Planning & Zoning Commission
Regular MeetingHoffman Estates, IL · June 4, 2025
Minutes
MINUTES
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
June 4, 2025 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
Chairperson Combs called the meeting to order at 06:30 PM.
Commissioners Present: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson,
Daniel Lee, Nancy Trieb, Denise Wilson, John Wise, Rajkumari Chhatwani
Commissioners Absent: Excused: Minerva Milford
A quorum was present.
Administrative Personnel Present: James Donahue, Senior Planner; Kevin Anderson,
Planner II; Daisy Dose-Adamzadeh, Planner II
2. APPROVAL OF MINUTES
A. Planning & Zoning Commission 05-07-2025
Motion by Commissioner Harner, seconded by Commissioner Chhatwani, to approve the
May 07, 2025, regular meeting minutes. Voice vote taken. Ayes - 6 I Nays - 0 I (Abstain:
Daniel Lee, John Wise, Denise Wilson). Motion Passed.
3. CHAIRPERSON'S REPORT
Chairperson Combs stated the corner side yard setback for a storage shed located at 760
Orange Lane, which was denied by the Commission, was also denied by the Village Board.
4. NEW BUSINESS
A. Public Hearings
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
1. Special Use to DCCW Hoffman Estates LLC for a car wash and Master Sign Plan
Amendment for the property at 105 E. Golf Road
Motion by Commissioner Harner, seconded by Commissioner Henderson, to open the Public
Hearing. Voice vote taken. Ayes - 9 I Nays - 0 I (Abstain: None). Motion Passed.
Chairperson Combs swore in the petitioners.
Craig Krandel (Zukowski, Rogers, Flood & McArdle - 50 N Virginia St, Crystal Lake, IL)
Mitch Zaveduk (Dream Clean Carwash - 2844 Floral Dr, Northbrook)
Mr. Krandel presented an overview of the project.
Kevin Anderson presented an overview of the staff report. Mr. Anderson stated that the
petitioners noted that there were two inaccurate pages within the agenda packet for this
item, which .would be corrected before being presented to the Village Board.
Commissioner Lee asked what the distance was from the road to the main sign location. Mr.
Anderson stated the sign is located on the east side of the drive aisle and is set back
approximately ten (10) feet from the north lot line.
Commissioner Wise had no questions.
Commissioner Wilson had no questions.
Commissioner Henderson asked if they were anticipating to be more busy with the new sign.
Mr. Krandel stated he cannot comment on how much more activity a new sign would bring.
Commissioner Henderson suggested traffic mitigation measures be taken when they are
busy. Mr. Krandel stated this comment would be passed along to management to review
strategies.
Commissioner Trieb had no questions.
Commissioner Harner had no questions.
Commissioner Chhatwani had no questions.
Vice Chairperson Bauske asked the petitioner if he agreed with the conditions of approval in
the staff report. Mr. Krandel stated yes.
Chairperson Combs asked staff if the Village restricts other advertising on the business'
signage. Mr. Anderson stated yes, off-site signage is restricted within the Code.
Chairperson Combs asked if there were any members of the audience that would like to
comment on the request. There were no public comments.
Motion by Commissioner Harner, seconded by Commissioner Henderson, to close the
Public Hearing. Voice vote taken. Ayes - 91 Nays - 0 I (Abstain: None). Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to adopt the
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
Findings of Fact for a Special Use as outlined in the June 04, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Minerva Milford
Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Chhatwani, to adopt the
Findings of Fact for a Master Sign Plan Amendment as outlined in the June 04, 2025, Staff
Report. .
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Minerva Milford
Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to
the Village Board approval of a Special Use to DCCW Hoffman Estates LLC for a car wash,
subject to the conditions as of the June 04, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Minerva Milford
Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to
the Village Board approval of a Master Sign Plan Amendment, subject to the conditions as of
the June 04, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Minerva Milford
Motion Passed.
Chairperson Combs stated that this recommendation would be presented to the Village
Board at their next regular meeting on June 16, 2025, at 7:00 p.m.
2. Variation from Section 9-3-6-D of the Municipal Code to permit an accessory structure
to be setback 0 feet from the side lot line instead of the minimum required 3 feet for the
property at 510 Glendale Lane
Motion by Commissioner Harner, seconded by Commissioner Henderson, to open the Public
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
Hearing. Voice vote taken. Ayes - 9 I Nays - 0 I (Abstain: None). Motion Passed.
Chairperson Combs swore in the petitioners.
Mariusz Poplawski (510 Glendale Lane)
Malgorzata Poplawski (510 Glendale Lane)
Mrs. Poplawski presented an overview of the project.
Kevin Anderson presented an overview of the staff report.
Mr. and Mrs. Poplawski addressed the Commissioners stating the pool and deck were
added for the use of their family, and they did not realize they needed a permit for a structure
not attached to the house. Chairperson Combs questioned Mr. Poplawski's statement that
the distance was 14-inches and asked him to clarify if this was to the footings. Mr. Poplawski
stated it was 14-inches from the edge of the deck to the fence. Chairperson Combs asked
staff to clarify. Mr. Anderson stated the documents provided by the petitioner state the
distance is only 0.3 feet from the property line.
Commissioner Chhatwani had no questions.
Commissioner Harner had no questions.
Commissioner Trieb had no questions.
Commissioner Henderson had no questions.
Commissioner Wilson asked staff which side of the structure was the side that is either 0.3
feet or 14-inches from the property line. Mr. Anderson stated it is the west side of the
structure, between the deck and the property line. Commissioner Wilson asked if they were
considering amending the Code as a whole, to which Mr. Anderson clarified this was a
variation request and would affect this structure only.
Commissioner Wise had no questions.
Commissioner Wilson asked what the setbacks were for the garages I accessory structures
of other properties in the area. Mr. Anderson stated all the accessory structures he was able
to review in this area met the setback requirements.
Commissioner Lee stated he feels the issue of whether the deck is 0.3 feet or 14-inches
from the property line requires clarification because being able to access the side of the
structure for debris removal, mowing, etc. is important. Commissioner Lee commented that
the fence looks to be 14-inches away, rather than 3-inches, in the photograph, and stated
maybe the location of the fence is not accurate. Mr. Anderson responded that the plans the
Commission is reviewing and voting on this evening are based on the 0.3-foot setback.
However, if the Commission were to have the petitioner return to the designer and have the
plans amended to accurately reflect what he has testified to here tonight, the request could
be continued in order to allow the petitioner time to present information that appropriately
reflects what was testified to this evening.
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
Mr. Poplawski stated that each week he is able to maintain the lawn in the area in question
using his weed whacker.
Chairperson Combs stated that the issue is that the petitioner has presented a plan that
shows 0.3 feet, which contradicts the distance he is verbally telling the Commissioners is on
the site (14-inches). Mr. Anderson stated the neighbor's fence is located a few inches within
the property line, not on the subject property's lot line.
Chairperson Combs swore in an additional petitioner.
Dave Hafner (545 Glendale Lane)
Mr. Hafner stated he is in support of the variation, commenting that the petitioner is always
working on the house and that the metal fences were installed many years ago.
Mr. Anderson provided the Commissioners with a copy of the petition from eight surrounding
property owners in favor of the variation.
Chairperson Combs called for a vote to continue the hearing and allow the petitioner to
amend it with the actual setback from the property line. The architect would have to make
the necessary changes to the plans. Commissioner Henderson suggested that when the
architect comes to the property, that the accessory structure be adjusted to meet the code if
the dimensions are closer to 0.3-feet.
Vice Chairperson Bauske asked to clarify if there were any additional dimensions (height,
etc.) that were of concern regarding this structure, or is the setback the only issue. Mr.
Anderson stated the setback is the main concern. If the petitioners were to meet the 3-foot
setback, the building permit would be issued without the need for the variation.
Mr. Poplawski commented that the inspectors from the Village told him the structure was
well-built. Vice Chairperson Bauske stated that his main concern is whether the plan is
correct.
Chairperson Combs asked if there were any members of the audience that would like to
comment on the request.
Chairperson Combs swore in an additional petitioner.
Chris Cosman (505 Glendale Lane)
Mr. Cosman commented on the character of the neighbors. Chairperson Combs asked that
comments be kept related to the variation at hand, not the neighbor's character.
Chairperson Combs asked staff if there was a date to which the hearing should be assigned
for continuation, or if it would depend on when the revised documents arrive from the
petitioners? Mr. Anderson stated it would be best to wait until the plans arrive before
scheduling a continuation date.
Motion by Vice Chairperson Bauske, seconded by Commissioner Trieb, to continue the
Public Hearing for a Variation from Section 9-3-6-0 of the Municipal Code to permit an
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
accessory structure to be setback 0 feet from the side lot line instead of the minimum
required 3 feet for the property at 510 Glendale Lane to a date yet to be determined.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lenard Henderson, Daniel Lee, Nancy Trieb, Denise
Wilson, John Wise, Rajkumari Chhatwani
Nay: Lon Harner
Absent: Minerva Milford
Motion Passed.
Chairperson Combs asked if the hearing would remain open. Mr. Anderson stated the Public
Hearing would remain open.
8. Public Meetings
1. Preliminary and Final Site Plan for a ComEd Substation located at 5700 Trillium Boulevard
Chairperson Combs swore in the petitioners.
Mark Halford (Compass Data Centers, 14555 N Dallas Parkway, Dallas, TX)
Bill Pegel (ComEd, 2241 Coventry Circle, Sycamore, IL)
Jamie Putnam (Kimley-Horn, 4201 Winfield Road, Warrenville, IL)
Mr. Halford presented an overview of the project.
James Donahue presented an overview of the staff report.
Commissioner Chhatwani had no questions.
Commissioner Harner asked if there was a reason for having an entrance on Beverly Road
for this facility. Mr. Pegel stated their substation standards for maintenance and safety
require two entrances to a station, which are typically kept separated so that, in the case of
an emergency or an outage, operators can get to the site and get the equipment up and live.
Commissioner Harner commented that Beverly Road is a highly traveled roadway. Mr. Pegel
stated most of the vehicles would likely be entering via the Trillium entrance due to traffic
conditions. Commissioner Harner asked staff if the roadway would be resurfaced. Mr.
Donahue stated underground electric lines are being run from the existing substation south
of 1-90 to Beverly Road; there are currently test holes in the pavement to check the
subsurface and when the project is complete, the roadway will be repaired. Mr. Pegel agreed
that the roadway is not currently complete, but that permits would be pulled to repair the
road accordingly.
Commissioner Trieb had no questions.
Commissioner Henderson commented he was happy with the lack of barbed wire.
Commissioner Wilson had no questions.
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
Commissioner Wise asked whether the feeders were abandoned from the previous Sears
facility. Mr. Pegel stated that he was not aware if they had been demolished, but that
typically when a building is abandoned, this equipment is brought back to ComEd Assets.
Commissioner Lee had no questions.
Vice Chairperson Bauske asked the petitioners if they agreed with the conditions of approval
in the staff report. Mr. Halford stated yes.
Chairperson Combs asked about security for the property. Mr. Pegel stated there is security
installed on the facilities for motion detection, cameras on most facilities, and there is a
control building that is managed which meets all requirements. Chairperson Combs asked if
there was an issue on site that it would be routed automatically to the proper department (i.e.
Police, Fire, etc.). Mr. Pegel stated yes, the OCC and the TSO system operators receive
warnings on their control boards. Chairperson Combs asked about the color of the 86-foot
masts. Mr. Pegel stated it was his assumption that the poles would be galvanized, but he
had not looked at the plans for this level of information. Chairperson Combs asked if they
could blend in with the sky because another facility in town looks like Stonehenge. Mr. Pegel
stated the challenge with painted poles is the long-term maintenance issues. ComEd does
try to minimize the amount of long-term maintenance because this cost is socialized to all
rate-payers. Chairperson Combs asked how sound would impact the Forest Preserve. Mr.
Halford could not speak directly to the sound study. He stated they met the requirements but
was unable to speak about how it would impact the Forest Preserve specifically.
Chairperson Combs commented her concern was with regard to how it would interfere with
the wildlife. Mr. Donahue pointed out the sphere of sound provided on the map does not
travel that far north.
Commissioner Henderson asked whether this facility would have security. Mr. Halford stated
this location would have Tier 1 security, meaning there will not be cameras at the fence, but
they will have cameras on the control building as well as motion detection.
Chairperson Combs asked if there were any members of the audience that would like to
comment on this request. Chairperson Combs swore in the petitioner.
Doreen Gibrich (1850 Nicholson Drive)
Mrs. Gibrich thanked staff for keeping residents up-to-date. Ms. Gibrich asked why they did
not consider the NW corner of Higgins Road for their location. Mr. Pegel stated he believes
the location was chosen based upon the distance from the substation where the equipment
is coming from and the lines being pulled to service the new substation. Mr. Donahue pulled
up a map of the area on the screen at the front of the meeting room and showed the
audience the locations from which the power would be coming. Mr. Pegel stated they
typically try to reduce the amount of impact on an area from construction and coordinate with
the customer to determine site limits, soil conditions, etc. that impact the constructability of
the substation. Mr. Putnam stated the location of the nursing college and the interstate,
along with the location of the existing substation where the lines are being pulled from all
were factors in deciding on the best location for the new substation.
Mrs. Gibrich stated her frustration that money rules out in the end over business and
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
residential impacts.
Mrs. Gibrich asked for further clarification about the security on site - will there just be
cameras, or will there be a physical person on the site? Mr. Pegel stated ComEd does not
staff their stations 24/7, including data centers, since the property is owned by the customer
and the equipment is installed, owned, operated and maintained by ComEd per the tariff filed
with ICC. Mr. Pegel also addressed the comment about the cost of the site clarifying that the
site is rate-payer-funded. This means ComEd makes investments based on the laws they
have as a public utility, and since they are rate-payer-funded, meaning every electric utility
customer pays into the fund, the ICC, as regulator, challenges ComEd to find the most
economical way to perform the work they are doing in order to have the least impact to all
rate payers, both locally and through the Illinois territory, as well as to transmission from
Illinois all the way to the East Coast. Mr. Halford stated the Compass site would have 24/7
security, which Mrs. Gibrich affirmed was information he had provided at the February Public
Meeting.
Mrs. Gibrich asked about proper funding / training for the Fire Station. Mr. Pegel stated they
work with the municipality or individual jurisdictional fire departments to perform site
walkdowns, pre-planning, etc., and as much training as possible with their staff. Mr. Pegel
also stated that for substations, the Fire Department is not allowed to enter the substation
until ComEd staff are on-site, confirm it has been de-energized, and escort emergency
personnel into the station.
Mrs. Gibrich asked if, at the time the sound study was completed, there had been any
consideration of performing the study near the homes within the area. Mr. Pegel stated there
are certain parameters regulated for this type of study/location, but he was unable to speak
directly about what the parameters are or who sets them. Mr. Donahue stated that the
sphere of noise that could potentially come from the substation, which the study states would
not exceed what the allowances are, would not travel that far, so the chances of the
residences south of 1-90 hearing noise from this substation site would not happen because
residents would hear noises from the tollway before they would hear noises from the
substation. Mr. Pegel stated the sound from the transformers is due to the fans making a
slight humming sound.
Mrs. Gibrich asked if there were any studies relating to native plants and wildlife in the area.
Mr. Halford stated this was completed during the original site approval and there was no
impact found.
Chairperson Combs swore in an additional petitioner.
Scott Gibrich (1850 Nicholson Drive)
Mr. Gibrich asked ComEd if, in the normal operation of the datacenters, is the delivery of
power consistent, or would residents expect to see issues with power surges, brown outs,
etc. Mr. Pegel responded that during the planning and engineering process, the system
supporting the load from the customer is studied, whether it be large load,
commercial/industrial, or residential, and they continue to study it along the way and adjust
accordingly. This facility is a large load customer, and would be serviced by the transmission
system. It is high-voltage distribution, which is not the same distribution system used for
residential services.
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
Mr. Gibrich further clarified his question as to where the power is coming from. Is it sufficient
to support the datacenter without having to pull more power from the surrounding area? Mr.
Pegel stated that all large load customers are required to adhere to the load-ramp as
submitted for the study, which is how they ensure these concerns do not occur. Mr. Pegel
stated they are not a generator, but rather they are strictly a transmission company.
Mr. Gibrich asked if there were any cost benefits to being close to the transmission facility.
Mr. Pegel explained how rates are quantified and impacted by other factors for rate-payers.
Mr. Gibrich asked if there were other TDC plans for this immediate area. Mr. Pegel stated he
was not aware of any TDC plans for this immediate area.
Mr. Gibrich commented that he is hoping the area at Shoe Factory and Beverly Road will not
become another data center or industrial area close to the residences.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to adopt the
Findings of Fact for Site Plan as presented in the June 04, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Minerva Milford
Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to
the Village Board of Trustees approval of Preliminary and Final Site Plan for a ComEd
Substation located at 5700 Trillium Boulevard, subject to the conditions as of the June 04,
2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Minerva Milford
Motion Passed.
Chairperson Combs stated this recommendation would be presented to the Village Board at
the next regular meeting on Monday, June 16, 2025 at 7:00 p.m.
5. STAFF DISCUSSION
Daisy Dose-Adamzadeh stated that there were not currently any items scheduled for the
next regular PZC meeting on June 18, 2025, but that this could change. Commissioners will
be updated accordingly.
6. PUBLIC COMMENT
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June 4, 2025 Village of Hoffman Estates Planning & Zoning Commission
None.
7. ADJOURNMENT
Motion by Commissioner Chhatwani, seconded by Commissioner Henderson, to adjourn at
07:57 PM. Voice vote taken. Ayes - 9 I Nays - 0 (None) I Abstain - O (None). Motion Passed.
Minutes prepared by Marque/le Cnota, Administrative Assistant.
Chairperson's Approval Date Appr6ved
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Agenda
AGENDA
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
June 4, 2025 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
2. APPROVAL OF MINUTES
A. Planning & Zoning Commission 05-07-2025
3. CHAIRPERSON'S REPORT
4. NEW BUSINESS
A. Public Hearings
1. Special Use to DCCW Hoffman Estates LLC for a car wash and Master Sign Plan
Amendment for the property at 105 E. Golf Road
2. Variation from Section 9-3-6-D of the Municipal Code to permit an accessory structure
to be setback 0 feet from the side lot line instead of the minimum required 3 feet for the
property at 510 Glendale Lane
B. Public Meetings
1. Preliminary and Final Site Plan for a ComEd Substation located at 5700 Trillium Boulevard
5. STAFF DISCUSSION
6. PUBLIC COMMENT
7. ADJOURNMENT
The next regular Planning & Zoning Commission meeting is scheduled for Wednesday, June 18, 2025 at 6:30
p.m.
Further details and information can be found in the agenda packet attached hereto and incorporated herein and
can also be viewed online at www.hoffmanestates.org and/or in person in the Village Clerk's office. The Village of
Hoffman Estates complies with the Americans with Disabilities Act (ADA). For accessibility assistance, call the
ADA Coordinator at 847/882-9100.
Page 1
Packet
AGENDA
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
June 4, 2025 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
2. APPROVAL OF MINUTES
A. Planning & Zoning Commission 05-07-2025
3. CHAIRPERSON'S REPORT
4. NEW BUSINESS
A. Public Hearings
1. Special Use to DCCW Hoffman Estates LLC for a car wash and Master Sign Plan
Amendment for the property at 105 E. Golf Road
2. Variation from Section 9-3-6-D of the Municipal Code to permit an accessory structure
to be setback 0 feet from the side lot line instead of the minimum required 3 feet for the
property at 510 Glendale Lane
B. Public Meetings
1. Preliminary and Final Site Plan for a ComEd Substation located at 5700 Trillium Boulevard
5. STAFF DISCUSSION
6. PUBLIC COMMENT
7. ADJOURNMENT
The next regular Planning & Zoning Commission meeting is scheduled for Wednesday, June 18, 2025 at 6:30
p.m.
Further details and information can be found in the agenda packet attached hereto and incorporated herein and
can also be viewed online at www.hoffmanestates.org and/or in person in the Village Clerk's office. The Village of
Hoffman Estates complies with the Americans with Disabilities Act (ADA). For accessibility assistance, call the
ADA Coordinator at 847/882-9100.
Page 1
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MINUTES
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
May 7, 2025 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
Chairperson Combs called the meeting to order at 06:30 PM.
Commissioners Present: Eva Combs, Adam Bauske, Rajkumari Chhatwani, Lon Harner,
Lenard Henderson, Minerva Milford, Nancy Trieb
Commissioners Absent: Excused: Daniel Lee, Denise Wilson, John Wise
A quorum was present.
Administrative Personnel Present: Kevin Anderson, Associate Planner
2. APPROVAL OF MINUTES
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A. ra
Planning & Zoning Commission 03-19-2025
Motion by Commissioner Harner, seconded by Commissioner Henderson, to approve the
3. D
March 19, 2025, regular meeting minutes. Voice vote taken. Ayes - 6 | Nays - 0 | (Abstain:
Minerva Milford). Motion Passed.
CHAIRPERSON'S REPORT
Chairperson Combs stated the special use to Kaizen Jiu Jitsu to permit a martial arts studio
at 1762 W. Algonquin Road was approved by the Village Trustees.
4. NEW BUSINESS
A. Public Hearings
1. Variation from Section 9-3-6-D of the Municipal Code to permit a corner side yard
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May 7, 2025 Village of Hoffman Estates Planning & Zoning Commission
setback for a storage shed to be 4 feet instead of the minimum permitted 15 feet for the
property located at 760 Orange Lane
Motion by Commissioner Harner, seconded by Commissioner Henderson, to open Public
Hearing. Voice vote taken. Ayes - 7 | Nays - 0 | (Abstain: None). Motion Passed.
Chairperson Combs swore in the petitioner.
Ewelina Chmielewski (760 Orange Lane)
Mrs. Chmielewski presented an overview of the project.
Kevin Anderson presented an overview of the staff report.
Commissioner Chhatwani asked if the play area for the children would be reduced if the
shed were to meet the allowable Code requirements. Mrs. Chmielewski stated there is an
easement on the other side, so the proposed location is the only one that would allow a shed
and an area for her children to play.
Commissioner Harner asked why the petitioner would be unable to place the shed to meet
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the Code requirements. Mrs. Chmielewski stated there are limited areas that are not already
encumbered by trees, an easement and other play items. Mrs. Chmielewski stated the
allowable location would place the shed in the middle of the backyard. Commissioner Harner
asked to clarify which area on the lot the resident considers to be the backyard. Mr.
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Anderson stated that by the Zoning Code, the north lot line is the rear yard.
Commissioner Trieb noted that there were concerns from the neighbors regarding visibility;
could the shed be moved closer to the house? Mrs. Chmielewski stated this was not what
they wanted. Commissioner Trieb asked if a fence would create visibility issues. Mr.
Anderson answered no.
D Commissioner Henderson asked how tall the shed would be. Mrs. Chmielewski answered it
would be twelve (12) feet tall. Commissioner Henderson asked if the shed did not block sight
from the property. Mrs. Chmielewski stated yes.
Commissioner Milford asked staff why the Village received the notes of complaint. Mr.
Anderson answered that public notification was provided to all properties within 150 feet of
the subject property, and the Village was in receipt of two notices of awareness from
adjacent neighbors. Mr. Anderson is unable to speculate about the neighbors' concerns.
Commissioner Milford posed the same question to the petitioner. Mrs. Chmielewski stated
the neighbor to the east has ongoing concerns about an existing non-conforming shed, so
they were aware of the application.
Vice Chairperson Bauske acknowledged that several of the concerns relate to the fence, but
clarified that the Commission is only reviewing the shed, not the fence. He asked if the
petitioner were to apply for a fence permit, would it be allowed. Mrs. Chmielewski stated yes.
Vice Chairperson Bauske asked if the shed would be used for normal storage items. Mrs.
Chmielewski stated they did not have an attic or basement on the property, so the shed
would be used for bicycles and seasonal storage. Vice Chairperson Bauske asked staff
about the easement area on this property, particularly why it is unusually shaped. Mr.
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May 7, 2025 Village of Hoffman Estates Planning & Zoning Commission
Anderson stated this is typical of properties that were platted in the 1950s. Vice Chairperson
Bauske stated there is an ability to place the shed in the side yard and still meet the Code; is
this acceptable to the applicant? Mrs. Chmielewski answered no, the space would be better
used by placing the shed in the corner.
Chairperson Combs asked if the petitioner would consider an eight (8) foot-tall shed instead
of the proposed twelve (12) foot height. Mrs. Chmielewski stated they could choose a shed
that is ten (10) feet tall, but they would prefer the largest size allowed. Chairperson Combs
asked if the shorter shed would satisfy the neighbors' concerns. Mrs. Chmielewski answered
that if that is what they would need to do in order to make the neighbors happy, they would
do it.
Chairperson Combs asked if there were any members of the audience that would like to
comment on the request.
Chairperson Combs swore in the first petitioner.
Jennifer Clarke (730 Orange Lane)
Mrs. Clarke stated there is no stop sign at the intersection and the shed would result in lack
of visibility. Parents make school pickups on Westview Street. Mrs. Clarke stated her yard is
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the same shape as the petitioner's yard and her own shed meets the Code, so why can't
theirs? A code-compliant shed would eliminate this concern.
Chairperson Combs swore in the next petitioner.
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Rob Malek (325 Westview Street)
Mr. Malek read his objection letter into the record.
Mr. Anderson stated for the record one additional objection letter was received from the
D property owner at 360 Westview Street; however, her concern was primarily related to the
fence, which is a compliant fence.
Chairperson Combs stated that Commissioner Henderson had to leave due to an
emergency.
Petitioner Clarke asked questions about how to challenge the compliance of the fence due to
her concerns relating to rights-of-way codes. Mr. Anderson and Chairperson Combs
provided clarification about right-of-way versus private property.
Petitioner Chmielewski readdressed the Commission regarding concerns being raised by the
neighbors. She feels she followed the process and recommendations of Village staff as to
the available options to request the placement of the shed on the property in its proposed
location. She also stated she too has children who will attend the school and does not
believe that the shed will cause any safety concerns.
Vice Chairperson Bauske asked the petitioner if she agreed with the conditions of approval
in the staff report. Mrs. Chmielewski stated yes.
Page 3
Page 4 of 93
May 7, 2025 Village of Hoffman Estates Planning & Zoning Commission
Petitioner Malek asked a question about how Section 9-3-3-B-4 was analyzed when
determining this fence was safe for the community, as he feels it does violate the line of
sight, creating unsafe conditions. Mr. Anderson stated the 15x15-foot line-of-sight triangle
would apply from your driveway, and the fifteen (15) feet would be measured south from
your driveway, and measured northeast to a point fifteen (15) feet between your driveway
and your residence, which would create your line-of-sight triangle; this is all that is required
by Code.
Motion by Commissioner Harner, seconded by Commissioner Trieb, to close Public Hearing.
Voice vote taken. Ayes - 6 | Nays - 0 | (Abstain: None). Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Trieb, to adopt the
Findings of Fact for a Variation as presented in the May 07, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Minerva Milford, Nancy Trieb, Rajkumari
Chhatwani
Nay: None
Absent: Lenard Henderson, Daniel Lee, Denise Wilson, John Wise,
Motion Passed.
ft
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to
the Village Board of Trustees approval of a Variation from Section 9-3-6-D of the Municipal
Code to permit a corner side yard setback for a storage shed to be 4 feet instead of the
minimum permitted 15 feet for the property located at 760 Orange Lane, subject to the
ra
conditions as of the May 07, 2025, Staff Report.
Roll call vote:
Aye: None
Nay: Eva Combs, Adam Bauske, Lon Harner, Minerva Milford, Nancy Trieb, Rajkumari
Chhatwani
5.
D Absent: Lenard Henderson, Daniel Lee, Denise Wilson, John Wise,
Motion Failed.
Chairperson Combs stated that this recommendation would be presented to the Village
Board at their next regular meeting on May 19, 2025, at 7:00 p.m.
STAFF DISCUSSION
Mr. Anderson stated the next regular meeting is scheduled for June 4, 2025.
6. PUBLIC COMMENT
There was no public comment.
7. ADJOURNMENT
Page 4
Page 5 of 93
May 7, 2025 Village of Hoffman Estates Planning & Zoning Commission
Motion by Commissioner Milford, seconded by Commissioner Chhatwani, to adjourn at
07:24 PM. Voice vote taken. Ayes - 6 | Nays - 0 (None) | Abstain - 0 (None). Motion Passed.
Minutes prepared by Marquelle Cnota, Administrative Assistant.
______________________________ __________________________
Chairperson’s Approval Date Approved
ft
ra
D
Page 5
Page 6 of 93
PLANNING & ZONING COMMISSION STAFF REPORT
Meeting Date: 6/4/2025
From: Kevin Anderson, Planner II
PLN25-0017
Public Hearing
Special Use to DCCW Hoffman Estates LLC for a car wash and Master Sign Plan
Amendment for the property located at 105 E. Golf Road
REQUEST SUMMARY
Ownership of Dream Clean Car Wash located at 105 E. Golf Road has transferred, and
the new owner is seeking Special Use approval to allow the continued operation of the
car wash. The applicant is also seeking an amendment to the previously approved
Master Sign Plan to allow an increase in the electronic message center component of
the sign from 9 to 18 square feet.
Location: 105 E. Golf Rd.
Property Owner / Applicant: DCCW Hoffman Estates LLC
Property Size: ~19,000 sf.
Zoning / Land Use: B-2 Community Business / existing car wash
Adjacent Properties: East: R-2 One Family Residential
West: B-2 Community Business
South: B-2 Community Business
North: Village of Schaumburg, commercial uses
BACKGROUND / ANALYSIS
The subject property has been continuously operating as a car wash since 1964. The
previous owner of Dream Clean Car Wash has brought on new investors and is
creating a new LLC to own and operate the business. The car wash is currently
operating under Special Use Ordinance 5011-2023, which specifically permits Dream
Clean Operating Company LLC to operate. Therefore, to allow the continued operation
of the business, the new ownership group is requesting a new Special Use. There are
no changes planned to the site operations or hours of operation.
There is an existing Master Sign Plan (MSP) for this property approved in 2016 by
Ordinance 4608. As part of the new ownership's updates to the property, a new sign
package is proposed. Most of the new signs comply with the restrictions of the original
Master Sign Plan. However, the plans propose a slightly larger electronic message
center (EMC) than is currently allowed. The current MSP allows an EMC sign to be 6' x
1.5' (9 sf.). The proposal would increase the EMC component of the sign to 6' x 3' (18
sf.). The overall height and square footage of the freestanding sign would still comply
with the previously approved MSP restrictions. The design and color scheme of the
new monument sign would be consistent with the new sign package proposed for the
Page 1 of 2
Page 7 of 93
remainder of the site.
The current EMC has been in operation since 2017 with no complaints or violations.
Notification
A notification sign is posted and letters were mailed to all properties within 300' of the
subject property. No objections have been received.
MOTIONS
The Planning & Zoning Commission shall make the following motions (a total of 4
motions are required):
1. Adopt the Findings of Fact for a Special Use as outlined in the attached
document.
2. Adopt the Findings of Fact for a Master Sign Plan Amendment as outlined in the
attached document.
3. Recommend to the Village Board approval of a Special Use to DCCW Hoffman
Estates LLC for a car wash, subject to the following condition:
a. The approval of the Special Use shall be based upon the application
materials submitted by the applicant and made part of this petition.
4. Recommend to the Village Board approval of a Master Sign Plan Amendment,
subject to the following conditions:
a. The sign design shall substantially conform to the Master Sign Plan
Amendment dated June 4, 2025.
b. A sign permit shall be required for all new signs.
ATTACHMENTS
1. Draft Findings and Recommendations Summary - 105 E Golf Rd
2. Location Map - 105 E Golf Rd
3. Supporting Documents - 105 E Golf Rd
Page 2 of 2
Page 8 of 93
Exhibit B
PLANNING & ZONING COMMISSION
FINDINGS & RECOMMENDATION SUMMARY
Meeting Date: 6/4/2025
Prepared By: Kevin Anderson, Planner II
PLN25-0017
Special Use and Master Sign Plan Amendment to DCCW Hoffman Estates LLC for a
car wash and new signage for the property at 105 E. Golf Road.
Draft Findings of Fact – Special Use (as drafted by staff and may be modified by the Commission)
Sec 9-1-18-I Standards for a Special Use. No special use shall be recommended by the Planning and
Zoning Commission unless said Planning and Zoning Commission shall find:
________________________________________________________________________________
1. That the establishment, maintenance, or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
FINDING: The proposal will not alter the operations of the existing car wash and will not be
detrimental to the public health, safety, morals, comfort or general welfare.
2. That the special use will not be injurious to the use and enjoyment of other property in the immediate
vicinity for the purposes already permitted, nor substantially diminish and impair property values within
the neighborhood;
FINDING: The continued operation of a car wash will not be injurious to surrounding properties.
3. That the establishment of the special use will not impede the normal and orderly development and
improvement of surrounding property for uses permitted in the district;
FINDING: The continuation of the use will not impede normal and orderly development of
surrounding properties.
4. That adequate utilities, access roads, drainage, and/or necessary facilities have been or are being
provided;
FINDING: The property is already served by adequate utilities, access, and drainage.
5. That adequate measures have been or will be taken to provide ingress or egress so designed as to
minimize traffic congestion in public streets;
FINDING: There would be no change in the existing curb cuts or access to public roads.
6. That the special use shall in all other respects conform to the applicable regulations of the district in
which it is located, except in each instance as such regulations may be modified by the Village Board
pursuant to the recommendation of the Planning and Zoning Commission; and
FINDING: The car wash is expected to conform to all applicable regulations of the Village Code.
7. That the special use shall support the economic development goals of the Village as conveyed through
the Village's Comprehensive Plan, or other relevant adopted sub-area or strategic plans.
FINDING: The continuation of an existing business is in line with the Business Retention and
Expansion (BRE) goals of the Village’s Economic Development Strategic Plan.
Page 9 of 93
Draft Findings of Fact – Master Sign Plan (as drafted by staff and may be modified by the Commission)
Sec. 9-3-9-M-13 requires that the Planning and Zoning Commission shall, in making its determination, find
that adequate evidence is provided to meet the Standards of a Master Sign Plan.
1. The Master Sign Plan shall result in architecture and graphics of a scale appropriate for the subject
development and the surrounding area.
FINDING: The signs proposed are appropriate in design and scale to the subject development.
All signs would meet the same size restrictions as current MSP.
2. The Master Sign Plan shall provide signage consistent with the site plan and architecture of the project.
FINDING: The proposal includes a consistent design theme for all signs.
3. The Master Sign Plan will avoid visual clutter.
FINDING: The sign provides an appropriate setback from the lot lines and do not visually block
any structures or sight lines.
4. The Master Sign Plan shall allow visitors, employees, and consumers to readily identify the business
entrances, while addressing the community’s need for attractive, unobstructed architecture and
commercial graphics.
FINDING: The primary function of the freestanding sign is for business identification. The EMC
will allow the owner to identify special pricing or products.
5. The Master Sign Plan shall result in a unified theme of signage for this project.
FINDING: All proposed signs share a unifying design element and color scheme.
Draft Recommendations
The Planning & Zoning Commission shall make the following motions (a total of 4 motions are required):
1. Adopt the Findings of Fact for a Special Use.
Motion by __________, seconded by____________, to adopt the findings.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
2. Adopt the Findings of Fact for a Master Sign Plan Amendment.
Motion by __________, seconded by____________, to adopt the findings.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
Findings & Recommendations Summary
Page 2 of 3
Page 10 of 93
3. Recommend to the Village Board of Trustees approval of a Special Use to DCCW Hoffman Estates LLC
to operate a car wash subject to the following conditions:
a. The approval of the Special Use shall be based upon the application materials submitted by the
applicant and made part of this petition.
Motion by __________, seconded by____________, recommend approval.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
4. Recommend to the Village Board of Trustees approval of a Master Sign Plan Amendment subject to the
following conditions.
a. The sign design shall substantially conform to the sign plans submitted as part of this application.
All other conditions and restrictions of the 2016 Master Sign Plan shall remain in effect.
b. A sign permit shall be required for all new signs.
Motion by __________, seconded by____________, recommend approval.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
Findings & Recommendations Summary
Page 3 of 3
Page 11 of 93
Page 12 of 93
VILLAGE OF HOFFMAN ESTATES
PLANNING & ZONING APPLICATION SUMMARY
APPLICATION INFORMATION
Project Number: PLN25-0017
Project Name: Special Use Permit and a Master Sign Plan Amendment
Project Application Date: 5/8/2025
Project Manager: Kevin Anderson
PROJECT TYPE
Master Sign Plan - Amendment; Special Use;
SITE INFORMATION
Property Address: 105 E GOLF RD
All Included PINs: 07-15-200-046-0000
PROJECT CONTACTS
Relationship to
Name / Firm Address Phone E-Mail
Project
105 E GOLF RD
mzaveduk@dreamcleancw.c
APPLICANT DCCW Hoffman Estates, LLC HOFFMAN ESTATES, 8478854616
om
IL 601690904
2844 Floral Drive
AUTHORIZED mzaveduk@dreamcleancw.c
Mitchell Zaveduk Northbrook, 8479899287
AGENT om
IL 60062
105 E GOLF RD
mzaveduk@dreamcleancw.c
OWNER DCCW Hoffman Estates, LLC HOFFMAN ESTATES, 8478854616
om
IL 601690904
1 of 1
Page 13 of 93
Page 14 of 93
DCCW Hoffman Estates, LLC, a Delaware limited liability company, is
applying for a Special Use designation for the property located at 105 E. Golf
Rd. Hoffman Estates, IL for the continued operation of a Car Wash as provided
for pursuant to Hoffman Estates Zoning Code
This property was last submitted for and received Special Use approval in February
2023 when the prior car wash was purchased by Dream Clean Car Wash (Daniel
Raleigh). This car wash, along with six (6) others owned by Mr. Raleigh are part of
a realignment of ownership with a new investment partner and as such a new entity
(still controlled by Mr. Raleigh) is now the title holder of the underlying property,
which calls for re-application for this special Use.
The property shall continue to operate as an express wash.
The current plan is same as with prior plan as submitted in 2023 with following
details:
x Hours of operation 8 a.m. to 8 p.m., 2-3 employees each day
x Eight vacuum stations to remain in place
x Deliveries once a month or so, as have been operating all along.
x No changes to configuration/stacking, etc. as currently in operation, all which
have functioned well to date.
x Upgraded Master Sign Package as being requested as part of Special Use.
x We are planning upgrades to the tunnel mechanisms in June to improve
quality and lower water usage. We will seek permits once plans are finalized.
Looking forward to continued operations and upgrades as noted above.
DCCW Hoffman Estates LLC d/b/a Dream Clean Car Wash
By: __________________________
Daniel Raleigh
Page 15 of 93
Village of Hoffman Estates
SPECIAL USE STANDARDS
Dream Clean Car Wash
PROJECT NAME: _______________________________________________________________________________________
STANDARDS OF SPECIAL USE
Zoning Code Section 9-1-18-I requires that the Planning and Zoning Commission shall, in making its determination, find that
adequate evidence is provided to meet the Standards of Special Use.
You must answer and explain each Standard of Special Use. Incomplete submittals will not be considered. Any submittal that does not
contain an explanation of why and how each standard is met will not be accepted.
1. That the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health,
safety, morals, comfort, or general welfare. Please explain how and why you meet this standard.
The existing car wash will continue to operate in the same manner as was recently approved by the Village.
2. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes
already permitted, nor substantially diminish and impair property values within that neighborhood. Please explain how and why you
meet this standard.
The existing car wash is located in the commercial district and will continue to operate in the same manner as was
approved by the Village.
3. That the establishment of the special use will not impede the normal and orderly development and improvement of surrounding
property for uses permitted in the district. Please explain how and why you meet this standard.
The existing car wash has its own access and will continue to operate in the same manner.
4. That adequate utilities, access roads, drainage, and/or necessary facilities have been or are being provided. Please explain how
and why you meet this standard.
All utilities, drainage, and IDOT approval was completed in 2017, and will continue in the same manner.
Page 16 of 93
Village of Hoffman Estates
SPECIAL USE STANDARDS
5. That adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in
public streets. Please explain how and why you meet this standard.
IDOT access was permitted and all work was completed in 2018, the operation of the existing car will remain the
same.
6. That the special use shall in all other respects conform to the applicable regulations of the district in which it is located, except in
each instance such as regulations may be modified by the Village Board pursuant to the recommendation of the Planning and
Zoning Commission. Please explain how and why you meet this standard.
The request is for a transfer of the existing Special use to complete the sale of the car wash, the daily operation
will remain the same as previously approved by the Village in 2017.
7. That the special use shall support the economic development goals of the Village as conveyed through the Village’s
Comprehensive Plan, or other relevant adopted sub-area or strategic plans.
The existing car wash is located in the commercial district and will continue to support the growth of the area.
Page 172of 93
VILLAGE OF HOFFMAN ESTATES
PLANNING AND ZONING
MASTER SIGN PLAN ADDENDUM
REQUIRED SUBMITTALS
✔ General Application
Hearing Fee ($500 base fee plus $250 per sign type)
Legal Description typically found on the tax bill, deed, or plat of survey.
Current Plat of Survey drawn to scale showing all signs proposed and existing on the property. All existing
improvements must be shown and setback dimensions from all adjacent property lines and interior roadway and
paths must be shown.
A scaled drawing of each sign. Drawings must include all foundation drawings of ground signs, renderings of all
signs in existing landscapes or on building façade. All wall sign renderings must show the height of the sign from
grade to the top of the sign and distance from building edges.
A project narrative detailing the request. Narrative must include the number, location, type and placement of signs
on the property, sign materials and methods of illumination and NIT measurements (daytime and nighttime).
Page 181of 93
STANDARDS OF A MASTER SIGN PLAN
Zoning Code Section 9-3-9-M-13 requires that the Planning and Zoning Commission shall, in making its determination, find that
adequate evidence is provided to meet the Standards of a Master Sign Plan. All standards must be answered in full.
1. The Master Sign Plan shall result in architecture and graphics of a scale appropriate for the subject development and the
surrounding area. Please provide an explanation.
The existing car wash is located in the commercial district and will continue to support the growth
of the area.
2. The Master Sign Plan shall provide signage consistent with the site plan and architecture of the project. Please provide an
explanation.
Our other signage on Site plan proofs that are internally approved within your village are all items
that are part of our corporate sign packages.
3. The Master Sign Plan will avoid visual clutter. Please provide an explanation.
Correct, Our Signs are designed as Clean finish and easy to read appearance
4. The Master Sign Plan shall allow visitors, employees, and consumers to readily identify the business entrances, while
addressing the community’s need for attractive, unobstructed architecture and commercial graphics. Please provide an
explanation.
Correct, all signage outlined on our plans are needed items for our customers within the facility and
new coming coming into it, for Directional and traffic movement to keep a safe and flowing
movement.
5. The Master Sign Plan shall result in a unified theme of signage for this project. Please provide an explanation.
Yes, again, These are our corporate new standards. Following our branding guidelines through all
of our locations that we are rebranding or building new.
Page 192of 93
105 E. Golf Rd
Amended Master Sign Plan
Dream Clean Car Wash
DCCW Hoffman Estates LLC
Page 20 of 93
Dream Clean Carwash (DCCW)
Amended Master Sign Plan
June 4, 2025
Introduction
This Master Sign Plan applies to the existing carwash 105 E. Golf Road. The Master
Sign Plan approved June 7, 2017, by Ordinance 4608 shall remain in effect with the
exception of a new sign package allowing an electronic message center of 18 square
feet in lieu of the previously approved 9 sf.
The Master Sign Plan requirements have been developed based on the signage that is
unique to the Dream Clean Carwash. The Dream Clean Carwash lot is approximately
.42 acres with an existing building. This plan has been designed with signage for this
development that maintains consistency with other similar developments, yet takes into
account certain unique characteristics of this development.
A. Area Included in Master Sign Plan
This Master Sign Plan applies to 105 E. Golf Road
B. General Provisions
1. Definition. For the purposes of this Master Sign Plan, “Property” shall mean 105
E. Golf Road.
2. Driver Sight Visibility. No sign shall be placed in a manner that will obstruct
driver or pedestrian sight lines and create an unsafe condition based on analysis
by the Village Transportation Division.
3. Landscaping. Landscaping shall be provided at the base of the ground sign,
unless determined to be unsafe or not feasible by the Village Department of
Development Services.
4. Illumination. All signs permitted by this Master Sign Plan may be illuminated in
accordance with Section 9-3-8-F of the Zoning Code unless otherwise indicated
in the approved Master Sign Plan documents.
5. Sign Design. Colors and letter graphic styles on the signs shall be determined by
the owners of the property; however, signs that are of a similar type shall be of a
consistent color and graphic style.
6. Calculation of Sign Area. Such signs shall meet the requirements of Section 9-3-
8-D, except that the architectural base and support structure of a ground sign
shall not be included in the total sign area if these areas do not contain text,
logos or any other graphics.
7. Permits. Sign permits shall be required in accordance with Section 9-3-8-A of
the Zoning Code.
2
Page 21 of 93
Dream Clean Carwash (DCCW)
Amended Master Sign Plan
June 4, 2025
8. Coordination with Village Sign Code. All regulations of the Zoning Code shall
apply unless specifically stated otherwise in this master sign plan. In the event of
a conflict between this Master Sign Plan and the Zoning Code, the Master Sign
Plan regulations shall apply.
9. Master Sign Plan. This document and the attached exhibit represent the entire
Master Sign Plan.
C. Ground Sign
1. Ground Sign
a. Type. The design of a sign shall be limited to a ground, monument style or
pylon sign and shall not have exposed sign supports.
b. Number and Size. One ground sign shall be permitted on the property.
The sign shall be a maximum of 16 feet in height. The sign shall be a
maximum of 150 square feet per side.
c. Location. The ground sign shall be located on the northeast corner of the
lot and shall be a minimum of 5 feet from any property line and a minimum
5 feet from any pavement or curb.
d. Sign Design. The sign shall be designed in accordance with Exhibit A
(Sheet # Sign-1)
D. Wall Signs
1. All Wall Signs shall be in accordance with the following:
a. Type. Wall signs shall be internally lit channel letters or logos individually set
on a sign board. The sign board shall be mounted directly to the building wall
surface. Wall signs and sign board are not to extend more than 12” from the
wall on which it is mounted.
b. Number and Size.
Primary Wall Signs – Two primary wall signs shall be permitted on the north
and east elevation. Both shall be allowed a maximum square footage of 55
square feet.
Secondary Wall Sign – Two secondary signs shall be permitted on the north
and south elevations denoting “Wash Entry” and “Wash Exit”. Each sign shall
have a maximum size of 5 square feet.
3
Page 22 of 93
Dream Clean Carwash (DCCW)
Amended Master Sign Plan
June 4, 2025
E. Menu Order Boards
1. Type. Car wash menu board signs shall be internally lit.
2. Number and Size. Four total signs shall be permitted. Two (2) “post-kiosk” menu
boards having a maximum height of 8’ and a maximum size of 25 square feet
and two (2) “pre-kiosk” menu board signs having a maximum height of 8’ and a
maximum size of 55 square feet
3. Location. Signs shall be located at the sale kiosks and shall not block driver
visibility or vehicular movement.
F. Miscellaneous Signs
1. Directional Signs. Directional signs shall meet the requirements of Section 9-3-8-
B-8. All signs shall be of a consistent design and shall be separate from traffic
control signs.
G. Temporary Signs
1. Special Event Signs. Special event signs shall be permitted as provided in the
Zoning Code (Section 9-3-8-K).
H. Amendments
1. Changes. Changes to the text, colors, or graphic style of the signs shall not
require a formal amendment to this plan, provided the size and all other
requirements of this plan are met and all signs of each type have identical design
and colors.
2. Interpretations. Signs that are not explicitly addressed in the provisions of this
plan, but that meet the intent of the plan may be permitted through administrative
approval.
3. New Signs. The addition of new signs or relocation of existing signs shall not
require a formal amendment to this plan, provided the signs meet all
requirements of this plan. Any amendment to add additional signs or make
substantial changes to the approved signs in this plan shall be subject to review
by the Planning & Zoning Commission and approval by the Village Board through
the process outlined in the Zoning Code for variations.
4
Page 23 of 93
GOLF ROAD
90.61'
20' BUILDING SETBACK
STREET
EXISTING EXISTING
SPRINKLER OFFICE
ROOM
3' BUILDING SETBACK
190.08' 189.95'
EXISTING
CAR WASH
BAY
APPLE
EXISTING
EQUIPMENT
ROOM
EXISTING
TOILET ROOM
EXISTING
VESTIBULE
20' BUILDING SETBACK
102.36'
CAR WASH RENOVATION FOR
Dream Clean
HOFFMAN ESTATES
34121 N. US 45, Suite 213 Phone 847-336-6600
APRIL 14, 2025
Archamerica Job No. 24010 Grayslake, Illinois 60030 Fax 847-336-6601
Page 24 of 93
67.5 Sq ft Per Side = 135 sq ft total
Re-use existing foundation & steel Support from previous sign
NITE
Monument Tim
105 E Golf Rd Hoffman Estates IL
CH CLH CLH
3-22-25 PERMIT
Page 25 of 93
East Face
UL toggle
Safety Switch
nite view
North Face
UL toggle
nite view Safety Switch
Building Signs Tim
105 E Golf Rd Hoffman Estates IL
CH CLH CLH
1-22-25 PERMIT
Page 26 of 93
<-- Style Exampe:
Side A Routed CNC Faces w/ Flush Back LED Lit
white lexan - LED Lit white
Header LED Faux Blue Glow
Text
18” w x 4” H
Text
18” w x 4” H
UL Toggle
Safety Switch
Side B 5ft H
Text
10” w x 4” H overall
LED Lit -
*client to supply nite view
electrical to site* 3ft w overall
Directionals Tim
105 E Golf Rd Hoffman Estates IL
CH CLH CLH
1-22-25 PERMIT
Page 27 of 93
<-- Style Exampe:
Routed CNC Faces w/ Flush Back LED Lit
white lexan - LED Lit white
Header LED Faux Blue Glow
18” w x 18” H
Shape
w/ 4” text H
UL Toggle
Safety Switch
Faces Customers Exiting The Carwash Tunnel
5ft H
Text
9” w x 4” H overall
per line
nite view
3ft w overall
Tunnel Exit Sign Tim
105 E Golf Rd Hoffman Estates IL
CH CLH CLH
1-22-25 PERMIT
Page 28 of 93
PLANNING & ZONING COMMISSION STAFF REPORT
Meeting Date: 6/4/2025
From: Kevin Anderson, Planner II
PLN 25-0010
Public Hearing
Variation from Section 9-3-6-D of the Municipal Code to permit an accessory
structure to be setback 0 feet from the side lot line instead of the minimum
required 3 feet for the property at 510 Glendale Lane
REQUEST SUMMARY
The applicant has constructed an accessory structure in the interior side yard of the
property without a building permit. The structure was built within the required side yard
setback and within an existing utility easement. Rather than remove the structure, the
applicant has applied for a building permit and seeking a variation to allow it to remain
as constructed.
Location: 510 Glendale Lane
Property Owner / Applicant: Mariusz Poplawski
Property Size: ~15,000 sf.
Zoning / Land Use: R-3 One-Family Residential
Adjacent Properties: All surrounding conditions: R-3 One Family
Residential
BACKGROUND / ANALYSIS
The subject property is currently improved with a single-family home, a detached
garage, 2 storage sheds, an above-ground pool, and an accessory structure. The
accessory structure consists of an above-grade deck with a privacy wall on top. On a
scheduled inspection of a neighboring property, a code enforcement officer noticed the
structure and verified it was built without a permit. The owner was advised to get a
permit and upon review of the plans, it was determined the structure does not meet the
Zoning Code. Therefore, the applicant has filed for a Variation to allow the structure to
remain as constructed.
The accessory structure includes a deck approximately 275 square feet in area and
approximately 4.5' above grade as well as a 6' tall fence / privacy wall on top of the
deck. The result is an accessory structure approximately 10.5' tall. The deck is
designed to provide access to an existing above-ground pool.
Page 1 of 3
Page 29 of 93
The structure is setback 0.3' from the side lot line. The minimum required setback for an
accessory structure in the side yard would be 3' per §9-3-6-D of the Municipal Code.
The purpose of the setback requirement is to allow access around the entire structure
for maintenance of the structure and the property. As designed, the property owner
cannot access the west side of the deck without encroaching on the neighbor's
property. Likewise, the applicant cannot access this part of the property to control
weeds or remove litter and debris.
The structure was built within an existing utility easement. The applicant has received
letters of consent to allow the encroachment from all affected utility companies and the
Village's Public Works Department.
Notification
Notification letters were sent via standard mail to all surrounding properties within 150'.
No objections have been received.
MOTIONS
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The Planning & Zoning Commission shall make the following motions (a total of 2
motions are required):
1. Adopt the Findings of Fact for a Variation as outlined in the attached document.
2. Recommend to the Village Board approval of Variation from Section 9-3-6-D of
the Municipal Code to permit an accessory structure to be setback 0 feet from
the side lot line instead of the minimum required 3 feet for the property at 510
Glendale Lane, subject to the following condition:
a. A building permit shall be obtained within 30 days of final Village Board
approval of this Variation request.
ATTACHMENTS
1. PZC Findings and Recommendations Summary - 510 Glendale Ln
2. Location Map - 510 Glendale Ln
3. Supporting Documents - 510 Glendale Ln
Page 3 of 3
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Exhibit B
PLANNING & ZONING COMMISSION
FINDINGS & RECOMMENDATION SUMMARY
Meeting Date: June 4, 2025
Prepared By: Kevin Anderson, Planner II
Project #: PLN25-0010
Variation from Section 9-3-6-D of the Municipal Code to permit an accessory structure to be
setback 0 feet from the side lot line instead of the minimum required 3 feet for the property
at 510 Glendale Lane
Draft Findings of Fact – Variation (as drafted by staff and may be modified by the Commission)
Sec. 9-1-15-C: Standards for Variations.
1. The Planning and Zoning Commission shall not recommend the variation of the regulations of the Code
unless it shall first make a finding based upon the evidence presented to it in each specific case that:
a. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations in the district in which it is located;
FINDING: No evidence has been submitted to support this standard.
b. The plight of the owner is due to unique circumstances;
FINDING: No evidence has been submitted to support this standard.
c. The variation, if granted, will not alter the essential character of the locality.
FINDING: This would be the only structure in the immediate neighborhood with a 0 foot
setback.
2. For the purpose of implementing the above rules, the Planning and Zoning Commission shall also, in
making its determination whether there are practical difficulties or particular hardships, take into
consideration the extent to which the following facts favorable to the applicant have been established
by the evidence:
a. The particular physical surroundings, shape or topographical condition of the specific property
involved would result in a particular hardship upon the owner, as distinguished from a mere
inconvenience, if the strict letter of the regulations were carried out;
FINDING: No evidence has been submitted to support this standard.
b. The conditions upon which the petition for a variation is based would not be applicable,
generally, to other property within the same zoning classification;
FINDING: No evidence has been submitted to support this standard.
c. The purpose of the variation is not based exclusively upon a desire to increase the value of the
property;
FINDING: The deck was installed to provide access and recreation adjacent to an above
ground swimming pool and not exclusively to increase the value of the property.
Page 32 of 93
d. The alleged difficulty or hardship has not been created by any person presently having an
interest in the property;
FINDING: The current owner built this structure without a permit.
e. 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; and
FINDING: No evidence has been submitted to support this standard.
f. The proposed variation will not impair an adequate supply of light and air to adjacent property,
or substantially increase the congestion in the public streets, or increase the danger of fires, or
endanger the public safety, or substantially diminish or impair property values in the
neighborhood.
FINDING: No evidence has been submitted to support this standard.
Recommendations
The Planning & Zoning Commission shall make the following motions (a total of 2 motions are required):
1. Adopt the Findings of Fact for a Variation.
Motion by __________, seconded by____________, to adopt the findings.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
2. Recommend to the Village Board approval of Variation from Section 9-3-6-D of the Municipal Code to
permit an accessory structure to be setback 0 feet from the side lot line instead of the minimum
required 3 feet for the property at 510 Glendale Lane, subject to the following condition:
a. A building permit shall be obtained within 30 days of final Village Board approval of this variation
request.
Motion by __________, seconded by____________, recommend approval.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
Findings & Recommendations Summary
Page 2 of 2
Page 33 of 93
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VILLAGE OF HOFFMAN ESTATES
PLANNING & ZONING APPLICATION SUMMARY
APPLICATION INFORMATION
Project Number: PLN25-0010
Project Name: Accessory Structure setback reduction
Project Application Date: 2/13/2025
Project Manager: Kevin Anderson
PROJECT TYPE
SITE INFORMATION
Property Address: 510 GLENDALE LN
All Included PINs: 07-16-407-023-0000
PROJECT CONTACTS
Relationship to
Name / Firm Address Phone E-Mail
Project
510 glendale ln Hoffman
APPLICANT Mariusz Poplawski estates,
IL 60169
510 GLENDALE LN
OWNER MALGORZATA POPLAWSKI HOFFMAN ESTATES,
IL 60169
1 of 1
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Page 42 of 93
Page 43 of 93
Page 44 of 93
PLANNING & ZONING COMMISSION STAFF REPORT
Meeting Date: 6/4/2025
From: James Donahue, Senior Planner
PLN25-0009
Public Meeting
Preliminary and Final Site Plan for a ComEd Substation located at 5700 Trillium
Boulevard
REQUEST SUMMARY
Compass Datacenters ORD 1 LLC is seeking site plan approval for a ComEd
Substation that will serve the data center campus that is currently under construction on
the 193-acre site of the former Sears Holdings Headquarters.
Location: 5700 Trillium Boulevard
Property Owner / Applicant: Compass Datacenters ORD 1 LLC
Property Size: 10 Acres
Zoning / Land Use: O-5 Office District / Data Center Campus
Adjacent Properties: North: Cook County Forest Preserve (Not in the
Village)
South: O-5 / Various Office Buildings
East: O-5 / Various Office Buildings
West: Plote gravel pit property (not in the
Village)
BACKGROUND / ANALYSIS
In February 2025, the Village Board approved plans for a 1.25 million-square-foot
hyperscale data center campus by Compass Datacenters (Compass) that is currently
under construction on the site of the old Sears Holdings Headquarters. Compass is
working directly with ComEd to design and install new high-voltage electric
transmission lines from an existing ComEd substation south of Interstate 90, west of
Beverly Road, to a new substation proposed on the southwest corner of the Compass
development. Ownership of the substation parcel will ultimately transfer from Compass
to ComEd.
The proposed electrical substation is permitted within the O-5 Office District. The
subject property is located close to a mile away from any existing residential uses and
is surrounded by commercial and industrial uses all sides.
PRELIMINARY AND FINAL SITE PLAN
Access and Parking: Access to the site will be via Trillium Boulevard and Beverly
Road. Employees who visit the site for maintenance would park within the enclosed site
on internal roads. The site will not generate any traffic. As part of the Compass
development, a sidewalk is being installed along Trillium Boulevard.
Page 1 of 5
Page 45 of 93
Engineering: The Engineering Division has reviewed the proposed engineering,
grading, utility, and erosion control plans and found the plans acceptable. Water and
sewer connections are not required for the site. Hydrant coverage already exists for the
overall site within the rights-of-way on Trillium Boulevard and Beverly Road. Detention
for the site will be provided onsite utilizing a newly created basin in the southeast corner
of the site which will provide detention and volume control necessary to meet all current
stormwater management regulations as required by the Village and Metropolitan Water
Reclamation District (MWRD). The applicant must receive MWRD permit approval prior
to construction commencement.
Proposed Site Plan
Landscaping: As part of the approved Compass plans, the perimeter of the site will be
landscaped with a variety of trees, evergreens, shrubs and perennials in the site
design. Conditions of Approval from the original Compass site plan approval have been
added as part of this site approval, stating that at the time of acceptance, any dead or
dying trees within the landscape screening will be required to be replaced and any gaps
in the site perimeter landscape as identified by staff shall be addressed through
installing additional landscape prior to final occupancy. The previously approved
landscape plan conforms to the Village Code with respect to setbacks and screening.
The site will be surrounded by 8' black steel palisade fencing to match the fencing on
the Compass site. All landscape will be located between the public right-of-way and the
fence.
Page 2 of 5
Page 46 of 93
Approved Compass Landscape Plan
The applicant has provided site renderings that provide an anticipated visual depiction
of the development from the surrounding public rights-of-way, accounting for grading,
setbacks, and new landscape materials as outlined in the landscape plan.
Site Rendering Looking East from Beverly Road
Building Design: The ComEd Substation will include above-ground and below-grade
electrical equipment and transformers, a small metal/CMU control building of
approximately 1,650 square feet not exceeding 20 feet in height, a charging area for
electric vehicles and other necessary substation and electrical structures (including the
standard 86-foot-tall static masts used for safety purposes).
Exterior Lighting and Site Acoustics: Lighting is proposed with LED light fixture
heads adjacent to the electrical equipment, transformers and static masts to provide
Page 3 of 5
Page 47 of 93
security lighting on the site. The head design, direction and distance will limit the
lighting on adjoining properties. The lighting levels are in compliance with the standards
in the Subdivision Code. As required by Village Code, the applicant commissioned a
noise study to identify noise impacts from the ComEd substation. The study found that
the area surrounding the substation site is already noisy from traffic and commercial
activity. After monitoring current noise levels and modeling to predict the future noise
output, the study concluded that the proposed substation with five transformers will
meet all noise standards of the Village, County and State.
MOTIONS
The Planning & Zoning Commission shall make the following motions (a total of 2
motions are required):
1. Adopt the Findings of Fact for Site Plan as outlined in the attached document.
2. Recommend to the Village Board of Trustees approval of Preliminary and Final
Site Plan for a ComEd Substation located at 5700 Trillium Boulevard, subject to
the following conditions:
a. The building permit shall be obtained with twelve (12) months of Village
Board action on this request.
b. Prior to the issuance of the final certificate of occupancy for the
development, the property owner shall commission a review of all
preserved and installed trees around the perimeter of the site, perform
any maintenance required to ensure tree survivability or, if a tree is dead
or dying, remove and replace it with a similar species.
c. Prior to the issuance of a final certificate of occupancy for each building,
staff shall conduct a review of perimeter screening to ensure adequate
screening (grades, setbacks, landscaping) is provided to obscure view of
equipment yards from all public rights-of-way. If staff identifies areas
lacking screening, owner shall be notified and additional landscaping
installed prior to final occupancy inspection.
d. The development shall comply with all Village, Cook County, and State of
Illinois noise regulations at all times.
e. A performance guarantee based on an Engineers' Estimate of Cost shall
be submitted to the Village prior to the issuance of the site development
permit.
f. A permit from the Metropolitan Water Reclamation District (MWRD) shall
be provided prior to site construction commencing.
g. The following conditions relate to the site construction:
i. A preconstruction meeting shall be conducted with Village Staff
prior to construction commencing.
ii. Fire Department and emergency access to the property shall be
maintained at all times. Petitioner shall make any adjustments on
the site as needed for access as per direction by the Village.
iii. In accordance with Village Code, construction hours shall be
limited to 7 a.m. to 7 p.m. Monday through Friday, and 8 a.m. to 6
p.m. Saturday and Sunday.
h. The following documents and plans, all on file with the Village, are hereby
approved and constitute the final site plan approval for the project:
i. Final Civil Engineering Plans dated 3/17/25
Page 4 of 5
Page 48 of 93
ii. ComEd Renderings received 4/9/25
iii. Final Stormwater Report dated "Revised March 2025"
iv. Environmental Noise Study dated 2/26/25
v. Photometric Plan dated 2/17/25
ATTACHMENTS
1. Draft Findings and Recommendations Summary - ComEd Substation
2. Location Map - 5700 Trillium Boulevard
3. Supporting Documents
Page 5 of 5
Page 49 of 93
Exhibit B
PLANNING & ZONING COMMISSION
FINDINGS & RECOMMENDATION SUMMARY
Meeting Date: 6/4/2025
Prepared By: James Donahue, Senior Planner
PLN25-0009
Preliminary and Final Site Plan for a ComEd Substation located at 5700 Trillium Boulevard
Draft Findings of Fact – Site Plan (as drafted by staff and may be modified by the Commission)
Sec. 10-2-2-H: Planning and Zoning Commission Review and Recommendation
1. The Planning and Zoning Commission recommends approval for the stated reasons.
FINDING: The Site Plan meets the Zoning and Subdivision code requirements and is a necessary
use for the previously approved Compass Datacenter which was identified as a good use for the
land and meets the Village’s economic development goals of diversifying the tax base.
Draft Recommendations
The Planning & Zoning Commission shall make the following motions (a total of 2 motions are required):
1. Adopt the Findings of Fact for Site Plan.
2. Recommend to the Village Board approval of Preliminary and Final Site Plan for a ComEd Substation
located at 5700 Trillium Boulevard, subject to the following conditions:
a. The building permit shall be obtained within twelve (12) months of Village Board action on this
request.
b. Prior to issuance of the final certificate of occupancy for the development, property owner shall
commission a review of all preserved and installed trees around the perimeter of the site, perform
any maintenance required to ensure tree survivability or, if a tree is dead or dying, remove and
replace with a similar species.
c. Prior to issuance of final certificate of occupancy for each building, staff shall conduct a review of
perimeter screening to ensure adequate screening (grades, setbacks, landscaping) is provided
to obscure view of equipment yards from all public rights-of-way. If staff identifies areas lacking
screening, owner shall be notified and additional landscaping installed prior to final occupancy
inspection.
d. The development shall comply with all Village, Cook County, and State of Illinois noise regulations
at all times.
e. A performance guarantee based on an Engineers' Estimate of Cost shall be submitted to the
Village prior to issuance of the site development permit.
f. A permit from the Metropolitan Water Reclamation District (MWRD) shall be provided prior to site
construction commencing.
g. The following conditions relate to the site construction:
1. A pre-construction meeting shall be conducted with the Village staff prior to construction
commencing.
2. Fire Department and emergency access to the property shall be maintained at all times.
Petitioner shall make any adjustments on the site as needed for access as per direction by
the Village.
3. In accordance with Village Code, construction hours shall be limited to 7 a.m. to 7 p.m.
Monday through Friday, and 8 a.m. to 6 p.m. Saturday and Sunday.
h. The following documents and plans, all on file with the Village, are hereby approved and constitute
the final site plan approval for the project:
Page 50 of 93
1. Final Civil Engineering Plans dated 3/17/25
2. ComEd Renderings received 4/9/25
3. Final Stormwater Report dated “Revised March 2025”
4. Environmental Noise Study dated 2/26/25
5. Photometric Plan dated 2/17/25
Findings & Recommendations Summary
Page 2 of 2
Page 51 of 93
Page 52 of 93
VILLAGE OF HOFFMAN ESTATES
PLANNING & ZONING APPLICATION SUMMARY
APPLICATION INFORMATION
Project Number: PLN25-0009
Project Name: ComEd Substation (Compass Data Center)
Project Application Date: 2/10/2025
Project Manager: James Donahue
PROJECT TYPE
Site Plan
SITE INFORMATION
Property Address: 5700 TRILLIUM
All Included PINs: 01-31-202-002-0000
PROJECT CONTACTS
Relationship to
Name / Firm Address Phone E-Mail
Project
14555 DALLAS PKWY
COMPASS DATACENTERS
APPLICANT DALLAS, 9723220754
ORDI LLC
TX 75254
14555 DALLAS PKWY
COMPASS DATACENTERS
OWNER DALLAS, 9723220754
ORDI LLC
TX 75254
Page 53 of 93
1 of 1
Page 1
ComEd Electric Substation - Project Narrative
Compass Datacenters ORD I, LLC (“Compass”) has proposed for the operation (and possible
eventual ownership) by Commonwealth Edison Company (“ComEd”) of an electrical substation
(the “ComEd Substation”) on a parcel of approximately 10 acres (the “Parcel”) situated within
the southwestern portion of the Compass Data Center Campus (“Campus”). The Parcel is
already approved by the Village for use as an electrical substation. The ComEd Substation will
initially serve only the Compass Data Center Campus but could over time serve additional
electrical customers. The ComEd Substation will include above-ground and below-grade
electrical equipment and transformers, a small metal equipment enclosure of approximately
1,650 square feet not exceeding 20 feet in height, a charging area for electric vehicles and other
necessary substation and electrical structures (including one or more standard 86-foot-tall static
masts used for safety purposes).
The Parcel, in its eastern portion, will also hold a stormwater detention facility with a naturalized
bottom to provide MWRD- and Village-required detention and water quality volumes. The
detention facility to be situated within the Parcel will serve only the Parcel and not other portions
of the Campus. The storm sewer and site grading has been designed to convey all of the runoff
from the Parcel in a 100-year storm event to this detention basin. The basin, in turn, discharges
to the east of the Parcel into the Campus’s storm sewer network. There are no mapped
floodplain, floodway or wetlands within the Parcel.
While the ComEd Substation will operate 24 hours a day, 7 days a week, there will be no full-
time employees stationed at the substation. Personnel would typically visit only for routine
maintenance and more rare emergent operational needs. There are no occupied buildings on
the site, only the small unmanned equipment enclosure.
The ComEd Substation will feature an 8-foot-tall palisade fence around the entire exterior
perimeter consistent in design with the fencing used for the Campus as a whole. Landscaping
will be designed to surround the southern and western perimeter exterior of the ComEd
Substation and should enhance the natural beauty of the Campus. The landscaping has been
shown on the overall Campus site plan submittal made by Compass.
Sound standards have been taken into account in the design of the ComEd Substation. A study
prepared by Mostardi Platt (dated 02/26/25) has been provided as part of the site plan review
submittal made by Compass related to the ComEd Substation.
kimley-horn.com 4201 Winfield Road, Suite 600, Warrenville, IL 60555 630 487 5550
Page 54 of 93
Page 2
It is anticipated that the work on site will proceed in phases per the currently estimated
scheduled start dates below:
o Construction start: July 2025
Contractor mobilization, fine earthwork
o Below Grade construction: July 2025
Underground utility work including storm sewer and electrical conduits.
Foundation work throughout the site.
o Above Grade construction: January 2026
Electrical equipment, poles, busses, equipment enclosure.
o Construction complete: December 2026
kimley-horn.com 4201 Winfield Road, Suite 600, Warrenville, IL 60555 630 487 5550
Page 55 of 93
INDEX OF DRAWINGS
17th March
Joint
Utility
Locating
Information
for
Excavators V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
Call 48 hours before you dig 630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
Page 56 of 93
20' ROADW
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TR.79
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BT 7-8
BT 8-9
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BT 5-9
10' ROADW
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BT 6-7
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BT 5-6
16' ROADW
AY
TR.22
(E) BT
30" ROADW 1-5
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TR.21 BUIL DING
(36'-0 X 60
(N) '-0")
TR.77
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AY
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E.V. CHAR
GING
AREA
BT 1-4
BT 3-4
TR.78 TR.78
BT 2-3
E.V.
CH.#2
20' ROADW
AY
GRAPHIC SCALE
GRAPHIC SCALE
V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
Page 57 of 93
GRAPHIC SCALE
V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
Page 58 of 93
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V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
Page 59 of 93
GRAPHIC SCALE
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V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
Page 60 of 93
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30" ROADW
AY TROUG
H
BT 7-8
BT 8-9
TR.79 TR.75
BT 5-9
10' ROADW
AY
BT 6-7
TR.75 TR.76
BT 5-6
16' ROADW 51 LF - 4" PVC
A Y @ 5.00%
TR.22
(E) BT
30" ROADW 1-5
A Y TROUGH
CONTROL 16' ROADW
BUILDING AY
TR.21 (36'-0
(N) X 60'-0")
15 LF - 4" PVC
@ 5.00% TR.77
10' ROADW BT 1-2
AY
E.V.
CH.#1
E.V. CHAR
GING
AREA
BT 1-4
BT 3-4
TR.78 TR.78
BT 2-3
21 LF - 4" PVC
E.V.
CH.#2 @ 5.00%
20' ROADW
AY
19 LF - 12" RCP
@ 5.00%
GRAPHIC SCALE
C
L T R I L L IU M
TRILLIUM BLVD
V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
Page 61 of 93
GRAPHIC SCALE
B O UL E V A R
D
ONLY
V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
Page 62 of 93
20' ROADW
A Y
TR.79
30" ROADW
AY TROUG
H
BT 7-8
BT 8-9
TR.79 TR.75
BT 5-9
10' ROADW
AY
BT 6-7
TR.75 TR.76
BT 5-6
16' ROADW
A Y
TR.22
(E) BT
30" ROADW 1-5
A Y TROUGH
CONTROL 16' ROADW
BUILDING AY
TR.21 (36'-0
(N) X 60'-0")
TR.77
10' ROADW BT 1-2
AY
E.V.
CH.#1
E.V. CHAR
GING
AREA
BT 1-4
BT 3-4
TR.78 TR.78
BT 2-3
E.V.
CH.#2
20' ROADW
AY
GRAPHIC SCALE
V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
TRILLIUM BLVD
Page 63 of 93
GRAPHIC SCALE
V3 Companies
7325 Janes Avenue
Woodridge, IL 60517
630.724.9200 phone
630.724.9202 fax
www.v3co.com
Visio, Ver ere, Vir u e... "The Vision to Transform with Excellence"
B O UL E V A R
D
ONLY
Page 64 of 93
Trillium Blvd. - Looking North
ComEd - Compass - Preliminary Site Renderings
Page 65 of 93
Beverly Rd. - Looking East
ComEd - Compass - Preliminary Site Renderings
Page 66 of 93
Luminaire Locations Schedule
Input
Symbol Label QTY Manufacturer Catalog Description Filename LLF
Power
15 Lithonia Lighting HLF2 LED P2 50K WFL HLF SERIES FLOOD Size 2, P2, 5000K HLF2_LED_P2_5 0.9 487
No. Label MH Orientation Tilt
L1 MVOLT WITH NEMA 7X7 DISTRIBUTION 0K_WFL_MVOLT.
ies
2 L1 30.00 270.00 45.00
3 L1 28.00 0.00 30.00 8 Lithonia Lighting TWH LED ALO 50K T3M TWH LED, ALO PERFORMANCE PACKAGE, TWH_LED_ALO_ 0.9 78
4 L1 30.00 180.00 45.00
L2 5000K CCT, TYPE 3 MEDIUM 50K_T3M.ies
5 L1 30.00 270.00 45.00 5 Lithonia Lighting DSXF3 LED 6 P2 50K D-Series Floodlight Size 3 with 6 COBs P2 DSXF3_LED_6_P 0.9 138.31
6 L1 50.00 210.00 45.00 L3 70CRI WFL Lumen Package 5000K CCT 70CRI Type
WFL Distribution
2_50K_70CRI_W
FL.ies
7 L1 30.00 0.00 45.00
15 Lithonia Lighting HLF2 LED P6 50K WFL High Lumen Floodlight Size 2 P6 Lumen HLF2_LED_P6_5 0.9 768.6108
8 L1 30.00 0.00 45.00
L4 Package 5000K CCT Type WFL Distribution 0K_WFL.ies
9 L1 30.00 270.00 45.00
1 L2 20.00 0.00 0.00
2 L2 20.00 0.00 0.00
3 L2 20.00 0.00 0.00 Statistics
4 L2 20.00 0.00 0.00
Description Symbol Avg Max Min Max/Min
5 L2 20.00 0.00 0.00
6 L2 20.00 0.00 0.00 Main Equipment Area 8.9 fc 39.4 fc 2.0 fc 19.7:1
7 L2 20.00 0.00 0.00
Outdoor Switchgear 19.7 fc 30.8 fc 6.4 fc 4.8:1
8 L2 20.00 0.00 0.00
1 L3 28.00 90.00 30.00
South Gate 2.7 fc 3.6 fc 1.8 fc 2.0:1
2 L3 20.00 180.00 60.00 TR.75, 76, 79 10.1 fc 30.2 fc 2.5 fc 12.1:1
3 L3 20.00 180.00 45.00 TR.77, 78 15.9 fc 30.2 fc 3.0 fc 10.1:1
4 L3 20.00 180.00 45.00
West Gate 5.3 fc 9.0 fc 3.0 fc 3.0:1
5 L3 20.00 180.00 45.00
1 L4 30.00 90.00 45.00 Aux Transformers 5.3 fc 6.6 fc 3.9 fc 1.7:1
2 L4 30.00 45.00 45.00
3 L4 30.00 0.00 45.00
4 L4 50.00 300.00 30.00
5 L4 28.00 135.00 30.00
6 L4 30.00 90.00 45.00
COMED TSS 181 COMPASS SUBSTATION
7 L4 30.00 270.00 45.00 3.0 4.3
8 L4 30.00 135.00 45.00 4.0 6.2
9 L4 50.00 315.00 60.00
L1-15
5.2 9.0
10 L1 30.00 0.00 45.00
11 L1 30.00 270.00 45.00 L1-13
8.9 12.0 22.2 30.2
L1-14
L1-12
12 L1 28.00 180.00 30.00 11.8 6.1 2.9 26.7
13 L1 28.00 315.00 30.00 L1-10
2.3 2.5 3.1 3.9 L1-11 L4-15
12.0 9.2 4.1 21.5 18.1
14 L1 30.00 180.00 45.00 30.1 30.8
L4-14
L1-9
15 L1 30.00 270.00 45.00 17.9 19.0
3.1 3.5
L2-7 8.5 10.5 L2-8
14.4
EXTERIOR LIGHTING CALCULATION
L4-13
10 L4 30.00 45.00 45.00 L4-12
3.8 4.2 7.0 3.4 4.1 4.5
6.4 14.1 L2-5 L2-6
11 L4 50.00 315.00 45.00
11.9 9.7 4.7 5.0 13.8 12.4
12 L4 28.00 180.00 45.00 5.7 4.4
13 L4 50.00 180.00 60.00 11.0 9.7 7.3 5.1 9.6 15.5 19.5 20.6 17.5 12.7 3.7 4.1 5.7 6.0 6.5 3.7 9.5 9.9 9.7 9.4 7.2 5.0 4.2 4.1 5.6
14 L4 50.00 180.00 45.00
9.9 9.0 6.8 5.6 5.5 7.6 11.2 12.8 13.3 12.0 10.0 8.4 4.4 4.8 6.5 6.9 6.8 5.4 8.0 8.7 8.4 7.9 7.7 6.2 5.8 6.8
15 L4 30.00 90.00 45.00
L2-3 L2-4
9.0 8.3 7.3 6.6
1 L1 30.00 270.00 45.00 4.5 4.1 3.7 4.0
8.6 7.6 7.5 6.5 L3-4 L3-5
23.0 22.6 24.6 21.3
9.1 7.4 6.4 5.6 4.8 5.0 5.5 6.3 6.6 6.9 7.4 8.2 9.3 10.7 11.8 12.7 12.9 11.6 9.7 8.2 6.7 6.0 5.7 5.8 5.7 6.6 8.9 11.2 11.8
10.5 8.5 6.3 4.5 4.2 5.2 5.5 5.7 6.1 6.7 7.6 8.9 10.5 12.5 14.6 16.2 15.2 13.8 10.9 8.7 7.8 7.3 7.1 7.1 7.7 9.5 7.5 9.6 7.2 9.0
12.5 9.2 9.7 9.6 10.4 2.5 7.4
11.9 11.9
L4-10
2.9 4.1
L4-11 L1-7 L1-8
L1-6
17.3 14.7
L4-9 L4-6 L4-7
L4-8
17.7 15.3 L1-5
5.4 6.6 L1-4
18.4 25.2 28.6 19.3
3.1 15.7 15.8 39.4 32.0
4.8 6.0 10.2 11.4 3.0 11.2
3.0 3.3 3.5 3.8 4.1 4.5 4.9 5.2 6.5 10.0 14.6 17.6 17.7 15.4 13.8 14.4 16.5 3.5 23.3 23.5 26.4 22.3 17.7 12.4 8.9 7.5 8.4
3.9 4.8 15.9 18.3 9.9 6.6 4.7
3.1 3.2 3.4 3.5 3.7 3.8 4.0 4.3 5.4 7.4 9.5 11.6 12.1 11.7 11.5 12.1 13.2 4.9 13.0 13.8 15.7 14.9 12.8 10.6 8.7 8.2 13.1
16.6 5.7 6.0
3.3 3.3 10.7 10.9 L4-5 L2-1 L2-2
3.6 3.4 9.9 9.3
L3-2 L3-3
30.2 27.1 27.2 27.0
4.0 3.5 2.7 2.4 4.0 5.2 7.1 8.2 7.9 7.3 6.5 4.8 5.3 6.3 7.3 8.3 9.2 3.7 10.9 11.2 10.6 9.5
28.6 27.1 11.0 15.6 12.8
4.8 3.6 2.8 2.0 5.5 7.2 10.9 14.1 13.2 9.6 7.1 4.6 5.5 6.8 8.8 11.8 14.7 15.2 13.7 11.2
18.7 19.1 4.6 14.0
5.7 4.2 6.8 9.7 19.3 13.9
12.2 12.5 13.1 14.1
6.9 10.8
L1-3
L4-3
L4-2 6.4 10.5 L4-4
3.8 5.5 8.7
DES/RVW
L1-1 L4-1 L1-2
SRG/BJS
Date
02/17/2025
Scale
3.4 1.8
As Noted
L3-1
3.6 1.9 Drawing No.
15078-039-LTG-1
Plan View Revision
Scale - 1" = 35ft 0
Page 67 of 93
Digitally signed
by Kevin M
Kevin M Schreiber Schreiber
Date: 2025.02.24
17:10:35-06'00'
01-24-25 THIS MATERIAL IS THE PROPERTY OF COMED
AND CONTAINS CONFIDENTIAL INFORMATION
WHICH MUST NOT BE DUPLICATED, USED OR
DISCLOSED OTHER THAN AS EXPRESSLY
AUTHORIZED BY COMED.
Page 68 of 93
X X
X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X
X
X X X X
X
X X X X
X
X X X X X
X X X X X
X X X X X
X X X X X
X X X X X
X X X X X
X X X X X
X X X X X
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
Digitally signed by
Kevin M Schreiber
Kevin M Schreiber
Date: 2025.02.24
17:11:10-06'00'
01-24-25 THIS MATERIAL IS THE PROPERTY OF COMED
AND CONTAINS CONFIDENTIAL INFORMATION
WHICH MUST NOT BE DUPLICATED, USED OR
DISCLOSED OTHER THAN AS EXPRESSLY
AUTHORIZED BY COMED.
Page 69 of 93
Digitally signed by
Kevin M Schreiber
Kevin M Schreiber
Date: 2025.02.24
17:11:45-06'00'
Page 70 of 93
Digitally signed
by Kevin M
Kevin M Schreiber Schreiber
Date: 2025.02.24
17:12:10-06'00'
Page 71 of 93
Digitally signed
by Kevin M
Kevin M Schreiber
Schreiber
Date:
2025.02.24
17:12:26-06'00'
Page 72 of 93
Digitally signed by
Kevin M Schreiber
Kevin M Schreiber
Date: 2025.02.24
17:12:51-06'00'
Page 73 of 93
Digitally signed by
Kevin M Schreiber
Kevin M Schreiber
Date: 2025.02.24
17:15:47-06'00'
Page 74 of 93
Sound Level Study for
COMPASS Substation
Hoffman Estates, Illinois
Prepared For:
Mr. Kevin Batke
Senior Manager – EGIS
Sargent & Lundy
55 E. Monroe Street
Chicago, IL 60603
Project No. M240110
February 6, 2024 – Original Report
February 26, 2025 – Rev 1
Page 75 of 93
Sound Level Impact Evaluation for
Compass Substation
Hoffman Estates, Illinois
Prepared For:
Sargent & Lundy
February 6, 2024 – Original Report
February 26, 2025 – Rev 1
Prepared By:
Mostardi Platt
Project No. M240110
Corporate Headquarters
888 Industrial Drive
Elmhurst, Illinois 60126
Crown Point, IN I Denver, CO | Las Vegas , NV | Mendota Heights, MN 630-993-2100
Page 76 of 93
CERTIFICATION STATEMENT
I certify that, based on information and belief formed after reasonable inquiry, the statements and
information in the document are true, accurate and complete.
MOSTARDI PLATT
Joseph J. Macak III
Principal Consultant
jmacak@mp-mail.com
Phone: 630-993-2127
February 26, 2025 (Rev 1)
Page 77 of 93
Sound Level Impact Evaluation for Compass Substation
TABLE OF CONTENTS
SECTION Page Number
1.0 EXECUTIVE SUMMARY ........................................................................................................................ 1
2.0 PROJECT SCOPE .................................................................................................................................. 1
2.1 Mostardi Platt Project Team ............................................................................................................. 1
3.0 DEFINITIONS ......................................................................................................................................... 2
4.0 APPLICABLE REQUIREMENTS ............................................................................................................ 3
4.1 Site View ........................................................................................................................................... 3
4.2 Hoffman Estates Municipal Code ..................................................................................................... 3
4.2.1 Noise Limitations ............................................................................................................................ 3
4.3 Cook County Noise Ordinance ......................................................................................................... 4
4.4 Illinois Noise Standards for Class B Sales or Service Property ....................................................... 4
5.0 FACILITY LOCATION ............................................................................................................................. 7
6.0 DESIGN INFORMATION ........................................................................................................................ 8
7.0 SOUND LEVEL MEASUREMENTS ....................................................................................................... 8
7.1 Background Measurements.............................................................................................................. 8
7.2 Nearfield Measurements ................................................................................................................ 11
8.0 ACOUSTICAL MODELING OF SITE .................................................................................................... 11
8.1 Modeling Description ...................................................................................................................... 11
8.2 Sound Power Levels for Transformers ........................................................................................... 11
8.3 Modeling Results – dB(A) Impacts ................................................................................................. 11
8.4 Modeling Results – Octave Band Impacts at Nearest Commercial Properties. ............................. 14
9.0 CONCLUSION ...................................................................................................................................... 15
APPENDIX
Appendix A Design Information
Appendix B Sound Level Readings and plus Meteorological Data During Background Testing
Page 78 of 93
1.0 EXECUTIVE SUMMARY
Mostardi Platt was retained by Sargent & Lundy to perform a sound level evaluation for the
Compass Substation located near 3333 Sears Parkway in Hoffman Estates, IL, and to collect 120-
hour background ambient noise data. The new substation will consist of five (5) new 100 MVA
standard noise transformers that will support a new data center.
The ambient study was performed to document existing daytime and nighttime sound levels with
a Type I certified sound level meter for comparison with Illinois regulations.
The objective of the study was to determine if the noise levels for the substation would comply
with applicable regulations and not cause an unacceptable increase in the background sound
levels at the substation in Hoffman Estates, Illinois. Commercial properties west and south of the
site could be impacted by the new transformers, and noise modeling demonstrates the extent of
noise impacts.
The results demonstrate that the operation of the new substation with standard noise transformers
will result in compliance with the applicable Illinois noise standards.
2.0 PROJECT SCOPE
This report presents the results of the background sound level study and evaluation of the
proposed Compass Substation construction and operation in Hoffman Estates, Illinois. The
project evaluated the construction of five (5) 100 MVA standard noise transformers that will
support the power demand for the new data center to be built at the site of the former Sears
Campus in Hoffman Estates.
The objectives of the study were to determine the current sound pressure levels at the site and
surrounding community, to determine how the existing area compares with the Illinois noise
standards, and to model the impact of the substation upgrade on the five nearest residences. The
project required the following steps:
1. Conducting an ambient background sound level study (daytime and nighttime) to
characterize the existing sound pressure levels surrounding the Compass substation.
2. Tabulating the sound pressure level data and calculating the sound power levels.
3. Organizing acoustical modeling and evaluation to determine the modeled impacts of the
new transformer on the nearest residences. Preparing a report.
2.1 Mostardi Platt Project Team
Joseph J. Macak III – Principal Consultant
Dominique Barnes – Project Engineer
Mark Chamberlin – Senior Consultant
Project No. M240110 1 © Mostardi Platt
Page 79 of 93
3.0 DEFINITIONS
Ambient Noise (Background Noise): Shall mean all of the enCompassing noise associated with
a given environment, usually being a composite of sounds from many sources near and far.
Amplitude: Shall mean the absolute value of the maximum displacement from zero value during
one period of oscillation.
A-Weighted Sound Level: In decibels (dB(A)), a frequency weighted sound level, determined by
the use of the metering characteristics and A-weighted network specified in ANSI S1. 4-1983
(R2006) “Specification for Sound Level Meters” and latest revisions thereof.
Class A Property: A residential property.
Class B Property: A business/commercial property.
Class C Property: Industrial property including electrical substations.
Daytime Hours: 7:00 am to 10:00 pm, local time.
Decibel (dB): Shall mean a standard unit of acoustic pressure measurement having a zero
reference of 0.0002 microbar.
Lfeq: The sound level, in decibels, equivalent to the total sound energy measured over a defined
period of time. It is used as the average for the time period; however, it is not a simple arithmetic
average because the meter measures decibel values logarithmically. The “f” in the acronym
applies to the “frequency” setting of the analyzer.
LfF90: The 10th percentile sound pressure level (90% of the values are above this level), fast
meter setting (F), measuring multiple octave band levels concurrently.
Nighttime Hours: 10:00 pm to 7:00 am, local time.
Octave Band Sound Pressure Level: The sound pressure level for the sound being maintained
within the specified octave band. The octave band measurement frequencies in Hertz (cycles per
second) are 31.5, 63, 125, 250, 500, 1000, 2000, 4000, and 8000.
Sound Power Level (PWL): A measure of the total airborne acoustic power generated by a noise
source, expressed on a decibel scale referenced to some standard (typically picowatts, 10-12
watts).
Sound Pressure Level (SPL): In decibels (dB), 20 times the logarithm to the base 10 of the ratio
of the magnitude of a particular sound pressure to the standard reference pressure of 20 micro-
Pascals.
Project No. M240110 2 © Mostardi Platt
Page 80 of 93
4.0 APPLICABLE REQUIREMENTS
4.1 Site View
The Compass substation is located in a Hoffman Estates office district. It is bordered by Hoffman
Estates office and manufacturing districts to the east, south, and southwest, as well as
unincorporated Cook County public land districts to the north, residential district to the west, and
commercial district to the northwest. Figure 1 shows the aerial view of the existing site, and Figure
2 shows a graphic of the site after building.
4.2 Hoffman Estates Municipal Code
4.2.1 Noise Limitations
The Village of Hoffman Estates has established limitations on noise from specific sources within
the Hoffman Estates Code of Ordinances. The specific noise limitations applicable to the
COMPASS substation are located in The Village of Hoffman Estates, IL Code of Ordinances,
Chapter 7 – Offenses and Punishment, Article 8. – Public Nuisances, Sec. 7-8-3; and Chapter 9
- Zoning Code, Article 3. – General Requirements and Procedures Applicable Within Various
Districts, Sec. 9-3-11.
Specifically, Section 7-8-3.C. Noise Pollution Standards, states …
1. Any property use established in a Zoning District as defined and designated under Chapter
9 of this Code shall be so operated as to comply with the performance standards governing
noise set forth in the Cook County Noise and Vibration Control Regulations adopted
November, 1973, with amendments.
2. Any emission of noise or earth-shaking vibration from any source in excess of the
limitations established in or pursuant to this Code shall be deemed and is hereby declared
to be a public nuisance, and may be subject to summary abatement procedures.
3. It shall be unlawful for anyone to cause excessive noises which may be detrimental to the
health and well-being of an individual.
Section Sec. 9-3-11.B.1 of the - General requirements and performance standards states …
1. Noise. No person, use or activity shall cause or allow the emission of sound beyond the
boundaries of their property so as to violate any provision of Chapter 8: Noise Regulations,
Illinois Pollution Control Board Rules and Regulations, or the Illinois Environmental
Protection Act.
In short, Hoffman Estates requires compliance with the Cook County Noise Ordinance and the
requirements in the state of Illinois. The Illinois Pollution Control Board's noise regulations,
originally established in 1973 under Chapter 8, have been updated and are now codified under
Title 35: Environmental Protection, Subtitle H: Noise.
These regulations are designed to control noise pollution and set forth standards and limitations
for various noise sources.
The key components of the regulations are:
1. General Provisions (Part 900):
a. Definitions: Clarifies terms used within the regulations, ensuring consistent
interpretation.
Project No. M240110 3 © Mostardi Platt
Page 81 of 93
b. Prohibition of Noise Pollution: Prohibits the emission of sound beyond one's
property boundaries that causes noise pollution or violates any provision of the
regulations.
c. Measurement Procedures: Outlines standardized methods for measuring sound to
ensure compliance.
2. Sound Emission Standards and Limitations for Property-Line-Noise-Sources (Part 901):
a. Land Classification: Categorizes land based on use (e.g., residential, commercial)
to apply appropriate noise standards.
b. Permissible Sound Levels: Specifies maximum allowable sound levels that can be
emitted to different classes of land, with distinctions made for daytime and
nighttime hours.
c. Specific Noise Characteristics: Addresses unique noise types, such as highly
impulsive sounds and prominent discrete tones, setting specific limits and
considerations for each.
For detailed information and to access the full text of these regulations, you can refer to the Illinois
Pollution Control Board's official documentation:
• General Provisions (Part 900):
https://www.ilga.gov/Commission/jcar/admincode/JCARTitlePart.asp?Title=035&Part=0900
• Sound Emission Standards (Part 901) applicable to the Hoffman Estates site:
https://www.ilga.gov/commission/jcar/admincode/035/035009010001030R.html
These documents provide comprehensive guidelines and standards to manage and control noise
pollution across Illinois.
4.3 Cook County Noise Ordinance
Cook County has established limitations on noise from specific sources within the Cook County,
IL Code of Ordinances. Chapter 30: Environment, Article IV restricts noise from new motor
vehicles (Sec. 30-451) and new motor-powered equipment (Sec. 30-452). As these are the only
restrictions in this Article, no part of Article IV applies to COMPASS Substation.
Appendix A: Zoning restricts noise in industrial districts only (Article 6: Industrial Districts). As
COMPASS is located in an office district, the regulations therein do not apply.
4.4 Illinois Noise Standards for Class B Sales or Service Property
The applicable Illinois noise standard for Class C to Class B impacts, as defined by 35 IAC
901.103, is given in Table 1. These standards always apply, and there are no separate daytime
and nighttime standards for commercial property impacts. There are no residential properties
within the region of influence of the data center and substation.
Table 1. Illinois Class C to Class B Noise Standards.
State of Illinois Noise Ordinance Octave Band Center Frequency, Hertz
Limits
Class C Impact to Class B *
dB(A) 31.5 Hz 63 Hz 125 Hz 250 Hz 500 Hz 1 kHz 2 kHz 4 kHz 8 kHz
Commercial
Class B Impact Limit (All hours) 65.7* 80 79 74 69 63 57 52 48 45
Project No. M240110 4 © Mostardi Platt
Page 82 of 93
Figure 1. COMPASS Substation Site Location at 3333 Sears Parkway in Hoffman Estates.
Arrow Points to the Future Substation Location.
Project No. M240110 5 © Mostardi Platt
Page 83 of 93
Figure 2. Compass Substation and Data Center Layout.
Project No. M240110 6 © Mostardi Platt
Page 84 of 93
5.0 FACILITY LOCATION
The new site arrangement is shown in Figure 3. A full drawing is given in Appendix A.
Figure 3. New COMPASS Hoffman Estates Site Arrangement.
Project No. M240110 7 © Mostardi Platt
Page 85 of 93
6.0 DESIGN INFORMATION
The design drawings and layout information are included in Appendix A. The new 100 MVA
transformers will be standard noise and will comply with NEMA TR-.1
7.0 SOUND LEVEL MEASUREMENTS
A Norsonic nor140 Sound Analyzer, equipped with Type 1225 microphone with preamplifier and
foam windscreen, was used to collect the data. This instrument meets the Type I precision
requirements defined in ANSI S1.4 for acoustical measurement devices.
Sound Analyzer Calibration: The sound level instruments were acoustically calibrated using a
sound level calibrator with a known sound pressure level and accuracy of +/- 0.5 dB. The
calibration frequency was 1,000 Hz producing 114 dB output. A calibration level change exceeding
+/- 1.0 dB would require that the measurement series be repeated. Note this magnitude of
deviation was not experienced during the measurements at the site.
The calibrator is certified per the manufacturer’s specification, and the analyzer is calibrated at a
minimum of once every other year. Both calibrations are performed to verify compliance with the
U.S. National Institute of Standards and Technology specifications.
7.1 Background Measurements
Nighttime and daytime continuous background sound pressure levels for the project site were
collected continuously from January 29 through February 5, 2024. The test location was near the
south property entrance as shown in Figure 4.
Table 2 is a summary of the daytime and nighttime sound pressure level readings collected over
the 7-day period. The Leq and L90 levels are presented for comparison to the applicable Illinois
octave bands. All values complied with the octave band sound pressure for Illinois. Appendix B of
the report includes all the background data.
Project No. M240110 8 © Mostardi Platt
Page 86 of 93
Figure 4. Background Sound Level Testing at Compass Site.
Project No. M240110 9 © Mostardi Platt
Page 87 of 93
Table 2. Background Sound Level Data for COMPASS Hoffman Estates.
State of Illinois Noise Ordinance Limits Octave Band Center Frequency, Hertz
Class B Business/Commercial Standards *
dB(A) 31.5 Hz 63 Hz 125 Hz 250 Hz 500 Hz 1 kHz 2 kHz 4 kHz 8 kHz
Allowable Sound Pressure Levels to Class B Land
65.7* 80 79 74 69 63 57 52 48 45
From Class C Land
* The A-weighted sound level limits were calculated using the octave band sound pressure level limits. The state of Illinois noise ordinance does not
list A-weighted sound level limits.
LAeq Measurements - Background
Averaging Period Measurement Type dB(A) 31.5 Hz 63 Hz 125 Hz 250 Hz 500 Hz 1 kHz 2 kHz 4 kHz 8 kHz
All Hourly Values
Lfeq 55.7 77.2 72.2 62.1 56.6 54.7 52.1 41.9 30.5 23.9
(24 hours)
Nighttime Hours Lfeq 53.25 69.6 63.4 56.2 50.8 51.9 50.0 38.9 25.2 19.3
Daytime Hours Lfeq 56.65 78.9 74.0 63.6 58.2 55.7 52.9 43.0 32.0 25.3
L90 Measurements - Background
Location Measurement Type dB(A) 31.5 Hz 63 Hz 125 Hz 250 Hz 500 Hz 1 kHz 2 kHz 4 kHz 8 kHz
All Hourly Values
Lf 90% 51.9 57.8 56.4 50.8 46.7 49.5 49.2 38.4 19.7 14.5
(24 hours)
Nighttime Hours Lf 90% 50.2 55.3 53.8 48.6 45.3 48.2 47.3 36.0 15.0 10.7
Daytime Hours Lf 90% 52.7 58.8 57.4 51.8 47.4 50.1 50.0 39.4 21.1 15.8
Note: Illinois standards for compliance testing are based on Leq measurements. L90 levels were
presented for comparison (90% of the readings were higher than the value presented).
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7.2 Nearfield Measurements
Nearfield noise measurements were not required for this project since the substation has not been
constructed.
8.0 ACOUSTICAL MODELING OF SITE
8.1 Modeling Description
Methodology for modeling noise levels from equipment is based on ISO 9613-2 International
Standard Acoustics—Attenuation of Sound Propagation Outdoors, 1996. The Mostardi Platt
acoustical model with SoundPlan® utilizes these standards and calculates impacts in a grid system,
and develops sound level contours taking into consideration acoustical controls (e.g. barriers,
silencers), geometrical divergence, atmospheric absorption, ground effects, reflection from
surfaces, and screening by obstacles. SoundPlan outputs on an octave band basis were converted
from dB(A) back to dB sound pressure levels for comparison to Illinois Standards.
8.2 Sound Power Levels for Transformers
Based on the nearfield sound pressure level measurements, Mostardi Platt calculated the
transformer sound power levels (PWL) for the substation equipment. The levels used in the model
are given in Table 3.
Table 3. Sound Power Levels for Transformers in Model, ref. Picowatt.
Note: A safety margin to address uncertainty was added for modeling purposes. Values reflect
with a slight margin.
8.3 Modeling Results – dB(A) Impacts
The A-weighted sound level contours for the of the substation is shown in Figure 5 for operation of
all five (5) 100 MVA transformers at maximum rating. None of the noise modeling evaluates sound
from the data center operations.
The thicker red line contour line represents 65.7 dB(A), which reflects the Illinois Class B impact
standard. The modeling is performed without the addition of background noise to obtain the direct
impacts of the new substation. The numbers in the boxes reflect the dB(A) impact at the five nearest
commercial property receptors.
Figure 6 shows additional contours to demonstrate how the levels drop with distance.
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Figure 5. A Weighted Sound Pressure Level Impacts for COMPASS Hoffman Estates. Red Contour is Extent of 65.7 dB(A) Equivalent Impact for Comparison to Standard.
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Figure 6. Daytime/Nighttime Sound Pressure Level Contours for COMPASS Hoffman Estates.
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8.4 Modeling Results – Octave Band Impacts at Nearest Commercial
Properties.
Mostardi Platt computed the octave band sound pressure level impacts at five nearest commercial
properties for comparison to the Illinois octave band standards for Class B property.
Table 4 represents the octave band impacts for the five properties shown in Figure 5. All results
meet the Illinois standards.
Table 4. Octave Band Impacts (dB) at Five Nearest Commercial Properties.
State of Illinois Noise Ordinance Octave Band Center Frequency, Hertz
Limits
Class C Impact to Class B *
dB(A) 31.5 Hz 63 Hz 125 Hz 250 Hz 500 Hz 1 kHz 2 kHz 4 kHz 8 kHz
Commercial
Class B Impact Limit (All hours) 65.7* 80 79 74 69 63 57 52 48 45
No. Name Predicted Octave Band Impacts, dB
1 Commercial 1 48.0 18.2 27.3 59.2 46.5 46.2 40.5 35.7 21.7 10.0
2 Commercial 2 46.4 16.7 25.8 57.7 45.0 44.6 38.8 33.7 18.5 10.0
3 Commercial 3 43.7 14.3 23.3 55.2 42.4 41.9 35.9 30.2 12.4 10.0
40.9 11.8 20.8 52.7 39.8 39.2 32.9 26.3 5.2 10.0
4 Commercial 4
37.2 8.6 17.6 49.3 36.3 35.4 28.8 20.5 10.0 10.0
5 Commercial 5
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9.0 CONCLUSION
The data presented demonstrate that the surrounding community near the proposed Compass
substation is relatively noisy due to the proximity of commercial activity and traffic noise. Pre-
construction noise monitoring over a seven-day period demonstrated that Class B octave band
noise standards were in compliance with all Illinois octave bands. Background monitoring is used
to demonstrate pre-project noise levels should noise levels become an issue in the future.
Acoustical modeling was used to demonstrate equipment impacts at various distances and at
various receptors. For modeling at the nearest commercial properties, five receptors were
selected and identified as Commercial 1 to Commercial 5.
The noise contour plots demonstrate that the substation will comply with the applicable Illinois
Class B standards. Further, as shown in Table 4, the octave band impacts at the five closest
Commercial Properties comply with all applicable octave band decibel limits.
The new Compass Substation with five (5) standard noise 100 MVA transformers will comply with
all applicable noise standards for the site layout presented in Figure 3 and Appendix A.
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