HomeMy WebLinkAboutPacket - 12/13/2018 - Planning and Zoning CommissionDATE: Thursday, December 13, 2018
TIME: 7:30 p.m.
PLACE: McHenry Municipal Center
(Council Chambers)
333 South Green Street, McHenry, IL 60050
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1. Call to Order
2. Pledge of AlleRiance
21�
4. Public Input— (five minutes total on non -agenda items only)
S. Consideration of Approval of Meeting Minutes: November 14, 2018 Regular Meeting
6. Z-937 Public Hearin —Conditional Use Permit to allow an Assembly Use at 3430 Elm
Street.
Applicant: Youth and Family Center of McHenry County, 3430 W Elm Street,
McHenry, IL 60050.
Requested Actions: Conditional Use Permit to allow an Assembly Use on Subject
Property.
Location of Subject Property: The subject property is located at 3430 W. Elm
Street, McHenry, IL. On the north side of Elm Street, West of Court Street.
The City of McHenry is dedicated to providing the citi7ens, businesses and visitors of McHenry with the highest
quality of prograrns and seivices in a custonwer-criented, efficient and fiscally respomible inanner.
7. Z-940 Public Hearing — Zoning Map Amendment to RM-2 High -Density Multi -Family
Residential, a Variance from the Off -Street Parking and Loading Requirements and a
Use Variance to allow commercial land uses for property located at 414 South Crystal
Lake Road.
Applicant: Hassanein, 10529 Louetta Lane, Orland Park, IL 60467.
Requested Action:
Zoning Map Amendment to RIVI-2 High -Density Multi -Family Residential, a
Variance from the Off -Street Pat -king and Loading Requirements and a Use
Variance to allow commercial land uses on Subject Property.
Location of Subject Property: The Subject property is located at 414 S. Crystal
Lake Road (commonly known as the Koehn Farm) which is located on the east
side of Crystal Lake Road and north of Bull Valley Road and south of the Trails of
Winding Creek Subdivision.
8. Staff Report: Next Meeting Date: January 30, 2019 at 7:30 p.m.
Posted: December 6, 2018
Tire ("hy of'Ale. endy is dedicated to poviding the citizens, businesses and visitors of McHenry with the highest
quality of progratris and sei vice5 it) a ccistomer-oriented, eflicient andfiscally responsible Inanner.
City of McHenry
Planning and Zoning Commission Minutes
November 14, 2018
Chairman Strach called the November 14, 2018 regularly scheduled meeting of the City of
McHenry, Planning and Zoning Commission to order at 7:30 p.m. In attendance were the
following: Doherty, Gurda, Sobotta, Strach, Thacker and Walsh. Absent: Miller. Also in
attendance were: Director of Economic Development Martin and Economic Development
Coordinator Wolf.
Chairman Strach opened the public portion of the meeting at 7:32 p.m. There was nobody in
attendance who wished to address the Commission with public comment. Chairman Strach
closed the public comment portion of the meeting at 7:32 p.m.
Chairman Strach welcomed Alderman Devine to the meeting.
Approval of Minutes
Motion by Sobotta, seconded by Walsh, to approve the September 19, 2018 Regular Meeting
minutes of the Planning and Zoning Commission Meeting, as presented:
Voting Aye:
Doherty, Gurda, Sobotta, Strach, Thacker and Walsh.
Voting Nay:
None.
Not Voting:
None.
Abstaining:
None.
Absent:
Miller.
Motion carried: 6-0.
Public Hearing: A. J. Shah
File No. 2-941
520 South Illinois Route 31
Conditional Use Permit to allow a tavern, outdoor seating with alcohol and smoking area,
food trucks and outdoor entertainment at 522 South Illinois Route 31.
Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No. Z-941 an
application for a Conditional Use Permit to allow a tavern, outdoor seating with alcohol and
smoking area, food trucks and outdoor entertainment for the property located at 522 South
Illinois Route 31.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on
October 31, 2018. Notices were mailed to all abutting property owners of record as required by
ordinance. The subject property was posted. A Certificate of Publication and Affidavit of
Compliance with notice requirements are on file in the City Clerk's Office.
In attendance were A. J. (Sam) Shah, 520 S. IL Route 31, McHenry, IL, and David Gillespie,
Architect, Gillespie Design Group, 5307 Business Parkway, Suite 101, Ringwood, IL, who were
sworn in by Chairman Strach. Mr. Gillespie stated Mr. Shah has an opportunity to revitalize a
Planning and Zoning Commission
November 14, 2018
Page 2
prime vacant corner which was a former McDonald's into a bourbon bar and cigar bar with
outdoor seating and entertainment. He stated that the property has many challenges but Mr.
Shah believes that this is a beautiful opportunity to make a lively destination spot in McHenry
with a whole new and improved facade.
Director Martin presented a staff report stating the subject property was annexed and developed
as a McDonald's restaurant in 1993 but is now vacant and is part of a larger shopping center. It
was purchased by the applicant who intends to open an upscale whiskey/cigar bar. Smoking is
not permitted inside due to state law but there would be smoking permitted outside.
The subject property is very difficult to improve with a viable land use. Due to deed restrictions
placed upon by the seller, there is no food permitted to be cooked within the building for 20
years -from date of purchase. Director Martin stated the property has great visibility and the
applicant is proposing two minor building additions, along with an outside patio seating area and
a fire feature on the south side of the building.
Director Martin stated the applicant has a great deal of experience operating successful
businesses, particularly involving alcohol. Although there is no food permitted to be cooked
inside, the applicant will host food trucks and can have food brought into the building.
Staff recommends approval of a Conditional Use Permit to allow a tavern, outdoor seating with
alcohol and smoking area, food trucks and outdoor entertainment on the subject property in
substantial conformance with the site plan prepared by Gillespie Design Group dated 10/16/18,
subject to conditions as presented. Director Martin noted there would be no closing -time
restriction. Staff finds the requirements of Table 31, Conditional Use Permits, of the zoning
ordinance have been met,
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Walsh inquired about hours of operation. Mr. Shah stated the hours would be
3:00 p.m. or 4:00 p.m. until Midnight.
Commissioner Thacker asked for clarification on how food trucks Would be utilized and inquired
if the establishment would be open 7 days a week. Mr. Shah stated that food trucks will only be
Used during special events and stated they would be open 7 days a week.
Commissioner Sobotta asked for clarification with regard to the food restriction. Mr. Shah stated
that they cannot prepare food except for possibly bar pizza for 20 years but stated people can
bring in carryout food or have food delivered. He further stated they will have menus available
for people to place outside orders. Commissioner Sobotta inquired if Outdoor seating would be
enclosed or have an awning. Mr. Gillespie stated they were trying to keep the visibility to the
business open and were not planning an awning at this time. Commissioner Sobotta inquired
about the signage that would be used. Mr. Shah stated they are looking for something unique
and different.
Planning and Zoning Commission
November 14,2018
Page 3
Commissioner Doherty inquired if the establishment would be open for sports events in
afternoons or holidays. Mr. Shah stated that would be considered at a future date and
dependent on employee schedules.
Commissioner Walsh inquired about the number of employees. Mr. Shah stated approximately
five and further stated the number would vary with special events (public and private) and tasting
events.
Chairman Strach opened the floor to questions and comments from the audience. There was
nobody in attendance that wished to address the Commission regarding this matter. Chairman
Strach closed the public comment portion of the hearing 7:50 p.m.
Chairman Strach welcomed Alderman Santi to the meeting.
Motion by Walsh, seconded by Gurda, to recommend to the City Council with regard to File No.
Z-941 an application for Approval of a Conditional Use Permit to allow a tavern, outdoor seating
with alcohol and smoking area, food trucks and outdoor entertainment on the subject property
in substantial conformance with the site plan prepared by Gillespie Design Group dated
10/16/18, subject to the following conditions:
1. Applicant must comply with all regulations of the McHenry County Health Department;
2. A decorative -style fencing or enclosure shall be utilized to enclose the proposed outdoor
patio;
3. A continuous hedge, parking screening strip shall be maintained along the south and west
parking areas to screen the headlights from Charles Miller Road and Illinois Route 31
respectively.
Staff finds the requirements of Table 31, Conditional Use Permits, of the zoning ordinance have
been met.
Voting Aye:
Doherty, Gurda, Sobotta, Strach, Thacker and Walsh.
Voting Nay:
None.
Not Voting:
None.
Abstaining:
None.
Absent:
Miller.
Motion carried: 6-0.
Chairman Strach closed the Public Hearing regarding File No. Z-941 at 7:51 p.m.
Planning and Zoning commission
November 14, 2018
Page 4
Public Hearing: City of McHenry
File No. Z-942
333 South Green Street
Approval of Various Text Amendments to the City Zoning Ordinance including Approval of an
Agriculture Zoning District Ordinance Subject to Attorney Approval and a Mixed Use District
Ordinance Subject to Attorney Approval and Existing Land Use Map prepared by HR Green
Dated 11/30/17, Approval of Future Land Use Map prepared by HR Green dated 7/25/18 with
a latest revision date of 8/9/18 and Approval of Consistency Policy to become part of
Comprehensive Plan and Development Policies.
Chairman Strach called the Public Hearing to order at 7:52 p.m. regarding File No. Z-942 a request
for Approval of Text Amendments to the Zoning Ordinance to add an Agriculture District and
Mixed Use Zoning District and approval of the Existing and Future Land Use Maps and Consistency
Policy to become part of Comprehensive Plan and Development Policies.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on
October 21, 2018. A Certificate of Publication and Affidavit of Compliance with notice
requirements are on file in the City Clerk's Office.
Director Martin stated the Agriculture and Mixed Use zoning categories were created at
commission request and the titles are self-explanatory and descriptions were reviewed. He
noted that there is a revision to the commission's recommendation of Agriculture (Al) to a one
acre minimum lot size. Agriculture is a holding zone for future development rather than
designated residential, Director Martin stated this gives the City leverage in rezoning and re -
designating the property and that the property could still be farmed.
Director Martin stated the Mixed Use District (MU) is being proposed to allow retail commercial
space at street level and other residential space above to encourage a pedestrian oriented
environment, store front style and a mixed use designation. He further stated that this is the
regulatory format for the Future Land Use Map.
Director Martin stated the Future Land Use Map presented is the culmination of many months
work by the commission. He stated the new map has the Agriculture and Mixed Use Districts,
the Historic Downtown Area, as well as the McHenry Loop using existing infrastructure around
the city. He thanked Chairman Strach for proposing the loop plan. Director Martin gave
summaries of the areas and explained the Consistency Policy. He also summarized the Existing
Land Use Map which shows our present land uses and the Future Land Use Map including the
proposed new zoning. He stated the boundary lines are indicated on the map as well. Director
Martin stated:
An Agricultural Land Use District is proposed;
A Mixed -Use Zoning District is Proposed;
The Commission is proposing guidelines for Main Street, Waukegan Road and
Riverside Drive which would generally describe the desired architecture for the
particular area;
Planning and Zoning Commission
November 14, 2018
Page 5
4 A "McHenry Loop" is proposed around the City -this is a bike/pedestrian path which
will utilize mostly existing infrastructure and encourage people to visit the
downtown areas and explore the City more in a non -vehicular manner;
a Much of the land which was designated as residential in the former map is now
designated as Agriculture, which is being used as a holding zone. It is the
Commission's opinion there was too much residential designated on the former plan
and the Agriculture designation provides more control for potential future
development;
• The Commission wanted to have a checks and balance system for zoning map
amendments and its Comprehensive Plan. in order to facilitate that they
recommended the Consistency Policy be adopted,
Director Martin stated that the Existing Land Use Map is in the Comprehensive Plan but the plan
was incomplete. The commission has updated the Existing Land Use Map to what currently
exists.
Commissioner Strach stated the Consistency Policy is put into place to make sure any zoning map
amendments are consistent with the Comprehensive Plan. Chairman Strach directed the
Commission regarding the breakdown for the amendments stating there would be three
separate votes. He directed the commissioners to ask questions, accordingly.
Chairman Strach stated the first order of business would be approval of various text amendments
to the zoning ordinance.
Chairman Strach invited questions and/or comments from the Commission. There were no
comments.
Chairman Strach opened the floor to questions and comments from the audience. There was
nobody in attendance that wished to address the Commission regarding this matter. Chairman
Strach closed the public comment portion of File Z-942 at 8:05 p.m.
Motion by Walsh, seconded by Doherty, to recommend to the City Council with regard to File No.
Z-942 approval of an Agriculture Zoning District Ordinance, subject to attorney review and
approval of a Mixed Use Zoning District Ordinance, subject to attorney review, be granted:
Voting Aye:
Doherty, Gurda, Sobotta, Strach, Thacker and Walsh.
Voting Nay:
None.
Not Voting:
None.
Abstaining:
None.
Absent:
Miller.
Motion carried: 6-0.
Planning and Zoning Commission
November 14, 2019
Page 6
Chairman Strach stated the next item for consideration is approval of the Existing Land Use Map
prepared by HR Green dated 11/30/17 and approval of the Future Land Use Map prepared by HR
Green dated 7/25/18 with a latest revision date of 8/9/18.
Chairman Strach invited questions and/or comments from the Commission. There were no
comments.
Chairman Strach opened the floor to questions and comments from the audience. There was
nobody in attendance that wished to address the Commission regarding this matter. Chairman
Strach closed the public comment portion of File Z-942 at 8:07 p.m.
Motion by Walsh, seconded by Sobotta, to recommend to the City Council with regard to File No.
Z-942 approval of the Existing Land Use Map prepared by HR Green dated 11/30/17 and approval
the Future Land Use Map prepared by HR Green dated 7/25/18 with a latest revision date of
8/9/18, as amended at this meeting, be granted:
Voting Aye-,
Doherty, Gurda, Sobotta, Strach, Thacker and Walsh.
Voting Nay:
None.
Not Voting:
None.
Abstaining:
None.
Absent:
Miller.
Motion carried: 6-0.
Chairman Strach stated the next item for consideration is approval of the Consistency Policy to
become part of the City's Comprehensive Plan and Development Policies.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Walsh asked for an explanation of the Consistency Policy. Director Martin stated
that when there is a zoning map amendment, rezoning recommendations to the City Council
should be consistent with the Comprehensive Plan and if not there would need to be an
explanation of reasoning for consideration.
Commissioner Doherty excused himself from the meeting at 8:10 p.m.
Chairman Strach stated the role of the Policy is to make zoning decisions if the Comprehensive
Plan becomes dated, that changes are possible if it is in the public's best interest. Director Martin
stated it shall be the policy of the Commission to recommend to the City Council an amendment
to the approved Future Land Use Map if any recommendation for a Zoning Map amendment is
recommended by the Commission which is not consistent with the Map and accompanying
Consistency Statement. He further stated that if a recommendation is made that is not
consistent, then the Land Use Map should be updated. Director Martin stated the Zoning Map is
a regulatory document and the Land Use Map is the policy document and they should be
consistent.
Planning and Zoning Commission
November 14, 2018
Page 7
Commissioner Doherty re-entered the meeting at 8:13 p.m.
Chairman Strach restated when the Comprehensive Plan starts to become outdated, as things
shift, changes can be made in the public's best interest. Director Martin noted that this would
be reviewed annually, going forward. Discussion ensued.
Chairman Thacker inquired about timing of review and updates. Chairman Strach stated the
maps would be reviewed annually. Director Martin stated the Comprehensive Plan would need
to be updated in the future. Discussion of review ensued,
Commissioner Doherty pointed out an inconsistency at the Crystal Lake Road area of the Existing
Land Use Map. Director Martin concurred and it was noted, Commissioner Doherty inquired if
the fire station on IL Route 31 north, Shamrock Lane, should be included. Director Martin stated
that area should be Agriculture zoning.
Chairman Strach opened the floor to questions and comments from the audience. There was
nobody in attendance that wished to address the Commission regarding this matter. Chairman
Strach closed the public portion of File Z-942 at 8:15 p.m.
Motion by Sobotta, seconded by Thacker, to recommend to the City Council with regard to File
No. Z-942 approval of the Consistency Policy to become part of the City's Comprehensive Plan
and Development Policies, as amended at this meeting, be granted:
Voting Aye: Doherty, Gurda, Sobotta, Strach, Thacker and Walsh.
Voting Nay:
None.
Not Voting:
None.
Abstaining:
None.
Absent: Miller.
Motion carried: 6-0,
Chairman Strach closed the Public Hearing regarding File No. Z-942 at 8:25 p.m.
Approval of Annual Meeting Schedule
2019 Planning and Zoning Commission Meetings
JANUARY - 7:30 P.M. FEBRUARY - 7:30 P.M. MARCH - 7:30 P.M.
30 Wednesday 20 Wednesday 20 Wednesday
APRIL - 7:30 P.M.
17 Wednesday
JULY - 7:30 P.M.
17 Wednesday
MAY - 7:30 P.M.
15 Wednesday
AUGUST - 7:30 P.M.
21 Wednesday
JUNE - 7:30 P.M.
19 Wednesday"
SEPTEMBER - 7:30 P.M.
18 Wednesday
OCTOBER - 7:30 P.M. NOVEMBER - 7:30 P.M. DECEMBER - 7:30 P.M.
16 Wednesday 13 Wednesday 18 Wednesday
Planning and Zoning Commission
November 14, 2018
Page 8
Motion by Sobotta, seconded by Doherty, to approve the 2019 regular meeting schedule of the
Planning and Zoning Commission, as presented:
Voting Aye:
Doherty, Gurcla, Sobotta, Strach, Thacker and Walsh.
Voting Nay:
None,
Not Voting:
None.
Abstaining:
None,
Absent:
Miller.
Motion carried: 6-0.
Staff Report
Director Martin stated that the next regularly scheduled meeting would be held on Thursday,
December 13, 2018 at 7:30 p.m. in the Council Chambers. He stated there are presently two
cases scheduled.
Adjournment
Motion by Sobotta, seconded by Doherty, to adjourn the meeting at 8:30 p.m.
Voting Aye:
Doherty, Gurda, Sobotta, Strach, Thacker and Walsh.
Voting Nay:
None.
Not Voting:
None,
Abstaining:
None.
Absent:
Miller.
Motion carried: 6-0.
The meeting was adjourned at 8:30 p.m.
Respectfully submitted,
Shawn Strach, Chairman
Planning & Zoning Commission
[Z-937 PLANNING Al ZONING COMMISSIO
STAFF REPORT: CONDITIONAL USE PERMIT TO ALLO
AN ASSEMBLY USE AT 3430 W ELM STREET] I
Applicant
Youth and Family Center of McHenry County
3430 W Elm Street
McHenry, IL 60050
Requested Action
Conditional Use Permit to allow an assembly use at 3430 Elm Street
Site Information
Location and Size of Property
The property is located at 3430 W Elm Street on the north side of Elm Street consisting of
approximately. 19 acres. It includes a parking area to the north of the building, which is accessed
off of Court Street and access which is shared with other properties.
Comprehensive Plan Designation:
Office
Core Downtown Sub -Are Plan Designation
Office
Existing Zoning and Land Use
The subject property is zoned C-4 Downtown Commercial and contains an approximate 3096
square foot building.
Adiacent Zoning and Land Use
North: C-4 Downtown Commercial, Office
South: C-4, Restaurant and office
East C-4, Office
West: C-4, Office
Background and Description of Request
Youth and Family Center of McHenry County, formerly Garden Quarter Neighborhood Resource
Center, was located at the Garden Quarter Apartment Complex when it began in 2004. It then
relocated the Century Plaza Shopping Center on Elm Street but quickly grew out of that space. It
is now operated out of 3430 W Elm, immediately east of Green Street on the north side of Elm.
It serves numerous Youth from McHenry County all -year round in a variety of programming
needs.
An assembly use is defined as: A building, structure, place or parts thereof for groups of people
to gather for an event or regularly scheduled program that is educational, cultural, spiritual,
social, or recreational in nature. The only exceptions to this definition include: building, tenant
1
[Z-937 PLANNING AND ZONING COIVICT-TIS91011
STAFF REPORT: CONDITIONAL USE PERMIT TO ALLOW
AN ASSEMBLY USE AT 3430 W ELM STREET]
space, room or space used for public assembly purposes as defined herein with an occupant load
of 25 persons or less and spaces less than 750 square feet in floor area, An assembly use could
be a church, an auditorium, a stadium but the commonalities are: people gather for events
regularly or somewhat regularly which are educational, spiritual, social, and recreational or a
combination.
Typically, assembly uses are conditional uses in all districts. This request is similar to Ignite Teen
Center when it was proposed in 2017 at the old Mill Building at 4105 W Crystal Lake Road. The
applicant for this request however does not consistently exceed 25 people. Twenty-five people
are only typically in the building during after school programs.
As previously stated the applicant offers a dynamic place for youth to go and receive assistance
with academics; different types of interests they may have; health and wellness; participate in
social activities; do service projects and much more. This is a place exactly what I've heard a lot
of people asking for -a place for our young people to gather, have fun, do activities, socialize, be
safe, with supervision.
Staff Analysis
The proposed use is adjacent to the downtown area. Assembly uses are gathering places and
require a conditional use permit. Conditional use permits are permitted uses which must be
allowed if all the criteria in Table 31 are satisfied. If the criteria are not satisfied the applicant
must demonstrate how they will mitigate any potential adverse land use impact and conditions
may also be placed on a conditional use permit to do the same.
The subject property is zoned C-4 therefore no off-street parking is required by ordinance and
the applicant typically does not require a lot of off-street parking however they do have buses
which come to the facility. So it's important the buses enter and exit Off Of Court Street and
respect the other businesses which also access the parking within the area off of Court Street.
This is probably the biggest concern for the Youth and Family Center of McHenry County to
remain cognizant.
As discussed previously at Planning and Zoning Commission meetings, parking within downtown
areas in any community is a challenge, however the proposed use will not create any more traffic,
require any additional public services or facilities or require more parking than any other use
which is permitted by right in the C-4 district, which includes but is not limited to: restaurants,
retail uses, etc. The proposed use is conducive to the neighborhood and a downtown setting and
will enhance the downtown.
Table 31: Approval Criteria for Conditional Uses
In recommending approval or conditional approval of a Conditional Use, the Planning and Zoning
Commission shall transmit to the City Council written findings of fact that on the basis of the
2
[Z-937 PLANNING AND ZONING COMMISSION
STAFF REPORT: CONDITIONAL USE PERMIT TO ALLOW
AN ASSEMBLY USE AT 3430 W ELM STREET]
characteristics cited under Review of Conditional Uses herein, or changes to such characteristics
that the Board recommends, the proposed use will be compatible with existing uses in the area,
and with Permitted Uses in the zoning district,
Staff Recommendation Prior to Public Hearing
Approval of a conditional use permit to allow an assembly use at 3430 W Elm Street.
Staff finds the requirements of Table 31 for Conditional Use Permits, of the zoning ordinance
have been met.
Attachments
• Location Map
• Application Packet
3
[Z-937
PLANNING M ZONING COMMISSION
STAFF REPORT: CONDITIONAL USE PERMIT TO ALLOW
AN ASSEMBLY ., AT
M W ELM STREET]
[toZ+I yll101kiI►hI�TAc�'k�i ► �
4
Portnering with the cornmunity to empower youth and fornflies
Bo''al"Id'lollDiT eYloTs.
Ma rgi Patel
Please find the following paperwork in the following order:
N(Volme SCUM
Josh Reftz
Johanna Poncio
I. Narrative
("arl Vallianatos
H. Public Hearing Application Form A
counylin H1
111. Conditional Use Permit Form C
T-COU11ty
Mental Heahli Board
IV. Notarized Written Consent from Property Owner
-NrIcljenry County
C.'onnnunity Foundation
V. 3430 W. Elm Street Site Plan/Layout
,Foglki Fa ndly
Fondation
-Cowfin Mamilyn
Foundation
t.lhhltct'l Way of Greater
THANK YOU PLANNING AND ZONING COMMISSION
Mctfenty County
OF CITY OF MCHENRY FOR YOUR TIME AND SERVICE TO
- Fidl Circle Family
Foundation
THE CITY OF MCHENRY!
School Districts 15
and 156
- First United Methodist
Church ofmcl-lenly
-Holy Apostles Church
.. A,ce Hardware
McHenry
-The (2hapel
-Tree ficn, Life Church
Staff
�"j`� s aelarlagw Ortiz
E'veculive Director
Meghn scholnick
Development Coonlinator
C,u la Police
Prograin Coordinator
Patricia Mdfin
Sevive Navigator
VOlcta Sandia
Service Navigator.
h4chss"I Menijur
Y(wah Program Manager
Finamx C, 0ordhiatol
Carrie flohW
3430 W. Elm St, McHenry, IL 60050
Phone- 8V5.322-2357 Email: dh-ector(,1)yf(1-n1c.org
vvvvvV.yfrjnC.0rg0
Youth and Family Center of McHenry County
llartnerinS with the comenunity to empovvct youth ond farniffes
Board of" ffirectms
To Whom This May Concern:
VV01111C se"Iel
This Narrative is for a permit request to allow General Assembly use at 3430 W. Elm for
Jo.sh Reitz
the Youth and Family Center ofMcHenry County. Youth and Family Center ofMcHenry
Johanna Poncio
County, formerly known as Garden Quarter Resource Centel-, is a 501(c)3 non-profit
Va ilia inatos
organization that has been serving residents of McHenry for over fourteen years through
a variety of educational programs Such as after -school, summer programs for youth,
S"Irlrf rrri,tn
educational programs for adults, and programs to assist in accessing resources ill the
Mcf"Ieiir), Cotuity�
county to county residents.
Mtmud ficakh Board
I
y Owilkly
The center was located inside Garden Quarter Apartment Complex from 2004-2015. In
COM11IRMity FOOVIChfi011
mid-2015 the center relocated to a more centralized location, that was used for
Fof,Oia F'andr ,y
programming space for two years. Recently this year, after a lengthy search, the center
FoLuidation
omdhi Fai�fflpi
has found a new home in the current facility of 3430 West Elm. Street. This will enable
1-,OLMdafion
us to partner up with more of the McHenry County families as we respond to the need
Ahiked Way of'Giv�i�e,
of our community and have a larger space to run the programs more effectively. Since
Mcjiea Iiy COUMN,
these two moves, Our numbers for our after -school program have increased, which has
hffl Ch,cle RaniHy
required for us to seek approval to use the site for general assembly under the terms of
Fouwfatioiii
the City of McHenry Zoning Ordinance.
School Dislflcs 15
said 156
itst Uti�ted Methodist
The center only exceeds the 25 individuals during after school program hours which are
ch�,Ifvh of MCHellry
Monday through Thursday from 3 PM to 5:30 PM. However, before and after program
-Holy Aposfles Chowh
hours the facility is used for appointments and office space with no more than 3-5
Ace Haahvai-e
individuals and is not likely to cause any significant change to the existing traffic
Mctlellry
patterns. There is no significant change to the use of the area except for the number of
-The chqwl
Students attending after -school program and no additional parking will be needed
because McHenry School District 15 transports the students to our site. Transportation
S (0 IT
stop is on Court Street. This transportation arrangement has been active since April of
i"I"Im (Iidqx, (hGz
this year and has not caused any significant change in traffic flow. The number of bus
Vvecutive Ob eeor
drop off is not changing if permit is given. The only change would be the number of
Mcgh"In schoh� ick
students who will be attending during after -school program hours. The center has fit with
this same existing natural character for over fourteen years in different location
throughout the city and has not had undue deleterious effect oil the environmental quality
PI ograw Coonhwam
of neighborhood character existing in the area.
Cwla Ponce
PaIdda Waffin
The center is proud to be located in the City of McHenry and is grateful for the
Seiec, Alovrgotor
continuous support we have received these past fourteen years.
Vio[Ma �Sancerr
Sera ive Xavigotoi
Respectfully Submitted
Nlebsa Meidiv,,,ir
0vr a� el 0 rtflk
)'Ojelh Program Ahma�gT
Executive Director
fmumv Coordinalor
Cewriv Holt.:
3430 W� Eh,ii St, hicl-lenry, 11. 60W30
[Ihonc; 8,15.322,2357 Eiiiaik
1=
PUBLIC HEA11ING APPLICATION
Planning and Zoning Commission
City of Mellenry
File Number Z-937
333 South Green Street * Mcf-teary, IL 60050 * Tel: (815) 363-2170 * Fax: (815) 363-2173
1. Name of Applicant: Youth and Family Center of McHenry County
Address: 3430 W. Efin Street McHenry, IL 60050
2. Marne of Property Owner: Jeanette and Darius Keifer
Address: 3740 West Elin Street McHenry, J1, 60050
3. Nanic of Engineer
(If represented)
Address
4. Name of Attorney
(If represented)
Address
Tel (815) 322-2357
Fax
Tel (847) 986-6270
Fax
Tel
Fax
Tel
Fax
5. Common Address or Location of Property: 3430 W. Efin Street McHenry, IL 60050
6. Requested Action(s) (check all that apply)
Zoning Map Amendment (Rezoning) .— Zoning Variance - Minor
X Conditional Use Permit - General Assembly Use u Zoning Text Amendment
..- Zoning Variance
Other
Provide a brief description of the Requested Action(s). For example, the operation that requires a
Conditional Use Permit, the specific Zoning Variance needed, or the new zoning classification that is
requested:
Requesting Conditional Use Permit for General Assembly Use at 3430 W. Elin Street — due to an
increase of attendance in our after -school program
7. Narrative Provided- Attached
S. Current Use of Property
Resource Community Center/ After -School and Surnmer Youth Programing
9. Current Zoning Classification of Property, Including Variances or Conditional Uses
C-4 Downtown Commercial, no variances or conditional use
1`01M
A
Page 1 of 3
10. Current Zoning Classification and Land Use of Adjoining Properties
North: C4 Downtown Commercial- Real Estate Office, Natural Therapy
South: C4 Downtown Commercial - I -lair Salon, Attorney Office
East: C4 Downtown Commercial - Hair Salon
West: C4 Downtown Commercial- Attorney Office
11. Required Attachments (check all itCn1S submitted)
Please refer to the Public Hearing Requirements Checklist to determine the required attachments.
1. Application Fee (amount) $ 950
2. Narrative Description of Request
3. FORM A —Public Hearing Application
4. FORM B — Zoning Map Amendment (Rezoning) Application
5. FORM C — Conditional Use Application
G. FORM D -- Zoning Variance Application
7. FORM E — Use Variance Application
8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an
Affidavit
9. Plat of Survey with Legal Description
10, List of Owners of all Adjoining Properties
11. Public Hearing Notice
12. Sign (Provided by the City, to be posted by the Applicant)
--13. Site Plan
14. Landscape Plan
15. Architectural Rendering of Building Elevations
16. Performance Standards Certification
17. Traffic Analysis
—18, School Impact Analysis
a
Page 2 of 3
12. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner or
trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property
or his or her agent or norninee.
Applicant is Not Owner.
If the Applicant is not the owner of record of the subject property, the application shall disclose the legal
capacity of the Applicantand the full name, address, and telephone number of the owner(s). In addition,
an affidavit of the owners(s) shall be filed with the application stating that the Applicant has the
authority from the owncrs(s) to make the application,
And Lic-a-ator Owner is Co orat
ion tion or ar P, tnershij)
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation
or partnership, the application shall disclose the name and address of the corporation's officers,
directors, and registered agents, or the partnership's general partners and those shareholders or limited
partners owning in excess of five percent of the outstanding stock or interest in the corporation or
interest shared by the limited partners.
Applipapt Qi Owner is land Trus �__ is_a - t
If the Applicant or owner is a land trust Or Other trust 0i'trustee thereof, the full name, address, telephone
munber, and extent of interest of each beneficiary shall be disclosed in the application,
12. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property
and that the proposed use or development described in this application shall comply with all such codes.
I hereby request that a public hearing to consider this application be field before the Planning and Zoning
Commission, and thereafter that a recommendation be forwarded to the City Council for the adoption
of an ordinance(s) granting the requested action(s), including any modifications to this application or
conditions of approval recommended by the Zoning Board of Appeals or City Council.
Si nnatr�re of Applicant(s;�_
Print Name and Designation of Applicant(s)
Guadalupe Ortiz
Executive Director of Youth and Family Center of McHenry County
0
Page 3 of 3
File Number
CONDITIONAL USE PERMIT
Planning and Zoning Commission
City of McHenry
333 South Green Street - McHenry, IL 60050 a Tel: (815) 363-2170 a Fax: (815) 363-2173
Table 31 of the City of McHenry Zoning Ordinance provides that in recommending approval or
conditional approval of a Conditional Use Permit, the Planning and Zoning Commission shall transmit to
the City Council written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to vonu reUuest.
1. Traffic
Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has
been minimized.
Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse
environmental effects of a type or degree not characteristic of permitted uses in the zoning district have
been appropriately controlled.
Nboc 01
3. Neighborhood Character
The proposed use will fit harmoniously with the existing natural or man-made character of its
surroundings and with permitted uses in the zoning district. The use will not have undue deleterious
effect on the environmental quality, property values, or neighborhood character existing in the area or
normally associated with permitted uses in the district.
K) ,-Yh <Y4, e vA M fy',i-�Aj rod 0 f ry',nk n - (YVfku
WccvtVtbn�
FORM C C-xwAcn Page I of 2
QV
4. Public Services and Facilities
The proposed use will not require existing con1111unity facilities or services to a degree disproportionate to
that normally expected of permitted uses in the district, nor generate disproportionate demand for new
services or facilities, in such a way as to place undue burdens upon existing develolmient in the area.
n o S n
5. Public Safety and Health
The proposed use will not be detrimental to the safety or health of the cinployees, patrons, or visitors
associated with the use nor of the general public in the vicinity. I
d-(+-flmqitS4 -,R'
I-K-1
G. Other Factors
The proposed use is in harmony with all Other clements of compatibility pertinent to the Conditional Use
and its particular location,
'i 1s D'ar(luk) LCr Im Y 'L Lgea-
W�Ll-tDLWt), '—
D
" -
FORM C
Page 2 of 2
Libns Martial Arts Academy
401 S Rte. 83, Grayslake, IL 60030
(847) 986-6270 info (P lion swa torn
Jeanette Pfeifer and Darius Pfeifer
City of Mclicilly
Planning, Zoning0 & Land Use Division
333 South Green Street
McHenry, IL 60050
Re: Youth and Family Center of McHenry County
To Whom it May Concern,
Please be advised that Darius and Jeanette Pfeifer are the owners on record for the above reNrenced property
located at 3430 W Elm Street, McHenry, IL,
Jeanette and Darius Pfeifer have 110 objection to the City ot'WIlenry granting permission to the Youth and Family
Center of Mcl-leery Comity for conditional itse or the property to ano, for the ""assembly " of students and
volunteers.
Thank you for your consideration
Darius Pfeifer
847-986-6270
3740 West Elm Street
Mcf-lenry IL 60050
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[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-940 ZONING MAP AMENDMENT TO RM-2
HIGH -DENSITY MULTI -FAMILY RESIDENTIAL; A PARKING
VARIANCE AND A USE VARIANCE AT 414 S CRYSTAL LAKE
ROAD]
Applicant
Elsayed Hassanein
10529 Louetta Lane
Orland Park, IL 60467
Requested Actions
• Zoning Map Amendment to RM-2 High -Density Multi -Family Residential
• Variance from the Off -Street Parking and Loading Requirements
• Use Variance to allow commercial land uses on the subject property
Site Information
Location and Size of Property
The subject property is located at 414 S Crystal Lake Road and consists of approximately 12.36
acres
Comprehensive Plan Designation
_
Medium -Density -Residential
Existing Zoning and Land Use
The subject property is currently vacant and zoned E Estate and contains a silo and shed and is
currently being farmed.
Adiacent Zoning and Land Use
North: RS-3 Medium -High Density Single -Family Residential, Trails of Winding Creek and
A-1 Agriculture Unincorporated McHenry County, Single Family Residential
South: RM-2 High -Density Multi -Family Residential (approved for 202 independent and
assistant living units); C-1 Convenience Commercial, Vacant and A-1 Agriculture
Unincorporated McHenry County, Vacant
East: Al Unincorporated McHenry County, Vacant
West: C-3 Convenience Commercial, Vacant and RM-2 High Density Multi -Family
Residential —Abbey Ridge Town homes/Condom iniums
Background
The Planning and Zoning Commission considered an application submitted by the Chapel for a
25,000 square foot church a couple of years ago on this property. At that time the property was
annexed, however the Chapel decided to rehabilitate an existing building at 1809 S Illinois Route
31. There is an existing annexation agreement with the Chapel which will require amendment at
the City Council level.
1
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-940 ZONING MAP AMENDMENT TO RM-2
HIGH -DENSITY MULTI -FAMILY RESIDENTIAL, A PARKING
VARIANCE AND A USE VARIANCE AT 414 S CRYSTAL LAKE
ROAD]
Description of Request
The project proposed consists of two phases. The first phase consists of a building proposed on
the subject property for an independent senior living facility consisting of approximately 202,000
square feet and 175 living units and a 10,000 square foot commercial area. The second phase
consists of a 136,000 square -foot building which would house 125 dwelling units. This phase
would be constructed in the future based on a new market study. Total number of parking spaces
proposed is 600.
Staff Analysis
Staff worked with the applicant for numerous weeks on the application, however there are still
several significant issues with the application which present obstacles in staff supporting the
request including:
Staff does not agree with a two-phase plan or support recommending a plan for two
phases when only one phase will be built and the second phase is undetermined at this
time. The second phase is predicated on a future market Study. Staff believes the
applicant should come back to the Planning and Zoning Commission in the future when
they are ready to construct the second phase;
The traffic study submitted with the application and the site plan do not match. The
entire traffic study is based on a single point of access and the site plan depicts two points
of access which presents significant issues and assumptions;
The traffic study was reviewed by the City's consulting engineer (review attached) and
there are numerous inconsistencies and clarifications required in order for a proper
review to be completed;
The recommendation for the off -site traffic improvements in the traffic study are vague
and do not provide a clear direction for what the applicant should be required to do; there
is no definitive recommendation -merely options;
The market study submitted as part of the application anticipates the applicant
constructing 72 independent living units, as opposed to 175 independent living units;
The applicant is seeking a variance from the off-street parking and loading requirements.
Typically, one space is required for an efficiency unit; two spaces for a one bedroom unit
and 2.33 spaces for anything larger. However, being independent living, .5 spaces/living
unit is plenty of parking. Staff cannot determine the variance being requested due to the
fact the unit sizes are not provided. While senior living typically does not require as much
N
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-940 ZONING MAP AMENDMENT TO RM-2
HIGH -DENSITY MULTI -FAMILY RESIDENTIAL, A PARKING
VARIANCE AND A USE VARIANCE AT 414 S CRYSTAL LAKE
ROAD]
parking, staff cannot assume what type of unit will be constructed in phase [I.
Additionally, office commercial uses require 3.5 spaces/1,000 square feet of net floor
area;
0 The use variance proposed for the commercial is also too ambiguous, as far as where it
will be located, how it will be accessed and what type(s) of uses will be allowed.
The aforementioned points are significant and greater detail is required, therefore this is
reflected in the recommendation. The major points as previously stated deal with traffic,
primary land uses and internal site circulation.
Staff Recommendation Prior to Public Hearing
Denial of a Zoning Map Amendment to RM-2 High -Density Multi -Family Residential.
Staff finds that the requirements in Tables 33 (Zoning Map Amendments) of the Zoning Ordinance
have not been met.
Denial of a Variance from the Off -Street Parking and Loading Requirements to develop the
property in accordance with the site plan submitted as part of the application packet.
Staff finds that the requirements in Table 32 (Variances) of the Zoning Ordinance have not been
met.
Denial of a Use Variance to allow commercial land uses on the subject property.
Staff finds the requirements in Table 32(A) (Use Variances) of the Zoning Ordinance have not
been met.
Attachments
® Location Map
• Application Packet
• HR Green Review Letter dated 12/5/18
9
COMMISSION[PLANNING AND ZONING
REPORTSTAFF r « M ZONING MAP AMENDMENT TO
HIGH-DENSITYRESIDENTIAL; i PARKING
VARIANCE i USE VARIANCEAT 414 CRYSTALw
ROAD
iiiiiji i 4 • • ' • I / ' • . M
4
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Maina1o.oao.1r/& + Pax815,383./781
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[ee[l
December 5.2O18
Mr. Douglas P. Martin
City ofMcHenry
333 South Green Street
McHenry, IL 60060
Re: McHenry Senior Living Project Crystal Lake Rd' Traffic Impact Study (T|S)Review No. 1(1O1823)
Dear Mr. Martin:
The following items were received hyHRGreen Inc. (HRGreen) nnNovember 3S.2O18for our review�
" "Traffic Impact Study Mixed -Use Residential Development" for Chicago Rehabilitation Services, |oc.
prepared byKL0A,dated November 2O.2U10.
The following are Our comments on the item Submitted which should bmaddressed:
1. Page 2:|0OT2017 AADT value listed for Bull Valley Rd east of Crystal Lake Rd(13,200) is quite
different from the existing ADTValue provided hoCMAPinthe request letter (1G'O00).Verify that the
proper values have been used to develop projected traffic volumes, and that the background traffic
growth rate nf2.5%used inthe study isappropriate.
2. Figure 4:Existing Traffic Volumes exhibit shows vehicles making monuthboundleft turn onto Remmington
Trai|towmndtheeximbnOhsrmpropedy—thisdoasnotmatohthe existing traffic count data. | assume this
is site generated traffic inadvertently added to the existing volurne exhibit.
3. Page 8: There are several different land use codes including sorne form of "independent living" (codes
252-255could all epp|y).Verify that You have the most appropriate land use code - especially whether or
not the facility will include ecentralized dining area for residents. There is a significant difference in the
trips generated between Land Use 253 — Congregate Care Facility (which includes a cafeteria, used in
this study), and Land Use 252 — Senior Adult Housing - Attached (does not include centralized dining).
Will need turevise trip generation ifthe facility doesn't include acafeteria aetrips will increase.
4. Figure 6: Site Generated Traffic — check NBR entering volurnes at Remmington Trail in PM. Figure shows
3Uvph.but 65Y4Vfthe trips generated frmnthe table onpage 8Would be4Ovph. Same issue onFigure 7
—2&24Total Volumes, Symchroinput shows 40vph.
5, Gynohvo inputs:
a. SB lane configuration at Crystal Lake Rd/Rernrnington Trail intersection shows one shared
thrm/hght |mme instead Vfseparate thru and right lanes.
b. NBthru volumes at Crystal Lake Rd/Bull Valley Rd intersection don't match Figure 7—possibly a
vo}umo balancing issue related tothe difference in site generated entering volumes noted above.
6. Turn lane warrants: the NBR turn lane analysis uses 30vpb aathe turning volume as shown in Figure
6/7.Aerioted above, itshould be4Ovph.per the site generated traffic table and Synchroinputs. This may
change the |DOTrecommendation for WBright turn lane.
HR Green's review did not include an examination Of Submitted documents as to their overall style or
presentation, field verification of existing conditions, elevation grades and topography as shown on the plans, and
verification of the submittal or the issuance of permits from any other governmental regulatory agency. HRGreen
disclaims responsibility for any errors orom\sm|oonbythe design engineer. The developer, their engineer and
Mr. Douglas P. Martin
Met Jenry Senior Living - TIS
December 5, 2018
1-IRGreen
their surveyor are not relieved of any responsibility for the correctness of the existing field conditions and design
of public or private improvements because Of Our review, or subsequent approval of the plans and specifications
by the municipality.
If you have any comments or questions, you can reach me at 815-579-8346.
Page 2
gin
ThreeStrands
I I�OPERTIES —
Narrative Description 0fRequest
Petitioner, Haitham Ramadan's Petition for Zoning Amendment and Variation
Narrative Description OfProposed Project:
The PebUODe[ Hai1h@n1 Rornodon, is the contingent contract purchaser for the property
o0n0ROoD|y kDOvoD a8414 S. Crystal Lake Road, K4oHgD0( |UiDOiS. The property iscomposed of
approximately 12.38acres and had previously been annexed into the City and zoned "E°Estate
with aConditional Use Permit for assembly use. The Petitioner |s a contingent contract
purchaser ofthe property; the contingency being that the property b8rezoned t0"RK4-2"High
Density Senior Residential, with a parking variation. The Petitioner proposes to develop an
independent senior living facility on the property consisting of 2 (3 story) buildings developed in
2 phases. Phase 1 consists of a 1 (3 story) building with 175 units plus cornmercial industry for
ODSit8residence and Phase 2consists Df81 (3story) building with 125units. Phase 2will be
constructed based on a new market study demonstrating demand. The development requires a
variation of the City's parking ordinance and such other variations as be necessary for the
construction of the building in Substantial conformance with the site plan.
I'ORM A
PUBLIC HEARING APPLICATION
Planning and Zoning Commission
City of McHenry
File Number
333 South Green Street - McHenry, IL 60050 -rel: (815) 363-2170 - Fax: (815) 363-2173
1. Name of Applicant Elsaved Hassanein Tel 2Q8-692-221
Address 10529 LQ1,01a Lane„
Orland Park, IL 60467
Email: liassaneiiielsavc,.(I(t�)vlllnn voin
2. Name of Property Owner The Chapel, an Illinois Not-FoL-Profit Corp, Tel 847-828-801
(If other than Applicant)
Address % Attomey Christopher Nudo
1090 N. Randall Rod, 41h Elm
Elgin. IL 600123
Email: Sgh:Liet
nL L
3. Name of Engineer _Gbafari Associates Tel 312-9 q--2-300
(If represented)
Address 122 S, Michiggn Aye,, Ste, 150Q
Cbigago, IL 60603
4. Name of AttorneyJg1jil P, AjjjQDot)oulos. Antonopoulos & Y
ir �OPC Tel 630-257-5�16
(if represented)
Address 15412 127th Street, Sic, 100
Lemont, IL 60432
Email:
5. Common Address or Location of Property 414 S. Crystal Lake Road. Mel-lent-y, IL 60Q50
6. Requested Action(s) (check all that apply)
X— Zoning Map Amendment (Rezoning) Zoning Variance — Minor *
Conditional Use Permit Zoning Text Amendment
2 Zoning Variance Use Variance
Other
FORM A
Paget of
*Definition of Minor Variance: A variance granted to the fee owner, contract
purchaser or option holder of a single-family detached or attached dwelling, or
single-family detached or attached building lot for that dwelling or lot.
7. Current Use of Property
F �rmin
8, Current Zoning Classification of Property, Including Variances or Conditional Uses
Q1jrrQntly Classified "E" Estatg L)istrict )Mith a cgiditional use permit for, asstn--iWy—u3-4L
9. Current Zoning Classification and Land Use of Adjoining Properties
North: 11ge: I-Ious, ;zoned RS-2Medium-Density Family Residentialt ial Family -and .,L'A-l"
Agricultural in the County
South: TJsg:,.,Ag icutt it I- zoned "C-1 dgiAtlimLzQngIL!!C:!L,,-Conveiiielice Commercial and "WM-2" Hivii-Densitv
Multi -Family Residential,
East: U,g:,A-aiQult11raI• zw&d "A- L A ric1iltui:gl in the CoiInty
West: Use: Agricultural; zoned "C-3"Coniniunity Commercial District and "RM-2'-'
1ligh-Densi1y Multi -Family is .. , y Residential.
10. Required Attachments (check all items submitted)
Please refer to the Public Hearing Requirements Checklist to determine the required attachments,
Y .,
1.
Application Fee (amount) $ 450.00
X
2.
Narrative Description of Request
2i
3,
FORM A — Public Hearing Application
x
4,
FORM B — Zoning Map Amendment (Rezoning) Application
5.
FORM C -- Conditional Use Application
x
6.
FORM D — Zoning Variance Application
21
7.
FORM E — Use Variance Application
x
8.
Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit
9.
Plat of Survey with Legal Description
10.
List of Owners of all Adjoining Properties
11.
Public Hearing Notice
12.
Sign (Provided by the City, to be posted by the Applicant)
x
13.
Site Plan
A
14.
Landscape Plan
x
15.
Architectural Rendering of Building Elevations
16.
Performance Standards Ccrtification
17.
Traffic Analysis
18.
School Impact Analysis
x
19.
Market Study
FORM A
Page 2 of 3
11. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner or
trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property
or his or her agent or nominee.
Applicant is Not Owner
If the Applicant is not the owner of record of the subject property, the application shall disclose the legal
capacity of the Applicant and the full name, address, and telephone number of the owner(s). In
addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has
the authority from the owners(s) to make the application.
Applicant or Owner ja Corp-Qration or Partner, lip
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation or partnership, the application shall disclose the name and address of the corporation's
officers, directors, and registered agents, or the partnership's general partners and those shareholders
or limited partners owning in excess of five percent of the Outstanding stock or interest in the
corporation or interest shared by the limited partners.
Applicant or Owner is a landrust
If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address, telephone
number, and extent of interest of each beneficiary shall be disclosed in the application.
12. Certification
hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
such codes.
I hereby request that a public hearing to consider this application be held before the Planning and Zoning
Commission, and thereafter that a recommendation be forwarded to the City Council for the adoption
of all ordinance(s) granting the requested action(s), including any modifications to this application or
conditions of approval recommended by the Zoning Board of Appeals or City Council.
Signallirp gf Applicant(s)
Print Name and Designation of Applicant(s)
doW ,,11,,�UA
to/ I Us"S'51121"M EDI
KIK3.TRRR-X F-QVTV
Maved I
Page 3 of 3
File Number
ZONING MAP AMENDMENT (REZONING)
Planning and Zoning Commission
City of McHenry
333 South Green Strut - McHenry, If, 60050 - Tel: (8 15) 363-2170 - Fax: (815) 363-2173
Table 33 of the City of McHenry Zoning Ordinance provides that in recommending approval of Zoning
Map Amendment (Rezoning), the Planning and Zoning Commission shall transmit to the City COLIFICil
written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Compatible with Use or Zoning of Envirojis
The proposed use(s) or the uses permitted under the proposed zoning classification are compatible will)
existing uses or existing zoning of property in the environs.
Tile existing users in the environs of the Subject Property are Multi -Family Residential to the West and
Single -Family Residential to the North. The city zoning to the North is "RS-2" Medium Density Single -
Family Residential District and to the West "RIVI-2" High Density Multi -Family Residential District and
"C-3" C01111111.11lity Commercial District. To the SOLIth, the City zoning is "C- I" Convenience Commercial
District and "RM-2" Fligh- Density Multi -Family Residential District. The Comprehensive Plan for the
City provides for Commercial and High -Density Residential to the South, High -Density Residential to the
West and Medium -Density Residential to the North. All are compatible with the proposed rezoning of the
subject parcel to "R-M-2" high density multi -family residential district.
2. Supported by Trend of Development
The trend of development in the general area since the original zoning of the affected property was
established supports the proposed use(s) or zoning classification.
The trend of development in the general areas has also been for single family to tile North, multiple to the
West as weil as commercial and residential south of the subject property along the Bull Valley Road
corridor.
3. Consistent with Comprehensive Plan Objectives
The proposed use(s) or zoning classification is in harmony Nvith the objectives of the Comprehensive Plan
of the City as viewed in light of any changed conditions since the adoption of the Plan.
The proposed zoning classification and use is in harmony with the objectives oftlic Comprehensive Plan
in light of the actual nitilti-family development to the West and the plans proposed High -Density
Multi -Family Residential users to the West and South.
FORM B
Page 1 or 2
4. Furthers Public Interest
The proposed Use(s) or zoning classification PI-01110tCS the public interest and not solely the interest of the
applicant.
The proposed ZOtlitlg Use and classification promotes not only the interest of the applicant, but
also the public interest by providing seniors with facilities for independent living.
FORM B
Page 2 of 2
11 FORM D File Number
ZONING VARIANCE
Planning and Zoning Commission
City of NIcHenry
333 South Green Street - McHenry, IL 60050 - Tel: (8 15) 363-2170 - Fax: (815) 363-2173
Table 32 of the City of McHenry Zoning Ordinance provides that in recomincriding approval or conditional
approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written
findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
I. Special Circumstances Not Found Elsewhere
Special circumstances exist that are particular to the property for which the variance is sought and that (to not
apply generally to other properties in the same zoning district; and these circumstances are not of so general
or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them.
The special ci rcum stai ices that are particular for this property for the parking space variation sought that -do
not generally apply to other properties in the same zoning district are that the use of property will be for
independent living facilities for seniors. This results in substantially less vehicles than the normal
high density 111LItti-fill1lily living units frequently utilized by more individuals and families of all ages. The
users of these units will be restricted seniors and have substantially less vehicles than projects with userg,
includit ig younger users
2. Cil-CLInistances Relate to Property Only
Since a variance will affect the character of its surroundings long after a property changes hands, the special
CirCL1111stances referenced herein relate only to the physical character of the land or building(s) for which a
variance is sought, such as dimensions, topography, or soil conditions; and they do not concern any business
or activity the present or prospective owner or tenant carries on or seeks to carry on therein, or to the
personal, business or financial circumstances of such owner or tenant, or any other party with interest in the
property.
'file special circumstances that relate only to this property variance are that the use is limited to independent
living units for seniors
FORM D
Page I of 3
3. Not Resulting from Applicant Action
The special circumstances that are the basis for a variance have not resulted from any act of the applicant or
of any other party with interest in the property.
The special cirCLIIllStaIlCCS that are the basis fora variance have not resulted -from any act orthe applicant but
resulting from the limiteduseorthe facilities to be developed for independent living for seniors
4. Unnecessary I lards—thip
The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue
hardship upon the applicant, as distinguished fi-oni a nicre inconvenience.
The strict application. of provisions of the Zoning Ordinance would result in the unnecessary and undue
hardship of the applicant by requiring the building and maintaining of unnecessary and unneededparking
spaces as distinguished From a mere inconvenience.
S. Preserves Rights Conferred by District
A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by
other properties in the same zoning district, and does not confer a special privilege ordinarily denied to other
properties in the district.
The variance of parking spaces for the applicant to preserve substantially the nine rights for other properties
in the same zoning district all(] does not confer a special privileges. The variance is appropriate since the
particular imited use to seniors for independent living has less needed for parking spaces than multi -family
residential units that have no such restrictions.
G. Necessary for Use of Propert�
The granting of a variance is necessary not beCaLISC it Will increase the applicant's economic return, although
it may have this effect, but because without a variance the applicant will be deprived of any reasonable use
or enjoyment of the property.
The variance is necessary for the applicant in this case because without it, tile. applicant would be incurring
substantial additional expense fair parking spaces inareasthat are unnecessary. and unneeded for this projects
fuse 0ftllC DI-Operty, limited to seniors for independent living.
FORM D
Page 2 of 3
7. Not Alter Local Charactej
The granting of a variance will not alter the essential character of the locality 1101- substantially Impair
environmental quality, property values, M I)Liblic safety or welfare in the vicinity.
will not alter the character of the locality, not i - 01'
property values, or public safety and welfare and will in fact, allow more oven space and green area on the
subject site.
& colisistclit with Zoning Ordinance and Comprehensive Plait
I'lle granting of the variance will be in harmony with the general purpose and intent ofthe Zoning Ordinance
and Comprehensive Plan of the City, as viewed in light orany changes conditions since their adoption.
The granting of the variance will be in harniony with the general purpose and intent of the Zoning Ordinance
and Comprehensivc Plan of theCity, as viewed in light of any change conditions since their adoption which
conditions include the development of multi -family units to the \vst, single fainfly units to the North and
commercial and residential development along Brill Valley Road corridor to the South.
2, Minimum Variance Rgelrrjred
The variance requested is the minimum required to provide the applicant with reasonable use and eiljoynicnt
of the property.
Considering the limitations on the proposed use of the 12rol)-crtY to seniors for independent living, t
ltc
variance requested is minimal and will have no negative impact to the use and enjoyment of the subject
Property.
FORM D Page 3 of 3
FORM E File Number
USE VARIANCE
Planning and Zoning Commission
CH3, of McHenry
333 South Green Street - McHenry, 11, 60050 -'rel: (815) 363-2170 - Fax: (815) 363-2173
Table 32(A) of the City of McHcnry Zoning Ordinance provides that in recommending approval or
conditional approval of a use variance, the Planning and Zoning Commission shall, transmit to the City
Council written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Practical DiffiCLII&S or Particular lIaj:d—sWij
'file strict application of the provisions of the Zoning Ordinance relating to the use Of the buildings or
structures, or the use of the land, \\,OLlld result in unnecessary and undue hardship upon tile applicant, as
distinguished from a mere inconvenience.
The strict application of the provisions of the Zoning Ordinance relating -Lo-the use of the property would
result in unnecessary hardship as the residences of the proper U will require certain commercial industry.
The commercial industry is targeted specifically at the properties residences which allows for resources to
be provided oil site resulting in residences staying oil the property and lower traffic oil Crystal Lake Road
and surrounding roadways.
2. Reasonable Rglurn
'File property cannot yield a reasonable return if permitted to be used Only Under the conditions allowed
by tile Zoning Ordinance for the pertinent zoning district.
The property cannot yield a reasonable I-CU11-11 without combining commercial with residential. The
residences of the property will have limited resources to leave the property-, as such the commercial
indushr�provided will result in these resources being met onsite and decreasing traffic in the surrounding
area.
3. unique Circumstance
Special circumstances exist that are peculiar to the property for which the use variance is sought which do
not apply generally to other properties in the same zoning district.
The special circumstances that exist that are peculiar to the property for which the use variance is souight
are commercial industry amongst resideiltial. residences. The residences of tile property will have limited
resources to leave the property, as such the commercial indLitry provided will result in these resources
being niet onsite and decreasing traffic in the surrounding area.
FORM E
Page 1 of 2
4. Not Alter Local Character
The granting of the Use variance will not alter the essential character of the locality nor substantially
impair environmental quality, property values, or public safety or welfare in the vicinity.
The granting Of the LISC variance will not alter the essential character of the locality nor substantially
impair environmental quality, property values, or public safety or welfare in the vicinity as i.t-is adding
commercialindustryfor onsite residences, The commercial ill(ILIStry will be limited and be particular to
the residences needs.
S. Consistent with Comprehensive Plan
The granting of tile use variance will be in harmony with the general purpose and intent of the Zoning
Ordinance and Comprehensive Plan of the City, as vieNved in light of any changes conditions since their
adoption.
The granting of the use variance will be in harmony with general purpose and intent of the Zoning
Ordinance and Comprehensive Plan of the city as it is consistelit. with the surrounding zoning of the
property. The commercial industry is targeted specifically at the properties residences which allows for
resources to be provided oil site reSUIting in residences staying on the property and lower traffic oil
Crystal Lake Road and surrounding roadways.
FORM E
Page 2 of 2
Form F
PLAT/DEVELOPMENT APPLICATION
City of McHenry
333 South Greets Street - McHenry, IL 60050 - Tel: (815) 363-2170 - Fax: (815) 363-2173
I.. Name of Applicant E Isayd Hassaneii Tel 708-692-2215
Address 10522 Lgiettf-
,t Lane, Orland Park, IL 60467
Email: liassaiieitiels,,iyed((-�,valtoo. orn
2, Name of Property Owner The Chanel. an Illinois Not -For -Profit Cori). Tel 847-828-801
(If other than Applicant)
Address Yq Attorney Christopher Nudo
IQQQ N. Randall Road. 4th Floor
E,,I&jn, IL 600123
Email: sjt[isr
3. Name of Engineer Cj—h—afar-i-Aas.QQa1.Qa Tel 312-284-2300
(If represented)
Address 122 S. Michigan Ave.. Ste, 150Q
hi C c PILO —,— - 603
4. Name of Attorney John P. AntoLiopulos. Antouonoulos- & VirtelPC Tel 630-257-581.6
(If represented)
Address 15419 127th Street, Ste. 100,
Lemont 60439
Email: jglit �),jjyfE
5. Common Address or Location of Property 414 S, Crystal Lake Road. McHenrv. IL 6005
6. Requested Action
Preliminary Plat
Final Plat
X Development
Pagel of
Provide a brief description of the Requested Action. For example, indicate the number of lots and
the type of subdivision (single-family, towlihorne, commercial, industrial, etc.) or include a
description of the development project:
Seni QrHDusi nendI nit - Indeent Livine consisting of two buildinas (175 units and-125
-.,
units) totaling 300 1 hpdroom units, 3. slorigs high with omingicial industr
onsitc,
7. Current Use of Property
Farinin
Z
5. Current Zoning Classification of Property, Including Variances or Conditional Uses
Cur.M1111y ClaSsift ed "E" Estate District with a conditional use permit for assembly use,
G. Current Zoning Classification and Land Use of Adjoining Properties
North: Use; House, zoned "RS-2"Mcdiiiiii--Di,.naily..Siag,le Family RcsidgLltial Ealpily an(I "A-1"
Agricultural in the County
South: Use: Ai!ricultural; zoned "C- I", Con yenience Commercial and "RM-2" High-De11jly
Multi -Family Residential:
East: Use: Agricultural: zoned "A- L At!ricultural in the Countv
West: Use: Ag1i ultural: zoned "C-3"Communily CQmmmial District aud "RU
High -Density Multi-Fainity Residenlial. I
8. Required Attachments - Please refer to the attached checklist.
9. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner or
trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property
or his or her agent or nominee.
Applicant is Owner
Ifthe Applicant is not the owner of record of the subject property, the application shall disclose the legal
capacity of the Applicant and the full name, address, and telephone number of the owner(s). In
addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has
the authority from the owners(s) to make the application.
A1142licant or Oxytier is Corporation or Partnership
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation or partnership, the application shall disclose the name and address of the corporation's
officers, directors, and registered agents, or the partnership's general partners and those shareholders
or limited partners owning in excess of five percent of the outstanding stock or interest in the
corporation or interest shared by the limited partners.
FORM F
Page 2 of 3
Applicant or Owners a Land LTrust
If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address, telephone
number, and extent of interest of each beneficiary shall be disclosed in the application.
10. Certification
hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
such codes,
I hereby request that the City process this application in accordance with the codes and ordinances of the
City,
Signature of Almlicant(s)
Print Name and Designation of Applicant(s)
doll- wified
:52','1 EDT Elsayed Hassanein
X8Y5-RPO1-8240-7C5Q I
Page 3 of 3
Valerie S. Kretchmer Associates, Inc.
Real E,,,,tate and Plaoning Consulting
807 Davis ;;treat , 4 2004
Evatist(xi, IL (30201-7103
T E L 84 7- 964 - 889 5
E-MAII.
TO: Dr. Haitharn Ramadan
FROM: Valerie S. Kretchiner, Valerie S. Kretchiner Associates, Inc.
DATE: May 18, 2018
SUBJEcr: McHenry Senior Independent Living Market Assessment
Valerie S. K-retchmer Associates, Inc, (VSKA) prepared a market assessment for your site located
at Crystal Lake Road and Bull Valley Road in the Village ofMcHenry, IL. VSKA did not visit
the site or competitive facilities for this preliminary assessment.
We conducted the following:
• Delineated the market area from which a senior development at this site would draw and
analyzed the demographic characteristics of the area that relate to the demand for
independent senior living.
• C'ontacted planners in market area municipalities to obtain information on planned
developments that could be competitive with this location.
• Obtained information from NIC (National Investment Centel- for Seniors Housing) on
occupancy and rent trends in independent living facilities in the market area.
• Surveyed by phone the market area facilities that offer independent living.
• Analyzed the penetration and demand lor independent living in the market area.
• Made preliminary recommendations as to the number of supportable Units and rents.
The pages that follow provide our conclusions and analysis. Location maps are on the following
pages.
Cld
41
Om,u I RO -; ild
fl)
Valerie S. Kretchimr Assockitos, Inc.
A. Stminiai-y and Conclusions
The McHenry Market Area (MA) was delineated based on the senior housing competition,
characteristics of the local area, road network, and physical barriers. The Market Area includes
northeast McHenry County and a small portion of far northwest Lake County. While it includes
many small municipalities, the population is Clustered around McHenry, Crystal Lake and
Woodstock.
There are Currently four facilities with all estimated 386 units of independent living in the
McHenry Market Area -- McHenry Villa, Fox Point Retirement, Tile Fountains at Crystal Lake
and Hearthstone Senior Living Community. At this time, there are no other market rate facilities
with rental independent living planned. The existing f6m, facilities are generally older with the
newest one 14 years old. One is exclusively for independent living, while the other three have
assisted living. Two also have memory care and one also has skilled nursing. All of the facilities
have availabilities in independent living, some more than others.
According to data from NIC (National Investment Centel- for Seniors Housing), the overall
occupancy rate for independent living in the McHenry Market Area as of the first quarter of 2018
was only 82%, significantly below the 90% rate for the Chicago metro area as a whole.
However, one new facility in Algonquin (Clarendale of Algonquin) located SOLIth of the
McHenry Market Area, opened in 2016, leased up very well and is full with a waiting list. It is
likely that Clarendale's opening affected the OCCLIpanCy rates at the older Market Area facilities.
The senior Population is projected to grow significantly over the next five years, with the number
ages 65+ projected to increase by 21% and the member 75+ years projected to increase by 22.5%.
As such, there will be a growing need for more senior 11OUSing in the Market Area in the coming
years.
The independent living penetration rate (tile member of existing and planned units divided by the
number of households ages 75+ with adequate net worth) is currently 10.2%, a reasonable
overall rate for a market area. Given the projected increase in the target population, with 72
independent living units at your site, the penetration rate will actually remain unchanged. As
such, we conclude that there should be reasonable demand for your proposed independent living
facility. We conservatively estimate demand for 106-169 independent living units over the next
five years, well in excess of the 72 units you are planning in McHenry.
However, we did not Visit your site or the competitive facilities to see how your site compares
and the overall quality of the competition. As SUCII, our conclusions are preliminary and could
change after visits to the site and other facilities.
Vitoria $. Kretchmor Assockites, bic,
B. Dernogi-aphies of the Market Area
VSKA delineated the Market Area (MA) based oil the potential draw of the site, community
characteristics, competition, road network, and the location of physical barriers such as lakes. As
such, the MA is roughly bounded by the Wisconsin state line on the north, R01.1te 12 south to
Island Lake west to the Fox Rivet, on the east, Three Oaks Road and Ackman Road on the south,
and Route 47 (and including Woodstock) on the west. The site is oil the east side or the MA. The
MA includes all or parts of McHenry, Crystal Lake, Woodstock, Prairie Grove, Bull Valley, Fox
Lake, Hebron, Holiday Hills, Island Lake, Johnsburg, Lakenloor, Lakewood, Oakwood Hills,
Richmond, Spring Grove, Volo, Wonder Lake and McCullom Lake. A map of the MA follows.
ulation and HouscholclTrends
Table I that follows shows the population and household trends in the MA since 2000
and projected to 2022, based on data from the U.S. CCIISLIs and from. Esri, a demographic
data vendor.
The Market Area had a 2010 population of 173,427 and is estimated to have increased by
0.4% to 174,130 as of 2017. Esri projects a 1.2% increase over the next rive years to
176,188. The median age as of 2017 is 39.8 years, relatively old for an outer suburban
location. Slightly less than 14% of the population is 65-F and 5% is 75-F years of urge.
Market rate independent facilities are primarily targeted to those over 75 and most
residents are in their 80s and 90s. Younger seniors are less likely to move into market
rate senior housing.
'rile Market Area has an estimated 63,906 households in 2017, a 1.2% increase since
2010 and it is projected to increase by another 1.5% to 64,872 by 2022. 'rile average
household size or2.70 persons is indicative of a family -oriented area.
"Pile City of McHenry has an estimated 27,285 people in 10,240 households. 'rile city
grew at a higher rate than the MA over the past seven years, but is projected to grow at a
slower rate in the coming five years. Its senior share is comparable to that of the larger
Market Area, though its median age is Slightly younger.
Table 2 below shows the senior population by age grOLIP in 2010, 2017 and projected to
2022. The population over 65 is estimated to increase by almost 5,000 people or 2 1.0%
between 2017 and 2022. The number age 75+ is projected to increase by almost 2,000 or
22.5%.Thosc ages 65-74 years are projected to have the largest numerical increase, just
over 3,000 people. These are the Baby Boomers. Those 75+ years of age are a
significantly smaller cohort as fewer• people were born during the Depression and World
War 11. Seniors age 65+ in the City of McHenry account for 16% or the seniors in the
MA.
McHenry Independent Living Market Area
IvAntAes
lend a
m
m
m
m
Ox Him
1, "Ax, C�
Waucar
Source: Valerie S. Kretchmer Associates, Inc.
Valetie S. Kretchmor Associates, h?c.
Table I
POPULATION CHARACITRISUCS
McHENRY SENIOR MARKET ARE'. AND CITY OF McfIENRY
PODIllation
2000Census
150,303
21,825
2010 Census
173,427
26,992
Change, 2000-2010
23,124
15.4%
5,167
23.7%
2017 Estinitted
1711,130
27,285
Change, 2010-2017
703
0.40/a
293
1.1%
2022 Projected
176,188
27,401
Change, 2017-2022
2,058
1.2%
116
0.4%
Households
2000Census
53,072
7,904
2010Census
63,129
10,075
Change, 2000-2010
10,057
18.91ya
2,111
26.5%
2017 Estinvited
63,906
10,240
Change, 2010-2017
777
1.2%
165
1 .6%
2022 Projected
64,872
10,308
Cliange, 2017-2022
960
1.5%
68
V%
Average Household Sim, 2017
2.70
2.65
Population by Age, 2017
Under 5
9,739
5.00/a
1,645
6.0%
5-14
23,058
13.2%
3,504
12.8%
15-24
21,783
12.5%
3,362
12.3%
25-34
21,861
12.6%
3,756
118%
35-44
22,424
119%
3,002
13.2%
45-54
26,487
15.2%
3,996
14.0%
55-64
25,025
14.4%
3#18
13.41/lo
65-74
15,086
8.7%
2,202
8.1%
75-84
6,058
3.5%
1,00-,l
3.7%
8.5.1.
2,007
1.5%
565
2.1%
Median Age, 2017
39.8
38.8
Source: PSRI
7
Wfatie S. Kretchmer Associates, hie.
Table 2
SENIOR POPULATION BYAGEGROUP
tWHENRYSENIOR MARK VUARFA AND CITY OF NIJUMW
Market Area
55-f4 21,053 25,025 25,553 3,972 18.90/0 528 2.1%
65-74 10,741 15,086 18,135 4,345 40,5% 3,049 20.2%
75+ 7,743 8,665 10,612 922 11.90/0 1,947 22,5%
Total 55+ 39,537 48,776 54,30) 9,239 23.4% 5,524 11.3%
Total 65+ 18,484 23,751 28,747 5,267 28.5% 4,996 21.0%
City of Nkulellry
55-64 2,918 3,(A8 3,757 730 2 5. W/o 109 3.0%
65-74 1,580 2,202 2,562 622 39.4% 360 163%
75+ 1,511 1,569 1,721 58 3.8% 152 9.7%
Total 55 1- 6,009 7,419 8,040 1,410 23,5% 621 8.4%
Total 65-1 3,091 3,771 4,283 680 2 2. W14 512 13.6%
Source: ESIU
2. Income and Net Worth
Table 3 below shows the income distribution for Market Area seniors. Sixty percent of
those ages 65-74 have incomes over $50,000, while only 29% over 75 have incomes this
high. Generally, a senior will need an income of $50,000 or net worth of $150,000 to
afford market rate independent living. Over 5,400 seniors ages 65-74 and 1,620 ages 75+
have incomes over $50,000. The higher income shares in the City of McHenry are
slightly lower than in the MA.
Table 4 shows the 2017 net worth for MA seniors by age. Many seniors will be spending
down their assets to pay for housing even iftheir incomes are less than the annual cost of
senior housing. The median net worth is over $250,000 for households ages 65-74 and
75+. (This is the highest category for which data are available.) Approximately 74% of
those ages 65-74 and 69% of those ages 75+ have a net worth in excess of $150,000,
which will make them candidates for market rate independent living. The shares are
lower in the City ol-'McHenry.
8
Valefle S. Krotchmor Associates, hie,
Table 3
SENIOR HOUSEHOLDS BYAGEAND INCONIE
MMENRYSENIOR MARKEI'AREA AND CITY OFMcH "1711Y
Market Area
Households 55-04
14,007
13,957
-110
-0.8%
Un der $I 5,(X)O
934
6.0%
889
6.4%
-45
-4.8%
S I 5,000-S24,999
842
6.0%
740
5.3%
-102
-12.1%
525,000-534,999
794
5RI/o
007
4.8%
-127
- 16. (Y)lo
$35,000-S49,999
1,292
9.2%
1,070
7.7%
-222
-17.2%
$50,(00-574,999
2,222
15.8%
1,803
12.9%
-419
-18,90/0
$75,000 f,
7,983
56.7%
8,788
6 3. (YYo
805
10.1%
Houscliolds 65-74
9,083
10,579
1,496
16.5%
Under$15,000
736
8.1%
854
8.1%
118
16.00/n,
S 15,000-$24,999
999
11. OP/O
1,0(4
IOJ%
65
6.5%
$25,000-$34,999
764
R4%
797
7.5%
33
4.3%
$35,000-549,999
1,139
12.5%
1,177
11.1%
38
3.3%
550,000-574,999
1,600
17.7%
1,581
14.(Y)lo
-25
-1.6%
575,000-+
3,839
42.3%
5,100
48.3%
1,267
3100/o
HOLISel101ds 75+
5,525
6,558
1,033
18.7%
Undet-515,000
814
14.7%
991
15.1%
177
21.7%
$15,000-$24,999
1,165
21.1%
1,352
20.0%
187
16.1%
$25,000-,S34,999
923
16.7%
1,0412
15.9%
119
12.9%
$35,000-$49,99()
1,003
1 &2%
1,119
17.1%
116
11.6%
550,000-574,999
824
14. Tlo
878
13.4%
54
6.6%
575,(1()O+
796
14.4%
1,176
17.9%
380
47.7%
9
Werip $, Kretchmer k9sociatos, Inc.
City of McHenry
Households 55-04
2,053
2,077
24
1.2%
Under,S15,M)
165
8.00/0
1 (Y4
7.9%
- 1
-0.6%
$15,000-S24,10)
171
8.3%
157
7.6%
-14
-8.2%
$25,000-S34,999
105
5.1%
91
4.4%
-14
-13.3%
$35,000-S49,999
196
9.5%
165
7.9"/o
-31
-15.8%
$50,000-S74,999
354
17.2%
295
14.2%
-59
- K7%
$75,000+
1,002
51.7%
1,205
580/4
143
13.5%
I louseholds 65-74
1,369
1,558
189
13.8%
Under $I 5,(X)O
125
9.1%
138
8.90/f)
13
10.4%
$15,000-$24,10)
183
13.4%
192
12.3%
9
4.90/4
$25,000-$34,999
100
7.3%
104
6.7%
4
4.0%
$35,0(X)-,S49,(0)
185
13.5%
190
12.20/o
5
17%
$50,000-S74,999
264
19.3%
257
16.5%
-7
-2.7%
$75,000+
512
37.4%
677
43.5%
165
32.2%
Households 75+
1,0()0
1,136
76
7.2%
Under $15,000
182
17.2%
203
17.90/o
21
11.5%
S I 5,000-S24,999
275
25.9%
288
25.4%
13,
4.7%
$'25,000-S34,999
149
14.1%
151
13.3%
2
1.3%
$35,000-S49,999
172
16.2%
170
15.5%
4
2.3%
$50,000-S74,999
143
13.5%
138
12.1()/o
-5
-3.5%
S75,000i-
139
13.1%
180
15.8%
41
29.5%
Source: BRI
C. Home Values
Most seniors will be selling homes prior to moving into an independent living facility. Seventy-
three percent of Housing in McHenry is owner -occupied. Comparable shares for ('"'rystal Lake
and Woodstock are 76% and 62% respectively. Seniors are more likely to be homeowners than
YOLIIIgCi' 11OLISel101ds, particularly since the recession. According to data from the Illinois
Association ot'Realtors, the median sales price in 2017 in McHenry County was $201,125.
According to Zillo\v, the median sales price as offebruary 2018 in McIlenry was below this at
$169,000. The median prices in Woodstock and Crystal Lake were higher at $185,000 and
$195,000 respectively.
Valerie S. Krotchnior Associatos, Inc.
,rable 4
MUS MOLD NETWOR'Ill
NIMENRYSE, NIOR AREA AND CMIOF INIMENRY
Age 55-
14,066
2,055
Under $15,000
1,600
11.4%
282
13.7%
S15,000-34,999
429
3, (Plo
78
3.8%
S35,(W-49,W)
308
2.2%
49
2.4%
S50,0()0-99,(0)
906
6.4%
186
9.1%
S100,000-149,999
855
6.1%
124
6.0%
S I 50,(XX)-249,9( )( )
1,505
10.7%
203
9YYO
S250,00(1+
8,463
60.2%
1,133
55.1%
Median Net Wotili
S250,0(kf
$250,00(J+-
Age 65-74
9,084
1,371
Under $1 5,0(X)
694
7.0%
130
9.5%
S15,000-34,999
119
1.3%
25
1.8%
S35,000-49,999
174
1.()YO
27
2.0%
S'50,000-99,999
605
6.7%
105
7.7%
S 100,000- 149,99'9
789
8.7%
144
10.5%
S 150,000-249,999
959
10.6%
1410
10.2%
$250,000+
5,744
63.2%
goo
5&41%
Median Net Woilli
$250,000+
$250,0001-
Age 75
5,524
1,060
Under Sl 5,(XX)
561
10. ?210
144
13.6%
$15,000-34,999
224
4.1%
95
9.00/0
$35,00049,999
74
1.3%
16
1.5%
$50,(X)()-()(),'�K)q
461
8.3%
102
9.6%
S I 00,(K)O- 149,999
419
7,6%
96
9.1%
$150,000-249,999
1,013
18.3%
188
17.7%
$250,000+
2,772
50.2%
419
39.5%
Median Net Woilli
S250,000+
$180,835
Age 65 1-
14,608
2,431
Under S15,(7)O
1,255
8.6%
274
11.3%
$15,000-341,999
343
2.3%
120
4.9%
$35,000-49,999
248
1,7%
43
1.80/0
S50,000-W,W)
1,006
7.3%
207
8.5%
$100,000-149,(0)
1,208
8.3%
240
9.90/0
$150,000-249,999
1,972
13.5%
328
13,5%
$250,(XXYt
8,516
58.3%
1,219
50. I'Vo
Source: ESRI
Valoie S. Kretdimi Associates, /tic.
D. Competitive Independent Living Facilities
Table 5 that follows shows the market rate senior independent living facilities in the McHenry
MA. There are l'OLII' rental facilities with an estimated 386 units of independent living. Two of the
facilities do not have separate wings or floors for independent and assisted living. As SLICII,
residents can stay in their independent apartments and receive additional services if they need
assisted living. We estimated the share of independent vs. assisted living shares based on
information from the facilities.
Two of the properties are located in McHenry — McHenry Villa (102 Units) and Fox Point
Retirement (113 independent and assisted units). The Fountains at Crystal Lake has 85
independent living Units. Hearthstone Senior Living COMITILInity has 128 units of independent
and assisted living. Marketing staff at all of these facilities indicated that they have availabilities
and no waiting lists. McHenry Villa and Hearthstone are the oldest. Fox Point opened in 2004
and is the newest.
The rent at all Of thCIYI ilICILI(les three daily meals, some housekeeping, most Utilities and
activities. They all have multiple community spaces including dining roorns, living rooms,
activity rooms, library/computer center, laundry, beauty shop, outdoor area, scheduled
transportation, and some level of wellness care. Some will also take residents to medical
appointments.
Rent ranges are:
Studio $1,720-2,600
1 Bedroom $2,260-3,500
2 Bedrooms $2,670-4,395+
Unit sizes were not available for all of the facilities. At the two for which sizes were available,
studios range from 280-400 square feet. One bedrooms range fi-om 428-750 square feet, and two
bedrooms or one bedrooms + den range from 800-975 square feet.
The newest market rate independent living facility to open in McHenry County is south Of the
MA in Algonquin. Clarendale of Algonquin opened in 2016 with a total of 186 Units, 76 of
which are independent living. The property ]eased Lip quickly and is now full with a wait list.
Rents are more expensive than the range shown above at the older MA fiacilities, with one
bedrooms $3,100-4,200 and two bedrooms $4,400-4,600 per month. These rates include a
monthly mcal allowance of$350, which covers 1-2 meals per clay ($6-18 range per meal). The
Units are generally larger than those in the MA.
12
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Vale,rie S, KmIchmor Associates, Ina
NIC (National Investment Center for Seniors Housing) surveys senior housing in the Chicago
metro area on a quarterly basis, The ITIOSt recent Survey was conducted as of the first quarter of
2018. At that time, the average occupancy rate for facilities that were primarily independent
living in the McHenry MA plus Clarendale of Algonquian was 82.2%, a decrease from the fourth.
quarter 2017 rate of 85.1 %. In comparison, the Chicago metro area occupancy rates were 90.3%
in the first quarter of 2018 and 90.0% in the fourth quarter of 2017.
The graph below shows the occupancy trends for the competitive set of independent living
facilities in the MA compared to the Chicago metro area.
McHenry Market Area Comparable Properties and Chicago Metro Area
Independent Living Occupancy Trends
First Quarter 2006-First Quarter 2018
IL Comparable Set
It Chicago, IL Metro
100.0%
95.W10
9 0. 0%
8S. onlo
80.01/0
I
V
7 S, (r/o
7 O. OIX)
65.(r/o
60, W/o
W a) 0 H
0 0 0 Ct r_1 1-1
N
H
0)
11
et UI) to
14 H v-1
r,
11
co
H
CS 0 0 C) 0 0
Ef Ef U U Vl
0
E�
0
E[
0 0 0
Ei Ei E�
0
Ej
0
E�
H 11 H H Ii
rf
H
H H 11
Source: NIC.
Rents at the independent living facilities in the McHenry MA Plus Clarendale of AlgOrI(lUin are
lower on average than the Chicago metro area. According to NIC, the average rent for
independent living in the MA as of the first quarter of 2018 was $2,927 compared to $3,080 for
the inctro area as a whole. The average rent increased by 5.2% in the competitive independent
living set over the past year, while in the metro area, the average rent decreased by 0.2%. The
graph below shows these trends.
17
Valade S, Kretchmar Associates, W.
Nifflem-y Mai-ket Area Comparable Properties and Chicago Nleti-o Area
Independent Living Average Rent Trends
Fit-st Quarter 2006-First Quartet- 2018
$3,200
$3,000
$2,800
$2,600
$2,400
$2,200
$2,000
IL Comparable set —1-1— IL Chicago, It. Metro
t' C* 0) C. H ra M �t Ln � r CO
0 0 0 H 11 H H r-4 '4 14 1-4
0 0 0 0 C) CD 0 CD 0
E} � C E�
Source: NIC.
E. Planned Scitim- Development
VSKA contacted planners in the communities included in the Market Area. At this time, there
are no approved market rate rental independent living facilities planned. In Crystal Lake, an
affordable rental building for seniors was approved at Station Drive and Exchange Drive. It will
Have 60 units targeted to households with incomes less than $38,000 and will be funded through
Low-income Housing Tax Credits. The building swill not offer meals or other services. The
developer is Turnstone Development Corporation.
Also in Crystal Lake, a developer is in conceptual diSCLISSiOnS With the city regarding the
potential development of 52 duplex buildings with 100- 104 units and 120 Units of independent
living. The site is at Route 14 and Ridgefield Road. However, the site has water and Se\VC1' issues
and no formal plan has been submitted. As such, it is not certain that it will be moving ahead.
Lennar is building 104 for -sale ranch homes off of Route 31 in Crystal Lake and 86 active adult
single-family homes at Routc 12 and Molitor Road in Volo. However, these would not be
competitive with a rental independent living facility in McHenry as they are targeting younger.
seniors.
18
Valatio "), Kretchmer Associalos, Inc.
F. Penetration and Demand for Additional Independent Facilities
VSKA analyzed the penetration of the existing and planned independent living facilities in the
McHenry MA. This is an indication of the extent to which the MA is already served. A lower
penetration rate means fewer eligible households are currently living in these facilities. The
penetration rate for independent living is based on the 111.1mber of households ages 75-F with
adequate net worth, assumed to be over $150,000. Sixty-nine percent of MA households ages
75+ will qualify.
At present, we estimate that there are 386 units of independent living in the MA. This assumes
that 67% of the independent/assisted units at Hearthstone are occupied by independent living
residents. At this time, there are no approved market rate independent living rental units in the
MA. As shown in Table 6 below, the current penetration rate is 10.2%, a reasonable rate for a
market area. By 2022, the penetration rate will stay the same with the addition of 72 units
planned at the subject site, due to the projected increase in the senior population with net worth
over $ 150,000. The 72 units YOU have proposed will need to capture only 1.6% of the eligible
households, a very reasonable share for a single property.
Table 6
INDEPENDENT LIVING MARKUP11WETRATION AND Pfz().JWI'CAI"I'Ul7LlANAt,YSIS
McH M4 IZY SINIOIZ MA.RI( KFAIZEA-
Nlarket Area Households 75 Years +
Market Area Households 75+Nvith Net Worth of S150AW
Market Penetration Rates
Potential Mel lemy Senior Living Independent Units
Heisting and Planned Nlarket Area luideperident Living Units itICILI(lifIg McHenry
Senior Living
Penetration of Market Area Households 75+,vvith Adequate Net Worth
NlellenvySenioi- Lhing Capture Mite
Capture Rate of Market Area 111 Is 75, Years with Adequate Net NVorth
Source: Valerie S. Kretelimer Associates, Inc. based on estirintes & projections fi-om HSRI
5,525 6,558
3,786 4,493
72
386 458
10,2% 10.2%
1.6()/t)
19
Valwic SKfetchmer Assochitos, Inc,
Based on <in analysis of the demographics of the MA, the COIIIPCtiti\'C SUpply and penetration
analysis, VSKA COIIClUdes that there is demand for additional independent living units in the MA
despite the lower overall occupancy rates at the existing properties. Conservatively, we estimate
demand based on the subject property capturing 2-3% of the MA's households 75+ years of age
with a net wortli of$150,000+. VSKA also assumes that additional demand will come from
residents moving from OLItSidc of the MA and those 65-74 years of age, since many elderly
residents in independent living move to be close to adult children or move back to their home
towns after retiring to Sunbelt locations. We assume these will contribute 15-20% of the total
residents.
This results in demand ' from MA residents of 76-114 units in 2017, increasing to 90-135 units in
2022, The additional demand From seniors who move from outside of the Market Area or who
are 65-74 years of age adds 13-28 units in 2017 and 16-34 units in 2022. ThLIS, the total number
of supportable independent living units is 89-142 in 2017, increasing to 106-169 units in 2022.
This is well in excess of your planned 72 units. Table 7 below presents the demand analysis.
Table 7
INDEIIENDENTLIVING DENIAND
NICHENRYSENIOR MARKEI'AIWA
All Market Area Households 75+
Market Area Households 75 4- with Net WoOli of S'150,CKX) v (Adequate Net Woah)
L-knuand ftom Households 751, with Adequate Net Woj1h (2-3%)
Additional IX-nvind firomoutside the Market Area and Ages 65-74 (15-20'Ya)
TOTAL DEVIAND
5,525
5,525
6,558
6,558
3,786
3,786
4,493
4,493
76
114
90
135
13
28
16
341
89
142
106
169
Source: Valedc S. Kretchmer Associates, Inc. based on estimites and projections from LSRI.
20
Va let ic S. Kre to lutior Assookites, hie,
G. Supportable Rents and Recommended Unit Sizes
The rents shown below assure that the facility will be high quality. The base monthly fee should
include 2 daily meals (breakfast and one main meal, usually dinner), snacks, weekly
housekeeping and linens, all Utilities except phone and cable, Wi-Fi, scheduled transportation to] -
shopping and trips, activities and programs. A third meal can be offered for an additional
monthly fee or on an a la carte basis. The units should include carpet, blinds, individually
controlled HVAC, fully equipped kitchen (stove or microwave, refrigerator, dishwasher, garbage
disposal), washer/dryer, ample closets and emergency call system. Additional tenant storage for
bulky items is desirable.
Since we (lid not visit the site or competitive properties for this preliminary assessment, we are
assuming that a new building will be at least the quality of Fox Point Retirement, the most
recently built facility of the four in the MA, and more likely the quality of Clarendale of
Algonquin.
Most of the Units should be one bedroom (60-650/a) with some two bedrooms (20-25%) and a
tcW studios (10%) for more cost sensitive seniors. As SLICII, recommended rents as of 2018 and
generalized Unit sizes are:
Independent Living Rent Range $2,700-2,900 $3,200-3,700 $4,300-4,600
Unit Size Ranee (SF) 450-500 650-750 850-900
H. Market Area Assisted Living and Memory Care Facilities
VSKA did not survey assisted living or memory care facilities as part or the scope of work for
this assignment. However, Table 8 below shows the senior facilities that offer assisted living and
memory care in the MA.
21
Valode S. Kietchmer Associates, hm
Table 8
ASSISTED LIVING AND MEMORY CARE IN THE NIMENRY MARKET ARIA
The Fountains of Crystal Lake
110
25
Fox Point Retirement (McHenry)
113 including Indpt.
40
Hearthstone Senior Living (Woodstock)
128 including Indpt.
20
Sunrise of Crystal Lake
45
13
Bickford Cottage of Crystal Lake
42
14
Three Oaks Assisted Living and Memory Care
68
25
(Cary)
ALItUnIn Leaves of Crystal Lake
43
Heritage Woods of McHenry*
100
Cottages of Fox Lake
64 total for both care types
White Oaks of McHenry
48
* Supportive living under the State or Illinois Medicaid Waiver program. Only 9.5% of
residents were private pay as of 2016 according to the state cost report.
22
AFFIDAVIT
NOW COMES, being first duly sworn and upon
oath, and states as follows:
1, That I am over the age of 18 years and have the mental capacity to execute this
Affidavit,
1 That I all) Nm'Vff- r- ofThe Chapel, an Illinois Not -For -Profit
Corporation.
3. That The Chapel is the title holder of record of the property commonly known as 414
S, Crystal Lake Road, McHenry, Illinois,
4. The current Tax 1, 1). numbers of the subject property are, 14.04-200-007, 14-03-100-
0211.
S. That the legal description of the subject property is described on Fxhibit "A" attached
hereto and by this reference made a part hereof, being Page I on Exhibit "A" of all
ownces Policy orritic insurance issued by Commonwealth band ,title Company.
6. The Chapel does hereby authorize Haitharn Ramadan to Ntition the City for a
rezoning or the subject property,
Further Afflan eth naught.
SOBSCIUBED and SWORN to before me
this 1 day of 2018, wtcrtrsra
OFFICIAL SE -AL
pob'101 SWO Of IMADI,
MVIIolnmlsmon expires
I
kily ,
MY1*ARY PUBLIC ., '. 252020 I
Prepargit by.,
Sainual J. Diamond
Diamond & LeStIcur, P'C.
3,131 W, I"fin Street
M01-teary, IL 60050
Ph.: 815-385.6840
Email: stim i: Ir)Uji&q!jj
This memorandum sLiminarizes the results of a traffic impact study conducted by Kenig, Lindgren,
O'Hara, Abooria, Inc. (KLOA, Inc.) for a proposed mixed -use residential development to be
located in McHenry, Illinois, The site, which is currently occupied by a vacant farm, is located on
the east side of Crystal Lake Road at its intersection with Rernmington Trail. As proposed, the
development is to consist of 125 multi -family units and 175 independent living units, Access to
the development will be provided via a single access drive on Crystal Lake Road aligned opposite
Renunington Trail,
This study was conducted to assess the impact the proposed development will have on traffic
conditions in the area and to determine if any roadway and access improvements are necessary to
accommodate development-gencrated traffic. It should be noted that KLOA, Inc. performed the
2013 traffic Study for the church that was approved for the subject site. The sections of this report
present the following:
0 Existing roadway conditions
0 A description of the proposed development
0 Directional distribution of the development -generated traffic
0 Vehicle generation for the proposed development
0 Future traffic conditions including access to the development
Traffic analysis for the weekday morning and evening peak hours
• Recommendations with respect to the adequacy of the development's access system and
adjacent roadway network
Mixecl-Use Residential Development
HcHeMV, IllhWiS
KLOANh
Existing transportation conditions in the vicinity of the site were documented based on field visits
conducted by KLOA, Inc. in order to obtain a database for projecting future conditions. The
following provides a description of the geographical location of the site, physical characteristics
of the area roadway system including lane usage and traffic control devices, and existing peak hour
traffic volumes.
Site Location
The site, which is currently occupied by vacant farmland, is located on the east side of Crystal
Lake Road at Reininington Trail and is bounded by single-family homes to the north and farmland
to the east, west, and south. Land uses in the area primarily consist of the aforementioned farmland,
residential homes to the west and north, and the Church of the Holy Apostles to the south. Figure
1 shows the location of the site with respect to the surrounding roadway system and Figure 2
shows an aerial view of the site:
Area Roadways
The principal roadways that provide access to the site are described in the following paragraphs
and shown in Figure 3.
Oystal Lake Road is a northeast -to -southwest, minor arterial road that provides one lane in each
direction. At its unsignalized intersection with Reiiiinington Trail, Crystal Lake Road provides a
combined through/left-turn lane on its northbound approach and a through lane and an exclusive
right -turn lane oil its southbound approach. At its signalized intersection with Bull Valley Road,
Crystal Lake Road provides an exclusive left -turn lane, a through lane and an exclusive right -turn
lane on the northbound approach and an exclusive left -turn lane and a shared through/right-turn
lane on the soutlibound approach. Crystal Lake Road has a speed limit of 35 mph, is under the
jurisdiction of the City of McHenry north of Bull Valley Road and tile McHenry County Division
of Transportation (MCDOT) south of Bull Valley Road, and carries an Annual Average Daily
Traffic (AADT) volume of 13,800 vehicles (Illinois Department of Transportation 2016).
Bull Valley Road is generally ail cast -west roadway that in the vicinity of the site provides one
through lane in each direction. East of Crystal Lake Road, Bull Valley Road is classified as a
principal arterial roadway by MCDOT and is designated as County Route 51. At its signalized
intersection with Crystal Lake Road, Bull Valley Road provides all exclusive left -turn lane, a
through lane and an exclusive right -turn lane oil both approaches. East of Crystal Lake Road, Bull
Valley Road carries and AADT volume of 13,200 vehicles (IDOT AADT 2017) and has a posted
speed limit of 50 miles per hour. West of Crystal Lake Road, Bull Valley Road carries ail AADT
volume of 10,000 vehicles (IDOT AADT 2017) and has a posted speed limit of 45 miles per hour.
Mixed- Use Residential Dei)elopi�ienf Arldollp's
Ale[lenj,Y, Illinois 2 01 sm O&M
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Site Location
Alixed-Use Residential Development
AlfcHenrY, Illinois
A
Figure I
Aerial View of Site Location Figure 2
Alined -Use Residential Development
AlcHemy, Illinois 4
Remmington Ti-e-fil is generally an east -west, local road that serves the Abbey Ridge subdivision.
At its intersection with Crystal Lake Road, Remmington Trail provides one shared left-turn/right-
turn lane that is under stop sign control and a pedestrian crosswalk on the west approach.
Remmington Trail is under the jurisdiction of the City of McHenry.
Existing Traffic Volumes
In order to determine current traffic conditions in the vicinity of the site, KLOA, hie, conducted
peak period traffic counts utilizing Miovision Scout Video Collection Units during the weekday
morning (7:00 to 9:00 A.M.) and evening (4:00 to 6:00 P.M.) peak periods at the following
intersections
0 Crystal Lake Road with Bul I Valley Road (Wednesday, May 9, 2018)
® Crystal Lake Road with Remmington Trail (Thursday, October 4, 2018)
The results of the traffic counts indicated that the weekday morning peak hour of traffic occurs
from 7:00 A.M. to 8:00 A.M. and the weekday evening peak hour of traffic occurs from 4:00 P.M.
to 5: 00 P.M. Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count
summary shects are included in the Appendix.
Crash Analysis
KLOA, Inc. obtained crash data from IDOT for the most recent available five years (2012 to 2016)
for the intersection of Crystal Lake Road with Bull Valley Road and Crustal Lake Road with
Remmington Trail. A review of the crash data indicated that there was a total of only three crashes
at the intersection of Crystal Lake Road with Reminington Trail. The crash data for the intersection
of Crustal Lake Road and Bull Valley Road is summarized in Table 1. Further, no fatalities were
reported at either intersection.
Table I
CRYSTAL LAKE ROAD WITH BULL VALLEY ROAD — CRASH SUMMARY
Year
Angle
Head On
Type
Object
of Crash
Rear End
------------
Frequency
Sideswipe
Turning
Other
Total
2012
0
0
0
---- - -----------------
6
1
2
0
9
2013
2
0
0
5
0
6
0
13
2014
2
1
0
5
2
7
0
17
2015
1
0
1
0
0
6
0
8
2016
1
0
0
8
0
7
0
16
Total
6
1
1
24
3
28
0
63
Average
1.2
< I
< 1
4.8
< 1
5.6
0
12.6
DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of
Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of
the data recipient(s).
Mixed -Use Resiclewi(il Demlopment
McHem-i,, Illinois 6
/rim 047 4 1
In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to
determine the traffic characteristics of the proposed development including the directional
distribution and volumes of traffic that it will generate.
Proposed Development Plan
As proposed, the development is to consist of 125 imilti-family units and 175 independent living
units. The development is to include 425 parking spaces. Access to the development will be
provided via a single access drive on Crystal Lake Road aligned opposite Renunington Trail. The
access drive is proposed to provide one inbound lane and two outbound lanes with the outbound
lanes striped for a shared through/left-turn lane and a separate right -turn lane. The outbound lanes
will be under stop sign control.
Directional Distribution
The directional distribution for the proposed development was estimated based on existing traffic
patterns, as determined from the traffic counts, and the location of the site relative to the primary
roadway system. Figure 5 illustrates the results of the directional distribution analysis.
Trip Generation Estimates
The number of peak hour trips estimated to be generated by the development was based on the trip
rates contained in 711p Generation Mcinual, 10"' Edition, published by the Institute of Transportation
Engineers (ITE). 'fable 2 shows estimated traffic to be generated by the proposed development.
Table 2
PROJECTED SITE -GENERATED TRAFFIC VOLUMES
Multi -Family Units (125 Units)
Independent Living Units (175 units)
Total
Mixed Use Resiclentiol Development
Alfeflenri�, Illinois
14
45 59
45
27
72
7
4 11
17
13
30
21
49 70
62
40
102
A
The total projected traffic volumes include the existing traffic volumes, increase in background
traffic due to growth, and the traffic estimated to be generated by the proposed subject
development.
Development Traffic Assignment
The estimated weekday morning and evening peak hour traffic volumes that will be generated by
the proposed development were assigned to the roadway system in accordance with the previously
described directional distribution (Figure 5). The traffic assignment for• the proposed development
is illustrated in Figure 6.
Background Traffic Conditions
The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for
the increase in existing traffic related to regional growth in the area (i.e., not attributable to any
particular planned development). Based on the CMAP projections, the 2018 traffic volumes were
increased by approximately 2.5 percent per year for six years (buildout year plus five years) to
project Year 2024 conditions.
Total Projected Traffic Volumes
The development -generated traffic was added to the 2018 traffic volumes accounting for
background growth to determine the Year 2024 total projected traffic volumes, shown in Figure
7.
Hixe(i-Use ResNewitV Development
AlfcHemy, Illinois 10
KALOAI\
12
The following provides an evaluation conducted for the weekday morning and evening peak hours.
The analysis includes conducting capacity analyses to determine how well the roadway system
and access drives are projected to operate and whether any roadway improvements or inodification
are required.
Traffic Analyses
Roadway and adjacent or nearby intersection analyses were performed for the weekday morning
and evening peak hours for the existing (Year 2018) and Year 2024 total projected traffic volumes.
The traffic analyses were performed using the methodologies outlined in the Transportation
Research Board's Highs Capacity Mcmucil (HCA4), 2010 and analyzed using the
Synchro/SiniTraffic 10 software, The analysis for the traffic -signal controlled intersections were
accomplished using field measured cycle lengths and phasings to determine the average overall
vehicle delay and levels of service.
The analyses for the Linsignalized intersections determine the average control delay to vehicles at
an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign
(includes the time required to decelerate to a stop) until its departure from the stop sign and
resumption of free flow speed. The methodology analyzes each intersection approach controlled
by a stop sign and considers traffic volumes on all approaches and lane characteristics.
The ability of ,in intersection to accommodate traffic flow is expressed in terms of level of service,
which is assigned a letter from A to F based on the average control delay experienced by vehicles
passing through the intersection. The .Highimyr Capacity Akfanual definitions for levels of service
and the corresponding control delay for signalized intersections and unsignalized intersections are
included in the Appendix of this report.
SUrnmarics of the traffic analysis results showing the level of service and delay (measured in
seconds) for the Year 2018 projected and Year 2024 total projected conditions are presented in
Tables 3 and 4. A discussion of the intersection follows. Summary sheets for the capacity analyses
are included in the Appendix.
Alixed-Use Res0ential Development
HcHemr v, Illinois 13
JrL O&M
Table 3
CAPACITY ANALYSIS RESULTS
CRYSTAL LAKE ROAD WITH REMMINGTONTRAIL AND PROPOSED ACCESS DRIVE
Weekday
Peak
Morning
Hour
Weekday
Peak
E vening
Hou�r
LPS
Delay
LOS
Delay
Existing Conditions
• Eastbound Approach
B
14.3
C
15.5
• Northbound Left Turns
A
8.6
A
8,5
Projected Conditions
• Eastbound Approach
C
17.7
C
22.9
• Westbound Left Turns
D
28.1
F
81.9
• Westbound Right Tums
B
10.2
C
16.2
• Northbound Left Turns
A
8.9
A
8.7
• Southbound Left Turns
.. . ...... . ........ -
A
8.0
B
10.0
LOS = Level of Service
Delay is measured in seconds.
Mixed -Use Residejaial Develolmient ALO-AF O;JM
Allel-lenn" Illinois 14
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Traffic Evaluation
Based on the results of the capacity analyses, the following is a summary of the findings,
Crystal Lcike Roi-id with Remmington TrcfillProposed Access Drive
The results of the capacity analyses indicate that the Remmington Trail approach currently
operates at Level of Service (LOS) C or better during the weekday morning and evening peak
hours. Under projected conditions, the Reminington Trail approach is projected to continue to
operate at LOS C or better during the peak hours with limited increases in delay.
The left -turn movement from the proposed access drive is projected to operate at a LOS D during
the weekday morning peak hour and a LOS F (hiring the weekday evening peak hour. The lower
level of service during the evening peak hour is due to the higher traffic volumes oil Crystal Lake
Road and the reduce number of gaps in the traffic stream. This left -turn traffic will be able to exit
on to Crystal Lake Road. However, it may experience some additional delay during the weekday
evening peak hour. This is common for stop sign controlled access drives along higher volume
roadways. It should be noted that the right -turn movement from the proposed access drive is
projected to operate at a LOS C or better.
Furthermore, the Crystal Lake Road northbound and southbound left -turn movements to
Rernmington Trail and the access drive are projected to operate at LOS B or better (hiring the
evening peak hour with 95"' percentile queues of one to two vehicles.
As such, the intersection has sufficient reserve capacity to accommodate the traffic to be generated
by the proposed development and the addition of the access drive.
In order to determine if separate left- or right -turn lanes are required on Crystal Lake Road serving
the access drive, the projected traffic volumes were compared to the turn lane warrant guidelines
provided in (1) the Access Control and Right-Of-P'tij, A11(incigement O)Wincmce of the McHenry
County Division of Transportation and (2) the Illinois Department of Transportation (1DOT)
Beauru Bureau of Design and Environment (BDE) Manual. A copy of the turn lane warrants is
included in the Appendix and the following summarizes the results.
Based on the McHenry County Division of Transportation guidelines, the traffic to be
generated by the proposed development will warrant both a northbound right -turn lane and
a southbound left -turn lane on Crystal Lake Road serving the proposed access drive.
Based on the IDOT guidelines, the traffic to be generated by the proposed development
dose not warrant a northbound right -turn lane on Crystal Lake Road serving the proposed
access drive. However, the projected traffic volumes exceed the threshold when a left -turn
lane should be considered oil Crystal Lake Road serving the access drive.
It is important to note that the results of the capacity analyses have shown that the critical
movements at the intersection are projected to generally operate at a good LOS without the
northbound right -turn lane and the southbound left -turn lane.
Hixecl-Use Resiclential Dei,elol-mient ALOVAr
McHenry))' Illinois 16 A M Am
Crystal Lake Road with Bull Valley Road
The results of the capacity analysis indicate that overall this intersection currently operates at a
LOS C during the weekday morning and evening peak hours, Under Year 2024 conditions, this
intersection is projected to continue operating at LOS C during the peak hours with increases in
delay of approximately four to five seconds. Furthermore, all of the approaches are projected to
operate at LOS D or better during the peak hours with increases in delay of approximately seven
seconds or less. As such, this intersection has sufficient reserve capacity to accommodate the traffic
projected to be generated by the proposed development and no signal modifications or roadway
improvements will be required.
Alixecl- Use Resi(lenticil Development
MeHe]71)', IffillOiS 17 Kim 0A I&
Based on the preceding analyses and recommendations, the following conclusions have been
made:
The results of the capacity analysis indicate that the roadway system has adequate reserve
capacity to accommodate the increase in traffic generated by the proposed development.
The proposed access drive with one inbound lane and two outbound lanes will be adequate
to accommodate the proposed development.
Based on the McHenry County Division of Transportation guidelines, the traffic to be
generated by the proposed development will warrant both a northbound right -turn lane and
a southbound left -turn lane on Crystal Lake Road serving the proposed access drive.
However, based on the MOT guidelines, the traffic to be generated by the proposed
development dose not warrant a northbound right -turn lane on Crystal Lake Road serving
the proposed access drive. Further, the projected traffic volumes exceed the threshold when
a left -turn lane should be considered on Crystal Lake Road serving the access drive. It is
important to note that the results of the capacity analyses have shown that the critical
movements at the intersection are projected to generally operate at a good LOS without the
northbound right -turn lane and the southbound left -turn lane,
Mixe(I-Use Resi(lential Develojnnew ALVAV
HcHenr � A
.y, Illinois 18 AV W W O&M
I
Traffic Count Summary Sheets
CMAP Projections Letter
Level of Service Criteria
Capacity Analysis Summary Sheets
Turn Lane Warrants
Traffic Count Summary Sheets Traffic
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CMAP Projections Lcttcr
FAD N I INTA'[01 a a
Andrew Bowen
Consultant
Kenig, Lindgren, OHara and Aboona, Inc.
9575 West Higgins Road
Suite 400
Rosemont, IL 60018
Subject: Bull Valley Road @ Crystal Lake Road
IDOT
Dear Mr. Bowen:
233 South Wacker Drive
Suite 800
Chicago, Illinois 60606
312 454 0400
%VWW-crnaP.11l!no11s'goV
April 27, 2018
In response to a request made on your behalf and dated April 27, 2018, we have
developed year 2040 average daily traffic (ADT) projections for the subject location,
ROADSEGMENT'Current
ADT
Year 2040 ADT
Bull Valley Rd West of �Stal Lake -D'd
10,000
21,800
Bull Valley Rd Fast of Crystal Lake Rd
16,000
27,800
Crystal, Lake Rd North of Bull Valle Rd
13,800
181300
Crystal Lake Rd South of Bull VIt!IeLe Rd
—r
14,9�O
19,400��
Traffic projections are developed using existing ADT data provided in the request letter
and the results from the March 2018 CMAP Travel Demand Analysis. The regional travel
model uses CMAP 2040 socioeconomic projections and assumes the implementation of
the GO TO 2040 Comprehensive Regional Plan for the Northeastern Illinois area.
If you have any questions, please call me at (312) 386-8806.
Sincerely,
Jose Rodriguez, PTP, AICP
Senior Planner, Research & Analysis
cc, Quigley (]DOT)
S.kAdiiiinGtoupsUtesearchAnalysis\-'O I Bey-Tn. McForccasls\McHenry\nic�06.18\iiic-06- 18,docx
Level of Service Criteria
LEVEL OF SERVICE CRITERIA
A Favorable progression. Most vehicles arrive during the {10
green indication and travel through the intersection without
stopping.
B Good progression, with more vehicles stopping than for >10 - 20
Level of Service A.
C Individual cycle failures (i.e., one or more queued vehicles >20 - 35
are not able to depart as a result of insufficient capacity
during the cycle) may begin to appear. Number of vehicles
stopping is significant, although many vehicles still pass
through the intersection without stopping.
D The volume -to -capacity ratio is high and either progression >35 - 55
is ineffective or the cycle length is too long. Many vehicles
stop and individual cycle failures are noticeable,
E Progression is unfavorable. The volume -to -capacity ratio >55 - 80
is high and the cycle length is long. Individual cycle
failures are frequent.
F The volume -to -capacity ratio is very high, progression is >80.0
very poor, and the cycle length is long. Most cycles fail to
clear the gueu-e --------------------
U4signajized ii4���Ils
Level of Service Avero�e Total Dclq (SEC/VEH)
A 0- 10
B > 10 - 15
C > 15 - 25
D > 25 - 35
E > 35 - 50
F > 50
Source: ffiehwav Cavacitv Manual. 2010. mm
Capacity Analysis Summary Sheets
Existing Weekday Morning Peak HOUr Conditions
Lanes, Volumes, Timings
1: Crystal Lake Road & Bull Valley Road 1011912018
~. �
Jk �� � �- 4- 4-- 4\ � / � � /0� \*~ �
- | J
� �
Lane Configurations
I
t
r
t
r
t
r
t`
Traffic Volume (vnh)
38
432
208
209
130
72
74
158
361
218
327
21
Future Volume (vph)
38
432
208
208
138
72
74
159
301
210
327
21
Ideal Flow (vohp|)
1800
2000
1800
1900
2000
1900
1900
2000
1900
1900
1800
1800
Storage Length 8A
80
275
200
415
240
240
345
0
Storage Lanes
1
1
1
1
1
1
1
U
Taper Length /k\
140
175
25
135
LanoUU|. Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.08
1.00
1.O0
1.00
1.00
1.00
Fd
0.850
0.850
0.850
0.991
At Protected
0.950
0.850
0,950
0.950
Sotd.Flow (pnoh
1752
1980
1615
1787
1981
1485
1885
1880
1508
1770
1848
O
Fit Permitted
0.688
0.211
0.441
0.530
8atd.Flow /porm\
1232
1988
1615
397
1801
1485
838
1980
1568
987
1843
0
Right Turn nnRed
Yam
Yes
Yes
Yon
8ob].Flow /RTOF0
214
98
372
3
Link Speed (mph)
45
bO
50
35
Link Distance (N
875
670
547
1045
Travel Time kA
13.3
8.1
7.5
20.4
Peak Hour Factor
0.97
0.97
0.97
0.87
0.97
0.97
0.87
U.97
0.87
8.87
O.87
0.87
Heavy Vehicles (9Q
3%
1%
U%
1%
2%
8%
U%
1%
3%
2%
2%
5%
Shared Lane Traffic (%)
Lane Group Flow (vph)
30
445
214
215
140
74
70
104
372
218
358
U
Turn Type
pm+pt
NA
Ponn
pm+pi
NA
Perm
pm+pt
NA
Perm
Vm+pt
NA
Protected Phases
7
4
3
8
5
3
1
O
Permitted Phases
4
4
8
8
2
2
0
Detector Phase
7
4
4
3
8
8
5
2
2
1
O
Switch Phase
Minimum Initial (s)
3.0
15.0
15.0
3.0
15.0
15.O
3.0
15.0
15.0
3.0
15.0
Minimum Split (x)
8.5
31.0
21.0
6.5
21.0
21.0
0.5
21.0
21.0
6.5
21.0
Total Split k6
20.0
40.0
40,0
2K8
40.8
40
20.0
3I0
30.0
20.0
308
Total Split (%)
18.2%
36.4Y6
30.4%
18.2%
38.4.&
36.4%
18.2%
27396
27.3%
182%
27.3%
Yellow TimehA
3.5
4.5
4.5
3.5
4.5
4.5
3,5
4.5
4�5
3.5
4.5
All -Red Time /s\
O.0
1.5
1.5
0.0
1.5
1.5
0.0
1.5
1.5
0.0
1.5
Lost Time Adjust kA
0.0
0.0
OO
0.0
KO
0,0
0.0
O0
0.0
0,0
KO
Total Lost Time kA
3.5
6.0
8.0
3.5
0.0
6.0
3.5
6.0
6.0
3.5
6.0
Lead/Lag
Lead
Lag
Lag
Load
Lag
Lag
Lead
Lag
Lao
Lead
Lao
Lead -Lag Optimize?
Yee
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yea
Yes
Recall Mode
None
None
None
None
None
None
None
None
None
Nona
None
Act EMctGreen /s\
37.1
27.7
27.7
46.0
37.6
37.8
31.8
21.2
21.2
40.3
28.8
Actuated OK}Ratio
040
0.30
0.30
0.48
0.48
0.40
0.34
0.23
0.23
0.43
0.31
mtRaUo
0.07
0.76
0.34
0.57
0.18
0.11
0.21
0.37
0.58
DA1
0.64
Control Delay
14.1
40.2
5.5
20.7
21.2
2.7
198
30.0
7.8
21.3
37.1
Queue Delay
0.0
0.0
8.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
08
Total Delay
14.1
40.2
5�5
20.7
21.2
2.7
19.8
38.0
7.8
21.3
37.1
L0S
B
D
A
C
C
A
B
D
A
C
D
Approach Delay
28.1
17.8
18.8
31.2
AnnmanhLOS
C
8
B
C
Queue Length 5UNNA
12
246
0
74
58
O
28
87
8
86
198
Queue Length O5thUt\
31
398
53
128
110
18
02
164
81
155
330
Independent Living 'McHenry
Synohm0Report
Existing AMPeak Hour
Lanes, Volumes, Timings
1: Crystal Lake Road & Bull Valley Road 10/19/2018
4— 4�
4�
t
- \10.
1 4/
Internal Link Dist (ft)
795
590
467
965
Turn Bay Length (ft) 80
275
200 415
240
240 345
Base Capacity (vph) 689
744
741
448 823 685
526
525
689 568
564
Starvation Cap Reductn 0
0
0
0 0 0
0
0
0 0
0
Spillback Cap Reductn 0
0
0
0 0 0
0
0
0 0
0
Storage Cap Reductn 0
0
0
0 0 0
0
0
0 0
0
Reduced v/c Ratio 0,06
0.60
0.29
0A8 0,17 0.11
0J4
0.31
0.54 0.38
0.64
Area Type: Other
Cycle Leng th: I 10
Actuated Cycle Length: 93.5
Natural Cycle: 55
Control Type: Actuated -Uncoordinated
Maximum v1c Ratio: 0.76
Intersection Signal Delay: 24.0
Intersection LOS: C
Intersection Capacity Utilization 74.0%
ICU Level of Service D
Analysis Period (min) 15
Solits and Phases: 1: Crvstal Lake Road & Bull Valley Road
\,001
t02
f'03
�'04
06
OW11-1, TM77-T-
07
08
4\ 05
Independent Living - McHenry Synchro 9 Report
Existing AM Peak Hour
HCM 6thTWSC
2' Crystal Lake Road & Remmington Trail 1019/20 8
Lane Configurations
Y
4
1�
Traffic Vol, vmh/h
10
21
7
202
537
4
Future Vol, m*bM
10
21
7
262
537
4
Conflicting Pedu.fflhr
0
O
U
O
O
O
Sign Control
Gb>p
Stop
Free
Free
Free
Free
RTChmnnnUzed
'
None
'
None
'
None
Storage Length
Q
-
-
-
Vehin Median Storage,
# U
-
-
O
O
-
Grade, 96
O
-
'
U
O
-
Peak Hour Factor
82
92
92
92
82
92
Heavy Vehicles, %
O
5
0
3
1
O
NhndF|mv
11
23
8
285
584
4
Conflicting Flow All
087
586
588 U - 8
Stage
588
'
' ' ' '
Stage
301
'
- -
Critical Hdvw
6.4
6.25
4.1 - - -
Critical Hdvy001
5.4
-
' - - -
Critical HdvwSto2
5.4
'
- '
Hdmm
35
3,345
2.2 - - -
Pot Cao4Maneuver
317
505
987 -
Stage
560
'
' '
Stage
755
-
- - - -
Platoon blocked, %
-
MoxCuo4Maneuver
314
509
887 '
WnvCap-2Maneuver
314
'
- '
Stage
554
'
- - - -
HCMControl Delay, S 14.3 0.2 O
HCMLOS B
Capacity heM1h\
897
' 433
HCMLane V/CRatio
0.008
- U8
HCMControl Delay ()
8.6
O 14.3
HCMLane LO8
A
A B
Independent Living 'McHenry Svmhm9Report
Existing AMPeak Hour
Capacity Analysis SummarySheets
Existing Weekday Evening Peak Hour Conditions
[BDe0. \/DlUDO8S, TiDliMQS
1 Crystal Lake Road & Bull Valley Road 10/18/2018
�
~~
�
�
Lane Configurations
t
r
Traffic Volume hoh
84
198
158
329
442
238
240
417
274
127
284
38
Future Volume kmN
64
189
158
328
442
289
240
417
274
127
294
JB
Ideal Flow (vphp|)
1800
2000
1980
1800
2000
1900
1800
2000
1900
1800
1908
1900
Storage Length (k)
80
275
200
415
240
240
345
O
Storage Lanes
|
1
1
1
i
1
1
0
Taper Length (M)
140
175
25
135
Lane UU|. Factor
1.00
tDO
1.00
tOQ
1.00
1.00
1.00
1.00
[OU
1.00
1.00
1.00
Fd
0.858
0.850
0.850
0.903
Fit Protected
0.850
0.850
0.050
k850
Gobj.Flow (pmM
1805
1923
1598
1787
1981
1583
1787
1880
1508
1770
1836
0
Fit Permitted
0.323
0.401
0.357
0.327
Se(d.Flow (perm)
614
1923
1698
867
1961
1583
672
1880
1588
009
1835
O
Right Turn onRed
Yes
Yes
Yes
Yes
SaN.Flow (RTOR)
160
241
277
8
Link Speed hppN
45
50
50
35
Link Distance (0
875
070
547
1045
Travel Time ()
13.3
9.1
7.5
20.4
Peak Hour Factor
0.99
0.98
0.89
0.99
0.99
0.80
0.99
0.88
0.83
0.99
0.99
0.98
Heavy Vehicles (%)
O%
4%
1%
1%
%%
2%
1%
1Y6
3%
2%
2%
O%
Shared Lane Traffic (Y6)
Lane Group Flow (voh)
05
201
100
332
446
241
242
421
277
128
330
0
Turn Type
pm+pt
NA
Penn
pm+pt
NA
Perm
pm+pt
NA
Ponn
pm+pt
NA
Protected Phases
7
4
3
8
5
2
1
O
Permitted Phases
4
4
8
8
2
2
8
Detector Phase
7
4
4
3
8
8
S
2
2
1
8
Switch Phase
Minimum Initial (s)
3.0
15.0
13.0
3.0
15.0
15.0
3.0
15.0
15.0
3.0
15.0
Minimum Split (s)
6.5
21.0
21.0
6.5
21.0
21.0
8.5
21.0
21.0
6.5
21.0
Total SplitkA
20,0
42.0
42,0
208
42.0
42.0
17.0
51.0
51.0
17.0
0.0
Total Split (%)
15,4%
32.3%
32.3%
15.4%
32.396
32.396
13.196
39.296
38.296
13.196
39.2%
Yellow Time kA
3.5
4.5
4.5
0.5
4.5
4.5
3.5
4�5
4.5
33
4.5
All -Red Time kA
0.0
1.5
1.5
0.0
iS
1.5
0.0
1.5
1.5
0.0
1.5
Lost Time Adjust kA
0.0
0,0
KU
KO
0.0
0.0
0.0
K8
KD
&O
KU
Total Lost Time bA
3.5
6.0
8.0
3.5
8.0
6.8
3.5
8.0
6.0
3.5
U
Lead
bm
bm
Lead
bm
Lag
Lead
bm
bm
Lead
Lag
Optimize?
#m
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
#m
Yes
Recall Mode
hone
hone
None
None
None
None
None
None
None
None
hone
Act EfctGreen (s)
34.8
24.0
24.0
45.0
33.8
33.8
51.7
36.7
36.7
403
33.9
Actuated oACRatio
0.33
0.23
0.23
U.43
0.32
0.32
0.49
Ub
0.35
0.44
0.82
wtRaUn
0.22
0,48
0.33
0.85
0.71
0.30
0.52
0.81
0.38
0.34
0.57
Control Delay
22.3
40.8
7.7
29.8
42.0
5.8
20.4
33.8
4.8
17.8
34.0
Queue Delay
O.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
08
0.0
Total Delay
22.3
40.8
U
39.6
42.0
5.8
20.4
33.8
4�8
17.8
34.0
LO8
C
D
A
C
D
A
C
C
A
B
C
Approach Delay
25.0
29.4
21.8
29.5
AppmaohLOB
C
C
C
C
Queue Length 5ON00
27
124
O
181
285
O
100
249
O
49
188
Queue Length 85N/A\
59
211
bS
268
#458
61
158
379
58
87
298
Independent Living -McHenry Smom8Report
Lanes, Volumes, Timings
Crystal Lake Road & Bull Val10U9/2018
' ~- �� �— �
~~ —� � � ~~ ~� \
Internal Link Dist UA 795
590
467
965
Turn Bay Lemth0D 80
275
200
415
240
240
345
Base Capacity (voh) 443 878
868
523
892 714
478
874
846
443
813
Starvation Cap Reduc|n U O
U
O
O O
O
0
O
O
0
Gpi||backCap Rmductn 0 O
O
D
O O
0
O
O
U
O
Storage Cap Roduntn O 0
0
U
O 0
0
O
8
0
8
Reduced wtRatio 0.15 0.30
0.24
0.63
0.64 0.34
0.51
0.48
0.33
028
0.41
TIP
Area Type: Other
Cycle Length: 130
Actuated Cycle Length: 1U5.O
Natural Cycle: 0O
Maximum NtRatio: OJ1
Intersection Signal Delay: 26.3
Intersection LOG:C
Intersection Capacity Utilization 78.5%
ICU
Level ofService U
Analysis Period hn|n\19
# 85thpercentile volume exceeds capacity, queue
may
he longer.
Queue shown |amaximum after two cycles.
Splits and Phases: 1: Crystal Lake Road & Bull Valley Road
Independent Living ' McHenry SynomOReport
Existing PMPeak Hour
HCK46thTWSC
2Crystal Lake Road & RrUDliD tD Trail 10U9/2018
Lane Configurations
Y
4
T4
Traffic Vol, voNh
5
18
31
889
441
12
Future Vol, vah/h
5
18
31
689
441
12
Conflicting Pede.#Nr
D
O
O
O
0
O
Sign Control
Stop
Shop
Free
Free
Free
Free
RTChonnn|ized
'
None
'
None
-
None
Storage Length
U
-
-
-
VehinMedian Storage,
# 0
-
-
U
8
-
Grade, %
O
'
-
O
0
-
Peak Hour Factor
80
80
80
90
90
80
Heavy Vehicles, %
U
10
O
1
2
O
Conflicting Flow All
1331
497
503 O
' 0
Stage
487
'
- '
- '
Stage
834
-
- '
- -
Critical Hdwv
6.4
6.3
4.1 -
- -
Critical HdwvStg1
64
'
- -
- -
Critical HdwvStu2
5.4
'
'
Follow-upHdvy
15
339
12 -
- -
RotCoo4 Maneuver
172
557
1072
Stage
616
-
'
Stage
430
Platoon blocked, Y6
MovCop1 Maneuver
183
557
1072
MnvCmp-2 Maneuver
183
-
-
Stage
581
-
- -
- -
Stage
430
HQNControl Delay, 8 15.5 0.4 O
HCMLOS C
Capacity (veh/h)
1072
' 370 - -
HCMLane VKCRoUo
0,032
- 0.072 ' '
HCK1Control QelmykA
8.5
U 15.5 ' -
HCMLane LOS
A
A C - -
Independent Living ' McHenry 3mum0Report
piI'll! mmiimpi��
Projected Weekday Morning Peak Hour Conditions
[GOes` \/O>WDles. Timings
1 Crystal Lake Road & Bull\/a]| Road 9/20
�� �� � � �- 4_ '1--
�� -/
� -� � ) 1 / � � �r
Lane Configurations
t
r
�
t
if
Ys
t
r
T4
Traffic Volume (vph)
47
497
239
240
156
88
85
188
415
255
389
30
Future Volume (voh)
47
487
239
240
158
88
85
188
415
255
309
30
Ideal Flow kmhoU
1900
2000
1800
1800
2000
1800
1900
2000
1800
1900
1900
1900
Storage Length UA
80
275
200
415
240
240
345
O
Storage Lanes
1
1
1
1
1
1
1
O
Taper Length /0A
140
175
25
135
L@DeUU|. Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
|.00
1.00
Fd
U50
0.850
0.850
0.988
At Protected
0.950
0.950
0.950
0.850
8mN.Flow (pmA
1752
1980
1615
1787
1901
1495
1805
1880
1588
1770
1838
0
Fit Permitted
0.855
0.\38
0.305
0.485
Sutd.Flow (perm)
1208
1980
1815
261
1981
1495
580
1980
1588
868
1838
O
Right Turn onRed
Yes
Yes
Yes
Yes
SaW.Flow /RTOR\
246
08
406
3
Link Speed /mph\
45
50
SO
35
Link Distance /0
875
878
547
1045
Travel Time (o)
13.3
9.1
7.5
20.4
Peak Hour Factor
0.87
0.87
0.87
0.97
0.87
U7
0.97
0.97
0.87
0.97
0.97
0.87
Heavy Vehicles (Y6)
3%
1%
0Y6
196
2%
O%
0Y6
1%
3%
2%
2%
5&
Shared Lane Traffic (%)
Lane Group Flow (/ph)
48
613
246
247
161
91
88
184
428
263
432
U
Turn Type
pm+Pt
NA
Penn
pm+pt
NA
Perm
pm+pt
NA
Perm
pm+p(
NA
Protected Phases
7
4
3
8
5
2
1
6
Permitted Phases
4
4
8
8
2
2
6
Detector Phase
7
4
4
3
8
8
5
2
2
1
8
Switch Phase
Minimum Initial (a)
8.0
15.0
15.0
3.0
15.0
15.0
3.0
15.0
15.0
3.0
15.0
Minimum Split (s)
6.5
21.0
21.0
6.5
21.0
21.0
8.5
21.0
21.0
6.5
21.0
Total Split kA
20.0
40,0
40.0
20,0
40.0
40.0
20.0
30.0
3O0
KO
30.0
Total Split (%)
18.2%
36.4.&
36.4Y6
18.2%
36.4%
30.4%
182%
27.396
27.3%
18.2%
27.3%
Yellow Time kN
3.5
4.5
4.5
3.5
4.5
4.5
3.5
4.5
4.5
3.5
4.5
All -Red Time kA
0.0
1.5
1.5
0.0
1.5
1,5
0.0
1.5
1.5
0.0
1.5
Lost Time Adjust hA
0.0
KO
U
0.0
0.0
0.0
0.0
CiU
KO
KO
0.0
Total Lost Time kA
3.5
0.0
0.0
3.5
0.0
6.0
3.5
8.0
8.0
3.5
8.0
Lead/Lag
Lead
Lag
Lag
Lead
Lag
Lag
Lead
Lag
Lag
Lead
Lag
Lued'LmUOptimizo?
Yes
Yes
Yoe
Yen
Yes
Yes
Yea
Yes
Yes
Yes
Yes
Recall Mode
Nona
None
None
None
None
None
None
None
None
None
None
AotEMtt Gmon(s)
40.6
31.0
31.0
50.5
38.7
39.7
32.7
21.6
21.6
42.1
29.9
ACNebWnkC Ratio
0.41
0.31
0.31
0.51
0.40
0.40
0.33
U.22
U2
0.42
0.30
We Ratio
0.09
0.83
O.37
0.74
0.21
0.14
0.30
0.45
0.05
0.53
0.78
Control Delay
14.4
40.3
5.3
31.8
22.0
4.6
22.2
39.8
10.0
24.8
45.8
Queue Delay
0.0
0,0
0.0
0.0
0.0
0.0
D.0
0.0
0.0
0.0
0.0
Total Delay
14.4
48.3
5.3
31.9
22.6
4.6
22.2
30.6
10.8
24.8
453
LOS
B
D
A
C
C
A
C
D
B
C
D
Approach Delay
31.9
23.8
19.6
37.9
AppmanhUOS
C
C
B
D
Queue Length 5ONUd
16
324
0
94
74
O
36
116
12
118
272
Queue Length S5(hKd
36
#511
57
180
125
28
08
191
108
188
#474
Independent Living 'McHenry
Synohrm0Report
Projected AM Peak Hour
Lanes, Volumes, Timings
1 Crystal Lake Road & Bull Valley Road 10/19/2018
� _� �� � ��
- � �� - \
Internal Link Dist UA 795
590
467
865
Turn Bay Length U0 80
275 200 415
240
240
345
Base Capacity kmN 685 631
723 390 782 855
440
487
692
518
583
Starvation Cap Reductn O 0
U O O O
0
0
0
0
O
8pi||baokCap Reduu\n O U
O Q O O
0
O
O
O
O
Storage Cap Roduotn O Q
0 O 0 O
8
0
0
O
O
Reduced wtRatio 0.07 0.74
0.34 0.83 0.21 0.14
0.20
0.48
0.82
0.51
0.78
Area Type: Other
Cycle Length: 11O
Actuated Cycle Length: 99.7
Natural Cycle: 75
Control Type: Actuated -Uncoordinated
Maximum v/cRatio: 0.83
Intersection Signal Do|ey:28J
Intersection LO8: C
Intersection Capacity Utilization 8l.8&
ICU Level V[Service D
Analysis Period (n|n)15
# 858 percentile volume exceeds capacity, queue
may bolonger.
Queue shown is maximum after two cycles.
SDIits and Phases: 1: Crystal Lake Road & Bull Valley Road
Independent Living ' McHenry Svnohm8Report
HCM 6thTWSC
2Crystal Lake /
Lane Configurations
*T)
(T
r
+T+
+
Traffic Vol, Veh1h
10
O
21
32
O
17
7
303
13
8
621
4
Future Vol, veh/h
18
O
21
32
O
17
7
303
13
8
821
4
Conflicting Pedm.#1hr
O
O
U
O
O
0
O
O
O
U
U
O
Sign Control
Stop
Stop
8k>p
Stop
Stop
8h>p
Free
Free
Free
Free
Free
Free
RTChunneUzed
'
'
None
'
-
None
'
'
None
'
-
Nona
Storage Length
-
-
-
-
-
U
VehinMedian Storage,
# -
0
'
'
U
'
'
O
-
'
O
'
Grade, %
-
O
-
'
0
-
-
0
-
'
O
-
Peak Hour Factor
82
92
92
92
92
92
82
92
92
92
82
92
Heavy Vehicles, %
O
U
5
0
0
8
O
3
O
O
1
0
Stage
695
695 '
352
352
-
^
' ' ' ' -
Stage
361
359 -
707
097
-
-
' - - ' -
ChUralHdwv
7.1
6.5 8.25
7.1
6.5
6.2
4.1
- - 4.1 ' '
Critical Hdvy0g1
6.1
5.5 -
6.1
5.5
-
-
'
Critical Hdvw0o2
6.1
5.5 '
6.1
U
-
Follow-upHdvm
3.5
4 3.345
15
4
33
2.2
' - 12 - '
RdCmo4 Maneuver
205
228 448
204
228
711
823
- - 1227 ' -
Stage
436
447 -
669
035
'
-
- ' ' - -
Stage
602
631 -
429
446
'
'
Platoon blocked, 96
- - - -
MovCmo4 Maneuver
186
223 448
190
224
711
823
- - 1227
MmvCuo-2 Maneuver
106
223 -
190
224
-
-
- ' ' - -
Stage
431
442 -
862
828
'
'
Stage
638
024 '
402
441
Capacity (veh1h)
923 '
- 317
180
711
1227
HCMLane \VCRatio
0,008 '
- 0.106
0.183
0.028
0.007 ' -
HCM Control Oe|oykA
&B O
- 17.7
28.1
10.2
8 O -
HCMLane LOG
A A
' C
D
B
A A '
Independent Living ' McHenry Symchm9Report
Projected ANPeak Hour
Capacity Analysis Summary Sheets
Projected Weekday Evening Peak Hour Conditions
Lanes, Volumes, Timings
1' Crystal Lake Road & Bull Valley Road 1019/2818
-- * -ik. --� � r �- 4- '1- 4\ � � / � �
�� \- | '/
�
bmo Configurations
I
t
if
�
t
r
*«
4
r
T+
Traffic Volume hoh
82
228
182
378
508
291
278
496
315
150
348
51
Future Volume (vph)
82
228
182
378
508
291
276
498
315
158
348
51
Ideal Flow (vphpU
1800
2000
1900
1900
2000
1900
1800
2800
1900
1900
1900
1900
Storage Length (ft)
80
275
200
415
240
240
345
O
Storage Lanes
1
1
1
1
1
1
1
U
Taper Length Ud
140
175
25
135
LaD8UU[ Factor
1.00
1.00
|.OU
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1,00
Fd
0.850
0.850
0.850
8.081
F|tpmteoted
0.950
0.350
0.950
0.850
Gmh]. F|mm/pmU
1805
1823
1593
1787
190
1583
1787
1980
1588
1770
1833
0
Fit Permitted
0.183
0.405
0.280
0.236
Satd.Flow (pem)
348
1923
1589
782
1981
1583
557
1880
1588
440
1832
0
Right Turn VnRed
Yes
Yes
Yes
Yew
Satd. Hnn(RTOR)
184
294
285
6
Link Speed (mpN
45
00
bU
85
Link Distance (0A
875
670
547
1045
Travel Time (e)
13.3
9.1
7.5
20.4
Peak Hour Factor
0.89
0.98
0.89
0.99
0.89
0.99
0.99
0.99
0.89
0.98
U8
0.99
Heavy Vehicles O6>
U%
496
1%
1Y&
2%
2%
1%
1%
396
2%
2%
D%
Shared Lane Traffic y�)
Lane Group Flow (vyh)
83
231
184
382
513
294
279
501
318
158
404
O
Turn Type
pm+pt
MA
Perm
pm+pt
NA
Perm
pm+pt
NA
Perm
Vm+p\
NA
Protected Phases
7
4
3
8
5
2
1
O
Permitted Phases
4
4
8
8
2
2
8
Detector Phase
7
4
4
3
8
8
5
3
2
1
O
Switch Phase
Minimum Initial (s)
3.0
15,0
15.0
3.0
15.0
15.0
3.0
15.0
15.0
3.0
15.0
Minimum Split (s)
8.5
21.O
2iO
6.5
21.0
21.0
0.5
21.0
21.0
8.5
21.0
Total Split (s)
200
42.0
42.0
20.0
42.0
42.0
17.0
51.0
51�O
10
51.0
Total Split (%)
15.4%
32.3&
313%
15.4%
32.3%
32.3%
13.1%
38.2%
38.2%
13.1%
39.2%
Yellow Timekd
15
4.5
4.5
3.5
4.5
4�5
3.5
4.5
4.5
3.5
45
All -Re TimnkA
8.0
1,5
1.5
0.0
1,5
1.5
QD
1.5
1�5
00
1.5
Lost Time Adjust kH
OO
OO
0.0
OO
U
08
8.0
KO
0.0
KO
U
Total Lost Time (s)
3.5
6.0
0.0
3.5
8.0
8.0
3.5
0.0
OD
3.5
0.0
Lead/Lag
Lead
Lag
Lag
Lead
Lag
bm
Lead
Lag
Lag
Lead
bm
Lead -Lag Optimize?
Yes
Yes
Yes
Yes
Yen
Yes
Yes
Yes
Yes
Yes
Yes
Recall Mode
None
None
None
None
None
None
None
None
None
Non*
None
Act EMtiGreen (s)
37.6
28.1
28.1
48.4
35.8
36.8
57.1
41.5
41.5
52.6
382
Actuated gK}Ratio
0.33
0.23
0.29
0.42
0.31
0.31
0.50
0.36
0.38
0.40
0.34
v/cRmUn
0.36
0.53
030
0.82
0.83
0.42
0.60
0.70
0.42
0.48
0.04
Control Delay
26.1
44.1
7.5
41.3
51.8
5.8
25.7
37.9
6.6
20.8
30.8
Queue Delay
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Delay
26.1
44.1
7.5
41.3
51.8
5.8
25.7
37.9
6.0
20.8
38.8
LOS
C
D
A
D
D
A
C
D
A
C
D
Approach Delay
27.6
37.1
25.7
32.3
AppmachLDG
O
D
C
C
Queue Length 5Uih0A
38
156
O
213
378
U
120
323
16
03
254
Queue Length 95th(ft)
73
243
58
#356
#806
00
185
474
85
107
372
|ndependantL|ving-MoHunry
GynnhruAReport
Ex|ahoQ PMPeak Hour
[@U8s. \/olUDleS' Timings
1 Crystal Lake RGd & Bull Valley Road 101912018
* _� �� � �~ �— 'I-
�� Is.
| ./
- � - \ | , - � `
Internal Link Dist 0A
705
580
407
865
Turn Bay Length UA
80
275
200
415
248
240
345
Base Capacity (vnh)
353
818
638
474
830
708
427
786
800
374
740
Starvation Cap Rnduo(n
0
0
O
O
O
O
8
0
O
0
0
8pi||bookCap Roduotn
O
O
O
U
O
O
Q
O
Q
O
O
Storage Cap Roduo\n
O
O
O
O
O
O
0
O
U
0
0
Reduced NtRatio
0.24
0.87
0.28
8.81
0.81
0.42
0.85
0.63
0.40
0.42
0.55
Area Type: Other
Cycle Length:130
Actuated Cycle Length: 114
Natural Cycle: 0
Control Type: Actuated- Un:unndinmted
Maximum wcRatio: O.83
Intersection Signal Delay: O1.1 Intersection LO8O
Intersection Capacity Utilization &O.8Y6 ICU Level of Service E
Analysis Period (min) 15
# 95thpercentile volume exceeds capacity,queue may holonger.
Queue shown is maximum after two cycles.
Splits and Phases: 1: Crystal Lake Road & Bull Valley Road
Independent Living - McHenry Svnnhm8Report
HCM6thTWSC
2: Crystal Lake Road & Remmin2ton Trail 10/19/2018
Conflicting PedG #1h[ O
0 O 0
O
O
0
O
O
O
U O
Sign Control Stop
Stop Stop Stop
Stop
Stop
Free
Free
Free
Free
Free Free
RTCh8nmNiz8d -
- None '
'
None
-
'
None
-
- None
Storage Length '
- - -
-
D
Vehin Median Storage, # '
O ' -
O
'
'
U
-
-
O -
Grade, 96 '
O - -
0
'
-
U
'
'
V -
Peak Hour Factor 90
80 BO 80
98
90
80
80
90
90
80 88
Heavy Vehicles, Y6 O
0 YO O
0
U
O
1
O
O
2 8
Conflicting Flow All
1807
1621
574
1808
1805
809
580
O 0 931 O O
Stage
022
022
-
977
977
'
'
' ' - ' -
Stage
885
899
'
832
628
'
-
- - -
Cdtica|Hdwv
7.1
6.5
0.3
7.1
8.5
8.2
4.1
- ' 4.1
Critical Hdvy Stg 1
6.1
5.5
-
0.1
5�5
-
'
-
Critical HdvwSto2
6.1
5.5
-
61
53
-
-
' - - - -
Hdwm
3.5
4
3.39
3.5
4
33
22
- - 2.2 - -
POtCmo1 Maneuver
85
104
503
85
108
336
1004
- ' 743
Stage
478
482
-
304
332
'
-
Stage
301
324
'
472
479
-
'
Platoon blocked, %
MovOuo4 Maneuver
74
92
503
74
94
330
1004
- - 743 - -
MnvCao-2 Maneuver
74
82
'
74
94
'
'
' ' ' - -
Stage
444
458
-
282
308
-
Stage
267
301
-
430
458
'
Capacity heh1h\
1004 -
- 228
74
338
743 ' -
HCMLane V8CRatio
0,034 '
' 0.117
039
0.046
0833 - -
HCK4Control Delay (A
8.7 O
- 22.9
81.9
10.2
10 O '
HCkdLane LOS
A A
' C
F
C
B A -
Independent Living 'KcHenry SmchmgReport
1 111111 1 I'll,
Right Turn Lane Guidelines (IDOT)
Crystal Lake Road with the Proposed Access Drive
I I I ino Is
f.
INTERSECTIONS
October 2015
120
IN
60
PNI Peak I I
L." Y.y
Kpl So NcCvSs (859.30
IANI PC71, HOW':
L I I':
0 100 200 100 403 500 600 Mo
Note: For highways with a design speed below 50 mph (80 km1hr), with a DNV in one direction
of less than 300, and where right turns are greater than 40, an adjustment should be
used. To read the vertical axis of the chart, subtract 20 from the actual number of right
turns.
Example
Given: Design Speed = 35 rnph (60 krTVhr)
DHV (in one direction) 250 vph
Right Turns 100 vph
probtarn: Determine if a right -turn lane is warranted.
Solution: To read tho vertical axis, use 100 - 20 = 80 vph. The figure indicates that right -
turn lane is not necessary, unless other factors (e.g., high crash rate) indicate a
lane Is needed.
GUIDELINES FOR RIGHT -TURN LANES AT UNSIGNALIZED INTERSECTIONS
ON TWO-LANE HIGHWAYS
Figure 36-3,A
313-3.2 HARD COPIES UNCONTROLLED
m
42
Right Turn Lane Guidelines (McHenry County)
Crystal Lake Road with the Proposed Access Drive
800
750
700
650
600
550
500
450
400
350
'500
0 250
200
160
100
50
0
RIGHT -TURN LANE REQUIREMENTS
(Applies to "Arterial" and "Other" County Highway Classifications)
— ------ :1 -777-777=,:,� -------- ...
....... 11 N1 Penk I lour
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
------- ----- ---- ---
- - - - - - - - - - - - - - - - - - - -
- - - - - - - - - - - - - - - - - - - - - - - - — - - —
R E ------------ - RIGHT-TLI N:I.:AN 1:
0 10 20 30 40 50 60 70 80
Right -Turn Volume (vph) EXHIBIT 5.2.4.E
Left Turn Lane Guidelines (IDOT)
Crystal Lake Road with the Proposed Access Drive
VA—_ T.tal-N41 j
traffic 'tuy C
I I urn Trout , 11 t
CC ST" d
t , offle V0 I hch
�1 YA
lnstructronc.
t. TLe f.,,w'y of "W—
.A
t " n .1 "'P ('VA ). d'g 1.M.
C"le f., the
act': i pnreculegc ofloft t"11,
wh'_'n th'x N not an Ili of riva, tke
dct➢qrler she,'d eztrrote where tr,e
Cu'" Its.
2. head VA orlo V() !,to the r�,G,t O'c locate tha v'te'ert;o'
f P, " t..
I N .1n lhfl Irl( Che flnnt in -2 In 1h, ,vin
it LP(! part :�� to the rlGhl c� of jlc'vL, Ll�
f 0'n. fri b. �dvr.d, If the p. nt;_ �� hn i of
A N4 Peak I our the C,rye, then a leti-t'rn law not o'rrnted tlrs^d an
(633. 323. 3'
Left- TL,rn
Troott
Not Ne ces 50'y
gj
iO4 200 300 4 of, tlaa t:1111 U V 'j 000
yol'me (yP-1) 0'rk,g 6esi4' H",
VOLUME GUIDELINES FOR LEFT -TURN LANES AT UNSIGNALIZED
INTERSECTIONS ON IWO-LANE HIGHWAYS
(40 mph Design Speed)
Figure 36-3.0
m
M
0
m
rn
a
0
Left Turn Lane Guidelines (McHenry County)
Crystal Lake Road with the Proposed Access Drive
0 5 10 15 20 25 30
Left -Turn Volume (vph) EXHIBIT&2.4.a
m