclux/fclux/fclux/fclux/fc
Lum. Lumens985089821506
UnitsFcFcFcFc
(for typical conditions)
2.0/0.25.0/0.510.0/1.020:1
1.0/0.12.5/0.255.0-8.0/0.5-0.812-60/1.2-6.0
ArrangementSINGLESINGLESINGLE
CalcTypeIlluminanceIlluminanceIlluminanceIlluminance
LabelA1BC
the point of lowest horizontal
g from any object)
Qty495
Parking Lot Design Guide
Luminaire ScheduleSymbol
Calculation SummaryLabelCOMPLETE CALC PLANEPROPERTY LINEPKG LOT ONLYUNDER CANOPY ONLY
without any shadowin
Minimum Horizontal Illuminance (Measured on parking surfaceUniformity RatioMaximum - to - MinimumMinimum Vertical Illuminance (for facial recognition measured at5' above the parking
surface at illuminance)Recommendations based on RP-33-99, RP-20-98, 9th Edition IESNA Lighting Handbook
Scale: 1 inch= 14 Ft.
ls and may cause some shadowing.of objects will decrease light leve
Robb Pomis - Warren Johnson Architects
and application variances. The presenceballast variances, manufacturing tolerances
situations due to variances, such as but not limited to, lamp output, input voltage,
used. In additioncalculated values may vary from actual measurements in certain
can be only as accurate as is permitted by the third party software and the IES standards
This analysis is a mathematical model andwill affect the actual light levels obtained.
Client Name:
Any variance from reflectance values, obstructions, light loss factors or dimensional data
Scale: 1" = 14'
or estimated pole locations based on specified light levels for exterior applications.
d reflectance values for interior applicationsis an estimate only, and is based on estimate
extracted from this, either manually or with the use of a computer. This light level analysis
Date:2/7/2018
for the accuracy and correctness of all measurements, area, inventories or other data
way intended to imply actual accuracy. The user of this data takes full responsibility 1201 E Central, Mt Prospect
apparent accuracy is an artifact of the techniques used to generate it, and is in no
jose.saucedo@pg-enlighten.com Drawn By:
application. All digital CAD data appear to be extremely accurate, however, this
reasons inherent to CAD and the additional digital data used to produce a lighting
Revisions
We make no representation as to its completeness, currency or accuracy because of
ided to the recipient of this disclaimer.Lighting Application drawings are being prov Jose SaucedoDrawn By:
Project Name:
#DateComments
Page 1 of 1
Tilt000000000
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0.50.40.30.3
0.10.40.5
0.0
.5
4A1MH: 20
0.60.30.30.40.50.81.70.40.20.10.00.0
0.1
1.10.51.10.71.01.82.52.82.92.52.31.50.80.3
0.3
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2.01.00.91.42.23.53.62.73.13.11.81.00.6
0.00.00.0
0.5
3.03.12.01.20.61.71.51.00.80.91.42.43.02.82.52.02.01.51.0
0.8
LabelA1A1A1A1CCCCC
0.8
2.82.71.32.62.52.01.01.01.0
Luminaire Location SummaryLumNo12341415161718
3A1MH: 20
0.6
2.72.60.90.90.50.80.70.80.80.60.41.11.73.32.20.60.50.5
0.4
0.3
3.33.11.00.70.80.71.42.92.20.60.3
0.2
0.3
2.71.10.80.81.01.62.72.83.10.91.0
0.2
2A1MH: 20
0.2
0.71.21.32.61.81.10.80.30.21.81.01.01.11.72.83.42.40.6
0.0
0.3
1.61.31.31.52.13.23.61.9
0.3
0.1
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1.5
2.12.00.92.22.62.72.42.0
0.20.30.1
1.5
0.83.23.33.22.61.72.11.63.8
1.1
.5
1.2
.5.5
0.93.33.01.91.71.71.81.63.43.70.93.12.11.42.9
1.3
.5.5
0.9
\[MANUFAC\]Beacon ProductsHUBBELL OUTDOOR
0.51.31.83.92.01.51.10.8
0.4
1A1MH: 20
15CMH: 12
1.50.50.30.2
0.2
1.4
.5
16CMH: 12
0.1
1.40.40.2
1.2
spaces)
0.1
DescriptionREADINGS TAKEN @ GRADE LEVEL READINGS TAKEN @ GRADE LEVEL READINGS TAKEN @ GRADE LEVELREADINGS TAKEN @ GRADE LEVEL
High Security
1.51.61.52.93.83.21.91.31.31.60.30.1
1.1
(security lighting for public
0.1
.5
30.0-60.0/3.0-6.0*4:1*Avg-Min
1.41.20.3
1.1
17CMH: 12
0.2
Max/MinN.A.N.A.12.674.14
1.1
1.2
0.3
Securityspaces)
DescriptionVPL-64L-135-4K7-4W-BCLNC2-12L-4K-035-2
0.71.10.8
1.41.4
0.5
(security lighting for public
14CMH: 12
LLF0.9000.900
Avg/MinN.A.N.A.6.501.90
0.7
0.6
1.4
18CMH: 12
.5
1.3
Min0.00.00.30.7
1.2
1.3
0.4
Lum. Watts137.613.8
0.40.90.20.90.31.01.10.31.20.82.02.11.81.61.92.70.3
security or vandalism)
0.9
Basic Enhanced Security
Max3.91.53.82.9
(in consideration of personal
.5 0.1 15:115:1
0.1
0.2
0.0
0.0
Avg1.580.481.951.33
Basiclux/fclux/fclux/fclux/fc
Lum. Lumens98501506
UnitsFcFcFcFc
(for typical conditions)
2.0/0.25.0/0.510.0/1.020:1
1.0/0.12.5/0.255.0-8.0/0.5-0.812-60/1.2-6.0
ArrangementSINGLESINGLE
CalcTypeIlluminanceIlluminanceIlluminanceIlluminance
LabelA1C
the point of lowest horizontal
g from any object)
Qty45
Parking Lot Design Guide
Luminaire ScheduleSymbol
Calculation SummaryLabelCOMPLETE CALC PLANEPROPERTY LINEPKG LOT ONLYUNDER CANOPY ONLY
without any shadowin
Minimum Horizontal Illuminance (Measured on parking surfaceUniformity RatioMaximum - to - MinimumMinimum Vertical Illuminance (for facial recognition measured at5' above the parking
surface at illuminance)Recommendations based on RP-33-99, RP-20-98, 9th Edition IESNA Lighting Handbook
Scale: 1 inch= 14 Ft.
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WARREN JOHNSON
January 11, 2018
Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Re: 1201 E. Central Road, Mount Prospect
Site Re -Development for Proposed 7 -Eleven
Zoning Request Application
Dear Zoning Dept:
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As part of the Zoning Application submittal , we offer the following responses to applicable standards
for the following variations:
Building Setbacks:
1. Because of the particular shape and size of the specific property involved, placement of building
within the required setbacks is limited and does not help resolve other issues such as vehicular
flow and traffic entering and exiting the site; therefore, the proposed building has been posi-
tioned on the far Northwest corner of the property encroaching on required building setbacks at
both Central and Rand Rd. This has been done in order to eliminate the existing access point
closest to the intersection along Central Rd and relocate access point at Rand Rd further south
to create better on-site vehicular flow for both customers and loading.
2. Due to the physical characteristics of this unique corner lot, the conditions upon which this ap-
plication for variation is based on a small pie shaped corner lot that does not offer many options
for building placement while providing ideal vehicular circulation.
3. The purpose of this variance is to achieve an ideal building placement and vehicular circulation
on the site and not to increase financial gain.
4. The 30' setbacks along Central and Rand Rd do create difficultly and hardship for the develop-
ment of this corner lot and is not created by any person having an interest in the property.
5. In our professional opinion, we do not believe the granting of this variation will not be detri-
mental to the public wealth or injurious to other property or improvements in the neighborhood.
By positioning the building at the NW corner of the site, we are able to eliminate the existing
curb cut closest to the intersection along Central Road and able to relocate access point along
Rand Rd further to the south, reducing the amount of slowed or stopped traffic nearest to said
intersection. Also, the position of the building at the NW corner of the site has been softened
by landscape elements and should not impede NW bound traffic along Rand Road from turning
East on Central.
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WARREN JOHNSON
ARCFHTEC T'S, INC
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6. In our professional opinion, the granting of the variation will not alter the essential character of
the neighborhood.
7. It is in our professional opinion that the proposed variation will not impair but will only benefit
to the supply of light or air to adjacent properties, congestion of the public streets, danger of
fire, natural drainage and drainage problems on adjacent properties, public safety, property val-
ues with the neighborhood.
Parking Setbacks:
I . In order to accommodate the required 12 parking spaces for this site and provide ideal vehicu-
lar flow for both customers and fuel tankers on this small, pie -shaped corner lot, the proposed
parking setback along Central Rd has been reduced to 3-0". In addition, the southmost parking
stall and landscape buffer along Rand Rd fall within 4'-2" and 5'-0" from the property line.
Meeting the 10' parking setback requirement would not allow us to reasonably satisfy parking
requirements and would result in hardship to the owner.
2. The reduced parking setbacks as noted above are indeed unique to the property in question due
to lot size and shape and is in our professional opinion, necessary to meet village parking on-
site parking requirements and improving traffic flow throughout the site.
3. The purpose of this variance is to achieve ideal traffic flow and meet village parking on-site
parking requirements, and not to increase financial gain.
4. The 10' parking setback does create difficulty and hardship for the re -development of the sub-
ject property and is by no means created by any person having interest in the property.
5. In our professional opinion, the granting of this variation will not be detrimental to the public
wealth or injurious to other property or improvements in the neighborhood.
6. In our professional opinion, the granting of this variation will not alter the essential character of
the neighborhood.
7. It is in our professional opinion that the proposed variation will not impair an adequate supply
of light and air to adjacent property or substantially increase the congestion of the public streets,
or increase the danger of fire, or impair natural drainage or create drainage problems on adja-
cent properties, or endanger the public safety, or substantially diminish or impair property val-
ues within the neighborhood.
Sincerely,
Robb Porn's
Architect / Senior Project Manager
v r Wage of Mount Prospect
Community Development Department
CASE SUMMARY — PZ -03-18
LOCATION:
1201 E. Central Road
PETITIONER:
Vequity LLC
OWNER:
TV Investments, Inc.
PARCEL #:
09-07-101-060-0000
LOT SIZE:
0.583 acres (25,387 sq. ft.)
ZONING:
B4 Commercial Corridor
LAND USE:
Automobile fueling station
REQUEST:
Variations to building and parking lot setbacks
Variation to sign requirements
LOCATION MAP
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Village of. Mount Prospect
Community Development Department
MEMORANDUM \A/
TO:
FROM:
DATE:
HEARING DATE:
SUBJECT:
BACKGROUND
MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
JASON C. SHALLCROSS, DEVELOPMENT REVIEW PLANNER
FEBRUARY 14, 2018
FEBRUARY 22, 2018
PZ -03-18 /1201 E. CENTRAL ROAD / VARIATIONS (BUILDING AND PARKING
LOT SETBACKS)
A public hearing has been scheduled for the February 22, 2018 Planning & Zoning Commission meeting to review
the application by Vequity, LLC (the "Petitioner"), regarding the property located at 1201 E. Central Road (the
"Subject Property"). The Petitioner is seeking variations to the building and parking lot setbacks, and sign variations
to the number of monument signs allowed, the maximum size of canopy signage, and the vision clearance. The
P&Z Commission hearing was properly noticed in the February 7, 2018 edition of the Daily Herald newspaper. In
addition, the Petitioner completed the required written notice to property owners within 250 -feet and staff posted
public hearing signs on the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is located at the southeast corner of Central Road and Rand Road. The existing improvements
include a gas station, parking lot, and four points of access into and out of the site (two on Central Road and two on
Rand Road). The subject property is triangular in shape and does not have a rear lot line, as defined by Village
Code.
The Subject Property is zoned B4 Commercial Corridor. The Subject Property is bordered by the B4 Commercial
Corridor District to the East, an outpatient health care center located in Des Plaines to the South, a Walgreens
pharmacy located in Des Plaines to the west, and Mount Prospect Plaza (zoned B3 Community Shopping) to the
north.
SUMMARY OF PROPOSAL
The Petitioner is proposing to demolish the existing gas station and construct a new gas station and convenience
store with related improvements. The project requires variations to the building setbacks, parking lot setbacks, and
signage requirements. The various elements of the proposal are outlined below.
,Site Plan — The site plan indicates the building would be placed at the northwest corner of the site, next to the
intersection of Central Road and Rand Road. The building would be setback five feet, one inch (5'-1") from the
north lot line, which is the front line. The building would be setback four feet, six inches (4'-6") from the exterior
side lot line (Rand Road) and one hundred forty-three feet, eight inches (134'-8") from the interior side lot line (east
lot line). The Petitioner is seeking variation approval to allow the proposed building's front yard and exterior side
yard setbacks.
PZ -03-18
Planning & Zoning Commission Meeting February 22, 2018 Page 3
The parking lot setbacks would be five feet (5') along the north lot line, five feet two inches (5'-2") along the eastern
lot line, and seven feet seven inches (7'-7) along the south lot line. The Village Code requires a minimum ten foot
(10') parking lot setback. Therefore, the Petitioner is seeking variation approval to allow a five foot (5') parking lot
setback along the north lot line, a five foot, two inch (5'-2") setback along the east lot line, and a seven foot, seven
inch (7'-7) setback along the south lot line. The number of access drives would be reduced from four (two on Rand
Road and two on Central Road) down to two (one on Rand Road and one on Central Road).
Lot.. Coveragem The Village Code allows a maximum of seventy-five percent (75%) overall lot coverage in the B4
Commercial Corridor District. The existing overall lot coverage is seventy-one percent (71%). The proposed
development would increase the overall lot coverage to seventy-four percent (74%).
The following table compares the existing and proposed improvement to the B4 requirements. The italicized items
require variation approval:
Setbacks
. .......................w
B4 Requirements
..._
Existing
-...._... .........a
Proposal
........
30' Min. (building)
52.54' (building)
s' I" (building)
Front (N)
10' Min. (parking)
0.0' (parking lot)
5' (parking lot)
Exterior Side (S)
30' Min. (building)
49.83' (building)
P_6" (building)
10' Min. (parking)
0.0' (parking lot)
T-7" (parking lot)
10' Min.(building)
34.78'(building)
134'-4" buildm
Interior Side (E)
10' Min.(parking)
42.68'(parking lot
5'_2 " (parking lot
Lot Coverage
75% Max.
71%
74%
I u�l jiti ,,.._Ll v4t, to — The elevation plans indicate the building materials will consist of metal and fiber cement
wall panels with aluminum accents and prefinished aluminum canopies. Both the principal building and canopy
will not exceed the maximum thirty-five foot (35') height permitted. The elevations indicate the principal building
will measure twenty feet and four inches (20'4") in height and the canopy will measure seventeen feet and six
inches (17'-6") in height.
Parkin) —The Village Code requires four (4) spaces per 1,000 square feet of gross floor area for a new automobile
fueling station and convenience store. The proposed 2,720 square foot building would require eleven (11) parking
spaces. The Petitioner's plans indicate eleven (11) parking spaces, including one (1) accessible space, would be
provided.
Trash Enclosure — A trash enclosure will be located at the northeast corner of the building. The elevation plans
indicate the enclosure will be constructed out of fiber cement wall panels with metal accents and solid metal doors
to match the building.
Mechanical hanicmal pan .-Utilit El uipaa Lilt — The plans do not indicate any rooftop or ground mounted mechanical/utility
equipment. Screening of any ground or roof mounted mechanical and utility equipment will be required.
i,ttll ,s, ca — The proposed landscape plan would not comply with all of the Village Code's landscape
requirements. The landscape plan will be required to be revised to provide additional perimeter landscaping. A
revised landscape plan will be required at time of building permit application.
The Zoning Ordinance requires the installation of an automatic underground sprinkling system. An irrigation plan
was not submitted and will be required for the proposed development.
Livt6og — The photometric plan indicates the proposed lighting for the development. The proposed parking lot
maximum average illumination levels exceed the allowed five foot-candles (5 fc.). In addition, the fixture cut sheets
indicate not all of the proposed light fixtures will comply with Village Code. Revised photometric plan and fixture
PZ -03-18
Planning & Zoning Commission Meeting February 22, 2018 Page 4
cut sheets will be required at the time of building permit application. The Petitioner is not seeking variations to the
lighting requirements and will be subject to comply with the Village Code.
jai r, — The proposed signage does not comply with all of the Village Code's signage requirements. One
freestanding sign is allowed for each street frontage. The Petitioner is proposing to locate three (3) monument signs
on the site. The Subject Property has two (2) frontages. Therefore, the Petitioner is seeking variation approval to
allow for a third monument sign.
The proposed canopy signage (logo) is considered secondary canopy/awning signage and is therefore limited to
fifteen percent (15%) of the total canopy area up to a maximum of four square feet (4 sq. ft.) each. The proposed
signage is nine square feet (9 sq. ft.) each. Therefore, the Petitioner is seeking variation approval to allow for
secondary signage that is nine square feet (9 sq. ft.) in area.
No building, structure, sign, planting, or other obstruction which is over three feet (3') in height, shall be located
within a triangular area established at the intersection of a street and a driveway. The triangle shall have legs of ten
feet (10') along the property line and the driveway. The proposed northeast monument sign is setback five feet from
the property line and is located in the vision clearance area. Therefore, the Petitioner is seeking variation approval
to allow for the location of a freestanding sign in the vision clearance area.
ADDITIONAL STAFF COMMENTS
Fire — A fire sprinkler system in accordance with NFPA 13 and a fire alarm system will be required. All new
sprinkler risers and associated equipment shall be located in a separate room with a minimum of one hour
construction.
COMPREHENSIVE PLAN DESIGNATION
The Village Comprehensive Plan designates the Subject Property as corridor commercial. This land use designation
is appropriate for large format retail, restaurants, and other commercial uses, including all auto oriented uses. The
proposed development will be consistent with the Comprehensive Plan's designation.
VARIATION STANDARDS
The standards for a variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven
specific findings that must be made in order to approve a variation. The following list is a summary of these
findings:
0 A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not
generally applicable to other properties in the same zoning district and not created by any person presently
having an interest in the property;
Lack of desire to increase financial gain; and
Protection of the public welfare, other property, and neighborhood character.
The Petitioner has requested variations from the Village Code's building and parking lot setbacks. Per the Petitioner,
the Subject Property's unique characteristics create a hardship due to the lot's shape and size. The property is a
triangular shaped lot surrounded by roads on two (2) out of three (3) sides. Per the Petitioner, satisfying all required
setbacks and providing proper vehicular and traffic flow into and out of the site is not possible. The Petitioner states
that the building was placed on the northwest corner of the site with access to the site as far east as possible in order
to create better on-site vehicular flow for both customers and loading.
Village Staff believes the Petitioner's building and parking lot requests comply with the variation standards and is
supportive of those requests. The proposed development would reduce the number of points of ingress and egress
on the site and would meet all other applicable code requirements. The proposed improvements would provide
foundation and perimeter landscaping along Rand Road and Central Road where none is currently provided. Further,
PZ -03-18
Planning & Zoning Commission Meeting February 22, 2018
Page 5
the proposed development would improve the safety and traffic flow into the site by reducing the number of access
drives from four (4) to two (2). The access drive improvements would be consistent with the Rand Road Corridor
Plan, which calls for eliminating curb cuts where possible to improve the safety and flow of traffic. Staff does not
feel the proposed development would be detrimental to the public welfare or injurious to other property or
improvements in the neighborhood. The proposed development will comply with the Comprehensive Plan.
SIGN VARIATION STANDARDS
Required findings for sign variations are contained in Section 7.605 of the Village of Mount Prospect Sign Code.
The section contains specific findings, listed below, that must be made in order to approve a variation:
• The sign allowed under code regulations will not reasonably identify the business;
• The hardship is created by unique circumstances and not serve as a convenience to the petitioner, and is
not created by the person presently having an interest in the sign or property;
• The variation will not be materially detrimental to the public welfare or injurious to other property or
improvements in the neighborhood; and
• The variation will not impair visibility to the adjacent property, increase the danger of traffic problems or
endanger the public safety, or alter the essential character of the neighborhood; and be in harmony with
the spirit and intent of this Chapter.
The Petitioner is seeking sign variations to allow more than one freestanding sign per street frontage, larger canopy
signage, and the location of the northeastern monument sign. Staff has reviewed the sign variation requests and
does not support them. Staff does not find that any of the requested sign variations meet the variation standards.
Staff feels the allowable signage per code requirements will adequately identify the business.
RECOMMENDATION
Staff finds that the standards for variation have been met for the building and parking lot setbacks, as set forth in
the Petitioner's responses to the standards. Based on these findings, Staff recommends that the Planning and Zoning
Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and
recommendapL)rvl of the following motions:
1. A variation to allow a five foot, one inch (5'-1") front yard building setback along the north lot line.
2. A variation to allow a four foot, six inch (4'-6") exterior side yard setback along the south lot line.
3. A variation to allow a five foot (5') parking lot setback along the north lot line.
4. A variation to allow a five foot, two inch (5'-2") parking lot setback along the east lot line.
5. A variation to allow a seven foot, seven inch (7'-7") parking lot setback along the south lot line.
6. The Subject Property will be developed in accordance to the following conditions:
a. Development of the site in general conformance with the site plan prepared by CivWorks
Consulting, LLC dated January 11, 2018.
b. Development of the building in general conformance with the elevation plans prepared by Warren
Johnson Architects, Inc. dated January 11, 2018.
a. Submittal of a landscape and photometric plan that comply with Village Code requirements; and
b. Compliance with all Development, Fire, Building, and other Village codes and regulations.
The Village Board's decision is final for the motions 1-5 listed above.
Staff does not find the sign variation requests to allow more than one freestanding sign per street frontage, to
allow secondary canopy/awning signage to exceed four square feet (4 sq. ft.), and to allow a freestanding sign to
be located in the vision clearance area meet the variation standards and that granting such requests would not be
in the best interest of the Village. Staff recommends that the Planning and Zoning Commission make a motion to
adopt staff's findings as the findings of the Planning and Zoning Commission and deny the following motions:
PZ -03-18
Planning & Zoning Commission Meeting February 22, 2018
7. A variation to allow three freestanding signs.
8. A variation to allow secondary canopy/awning signage to be nine square feet (9 sq. ft.) in size.
9. A variation to allow a freestanding sign to be located in the vision clearance area.
The Planning & Zoning Commission's decision is final for the motions 6-8 listed above.
I concur:
. ......
.........
_
William J. Cooney, AICP
Director of Community 1 velopment
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ALTA/NSPS "LAND TITLE SURVEY"
THAT PART OF THE NORTHWEST 1/4 OF SECTION 7, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH EASTERLY OF THE CENTERLINE OF RAND ROADAND WEST OF THE WEST
LINE OF LOTS 12 AND 13 AND SAID WEST LINE OF SAID LOT 12 EXTENDED NORTH AND SAID WEST LINE OF SAID LOT 13 EXTENDED SOUTH, SAID LOTS 12 AND 13BEING IN ARTHUR T. MCINTOSH AND COMPANY'S
DES PLACES ACRES, A SUBDIVISION OF PART OF THE NORTHWEST 1/4 OF SECTION 7 AFORESAID IN COOK COUNTY, ILLINOIS. LESS ANDEXCEPT THEREFROM THE FOLLOWING PORTION OF SAID PROPERTY: COMMENCING
AT AN IRON PLAT WITH CROSS, MARKING THE NORTHWEST CORNER OF THE NORTHWEST 1/4 OFSECTION 7, TOWNSHIP 41 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, MAINE TOWNSHIP, COOK COUNTY,
ILLINOIS; THENCE EAST ALONG THE NORTH LINE OF SECTION 7, ADISTANCE OF 662.88 FEET TO A POINT ON THE NORTH LINE OF SECTION 7, FOR A POINT OF BEGINNING; THENCE CONTINUING EAST ALONG SAID
NORTH LINE OF SECTION 7 TO A POINTWHERE SAID NORTH LINE INTERSECTS WITH WEST LINE OF LOTS 12 AND 13 EXTENDED NORTHERLY TO INTERSECT SAID NORTH LINE; THENCE SOUTHERLY ALONG THE WEST
LINE OF LOTSCENTERLINE TO A POINT WHERE A LINE RUNNING NORTH AND SOUTH FROM THE POINT OF BEGINNING AND PARALLEL TO THE WEST LINE OF LOTS 12 AND 13 INTERSECTS SAID CENTERLINE;THENCE
NORTH ON A LINE RUNNING PARALLEL TO THE WEST LINE OF LOTS 12 AND 13 TO THE POINT OF BEGINNING, SAID LOTS 12 AND 13 BEING IN ARTHUR T. MCINTOSH AND COMPANY'SDES PLAINES ACRES, A SUBDIVISION
OF PART OF THE NORTHWEST 1/4 OF SECTION 7 AFORESAID, IN COOK COUNTY, ILLINOIS.
12 AND 13, AS EXTENDED NORTH AND SOUTH TO A POINT WHERE SAID WEST LINE, AS EXTENDED, INTERSECTS THE CENTERLINE OF RAND ROAD; THENCE NORTHWESTERLY ALONG SAID
PROJECT LOCATION
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FRACTIONAL QUARTER OF SECTION 7-41-12 = IL. EAST NAD 83
BASIS OF BEARINGS = THE NORTH LINE OF THE NORTHWEST
(NOT TO SCALE)
VICINITY MAP
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CIVWORKS CONSULTING
LEGEND
DECEMBER 15, 2017
MONUMENT FOUND
1"=20'
RECORD DIMENSION PUBLIC UTILITY AND DRAINAGE EASEMENT DRAINAGE EASEMENT STORM SEWER INLET STORM SEWER MANHOLE-INLET SANITARY MANHOLE
COMBINATION MANHOLE FIRE HYDRANT WATERMAIN VALVE VAULT MANHOLE WATERMAIN VALVE BOX WATERMAIN B-BOX CONCRETE LIGHT POLE BASE CONCRETE LIGHT
POLE BASE W/STREET LIGHT UTILITY POLE STORM SEWERLINE SANITARY SEWERLINE COMBINATION SEWERLINE WATERMAIN LINE GAS LINE OVERHEAD WIRES
STORM SEWER FLARED END-SECTION BOLLARD ELECTRIC OUTLET BOX MONITORING WELL SIGN TRAFFIC CONTROL VAULT TRAFFIC CONTROL SIGNAL
TRAFFIC CONTROL SIGNAL/ARM GAS PIPELINE MARKER GAS VALVE AMERITECH MANHOLE ELECTRIC VAULT
17-213
DE.
(50.0')
P.U. & D.E.
PREPARED FOR:DATE:SCALE:JOB#
Њ
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-03-18 Hearing Date: February 22, 2018
PROPERTY ADDRESS: 1201 E. Central Road
PETITIONER: Vequity LLC
PUBLICATION DATE: February 7, 2018
REQUEST: Variation to building and parking lot setbacks
Variation to sign requirements
MEMBERS PRESENT Thomas Fitzgerald
Agostino Filippone
William Beattie
Norbert Mizwicki
Walter Szymczak
Joseph Donnelly, Chair
MEMBERS ABSENT: Sharon Otteman
Lisa Griffin
STAFF MEMBERS PRESENT: Bill Cooney-Director of Community Development
Consuelo Arguilles-Deputy Director of Community
Development
Jason Shallcross-Development Review Planner
INTERESTED PARTIES: Vequity LLC
Chairman Donnelly called the meeting to order at 7:01 pm. Commissioner Beattiemade a motion seconded
by Commissioner Szymczakto approve of the minutes from the Planning and Zoning Commission meeting
on January 25, 2018. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ-03-18 as
1201 E. Central Road and stated the case is Village Board final for the parking and building lot setbacks
and Planning and Zoning final for the signage variations.
Mr. Shallcross gave a brief description of Subject Property and explained the Petitioner is proposing to
demolish the existing gas station and construct a new gas station and convenience store with related
improvements. The Petitioner is requesting the following variations:
variation approval to allow a five foot (5’) parking lot setback along the north lot line, a five foot, two
inch (5’-2”) setback along the east lot line, and a seven foot, seven inch (7’-7”) setback along the south
lot line.
Petitioner is proposing to locate three (3) monument signs on the site. The Subject Property has two (2)
frontages. Therefore, the Petitioner is seeking variation approval to allow for a third monument sign.
Planning and Zoning Commission Meeting- February 22, 2018 PZ-03-18
Joseph Donnelly, Chair
Ћ
Mr. Shallcross stated that the proposed development will be consistent with the Comprehensive Plan’s
designation.
He further explained that Staff finds the standards for variation have been met for the building and parking
lot setbacks, as set forth in the Petitioner’s responses to the standards. Based on these findings, Staff
recommends that the Planning and Zoning Commission make a motion to adopt staff’s findings as the
findings of the Planning and Zoning Commission and recommend approval of the following motions:
1.A variation to allow a five foot, one inch (5’-1”) front yard building setback along the north lot
line.
2.A variation to allow a four foot, six inch (4’-6”) exterior side yard setback along the south lot line.
3.A variation to allow a five foot (5’) parking lot setback along the north lot line.
4.A variation to allow a five foot, two inch (5’-2”) parking lot setback along the east lot line.
5.A variation to allow a seven foot, seven inch (7’-7”) parking lot setback along the south lot line.
6.The Subject Property will be developed in accordance to the following conditions:
a.Development of the site in general conformance with the site plan prepared by CivWorks
Consulting, LLC dated January 11, 2018.
b.Development of the building in general conformance with the elevation plans prepared by
Warren Johnson Architects, Inc. dated January 11, 2018.
c.Submittal of a landscape and photometric plan that comply with Village Code
requirements; and
d.Compliance with all Development, Fire, Building, and other Village codes and regulations.
The Village Board’s decision is final for the motions 1-6 listed above.
Staff recommends that the Planning and Zoning Commission make a motion to adopt staff’s findings as the
findings of the Planning and Zoning Commission and deny the following motions:
7.A variation to allow three freestanding signs.
8.A variation to allow secondary canopy/awning signage to be nine square feet (9 sq. ft.) in size.
9.A variation to allow a freestanding sign to be located in the vision clearance area.
The Planning & Zoning Commission’s decision is final for the motions 7-9 listed above.
Commissioner Beattie asked where the sign that is in the vision clearance area need to be relocated.
Mr. Shallcross stated that the sign would have to move roughly three (3) feet south to be out of the vision
clearance.
Chairman Donnelly swore in Andrew Scott 10 S. Wacker Drive, on behalf of the applicant.
Mr. Scott stated that they will comply with all of the Village signage requirements and are withdrawing the
signage variation requests.
Mr. Scott gave a brief explanation of the request, stating that the site is unique in shape therefore creating
the need for the variations.
Mark Ventenhausen 1575 Valken Libertyville, Illinois explained where the fuel takes will be located and
how the semi tankers will drop off the fuel.
Planning and Zoning Commission Meeting- February 22, 2018 PZ-03-18
Joseph Donnelly, Chair
Ќ
Mr. Scott confirmed there is a right in and right out only on Central Road. And explained that the size of
the store is much smaller than the prototype because of the shape of the site.
Hearing no further questions and no Citizens to be heard the hearing was closed and brought back to the
commission.
Commissioner Fitzgerald made a motion seconded by Commissioner Beattie to approve the following
motions:
1.A variation to allow a five foot, one inch (5’-1”) front yard building setback along the north lot
line.
2.A variation to allow a four foot, six inch (4’-6”) exterior side yard setback along the south lot line.
3.A variation to allow a five foot (5’) parking lot setback along the north lot line.
4.A variation to allow a five foot, two inch (5’-2”) parking lot setback along the east lot line.
5.A variation to allow a seven foot, seven inch (7’-7”) parking lot setback along the south lot line.
6.The Subject Property will be developed in accordance to the following conditions:
a.Development of the site in general conformance with the site plan prepared by CivWorks
Consulting, LLC dated January 11, 2018.
b.Development of the building in general conformance with the elevation plans prepared by
Warren Johnson Architects, Inc. dated January 11, 2018.
c.Submittal of a landscape and photometric plan that comply with Village Code
requirements; and
d.Compliance with all Development, Fire, Building, and other Village codes and regulations.
The Village Board’s decision is final for the motions 1-6 listed above.
UPON ROLL CALL: AYES: Filippone, Fitzgerald, Beattie, Mizwicki, Symczak, Donnelly
NAYS: None
The vote was approved 6-0 with a positive recommendation to Village Board.
After hearing two additional cases, Commissioner Fillipone made a motion seconded by Commissioner
Fitzgerald and the meeting was adjourned at 9:31 pm.
_________________________________
Jenna Moder- Community Development
Planning and Zoning Commission Meeting- February 22, 2018 PZ-03-18
Joseph Donnelly, Chair
ORDINANCENO.
ANORDINANCEGRANTINGVARIATIONSTO BUILDING AND
PARKING LOT SETBACK REQUIREMENTS
FORPROPERTYLOCATEDAT
1201 E. CENTRAL ROAD, MOUNTPROSPECT,ILLINOIS
WHEREAS,Vequity LLC(“Petitioner”),hasfiledapetitionforVariationto Buildingand
Parking Lot setback requirements for property located at 1201 E. Central Road (the “Property”)
the legal description of which is set forth in Exhibit “A” and;
WHEREAS,aPublicHearingwasheldontherequestforVariationsbeingthesubjectof
PZ-03-18beforethePlanningandZoningCommissionoftheVillageofMountProspecton
nd
the 22dayofFebruary,2018,pursuant toproperlegalnoticehavingbeenpublishedin
th
theDailyHeraldNewspaperonthe7dayofFebruary2018; and
WHEREAS,the PlanningandZoningCommissionhassubmitteditsfindingsand
recommendationstotheMayorandBoardofTrusteesinsupportoftherequestbeingthe
subjectofPZ-03-18;and
WHEREAS,theMayorandBoardofTrusteesoftheVillageofMountProspecthavegiven
considerationtotherequestshereinandhavedeterminedthattherequestsmeetthe
standardsoftheVillageandthatthegranting oftheVariationsto Building and Parking Lot
setback requirements wouldbeinthebestinterestof theVillage.
NOW,THEREFORE,BEITORDAINEDBYTHEMAYORANDBOARDOFTRUSTEES
OFTHEVILLAGEOFMOUNTPROSPECT,COOKCOUNTY,ILLINOISACTINGIN
THEEXERCISEOFTHEIRHOMERULEPOWERS:
SECTIONONE:Therecitalssetforthhereinaboveareincorporatedasfindingsoffact
bytheMayorandBoardofTrusteesoftheVillageof MountProspect.
SECTIONTWO:TheMayorandBoardofTrusteesoftheVillageofMountProspectgrant:
1.A variation to allow a five foot, one inch (5’-1”) front yard building setback along the
north lot line;
2.Avariation to allow a four foot, six inch (4’-6”) exterior side yard building setback
along the south lot line;
3.A variation to allow a five foot (5’) parking lot setback along the north lot line;
4.A variation to allow a five foot, two inch (5’-2”) parking lot setback along the east lot
line;and
5.A variation to allow a seven foot, seven inch (7’-7”) parking lot setback along the
south lot line, subject to the following conditions:
a.Development of the site in general conformance with the site plan prepared by
Warren Johnson Architects, Inc.dated February 7, 2018.
b.Development of the building in general conformance with the elevation plans
prepared by Warren Johnson Architects, Inc. dated February 7, 2018.
c.Submittal of a landscape and photometric plan that comply with Village Code
requirements; and
d.Compliance with all Development, Fire, Building, and other Village codes and
regulations.
SECTION THREE:The Village Clerk is hereby authorized and directed to record a
certified copy of this Ordinance and Exhibit “A” with the Recorder of Deeds of Cook
County.
SECTIONFOUR:ThisOrdinanceshallbeinfullforceandeffectfromandafterits
passage,approvalinthe mannerprovidedbylaw.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of March, 2018.
_______________________________
Arlene A. Juracek
Mayor
ATTEST:
__________________________________
Karen M. Agoranos
Village Clerk
With an emailed copy to
iL:�■LC �1lillifi��r7�o�Y�I��I�T
Dear Mr. Cooney,
The Planning & Zoning Commission recommended approval of our proposed new
construction gas station with fuel and convenience store located at 1201 E. Central
Road by a 6-0 vote. Our request is scheduled to go before Village Board for the
ordinance's first reading on Tuesday, March 61".
We are requesting that the Village Board waive the second reading, tentatively
scheduled for Tuesday, March 20. 2018, and take final action at the Tuesday, March
6th meeting. We are asking For this to be waived in order to meet our tenants
opening schedule.
I appreciate your assistance in facilitating this request. Should you have any
questions, feel Free to contact me. My contact information is listed below.
Sincerely.
Christopher Ilekis
Vequity
c.iiekisave❑uity.com
708.302.4443
vequity
2/26/2018
VEQUITY
400 N STATE STREET
William J Cooney, AICP
SUITE 400
Director of Community Development
CHICAGO, IL 60654
Village of Mount Prospect
www.vequity,com
312,985,098.7
50 S. Emerson Street
Mount Prospect, IL 60056
With an emailed copy to
iL:�■LC �1lillifi��r7�o�Y�I��I�T
Dear Mr. Cooney,
The Planning & Zoning Commission recommended approval of our proposed new
construction gas station with fuel and convenience store located at 1201 E. Central
Road by a 6-0 vote. Our request is scheduled to go before Village Board for the
ordinance's first reading on Tuesday, March 61".
We are requesting that the Village Board waive the second reading, tentatively
scheduled for Tuesday, March 20. 2018, and take final action at the Tuesday, March
6th meeting. We are asking For this to be waived in order to meet our tenants
opening schedule.
I appreciate your assistance in facilitating this request. Should you have any
questions, feel Free to contact me. My contact information is listed below.
Sincerely.
Christopher Ilekis
Vequity
c.iiekisave❑uity.com
708.302.4443
vequity