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Packet - 06/17/2020 - Planning and Zoning Commission
The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in a customer-oriented, efficient and fiscally responsible manner. PLANNING AND ZONING COMMISSION MEETING NOTICE DATE: Wednesday, June 17, 2020 TIME: 7:30 p.m. PLACE: Zoom Web Conferencing Application Join Zoom Meeting: https://cityofmchenry.zoom.us/j/96833599886 Phone: +1-312-626-6799 Meeting ID: 968 3359 9886 AGENDA 1. Call to Order 2. Roll Call 3. Public Input – (five minutes total on non-agenda items only) 4. Consideration of Approval of Meeting Minutes: April 15, 2020 Regular Meeting 5. Z-965 – Conditional Use Permit to allow the operation of an automobile fueling station : McHenry 3510 LLC and McHenry LFI LLC of 9440 Enterprise Drive, Mokena, IL 60448 (“Property Owners”) Requested Action: The applicant is requesting approval of a Conditional Use Permit to operate an Automobile Fueling Station at 3510 and 3522 W. Elm Street. Location of Subject Property: The Subject Property is located at 3510 and 3522 W. Elm Street, McHenry, IL 60050 on the northwest corner of W. Elm Street and N. Green Street. 6. Staff Report : Next Meeting Date: July 15, 2020 7. Adjourn Page 1 of 83 City of McHenry Planning and Zoning Commission Minutes April 15, 2020 Chairman Strach called the April 15, 2020 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:35 p.m. via Zoom. In attendance were the following: Doherty, Lehman, Strach, Sobotta, Thacker, and Walsh. Absent: Gurda. Also in attendance were City Planner Cody Sheriff, Director of Economic De velopment Martin, Economic Development Coordinator Wolf, and City Attorney Brandy Quance. Public Hearing Guidelines for a Virtual Meeting were read. Chairman Strach opened the public portion of the meeting at 7:30 p.m. There was nobody in attendance who wished to address the Commission with public comment. Approval of Minutes: Consideration of February 19, 2020 Meeting Minutes as presented. Motion by Thacker and seconded by Sobotta for approval. Roll Call: Vote: 6-ayes: Commissioners Doherty, Lehman, Sobotta, Strach, Walsh, and Thacker. 0 -nay, 0 -abstained, 1-absent: Gurda. Motion Carried. Public Hearing: Paul Reding Z-960 5313 W Shore Dr. Minor Variance to Allow a Rear Yard Setback Variance to accommodate an 18’x24’ expansion of the existing attached garage Chairman Strach called the Public Hearing to order at 7:30 p.m. regarding File No. Z-960 an application for a minor variation to allow a rear yard setback of 11 feet in lieu of the required 25 feet to accommodate an 18’x24’ expansion of the existing attached garage at 5313 W. Shore Dr. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald and 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 was Mr. Paul Reding, 5313 Shore Dr., property owner, stating he is asking for a minor variance for his property. City Planner Sheriff gave the Staff Report stating the applicants are requesting minor variation to allow a rear yard setback of 11 feet in lieu of the required 25 feet to accommodate expansion of the existing attached garage on the subject property. The subject property is currently zoned RS- 3 Medium-High Density Single-Family Residential. The subject property is located on a corner lot. Property owners of corner lots with houses that front the corner-side street lot line often experience setback issues during plan review. Property owners assume it is their interior side yard which allows for a structure within 10 feet of the property line. Staff believes property owners in these situations have an inherent hardship. Staff does not object to the applicant’s Page 2 of 83 Planning and Zoning Commission April 15, 2020 Page 2 request and recommends approval of a minor variation to allow a rear yard setback distance of 11 feet in lieu of the required 25 feet to accommodate the expansion of the existing garage and Staff believes all Zoning Variance Approval Criteria are met. Chairman Strach invited questions and/or comments from the Commission. There were no questions from the Commissioners. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 7:45 p.m. Motion by Doherty seconded by Lehman to recommend to the City Council with regard to File No. Z-960, approval of a minor variation to allow a rear yard setback distance of 11 feet in lieu of the required 25 feet to accommodate the expansion of the existing garage and that all Zoning Variance Approval Criteria are met. Commissioner Sobotta lost connection from the Zoom meeting. Roll Call: Vote: 5-ayes: Commissioners Doherty, Lehman, Strach, Walsh, and Thacker. 0-nay, 0- abstained, 2-absent: Gurda, Sobotta. Motion Carried. Chairman Strach closed the Public Hearing regarding File No. Z-960 at 7:50 pm. Public Hearing: Richard Meyers Z-962 1610 Court Street Minor Variance to Allow a Rear Yard Setback Setback Variance to accommodate a 10’x21’ expansion of the existing attached garage which includes an expansion of a bedroom. Chairman Strach called the Public Hearing to order at 7:30 p.m. regarding File No. Z-962 an application for a minor variation to allow a rear yard setback of 11 feet in lieu of the required 25 feet to accommodate a 10’x21’ expansion of the existing attached garage which includes an expansion of a bedroom at 1610 N. Court Street . Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald and 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 was Richard Meyers, 3610 Grand Avenue, McHenry, property owner, stating he needs a variance to expand his garage to fit a regular size vehicle in it. City Planner Sheriff gave the Staff Report stating the applicant is requesting minor variation to allow a rear yard setback of 11 feet in lieu of the required 25 feet to accommodate expansion of the existing attached garage , which includes expansion of a bedroom, on the subje ct property. Page 3 of 83 Planning and Zoning Commission April 15, 2020 Page 3 The subject property is currently zoned RS-4 High Density Single-Family Residential. The northwest property line sits back approximately 40 feet from the roadway pavement line giving the appearance that the front yard is much larger. Planner Sheriff states staff does not believe approval of the requests will have any adverse impacts on neighboring properties. The primary concern for residents is primarily aesthetics. With the house sitting approximately 55 feet away from the street pavement line, staff does not believe the expansion will negatively impact the character of the neighborhood and staff believes all Zoning Variance Approval Criteria are met. Commissioner Sobotta returned to the Zoom meeting. Chairman Strach invited questions and/or comments from the Commission. There were no questions from the Commissioners. Commissioner Thacker said this request is in line with the latitude we have extended other applicants with similar requests. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 8:00 p.m. Motion by Doherty, seconded by Thacker to recommend to the City Council with regard to File No. Z-962, approval of a minor variation to allow a rear yard setback of 11 feet in lieu of the required 25 feet to accommodate an expansion of the existing attached garage which includes an expansion of a bedroom and that all Zoning Variance Approval Criteria are met. Roll Call: Vote: 6-ayes: Commissioners Doherty, Lehman, Sobotta, Strach, Walsh, and Thacker. 0-nay, 0-abstained, 1-absent: Gurda. Motion Carried. Chairman Strach closed the Public Hearing regarding File No. Z-962 at 7:55 pm. Public Hearing: Denver Cole, LLC Z-963 4610 Prime Parkway Conditional Use Permit to operate a Licensed Cannabis Craft-Grow, Infusion, Transportation, and Dispensary Business Chairman Strach called the Public Hearing to order at 7:30 p.m. regarding File No. Z-963 an application for a Conditional Use Permit to operate a Licensed Cannabis Craft-Grow, Infusion, Transportation, and Dispensary Business at the property located at 4610 Prime Parkway . Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald and 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. Page 4 of 83 Planning and Zoning Commission April 15, 2020 Page 4 In attendance were Jeff Larson, CEO, Denver Cole, 230 Westfield Way, Barrington Hills, IL 60010, Bob Jersey, Director, Denver Cole, 385 Sterling C ircle, Cary , IL, and Joe Wright , Consultant, 4808 Paulina, Chicago, IL. Mr. Larson stated they are requesting a conditional use permit to allow a cannabis business. City Planner Sheriff gave the Staff Report stating the applicants Denver Cole, LLC (“Contract Purchaser”) and Corporate Disk Company (“Owner of Record”) are requesting approval of a conditional use permit to operate an adult-use licensed cannabis craft-grow, infusion, transportation, and dispensary business. Denver Cole, LLC has applied for 4 adult use cannabis dispensary licenses. They also applied for craft grow, infusion, and transportation licenses in March of 2020. Denver Cole, LLC is under contract to purchase the subject property which contains a 56,000 square foot building - pending approval of applicable zoning requests in addition to the outcome of the state cannabis licensing. The subject property is currently zoned I-1 Industrial. Planner Sheriff explained grow operations will occupy the east half of the building. The dispensary will most likely occupy the west half of the building with design being preliminary. Business operations will include 24/7 security and the applicant anticipates working with the McHenry Police Department on safety and security needs. The applicant also has schedul ed meetings with McHenry County College’s Agriculture Department to partner in creating educational opportunities for students interested in the field. The City is only involved with approval of zoning and issuance of building permits. Planner Sheriff stated the current zoning allows cannabis uses as a conditional use. Staff believes the site which contains a 56,000 square foot building, including 144 parking spaces, is appropriately sized and in substantial conformance with the City’s Off-Street Parking and Loading Requirements. The site is not located within a prohibited zone and staff does not believe the development will generate any adverse impacts. He stated staff believes the proposed use is compatible with the surrounding industri al and commercial entities and staff believes all Conditional Use Permit approval criteria is met and, after further review, does not object to the request as amended to include an additional condition: the property owner shall divide the subject property with a second unit to accommodate the cannabis transportation business once licensing is obtained. Chairman Strach invited questions and/or comments from the Commission. Commissioner Thacker inquired when the building would be purchased. Mr. Larson stated they do plan on purchasing the building once they’ve obtained licenses from the state and approval. He also stated when asked the company has a very conservative logo that they will make available to be seen prior to permitting. Commissioner Walsh asked for clarification on approval needed. Planner Sheriff explained the motion that would be needed if they wish to approve the request, adding the 4th condition as amended. He also asked if the dates supplied by the state for approving licenses will be delayed Page 5 of 83 Planning and Zoning Commission April 15, 2020 Page 5 due to the current state of affairs in the State. Mr. Larson stated they have been told that everything is still on track with the state approvals and deadlines. Commissioner Doherty inquired about the hours of operation and storage of trucks. Mr. Larson stated the hours are daily with shifts from 6am -10pm . Mr. Larson explained that all vehicles will be parked inside the building adding there will not be too much traffic as they expect to have only 2-3 vans for transporting. Commissioner Doherty asked fora cliff note version of how daily operations are typically handled. Mr. Wright explained the craft grow operations cultivates product using up to 5000 sf. Extraction of cannabis oil, infusion is to use to put in other products. The dispensary is for sale of product and transportation transports product from one place to another in one trip. Product never stops until reaching the destination and is never stored overnight anywhere. Chairman Strach opened the floor to questions and comments from the audience. Mr. Tom Deale, 4533 Prime Parkway (a neighboring property) asked for a description of the type of security they will have and how much cash will be in the facility. Mr. Wright stated the facility will have manned guards at all times along with full perimeter fencing. The building is extremely secure meeting the State of Illinois security standards, with all doors monitored and locked and manned by a guard, all ingress and egress recorded in real time, and surrounded by outside cameras with video stored on-site and off-site . There is a wired security system to immediately alert Fire, local Police and IL State Police. ID must b e given to enter the building, panic buttons will be installed with direct wiring to the Police. Mr. Larson stated there will be no cash in the building until the event the dispensary is licensed and operating. Chairman Strach closed the public comment portion of the hearing at 8:20 p.m. Planner Sheriff asked the applicants for clarification on whether they were withdrawing their request for a dispensary. Mr. Jersey stated no they would like to add one in the future but it is depending on issuance of licenses in January of 2021. Planner Sheriff explained they would have to go back before the Commission to add anything not used in the first issuance of licenses. He further explained the City has a limit on the number of dispensaries so they could be limited in the future. Mr. Larson stated they would definitely want to use the dispensary license in the future. Motion by Walsh seconded by Lehman to recommend to the City Council with regard to File No. Z-963, approval of a Conditional Use Permit for the operation of adult-use licensed cannabis craft- grow, infusion, transportation, and dispensary business subject to the following conditions, as amended: 1. All signage shall be in compliance with the Illinois Cannabis Regulation and Tax Act. 2. A signed affidavit shall be submitted to the Community Development Department stating compliance with all requirements of the Illinois Cannabis Regulation and Tax Act once a state licensing is obtained. 3. All applicable federal, state, and local laws shall be met; 4. the property owner shall divide the subject property with a second unit to accommodate the cannabis transportation busi ness once licensing is obtained; And that all Conditional Use Permit approval criteria are met. Page 6 of 83 Planning and Zoning Commission April 15, 2020 Page 6 Roll Call: Vote: 6-ayes: Commissioners Doherty, Lehman, Sobotta, Strach, Walsh, and Thacker. 0-nay, 0-abstained , 1-absent: Gurda. Motion Carried. Chairman Strach closed the Public Hearing regarding File No. Z-959 at 8:23 pm. Public Hearing: Dover Development, LLC Z-964 Vacant Lot West of Blake Boulevard and N. Richmond Rd., South of Meijer Conditional Use Permit to Operate an Assisted Living and Memory Care Facility Chairman Strach called the Public Hearing to order at 8:25 p.m. regarding File No. Z-964 an application for a conditional use permit to operate an Assisted Living and Memory Care Facility at the subject property which consists of 5.33 acres and is located 770’ west of the intersection of Blake Boulevard and N. Richmond Road, south of the Meijer grocery store . Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald and 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 was Nick Dwyer, Development Manager, Dover Development, 300 Hunter Ave., Suite 200, St. Louis, MO. Mr. Dwyer gave a presentation regarding the proposed developme nt which is proposed on a piece of property just south of the Meijer grocery store across Blake Boulevard. City Planner Sheriff gave the Staff Report stating the applicants are requesting approval of a conditional use permit to operate an assisted living and memory care facility on the subject property. The two-story facility will feature a total of 83 apartments – primarily reserved for assisted living services and a small portion focused on memory care. Other features include restaurant-style dining room, movie theater, spa, salon, physical therapy center, and two open- air private courtyards. The subject property is currently zoned C-5 Highway Commercial District. Planner Sheriff stated the applicant’s request for a conditional use permit to operate an assisted living and memory care facility is in substantial conformance with the City of McHenry Zoning Ordinance as well as the City’s Landscaping and Screening Standards and the City’s Off - Street Parking and Loading requirements. Assisted Living and Memory Care Service Uses are an allowed conditional use in the C-5 Highway Commercial District. The proposed use is harmonious with the surrounding commercial properties. He noted there are no pedestrian accommodations to access the site but the City’s Municipal Code requires the installation of sidewalks as part of a commercial development. Staff is recommending the installation of sidewalk along the north property line of the subject property in addition to an appropriately signed crosswalk that connects to the Meijer site on the northwest corner of the subject property. The developer would need to pay an estimated fee of $28,000 in lieu of installing sidewalks or seek a waiver from City Council. Page 7 of 83 Planning and Zoning Commission April 15, 2020 Page 7 Staff is also in the process of looking into obtaining easements to accommodate future sidewalk installations on the parcels east of the subject property extending the entire length of Blake Boulevard to North Richmond Road. Developers have expressed interest in the parcel directly west of the subject property for high-density residential development. Planner Sheriff stated Staff does not object to the applicants’ request for Approval of a Conditional Use Permit for the operation of an Assisted Living and Memory Care Facility subject to conditions as presented and Staff believes all Conditional Use Permit Approval Criteria have been met. Chairman Strach invited questions and/or comments from the Commission. Commissioner Doherty opined this is a great use for the property. Commissioner Thacker asked for clarification on parking requirements as compared to the applicant’s Yorkville facility. Mr. Dwyer stated they have accounted for lack of parking in Yorkville and will have more at this facility. Commissioner Strach asked for a further definition of types of vehicular traffic and access to the facility. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 8:40p.m. Commissioner Doherty inquired what percent of the facility is memory care. Mr. Dwyer stated there will be 83 private apartments and 20 of those will be for memory care in a single story portion of the building to the rear of the property in a secure wing. Commissioner Thacker asked for a timeframe for construction/completion. Mr. Dwyer stated it depends on when they go to and receive approval from City Council. Their intent is to submit plans immediately and hopefully be able to break ground in June or July. Construction typically takes 12-15 months for this type of project. Mr. Dwyer stated there is quite a need for this type of a facility in McHenry County. Motion by Walsh seconded by Thacker to recommend to the City Council with regard to File No. Z-964, approval of a Conditional Use Permit for the operation of an Assisted Living and Memory Care Facility subject to the following conditions: 1. The property owner shall install sidewalk the entire length of the north property line. 2. The property owner shall install an appropriately signed crosswalk on the northwest corner of the property that connects to the sidewalk on the north side of Blake Boulevard. 3. All improvements including, but not limited to, those listed in the memorandum dated April 7, 2020 shall be approved by the Staff Engineer or Director of Public Works. 4. The development shall be in substantial conformance with the site plan dated January 13, 2020. 5. All other federal, state, and local laws shall be met. And that all Conditional Use Permit Approval Criteria are met. Page 8 of 83 Planning and Zoning Commission April 15, 2020 Page 8 Roll Call: Vote: 6-ayes: Commissioners Doherty, Lehman, Sobotta, Strach, Walsh, and Thacker. 0-nay, 0-abstained, 1-absent: Gurda. Motion Carried. Chairman Strach closed the Public Hearing regarding File No. Z-964 at 8:55 pm. City of McHenry File No. Z-961 Text Amendments to the Zoning Ordinance including but not limited to Chapter 13: Landscaping and Screening and Chapter 19: Variances. Chairman Strach called the discussion to order at 7:54 p.m. regarding File No Z-961 a request for various text amendments to the City of McHenry Zoning Ordinance including but not limited to Chapter 13: Landscaping and Screening and Chapter 19: Variances. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald and A Certificate of Publication is on file in the City Clerk’s Office per ordinance. City Planner Sheriff provided the Commission with the Staff Report regarding this file stating City Staff are in the process of updating various sections of the City of McHenry’s Zoning Ordinance. Various text amendments are proposed to the Landscaping and Screening Standards based on feedback from commercial property owners as well as recent development projects. Research was done on landscaping and screening ordinances from surrounding municipalities including Crystal Lake, Woodstock, and McHenry County and staff also incorporated best management practices identified by the American Planning Association (APA). Staff has also included language within the ordinance to allow developers to creatively develop properties to incorporate best management practices for storm water drainage and green infrastructure. Planner Sheriff further stated the City of McHenry has many commercial properties that have aged and require improvements be made - sometimes at great cost. The City also recognizes the value of our commercial entities and the role they play in making McHenry a great place to live and work. Additional language has been added to allow the Zoning Administrator to waive certain landscaping and screening standards if there are unique site specific circumstances, enforcement would result in extreme financial hardship, or if the intent of the ordinance has been met. The goal is to address existing legal nonconforming commercial properties and to encourage compliance without discouraging development. Ultimately, it would allow city staff to provide quality and responsive customer service to our local businesses and residents while encouraging compliance with our Landscaping and Screening Standards. Staff recommends approval of text amendments to the City of McHenry Zoning Ordinance including but not limited to: Chapter 3: Definitions and Chapter 13: Landscaping and Screening, as presented. In Addition, in regard to Text Amendments including but not limited to Chapter 19: Variances of the City of McHenry Zoning Ordinance, Planner Sheriff stated staff analyzed what zoning requests would be appropriate for an administrative review process in an effort to improve service and not require a public hearing. Staff surveyed and found that Crystal Lake, Woodstock, Lakemoor, and McHenry County have an administrative variation process for residential variances. There Page 9 of 83 Planning and Zoning Commission April 15, 2020 Page 9 has been a total of 67 Applications for Minor Variances since the Zoning Ordinance was approved in 1986. Of the 67 minor variance requests, 64 were approved and 3 were withdrawn or cancelled). Staff believes the City would benefit from allowing staff to process Minor Variance requests administratively, noting that minor variance requests only are applicable to single- family detached or attached dwellings or single-family detached or attached building lots. A summary of the current and proposed administrative variation process was provided and staff recommends approval of text amendments including but not limited to Chapter 19: Variances of the City of McHenry Zoning Ordinance, as presented. There were no questions from the Commissioners. Motion by Walsh , seconded by Doherty, to recommend to the City Council with regard to File No. Z-961, approval of an application for text amendments to the City of McHenry Zoning Ordinance including but not limited to: Chapter 3: Definitions and Chapter 13: Landscaping and Screening and approval of text amendments including but not limited to Chapter 19: Variances of the City of McHenry Zoning Ordinance, as presented, be granted. Roll Call: Vote: 6-ayes: Commissioners Doherty, Lehman, Sobotta, Strach, Walsh, and Thacker. 0-nay, 0-abstained, 1-absent: Gurda. Motion Carried. Chairman Strach closed the discussion regarding File No. Z-961 at 9:15 p.m. Staff Report: Planner Sheriff stated there is a special meeting tentatively scheduled for May 6, 2020. Adjourn: Motion by Thacker and seconded by Sobotta, roll call vote, 6-0, meeting adjourned at 9:15 p.m. __________________________________ Shawn Strach, Chairman Planning & Zoning Page 10 of 83 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-965 CONDITIONAL USE PERMIT TO ALLOW FOR THE OPERATION OF AN AUTOMOBILE FUELING STATION] June 17, 2020 Applicant(s) McHenry 3510 LLC & McHenry LFI LLC 9440 Enterprise Drive Mokena, IL 60448 Requested Action The applicant is requesting approval of a Conditional Use Permit to operate a n Automobile Fueling Station at 3510 and 3522 W. Elm Street. Site Information Location and Size of Property The site consists of 1.768 acres, more or less, and is located on the northwest corner of the intersection of W. Elm Street and N. Green Street. Comprehensive Plan Designation Highway Commercial (west) /Historic Downtown (east) Existing Zoning and Land Use The subject property is zoned C-4 Downtown Commercial District; currently vacant. Previously occupied by a small gas station and First Midwest Bank. Adjacent Zoning and Land Use North: RM-2 High Density Multi-Family Residential (Apartments), RS-4 High-Density Single- Family Residential (Single-Family Housing); C-4 Downtown Commercial District (First Midwest Bank, Shepherd Premier Senior Living) South: C-4 Downtown Commercial Dist rict (Commercial) East: C-4 Downtown Commercial District (Commercial/Green Street Park) West: C-5 Highway Commercial District (Fire Station), RM-2 High Density Multi-Family Residential (Vacant) Overview The applicant s, McHenry 3510 LLC & McHenry LFI LLC (Owners of Record), are requesting approval of a conditional use permit to operate an automobile fueling station (gas station) with a convenience store on the currently vacant portion of the First Midwest Bank property. The owners will also operate a convenience store with a taco bar self-service area – popular in southern U.S. States. The project involves the demolition of the vacant First Midwest Bank building and the small gas station. The exterior façade is composed of crimson red and canyon style brick. A 3-foot high masonry wall is proposed along the east side of the subject property to preserve the streetscape sight line along Green Street. Three free standing signs are proposed which include a City of McHenry gateway monument sign along the corner of Elm Street and Richmond Road. Other sign locations include near the southeast corner of site and northwest corner slightly north of the proposed city gateway monument sign. A sign variation will be needed to accommodate the request which will be reviewed by City Council. Page 11 of 83 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-965 CONDITIONAL USE PERMIT TO ALLOW FOR THE OPERATION OF AN AUTOMOBILE FUELING STATION] June 17, 2020 Staff Analysis Downtown Design Guidelines. The subject property is located in the Downtown Overlay District and must follow the Downtown Design Guidelines. For new commercial construction, the Downtown Design Guidelines recommend buildings loc ate as close to the front or in line with surrounding development to help preserve the streetscape site line. Given the proposed use in conjunction with the size and configuration of the lot, applying the downtown design guidelines in this instance would be challenging. Staff recommends in lieu of the building locating near the front of the lot, that the applicant install a 3 foot masonry wall along Green Street to help preserve the streetscape site line. The applicants are also installing a variety of landscaping along Green Street, W. Elm Street, and Richmond Road. Staff ha s put together pictures of the landscaping to be used on the project (see attached). The exterior façade is composed of crimson and canyon style brick parapet wall (see attached). The Downtown Design Guidelines recommend brick and wood as preferre d materials – staff believes the proposed exterior appearance complies. Comprehensive Plan Objectives and Policies . Overall, staff believes the proposed development is consistent with the City’s Comprehensive Plan objectives and policies. • Land Use, Objective – Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents. (p. 27) o Policy – “Preserve and expand areas of commercial land use.” Approval of the applicants’ request would promote the preservation of existing commercial land uses by allowing commercial land use to continue. • Unique Character, Objective – Promote land uses that allow the expansion of services for residents. (p. 28) o Policy – “Locate intense commercial and office uses where they will not negatively affect residential or open space uses.” The proposed development is located at the intersection of two state routes and is not directly adjacent to other residential properties. Approval of the applicants’ request will not negatively affect residential or open space uses. • Growth, Objective – Encourage and g uide responsible development throughout the City. (p. 29) o Policy – “Promote development that blends with existing development in the area especially if located within a unique sub-area.” The proposed development is located within the downtown historic district in addition to the Tax Increment Financing (TIF) District. Although the proposed development is not consistent with the Downtown Subarea Plan, a gas station and convenience store are two uses that are currently missing within the subarea. Page 12 of 83 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-965 CONDITIONAL USE PERMIT TO ALLOW FOR THE OPERATION OF AN AUTOMOBILE FUELING STATION] June 17, 2020 Staff believes the proposed development will open up the site and increase foot traffic in the downtown. • Growth, Objective – Encourage redevelopment of older non-historic properties in the City especially within the downtown area. (p. 29) o Policy – “Work with developers so that the redevelopment improves the site or surrounding conditions, including; access, landscaping, lighting, safety, and aesthetics.” The developer has responded to initial site plan review comments by city staff and have added additional items such as the 3 foot masonry wall to help preserve the streetscape site line and relocated the outdoor seating area to the east side facing Green Street. Additionally, t he proposed redevelopment will open-up the hard corner of Green and Elm and remove the mass the existing building presents in a downtown pedestrian-oriented setting. Core -Downtown Sub-Area Plan. The proposed gas station and convenience store is not in compliance with the Core-Downtown Sub-Area Plan’s recommendation for service -oriented use. However, staff does not believe the existing building can be repurposed to suit other service-oriented needs without significant investment. The design and size of the building is prohibitive of allowing other uses to adaptively repurpose the site without great expense. This was explored at the beginning of the project however the broker could not locate a buyer for the building which would make the investment to adaptively reuse the building as a service-oriented, residential use or combination. Economic Development Plan & Strategy. Staff believes the proposed development is consistent with the City’s Economic Development Plan & Strategy. The demolition of the structure and site work needed to be completed before construction are estimated to be $827,900.00. The city is working on an agreement to cover the cost of the demolition through sales tax rebates over a period of 8 to 10 years. • Economic Development Strategy - Goal 1.0: Create a Vibrant Downtown. The First Midwest Bank property has sat vacant for approximately 4 years. Discussions with realtors have indicated the cost of demolition and the risk associated with establishing a new retail or service use are not economically practical. Staff believes the proposed landscaping and other features will help beautify this section of the downtown. Staff believes the proposed development will have a positive impact on property values and increase foot traffic. • Economic Develo pment Strategy - Goal 3.0: Enhance the Existing Retail Base The City of McHenry does not have a gas station/convenience store located within the core downtown area. Staff identified Algonquin, Crystal Lake, Fox Lake, Hebron, Johnsburg, and Woodstock (two a ctive, one closed) as municipalities that have a gas station(s) located within their downtown. Additionally, the Village of Cary, Harvard, Huntley, Lakemoor, and Richmond Page 13 of 83 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-965 CONDITIONAL USE PERMIT TO ALLOW FOR THE OPERATION OF AN AUTOMOBILE FUELING STATION] June 17, 2020 have a gas station(s) located within walking distance of their downtown. The downtown is currently without a general convenience store with the closing of Downtown Food & Liquor. Staff believes the proposed development will help fill a gap in commercial services. City of McHenry Zoning Ordinance. The applicant ’s request for a conditional use permit to operate an automobile fueling station is in substantial conformance with the City of McHenry Zoning Ordinance. See table below for more information. Zoning District Bulk, Setback, and Parking Requirements Proposed Zoning Ordinance Regulations Status Parking 82 spaces N/A in C-4 Complies Bicycle Parking TBD Bicycle Parking Required (After 25 spaces) TBD at building permitting Front Yard Setback 116 ft. 10 in. N/A in C-4 Complies Side Yard Setback W: 136’ E: 105’ N/A in C-4 Complies Rear Yard Setback 36’ (closest point) N/A in C-4 Complies Signage* 3 Freestanding Monument Signs 1 Freestanding Sign Will need Sign Variation from City Council Floor Area Ratio 0.05 Maximum of 3.0 Complies Landscaping & Screening Standards Proposed Required Status Total Landscaping 16.3% area of site landscaped Area = 10% of parking lot Complies Trees 14 ( 11 new, 3 existing) 14 Complies Sign Landscaping * Unknown 2 square feet per square foot of sign face Proposed signage may need variance from City Council. *The applicants have indicated the location of the signs will be changed. T raffic Impact Study . The developers were required by the City to provide a traffic impact study for the proposal. The traffic impact study found that site-generated traffic will have limited impact on traffic flow. See conclusion of traffic impact study (attached) for more information. Staff Conclusion and Recommendation In summary, staff believes the proposed development conforms with the City’s Downtown Design Guidelines, Comprehensive Plan, and Economic Development Strategy. The site is located within the Historic Downtown District but is not a landmarked building. The site is also located within the Tax Increment Financing (TIF) District and is currently generating minimal property tax revenue but not Page 14 of 83 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-965 CONDITIONAL USE PERMIT TO ALLOW FOR THE OPERATION OF AN AUTOMOBILE FUELING STATION] June 17, 2020 positively impacting adjacent property values while remaining vacant. The McHenry Core-D owntown Subarea Plan recommends the site be repurposed for other uses. However, discussions with realtors have indicated the size of the structure combined with the layout of the interior make adaptive reuse of the structure for another service-oriented use not economically practical. Sta ff identified Algonquin, Crystal Lake, Fox Lake, Hebron, Johnsburg, and Woodstock (two active, one closed) as municipalities that have a gas station(s) located within their downtown. The developers have worked with city staff to provide landscaping that exceed the requirements of the City of McHenry Zoning Ordinance including the installation of a 3-foot masonry wall along Green Street to preserve the streetscape site line. The traffic impact study did not indicate any adverse impacts on traffic flow. With the closing of Downtown Food & Liquor, the addition of a convenience store and gas station will be beneficial for residents living nearby. Staff believes the demolition of the building will provide better accessibility for residents that park in the north parking lot to access the downtown. Staff does not object to the applicants’ request and recommends approval. Staff Recommendation Prior to Public Hearing : Approval If the Planning & Zoning Commission finds the proposal to meet the approval criteria for Conditional Uses in the Zoning Ordinance (§11-15-5) then staff recommends: Motion to approve a Conditional Use Permit for the operation of an automobile fueling station on the subject property subject to the following conditions: 1.The development shall be in substantial conformance with the site plan with date revised 5/5/20, landscape plan dated 4/15/20, and building elevations dated 5/6/20. 2.The property owner shall install landscape screening in the northeast corner of the north-most parking lot. 3.The property owner shall be responsible for replacing any landscaped screening that is damaged or destroyed. 4.The accessory building in the north-most parking lot shall be removed prior to the issuance of a certificate of occupancy. 5.All other federal, state, and local laws shall be met. By a pproving said motion, I agree with staff comments identified in the staff report that the approval criteria for conditional uses have been met. (End motion) Approval Criteria for Conditional Use (§11-15-5): A.Traffic. The traffic impact study indicated the proposed development will have minimal impact. B.Environmental Nuisance Staff does not believe the development will generate any adverse environmental nuisances. C.Neighborhood Character Staff does not believe the development will negatively impact the surrounding neighborhood character and will have a positive impact on property values. Page 15 of 83 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-965 CONDITIONAL USE PERMIT TO ALLOW FOR THE OPERATION OF AN AUTOMOBILE FUELING STATION] June 17, 2020 D.Public Services and Facilities The site already has access to City Water and Sanitary Sewer. E.Public Safety and Health Staff does not believe the development will impose any adverse impact on the public health, safety, and welfare of the general public. F.Other Factors Staff believes the development will help meet the existing demand for a convenience store and gas station. Attachments •Location Map •Aerial •Landscaping Sample Photographs •Building Material Photographs. •Application packet Page 16 of 83 Location Map Copyright County of McHenry 2020. All information is provided 'as-is' with no guarantee of accuracy, completeness, or currency. Page 1 of 1 Page 17 of 83 Aerial Copyright County of McHenry 2020. All information is provided 'as-is' with no guarantee of accuracy, completeness, or currency. Page 1 of 1 Page 18 of 83 ExisƟng Proposed Crimson Plymouth Brick Canyon Style Brick Building Materials & ElevaƟons Page 19 of 83 Recent Downtown Project Façade Examples Page 20 of 83 Other Streetscape ElevaƟons Page 21 of 83 ©GW PROPERTIESMCHENRY3510 W. ELM STREETMCHENRY, IL 60050LANDSCAPENOTES &DETAILSL1.11. INSPECT TREE FOR DAMAGED BRANCHES, APPLYCORRECTIVE PRUNING.2. SET ROOT BALL ON UNEXCAVATED OR TAMPEDSOIL. TOP OF ROOTBALL SHALL BE TWO INCHESABOVE SURROUNDING GRADE WITH BURLAP ANDWIRE BASKET INTACT.3. REMOVE WIRE BASKET AND BURLAP DOWN FOURTO SIX INCHES BELOW TOP OF ROOT BALL.REMOVE ALL TWINE AND (IF USED), SYNTHETICMATERIAL. REMOVE OR CORRECT GIRDLINGROOTS.4. TAMP EXCAVATED SOIL AROUND BASE OFROOTBALL.5. BACKFILL REMAINDER EXCAVATED SOIL TAMPEDLIGHTLY. HIGH CLAY OR POOR SOIL SHALLRECEIVE SOIL AMENDMENT PER LANDSCAPENOTES.6. WATER THOROUGHLY WITHIN TWO HOURS USING10 TO 15 GALLONS OF WATER.7. APPLY MULCH IN EVEN LAYER, KEEPING AWAYFROM ROOT FLARE.8. FINAL LOCATION OF TREE TO BE APPROVED BYOWNER.NOTES:2X ROOT BALL WIDTHSHREDDED HARDWOOD MULCHEXCAVATED BACKFILLSUBGRADETAMPED BACKFILLTREE PLANTINGNTS11. APPLY CORRECTIVE PRUNING.2. SET ROOT BALL OR CONTAINER ON UNEXCAVATED OR TAMPED SOIL. TOPOF ROOTBALL (CONTAINER) SHALL BE ONE INCH ABOVE SURROUNDINGGRADE. FOR LARGER SHRUBS WITHIN PLANTING BED DIG A DEEPER PITONLY FOR THOSE SHRUBS.3. REMOVE BURLAP FROM TOP HALF THE LENGTH OF ROOTBALL. TWINE AND(IF USED) SYNTHETIC MATERIAL SHALL BE REMOVED FROM PLANTINGBED. FOR CONTAINER GROWN SHRUBS, REMOVE CONTAINER ANDLOOSEN ROOTS PRIOR TO INSTALLATION.4. REMOVE OR CORRECT GIRDLING ROOTS.5. PLUMB AND BACKFILL WITH AMENDED SOIL PER LANDSCAPE NOTES.WATER THOROUGHLY WITHIN TWO HOURS.6. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCHLIMITS FOR SHRUBS EXTEND TO ALL LIMITS OF PLANTING BED, SEE PLANSFOR BED LAYOUTS.NOTES:SHREDDEDHARDWOOD MULCHAMENDED SOILSUBGRADEMINIMUM 6" BEYOND ROOT BALLSHRUB PLANTINGNTS2SECTIONPLAN VIEWO.C. SPACING, SEE PLANS FOR DETAILSSHREDDEDHARDWOOD MULCHAMENDED SOILSUBGRADESPADED BED EDGE1. EXCAVATE PLANTING BED.2. BED HEIGHT IS TO BE 2" ABOVE FINISH GRADE AND WELL DRAINED.3. REMOVE CONTAINER, SCORE SOIL MASS TO REDIRECT AND PREVENT CIRCLINGROOTS. CORRECT GIRDLING ROOTS.2. PLANT MATERIAL SHALL BE LAID OUT BY FOLLOWING THE BED EDGE, WORKINGTOWARDS THE CENTER OF THE BED USING TRIANGULAR (STAGGERED) SPACINGAS PLAUSIBLE.3. PLUMB AND BACKFILL WITH PLANTING MIX AS SPECIFIED IN LANDSCAPE NOTES.4. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCH LIMITSFOR PERENNIALS/GROUNDCOVER EXTEND TO ALL LIMITS OF PLANTING BED, SEEPLANS FOR BED LAYOUTS.5. SPACING TO BE AS SPECIFIED IN THE PLANT LIST. PERENNIALS SHALL BE PLACEDWITH THEIR CENTER 24" FROM EDGE OF BED.NOTES:PERENNIAL PLANTINGNTS31. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING MATERIALS ANDPLANTS SHOWN ON THE LANDSCAPE PLAN. THE CONTRACTOR IS RESPONSIBLE FOR THE COSTTO REPAIR UTILITIES, ADJACENT LANDSCAPE, PUBLIC AND PRIVATE PROPERTY THAT ISDAMAGED BY THE CONTRACTOR OR THEIR SUBCONTRACTOR'S OPERATIONS DURINGINSTALLATION OR DURING THE SPECIFIED MAINTENANCE PERIOD. CALL FOR UTILITY LOCATIONSPRIOR TO ANY EXCAVATION.2. THE CONTRACTOR SHALL REPORT ANY DISCREPANCY IN PLAN VS. FIELD CONDITIONSIMMEDIATELY TO THE LANDSCAPE ARCHITECT, PRIOR TO CONTINUING WITH THAT PORTION OFWORK.3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR TRENCHES OREXCAVATIONS THAT SETTLE.4. ALL NURSERY STOCK SHALL BE WELL BRANCHED, HEALTHY, FULL, PRE-INOCULATED ANDFERTILIZED. DECIDUOUS TREES SHALL BE FREE OF FRESH SCARS. TRUNKS WILL BE WRAPPED IFNECESSARY TO PREVENT SUN SCALD AND INSECT DAMAGE. THE LANDSCAPE CONTRACTORSHALL REMOVE THE WRAP AT THE PROPER TIME AS A PART OF THIS CONTRACT.5. ALL NURSERY STOCK SHALL BE GUARANTEED, BY THE CONTRACTOR, FOR ONE YEAR FROMDATE OF FINAL INSPECTION.6. AMENDED SOIL SHALL BE PROVIDED AND GRADED BY THE GENERAL CONTRACTOR UP TO 6INCHES BELOW FINISHED GRADE IN TURF AREAS AND 18 INCHES IN PLANTING AREAS.7. PLANTING AREA SOIL SHALL BE AMENDED WITH 25% SPHANGUM PEATMOSS, 5% HUMUS AND65% PULVERIZED SOIL FOR ALL SHRUB, ORNAMENTAL GRASS, PERENNIAL AND ANNUAL BEDS.AMENDED TURF AREA SOIL SHALL BE STANDARD TOPSOIL.8. SEED/SOD LIMIT LINES ARE APPROXIMATE. CONTRACTOR SHALL SEED/SOD ALL AREAS WHICHARE DISTURBED BY GRADING WITH THE SPECIFIED SEED/SOD MIXES.9. CONTRACTOR SHALL INSTALL SHREDDED HARDWOOD MULCH AT A 3" DEPTH TO ALL TREES,SHRUB, PERENNIAL, AND GROUNDCOVER AREAS. TREES PLACED IN AREA COVERED BY TURFSHALL RECEIVE A 4 FT WIDE MAXIMUM TREE RING WITH 3" DEPTH SHREDDED HARDWOODMULCH. A SPADED BED EDGE SHALL SEPARATE MULCH BEDS FROM TURF OR SEEDED AREAS. ASPADED EDGE IS NOT REQUIRED ALONG CURBED EDGES.10. WEED FABRIC SHALL ONLY BE APPLIED UNDER DECORATIVE STONE APPLICATIONS.11. INSTALLATION OF TREES WITHIN PARKWAYS SHALL BE COORDINATED IN THE FIELD WITHLOCATIONS OF UNDERGROUND UTILITIES. TREES SHALL NOT BE LOCATED CLOSER THAN 5'FROM UNDERGROUND UTILITY LINES AND NO CLOSER THAN 10' FROM UTILITY STRUCTURES.12. DO NOT DISTURB THE EXISTING PAVING, LIGHTING, OR LANDSCAPING THAT EXISTS ADJACENT TOTHE SITE UNLESS OTHERWISE NOTED ON PLAN.13. PLANT QUANTITIES SHOWN ARE FOR THE CONVENIENCE OF THE OWNER AND JURISDICTIONALREVIEW AGENCIES. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL PLANT QUANTITIESAS DRAWN.14. THE OWNER'S REPRESENTATIVE MAY REJECT ANY PLANT MATERIALS THAT ARE DISEASED,DEFORMED, OR OTHERWISE NOT EXHIBITING SUPERIOR QUALITY.15. THE CONTINUED MAINTENANCE OF ALL REQUIRED LANDSCAPING SHALL BE THE RESPONSIBILITYOF THE OWNER OF THE PROPERTY ON WHICH SAID MATERIALS ARE REQUIRED. ALL PLANTMATERIALS REQUIRED BY THIS SECTION SHALL BE MAINTAINED AS LIVING VEGETATION ANDSHALL BE PROMPTLY REPLACED IF THE PLANT MATERIAL HAS DIED PRIOR TO FINALACCEPTANCE. PLANTING AREAS SHALL BE KEPT FREE OF TRASH, LITTER, AND WEEDS AT ALLTIMES.LANDSCAPE NOTESLANDSCAPE NOTESNTS412453678910111213141516171819202122Plant Number LegendPage 22 of 83 1 2 3 4 5 Landscaping List Page 23 of 83 Spring & Summer (leŌ) Fall/Winter (right) 6 8 11 10 7 9 Page 24 of 83 Goldflame Spirea in fall 13 12 14 15 16 Page 25 of 83 21 22 20 19 18 17 Page 26 of 83 Page 27 of 83 Page 28 of 83 FORM A Page 1 of 3 File Number PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173 1.Name of Applicant: McHenry 3510 LLC; McHenry LFI LLC Tel 708-768-6762 Address 9440 Enterprise Drive, Mokena, IL 60448 Fax 708-478-7667 2.Name of Property Owner Tel (If other than Applicant) Address Fax 3.Name of Architect: Design 24 LLC Tel 773 796 7181 (If represented) Address 2211 N. Elston Ave Suite 204, Chicago, IL 60614 Fax 4. Name of Engineer: Kimley Horn Tel 630-487-5500 (If represented) Address 1001 Warrenville Road, Lisle, IL 60532 Fax 5.Name of Attorney: Murray Lewison Tel 312-922-1980 (If represented) Address 630 Dundee Road, Northbrook, IL 60062 Suite 225 Fax 312-922-9238 6. Common Address or Location of Property 3510 and 3522 W. Elm 5. Requested Action(s) (check all that apply) Zoning Map Amendment (Rezoning) Zoning Variance - Minor X Conditional Use Permit 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: Fuel Station with a C-Store with sign variance requested for: one monument sign along Elm; one City of McHenry monument sign at Rt.31 and Rt. 120; one Pylon sign at Rt.31 and Rt. 120 FORM A Page 29 of 83 FORM A Page 2 of 3 6. Current Use of Property: Vacant property – however, prior use was a fuel station (3522) and a bank office (3510) 7. Current Zoning Classification of Property, Including Variances or Conditional Uses Downtown Overlay District – C4-Downtown Commercial 8. Current Zoning Classification and Land Use of Adjoining Properties North: C-4/RM-2/RS-4 South: C-4 East: C4-Downtown Commercial West: C-5/01/RM-2 9. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. 1. Application Fee (amount) $ 2. Narrative Description of Request X 3. FORM A – Public Hearing Application 4. FORM B – Zoning Map Amendment (Rezoning) Application X 5. FORM C – Conditional Use Application 6. FORM D – Zoning Variance Application 7. FORM E – Use Variance Application X 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit X 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 X 14. Landscape Plan X 15. Architectural Rendering of Building Elevations 16. Performance Standards Certification X 17. Traffic Analysis NA 18. School Impact Analys Page 30 of 83 FORM A Page 3 of 3 Page 31 of 83 FORM C Page 1 of 2 FORM C File Number CONDITIONAL USE PERMIT Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 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 your request. 1.Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. There is no adverse impact of different types of traffic flow that doesn’t already exist in the zoning district- we have attached a traffic study by KLOA. Onsite traffic will have 4 ingress/egress points -with 2 existing ingress egress points being eliminated at the 3522 property. 2.Environmental Nuisance 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. The site design blends with the surrounding neighborhood through utilization of landscaping and landscape walls. Convenience Store which will have food service and fuel station will front Elm Street minimizing any noise, order, dust and glare. 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. The proposed use is an expansion of a prior use of one of the 2 lots comprising the property. In addition to the fuel station, the development will include a the convenience store with restaurant food service within the store; additionally outdoor seating is planned for the east side of the store behind the landscaped brick. The nearest surrounding neighbors are a financial institution/commercial business and high density residential along Pearl – it should be noted that the existing parking lot nearest to Pearl will remain a parking lot. Page 32 of 83 FORM C Page 2 of 2 4. Public Services and Facilities The proposed use will not require existing community 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 development in the area. The proposed Fuel station and convenience store will not require any disproportionate facilities or services and will not place undue burdens upon existing developments in the area – again prior uses included a financial institution and fuel station. 5. Public Safety and Health The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use nor of the general public in the vicinity. The proposed fuel station and convenience store is a national chain and does not pose a detriment to the safety or health of employees, patrons or visitors. 6. Other Factors The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use and its particular location. Page 33 of 83 Page 34 of 83 Page 35 of 83 Page 36 of 83 Page 37 of 83 LOT 5LOT 4LOT 4B L O C K 1 2B L O C K 2 2BOOK B OF DEEDS, PAGE 160RECORDED J ULY 6, 1840ORI GI NAL PLAT OF THE TOW N OF MCHENRYLOT 2PART OF LOT 3PART OF LOT 6PART OF LOT 7PART OF LOT 1I R AT CORNERFOUND 1/2" I P 0.20'EFOUND 1" 0.73'N & 0.18'EFOUND 5/8" I P ON-LI NE & 0.10'EFOUND 1/2" I R IR AT CORNERFOUND 1/2" 0.13'W FOUND CROSS 0.13'N & 0.13'WFOUND CROSS 9655 1 2 04/27/2020 9655SUR-010.36'S & ON-LINEFOUND CROSS IP 0.07'EFOUND 3/4' IR 0.61'EFOUND 5/8" IR 0.05'EFOUND 5/8" IR 0.19'EFOUND 3/4" IR 0.15'EFOUND 3/4" CROSS 0.21'EFOUND S23°W(R)132'(R)133.56'(M)66'(R)66.78'(M)S23°06'34"W(M)SAI D LOT 7NORTHW ESTERLY LI NE OF OF AND PARALLEL TO THE A POI NT 53' SOUTHEASTERLY CORNING AVENUEHERETOFORE DEDICATEDPhone: (847) 696-4060 Fax: (847) 696-4065 Rosemont, Illinois 60018 9575 W. Higgins Road, Suite 700, JOB NO: DATE: FILENAME: SHEET OF REVISIONS: PURPOSES ONLY FOR REVIEW N RICHMOND ROADILLINOIS ROUTE 31I LLI NOI S ROUTE 120ELM STREETOBSERVATION IL EAST ZONE TRUE NORTH BASED ON GEODETIC BASIS OF BEARINGS:40'40'80'33'33'66'HERETOFORE DEDICATEDHERETOFORE DEDI CATEDVACATED BACK STREET33'(R)N67° W (R) W ESTERLYLOT 10 EXTENDED NORTHERLY LI NE OF (RIGHT OF WAY VARIES)78'(M&R) LOT 5 UNRECORDED IDOT POH PARCEL 1JF0008 PER 31.13'(M)PER UNRECORDED IDOT POHLINE OF ILLINOIS ROUTE 31 EASTERLY RIGHT OF WAY 66'(R)66.58'(M)66'(R)66.58'(M)66'(R)66.58'(M)IR ON-LINE FOUND 5/8" NAI L 1.75'NFOUND BENT MAG IR ON-LINE FOUND 5/8" IR ON-LINE FOUND 5/8" I R ON-LI NEFOUND 1/2" PEARL STREETVACATED BACK STREETCENTERLINE OF 33'(M&R)53'(M&R) = PARCEL LINE 148'+/-(R)EXCEPTION85.13'(M) (RI GHT OF WAY VARI ES)13.03'(M&R)145.07'(M&R1)RECORD PER UNRECORDED POH RECORD PER TITLE COMMITMENT POH MEASURED IRON PIPE IRON ROD (R1) = (R) = (M) = POH = IP = IR =N00°05'05"E(R1)RICHMOND AVENUEEAST LINE OF 66'(R)66.78'(M)66'(R)66.78'(M)264.00'(M&R)12'66' 0 30 SCALE 1" = 30' 60 MOKENA, ILLINOIS 60448 9440 ENTERPRISE DRIVE MCHENRY 3510 LLC AND MCHENRY LFI LLC PREPARED FOR:N67°13'17"W (M)N67°13'10"W (M)18.48'(M)86.04'(R1)N67°13'17"W (R1)N67°13'17" W (M) 34.30'(M&R)N45°21'28"W(M&R)5 8 . 8 6'(M)N2 3 ° 4 3' 5 6 "W(M&R) 5 8 . 7 1'(R) 3.00'(M&R) S89°54'55"W(M&R)54.31'(M)N00°04'05"W(M)54.28'(R)S00°05'05"W(R)42.20'(M)S67°08'09"E(M)18.62'(M&R)N23°06'34"E(M)S64°53'05"E(M)86.05'(M)86.50'(R)OW NER/TAX PAYER: YBP ENT LLCP.I.N: 09-26-408-009OW NER/TAX PAYER: J OY ST PROP I NCP.I.N: 09-26-408-010OW NER/TAX PAYER: VI CTORI A REV LI V TR LYNNP.I.N: 09-26-408-011OWNER/TAX PAYER: WIM FMB PORTFOLIO OWNER LLC P.I.N: 09-26-408-032 HERETOFORE DEDI CATED0.89'N & 0.17'EFOUND 1/2" I R 0.36'N & 0.21' WFOUND 1/2" I R I N 1/2" I P 2.07'SFOUND MAG NAI L IR ON-LINE FOUND 5/8" NAIL ON-LINE FOUND MAG 1.00'(M)S67°08'09"E(M)15.24'( M &R)S23°06'34"W (M)ON-LINE & 0.09'EFOUND 1/2" IR 80'40'40'4.01'(M&R1)N22°56'04"E(R1)1234567891033'33'129.47'(M)S23°06'34"W(M)PARCEL 1ABEGI NNI NG POI NT OF 91'(R)S67°E(R)OF ELM STREETNORTHERLY LI NE L O T 1 0 19.45'(R)OF LOT 11SOUTH LI NE LOT 7PART OF PARCEL 1B PARCEL 1BPOI NT OF BEGI NNI NG OF LOT 7SOUTHW EST CORNER CORNER OF LOT 10;NORTHERLY MOST 1 A P A R C E L P A R C E L 2 A 10' EASTERLY 79' OF LOT 6 SOUTH 10' OF THESOUTH LI NE OF THE10'79'(M&R) 2 B P A R C E L TO PARCEL 1A EXCEPTION PARCEL 2CBEGI NNI NG POI NT OF CORNER OF LOT 1MOST NORTHERLY (M&R)122.00'32.00'(M&R)N66°57'56"W(M)S23°06'34"W(M)49.50'(M&R)8.00'(M&R)N66°57'56"W(M)NORTH LI NE OF LOT 140.00'(M&R)PARCEL 2CLOTS 2, 3, 6 & 7EASTERLY 79' OF W EST LI NE OF THE 2 D P A R C E L PARCEL 2DEXCEPTI ON TO 251.73'(M)N23°06'34"E(M)119.00'(M)S66°57'56"E(M)72.50'(M)S23°06'34"W(M)S23°06'34"W(M)68.05'(M)S67°05'37"E(M)132.00'(M)S23°06'34"W(M)209.75'(M)N67°13'17"W (M)210.00'(M)66'(R)66.58'(M)66.58'(M)66'(R)66.59'(M)66'(R) AVENUE AND ELM STREETI NTERSECTI ON OF CORNI NGSOUTHEAST CORNER OF LOT 12;POI NT OF COMMENCEMENT PARCEL 2E152.38'(M&R)N23°06'59"W(R)POI NT OF BEGI NNI NG PARCEL 2EEAST LINE OF VACATED BACK STREET211.02'(M)N67°36'43"W ( M )210.73'(R)N67°03'13"W (R)2.22'(M&R)S23°06'59"W(R)85.95'(R)N64°38'48"W(R)19.27'(R)S23°06'59"W(R)55.23'( M )54.77'(R)65.90'(M&R)N00°03'56"W(M)N00°07'21"W(R)27 .15 '(M ) S81°13 '47"E(M) 26 .82 '(R ) S81°49 '31"E (R )7.88'(M&R)S23°06'34"W(M)S23°06'59"W(R)86.00'(M)S66°52'53"E(M)85.89'(R)S66°56'18"E(R)10.17'(M&R)S23°06'59"W(R)211.00'(M)210.73'(R)S66°56'18"E(R)57.37'(M)1 FOUND MAG NAIL 0.05'N & 0.97'E 2 FOUND MAG NAIL ON-LINE & 0.92'E 3 FOUND MAG NAIL 0.06'N & ON-LINE 4 5 FOUND MAG NAIL 0.16'S & ON-LINE FOUND MAG NAIL AT CORNER 6 FOUND 5/8" IR ON-LINE & 0.07'E 7 FOUND 5/8" IR 0.07'N & 0.10'E 8 FOUND IP 0.80'S & 0.61'E 9 FOUND 5/8" IR 4.53'S & 0.06'W 10 FOUND 5/8" IR 0.36'N & 0.38'E FOUND MONUMENTATION TABLE RIGHT-OF-WAY LINE OF CORNING AVENUE A DISTANCE OF 211.52 FEET TO THE POINT OF BEGINNING, ALL IN MCHENRY COUNTY, ILLINOIS. A DISTANCE OF 210.73 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF CORNING AVENUE; THENCE PROCEED SOUTH 23 DEGREES 06 MINUTES 59 SECONDS WEST ALONG SAID SECONDS EAST, A DISTANCE OF 10.17 FEET; TO A POINT ON THE NORTH LINE OF THE SOUTH 10 FEET AND EAST 79 FEET OF LOT 6; THENCE SOUTH 66 DEGREES 56 MINUTES 18 SECONDS EAST; STREET SOUTH 66 DEGREES 56 MINUTES 18 SECONDS EAST; A DISTANCE OF 85.89 FEET TO A POINT ON THE EASTERLY 79 FEET OF LOT 6; THENCE NORTH 23 DEGREES 06 MINUTES 59 ALONG SAID CENTERLINE OF VACATED BACK STREET SOUTH 23 DEGREES 06 MINUTES 59 SECONDS WEST, A DISTANCE OF 7.88 FEET; THENCE DEPARTING SAID CENTERLINE OF VACATED BACK SECONDS EAST, A DISTANCE OF 33.35 FEET; THENCE SOUTH 81 DEGREES 49 MINUTES 31 SECONDS EAST, A DISTANCE OF 26.82 FEET; TO A POINT ON THE CENTERLINE OF BACK STREET; THENCE 65.90 FEET; THENCE DEPARTING SAID EAST RIGHT-OF-WAY LINE, SOUTH 87 DEGREES 41 MINUTES 12 SECONDS EAST, A DISTANCE OF 23.01 FEET; THENCE SOUTH 66 DEGREES 56 MINUTES 18 TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF RICHMOND ROAD; THENCE PROCEED NORTH 00 DEGREES 07 MINUTES 21 SECONDS WEST ALONG SAID EAST RIGHT-OF-WAY LINE A DISTANCE OF CENTERLINE OF SAID VACATED RIGHT-OF-WAY, A DISTANCE OF 19.27 FEET; THENCE DEPARTING SAID CENTERLINE NORTH 67 DEGREES 11 MINUTES 51 SECONDS WEST, A DISTANCE OF 54.77 FEET SECONDS WEST, A DISTANCE OF 85.95 FEET TO A POINT ON THE CENTERLINE OF BACK STREET, A VACATED RIGHT-OF-WAY; THENCE SOUTH 23 DEGREES 06 MINUTES 59 SECONDS WEST ALONG MINUTES 13 SECONDS WEST, A DISTANCE OF 210.73 FEET; THENCE SOUTH 23 DEGREES 06 MINUTES 59 SECONDS WEST, A DISTANCE OF 2.22 FEET; THENCE NORTH 64 DEGREES 38 MINUTES 48 FOX RIVER; NORTH 23 DEGREES 06 MINUTES 59 SECONDS EAST, A DISTANCE OF 152.38 FEET TO THE POINT OF BEGINNING; THENCE DEPARTING SAID RIGHT-OF-WAY LINE NORTH 67 DEGREES 03 NORTHEASTERLY ALONG THE WEST RIGHT-OF-WAY LINE OF CORNING AVENUE ALSO BEING THE EAST BOUNDARY LINE OF THE ORIGINAL PLAT OF THE VILLAGE OF MCHENRY, ON THE WEST SIDE OF COMMENCING AT THE SOUTHEAST CORNER OF LOT 12 IN BLOCK 22, ALSO BEING THE NORTHWEST CORNER OF THE INTERSECTION OF CORNING AVENUE AND ELM STREET; THENCE PROCEED DESCRIBED AS FOLLOWS: RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, 1840 IN BOOK B OF DEEDS, PAGE 160, IN MCHENRY COUNTY, ILLINOIS. ORIGINAL PLAT OF THE VILLAGE OF MCHENRY, ON THE WEST SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE SOUTHEAST FRACTIONAL QUARTER OF SECTION 26, TOWNSHIP 45 NORTH, ALL OF LOT 8 AND A PART OF LOTS 5, 6, AND 7, IN BLOCK 22 AND PART OF LOT 4 IN BLOCK 12, AND PART OF VACATED BANK STREET ADJACENT TO BLOCKS 12 AND 22 ALL IN THE 3, 2016 AS DOCUMENT 2016R0037782 FOR THE PURPOSE OF INGRESS AND EGRESS OVER THE FOLLOWING LAND: A NON-EXCLUSIVE EASEMENT FOR THE BENEFIT OF PARCEL 1 AS CREATED BY DECLARATION OF EASEMENTS, COVENANTS AND RESTRICTIONS DATED SEPTEMBER 27, 2016 AND RECORDED OCTOBER PARCEL 2E: ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, 1840 IN BOOK B OF DEEDS, PAGE 160, IN MCHENRY COUNTY, ILLINOIS. MCHENRY ON THE WEST SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE SOUTHEAST 1/4 OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN, THE EASTERLY 79 FEET OF LOTS 2 AND 3; ALSO THE EASTERLY 79 FEET OF LOT 6 (EXCEPTING THEREFROM THE SOUTHERLY 10 FEET THEREOF) ALL IN BLOCK 22 IN THE ORIGINAL PLAT OF PARCEL 2D: THEREOF RECORDED JULY 6, 1840 IN BOOK B OF DEEDS, PAGE 160, IN MCHENRY COUNTY, ILLINOIS. SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE SOUTHEAST 1/4 OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT STAKE ON THE NORTH LINE OF SAID LOT 1; THENCE WESTERLY ALONG THE NORTH LINE OF LOT 1, 40 FEET TO THE PLACE OF BEGINNING, IN THE ORIGINAL PLAT OF MCHENRY ON THE WEST IRON STAKE; THENCE EASTERLY PARALLEL TO THE NORTH LINE OF LOT 1, 8 FEET TO AN IRON STAKE; THENCE NORTH, PARALLEL TO THE WEST LINE OF SAID LOT 1, 72 1/2 FEET TO AN IRON STAKE; THENCE SOUTHEASTERLY PARALLEL TO THE NORTH LINE OF LOT 1, 32 FEET TO AN IRON STAKE; THENCE NORTHERLY PARALLEL TO THE WEST LINE OF SAID LOT 4, 49 1/2 FEET TO AN BEGINNING AT AN IRON STAKE AT THE MOST NORTHERLY CORNER OF LOT 1 IN BLOCK 22; THENCE SOUTHWESTERLY ALONG THE WESTERLY LINE OF SAID LOTS 1 AND 4, 122 FEET TO AN IRON THAT PART OF LOTS 1 AND 4 IN BLOCK 22, DESCRIBED AS FOLLOWS: PARCEL 2C: B OF DEEDS, PAGE 160, IN MCHENRY COUNTY, ILLINOIS. SOUTHEAST FRACTIONAL QUARTER OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, 1840 IN BOOK THE SOUTHEASTERLY 78 FEET OF LOTS 10 AND 11 IN BLOCK 22 OF THE ORIGINAL PLAT OF THE VILLAGE OF MCHENRY, ON THE WEST SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE PARCEL 2B: IN MCHENRY COUNTY, ILLINOIS. QUARTER OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, 1840 IN BOOK B OF DEEDS, PAGE 160, THE EAST 79 FEET OF LOT 7 IN BLOCK 22 IN THE ORIGINAL PLAT OF VILLAGE OF MCHENRY, ON THE WEST SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE SOUTHEAST FACTIONAL AND ILLINOIS. 26, TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, 1840 IN BOOK B OF DEEDS, PAGE 160, IN MCHENRY COUNTY, 6, ALL IN BLOCK 22 OF THE ORIGINAL PLAT OF THE VILLAGE OF MCHENRY, ON THE WEST SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE SOUTHEAST FRACTIONAL QUARTER OF SECTION LOT 8 IN BLOCK 22, AND A STRIP OF LAND 10 FEET WIDE OFF FROM THE ENTIRE SOUTH SIDE OF LOT 5 IN SAID BLOCK 22, ALSO THE SOUTHERLY 10 FEET OF THE EASTERLY 79 FEET OF LOT AND COUNTY, ILLINOIS. SECTION 26, TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, 1840 IN BOOK B OF DEEDS, PAGE 160, IN MCHENRY LOTS 9 AND 12 IN BLOCK 22 OF THE ORIGINAL PLAT OF THE VILLAGE OF MCHENRY, ON THE WEST SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE SOUTHEAST FRACTIONAL QUARTER OF PARCEL 2A: TO THE PLACE OF BEGINNING, LYING IN THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN MCHENRY COUNTY, ILLINOIS. PARALLEL LINE, FOR A DISTANCE OF 15.24 FEET TO THE SOUTHWESTERLY LINE OF SAID LOT 7; THENCE NORTHWESTERLY ON SAID SOUTHWESTERLY LINE OF LOT 7, FOR A DISTANCE OF 53 FEET FOR A DISTANCE OF 86.50 FEET TO A POINT 53 FEET SOUTHEASTERLY OF AND PARALLEL TO THE NORTHWESTERLY LINE OF SAID LOT 7; THENCE SOUTHWESTERLY ON THE LAST MENTIONED THE CENTER LINE OF VACATED BACK STREET; THENCE NORTHEASTERLY ON THE CENTER LINE OF VACATED BACK STREET, FOR A DISTANCE OF 18.62 FEET TO A POINT; THENCE SOUTHEASTERLY, BEGINNING AT THE SOUTHWEST CORNER OF LOT 7 AND RUNNING THENCE NORTHWESTERLY ON THE SOUTHWESTERLY LINE OF LOT 7, EXTENDED NORTHWESTERLY, FOR A DISTANCE OF 33 FEET TO 1840, IN BOOK "B" OF DEEDS, PAGE 160, DESCRIBED AS FOLLOWS: THAT PART OF LOT 7 IN BLOCK 22 IN THE ORIGINAL PLAT OF MCHENRY AND THAT PART OF THE EAST HALF OF VACATED BACK STREET, ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, PARCEL 1B: DEGREES 05 MINUTES 05 SECONDS WEST, 145.07 FEET TO THE POINT OF BEGINNING; ALL IN MCHENRY COUNTY, ILLINOIS. SECONDS WEST, 86.04 FEET TO THE POINT OF INTERSECTION WITH THE EAST LINE OF ILLINOIS STATE ROUTE 31; THENCE ALONG SAID EAST LINE OF ILLINOIS STATE ROUTE 31, NORTH 00 SOUTHERLY LINE OF SAID LOT 11; THENCE ALONG THE SOUTHERLY LINE OF SAID LOT 11 AND THE NORTHWESTERLY EXTENSION OF SAID SOUTHERLY LINE, NORTH 67 DEGREES 13 MINUTES 17 SECONDS EAST, 34.30 FEET; THENCE SOUTH 67 DEGREES 13 MINUTES 10 SECONDS EAST, 19.45 FEET; THENCE SOUTH 22 DEGREES 56 MINUTES 04 SECONDS WEST, 4.01 FEET TO A POINT ON THE 31, SOUTH 00 DEGREES 05 MINUTES 05 SECONDS EAST, 29.97 FEET; THENCE SOUTH 23 DEGREES 43 MINUTES 56 SECONDS EAST, 58.71 FEET; THENCE SOUTH 45 DEGREES 21 MINUTES 28 FEET; THENCE NORTH 89 DEGREES 54 MINUTES 55 SECONDS EAST, 3.00 FEET; THENCE ALONG A LINE 15.00 FEET EAST OF AND PARALLEL WITH THE EAST LINE OF SAID ILLINOIS STATE ROUTE 13.03 FEET; THENCE ALONG A LINE 12.00 FEET EAST OF AND PARALLEL WITH THE EAST LINE OF SAID ILLINOIS STATE ROUTE 31, SOUTH 00 DEGREES 05 MINUTES 05 SECONDS EAST, 54.28 NORTHWESTERLY WITH THE EAST LINE OF ILLINOIS STATE ROUTE 31; THENCE ALONG SAID NORTHWESTERLY EXTENSION OF SAID NORTH LINE, SOUTH 67 DEGREES 08 MINUTES 00 SECONDS EAST, BEGINNING AT THE POINT OF INTERSECTION OF THE NORTH LINE OF LOT 10 IN SAID BLOCK 22 OF THE ORIGINAL PLAT OF THE TOWN OF MCHENRY (ON THE WEST BANK OF FOX RIVER) EXTENDED COORDINATE SYSTEM, EAST ZONE (NAD 83) DESCRIBED AS FOLLOWS: ACCORDING TO THE PLAT THEREOF RECORDED JULY 6,1840, IN BOOK B OF DEEDS, PAGE 160 IN MCHENRY COUNTY, ILLINOIS, WITH BEARINGS REFERENCED TO THE ILLINOIS STATE PLANE OF MCHENRY (ON THE WEST BANK OF FOX RIVER), BEING LOCATED IN THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, A PART OF LOT 11 IN BLOCK 22, ALSO THAT PART OF BLOCK 12 AND A PIECE OF LAND LYING BETWEEN SAID BLOCK 12 AND 22 KNOWN AS BACK STREET OF THE ORIGINAL PLAT OF THE TOWN IN THE ORDER OF SATISFACTION AND RELEASE OF JUDGMENT RECORDED JANUARY 18, 2017 AS DOCUMENT 2017R002150, DESCRIBED AS FOLLOWS: PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 6, 1840 IN BOOK B OF DEEDS, PAGE 160), EXCEPT THAT PART TAKEN FOR ROAD IN CASE NO. 13ED1 AND AS CONTAINED ORIGINAL PLAT OF MCHENRY, ON THE WEST SIDE OF FOX RIVER, A SUBDIVISION OF PART OF THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPTING THEREFROM THE NORTHWEST 66 FEET OF THE SOUTHEASTERLY 78 FEET OF LOTS 10 AND 11 IN BLOCK 22 IN THE OF BACK STREET, 132 FEET TO THE PLACE OF BEGINNING, SAID ABOVE DESCRIBED PREMISES BEING LOCATED IN AND BEING A PART OF THE SOUTHEAST QUARTER OF SECTION 26, TOWNSHIP 45 91 FEET, MORE OR LESS, TO THE SAID EASTERLY LINE OF BACK STREET BEING THE MOST NORTHERLY CORNER OF SAID LOT 10; THENCE SOUTH 23 DEGREES WEST, ALONG SAID EASTERLY LINE EXTENDED NORTHWESTERLY, WOULD INTERSECT THE SAID EAST LINE OF SAID RICHMOND ROAD; THENCE SOUTH 67 DEGREES EAST, ALONG THE SAID NORTHERLY LINE OF SAID LOT 10 EXTENDED THE RICHMOND ROAD; THENCE NORTH ALONG SAID EAST LINE OF SAID RICHMOND ROAD, 148 FEET, MORE OR LESS, TO THE POINT WHICH THE NORTHERLY LINE OF LOT 10 OF SAID BLOCK 22, IF AND RUNNING THENCE NORTH 67 DEGREES WEST, ALONG THE NORTHERLY LINE OF SAID ELM STREET, EXTENDED 33 FEET, MORE OR LESS, TO THE EAST LINE OF THE PUBLIC HIGHWAY KNOWN AS BEGINNING AT THE POINT OF INTERSECTION OF THE EASTERLY LINE OF BACK STREET WITH THE NORTHERLY LINE OF SAID ELM STREET, BEING THE MOST WESTERLY CORNER OF SAID BLOCK 22, SAID ORIGINAL PLAT OF THE TOWN OF MCHENRY, ON THE WEST SIDE OF FOX RIVER, DESCRIBED AS FOLLOWS: OF MCHENRY, ON THE WEST SIDE OF FOX RIVER; ALSO ALL THAT PART OF BLOCK 12 AND OF THE PIECE OF LAND LYING BETWEEN SAID BLOCK 12 AND BLOCK 22 KNOWN AS BACK STREET OF LOTS 10 AND 11 IN BLOCK 22 (EXCEPTING THEREFROM THE SOUTHEASTERLY 12 FEET (BY RECTANGULAR MEASURE) OF SAID LOTS 10 AND 11 IN BLOCK 22) OF THE ORIGINAL PLAT OF THE TOWN PARCEL 1A: PROPERTY DESCRIPTION: DOCUMENT 2007R0067075ACCESS EASEMENT PERN.T.S. N VICINITY MAP LOCATION PROJECT GRAND AVE LINCOLN AVE AVE FREUND ELM ST W A U K E G AN R D VENI CE AVEPEARL STBROAD STCOURT STGREEN STFOX R V R RICHMOND RD2 E P A R C E L PLAT OF SURVEY (VALID ONLY IF EMBOSSED SEAL AFFIXED) gptasinska@spacecoinc.com LICENSE EXPIRES: 11-30-2020 GABRIELA PTASINSKA, I.P.L.S. No. 035-3893 20--, IN ROSEMONT, ILLINOIS. GIVEN UNDER OUR HAND AND SEAL THIS DAY OF STANDARDS OF PRACTICE APPLICABLE TO BOUNDARY SURVEYS. THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM NO DISTANCES OR ANGLES SHOWN HEREON MAY BE ASSUMED BY SCALING. ALL DIMENSIONS ARE IN FEET AND DECIMAL PARTS THEREOF. SURVEY. WHICH IT IS BASED IS A TRUE AND CORRECT REPRESENTATION OF SAID 001157, DO HEREBY DECLARE THAT THIS MAP OR PLAT AND THE SURVEY ON WE, SPACECO, INC., AN ILLINOIS PROFESSIONAL DESIGN FIRM, NUMBER 184- COUNTY OF COOK ) )SS STATE OF ILLINOIS) PROPERTY SURVEYED CONTAINS 77,008 SQUARE FEET, OR 1.768 ACRES, MORE OR LESS. LAST DATE OF FIELD WORK: APRIL 14, 2020. 09-26-408-034 (AFFECTS PARCELS 2C AND 2D) 09-26-408-033 (AFFECTS PARCEL 2A AND PART OF PARCEL 2B) 09-26-408-016 (AFFECTS PARCEL 2B) 09-26-408-019 (AFFECTS PARCEL 1B) 09-26-408-030 (AFFECTS PART OF PARCEL 1A) 09-26-408-029 (AFFECTS PART OF PARCEL 1A) TAX P.I.N.S: NOTES:DOCUMENT 2007R0067075ACCESS EASEMENT PER 75.00'(M&R)80 .88 '(R) 81 .25 '(M)S67°08'00"E(R)59.25'(M&R)0.05'S & 0.09'E FOUND 5/8" IR 23.01'(M&R) S87°37'47"E(M) S87°41'12"E(R)33.35'(M&R)S66°13'54"E(M)S66°56'18"E(R)29.84'(M)N00°04'05"W(M)S00°05'05"W(R)29.97'(R)D O C U ME N T 2 0 1 6 R00 4 6 4 7 3 T E MP O R A R Y E A S E ME N T P E R LOT 12LOT 9LOT 8LOT 7PART OF LOT 2PART OF LOT 3PART OF LOT 6PART OF L O T 1 1LOT 1PART OF LOT 4PART OF N:\Projects\9655\SURVEY\9655SUR-01.dgn Default User=jleskovisek Page 38 of 83 LOT 5LOT 4LOT 4B L O C K 1 2B L O C K 2 2BOOK B OF DEEDS, PAGE 160RECORDED J ULY 6, 1840ORI GI NAL PLAT OF THE TOW N OF MCHENRYLOT 2PART OF LOT 3PART OF LOT 6PART OF LOT 7PART OF LOT 1OH OH 1.44' 9655 2 04/27/2020 2 9655SUR-01COCOCOCORNING AVENUEHERETOFORE DEDICATEDPhone: (847) 696-4060 Fax: (847) 696-4065 Rosemont, Illinois 60018 9575 W. Higgins Road, Suite 700, JOB NO: DATE: FILENAME: SHEET OF REVISIONS: PURPOSES ONLY FOR REVIEWGUY WI REPARKI NGHANDI CAP SPRI NKLERAUTO GUY WI RELI N K F E N C E 8' C H AI N 1 WI RE1 WIRE 2 WI RES 5 W I RES5 WIRES5 W I RESDOW NTOW N.. " "MCHENRY I N CONC METAL SI GN 5 WI RESRAI LW OOD GUARD FENCEPI CKET 3' W OOD GARAGEFRAME GARAGECONC BLOCK GARAGEFRAME BANK"MI DW EST "FI RST BANK" MIDWEST "FIRST "STOP" (LOCKED)GENERATOR ENCLOSI NG LI NK FENCE 8' CHAI N FENCEPI CKET 4' W OOD LI NK FENCE4' CHAI N BANK"MI DW EST "FI RST BUI LDI NGBRI CK TW O STORY RESI DENCEBRI CK ONE STORY T R A N S COLUMNPARKI NG""4 HOUR LI MI T 20" "SPEED 6 WIRES 5 WI RESN,S,E, WMAST 8' 6 WIRESN,S,E,WMAST 8' VAULTCOMMUNI CATI ONS 9 WIRES4 WI RESMAST 10' E, WMAST 8' N,SMAST 8' N,SW ALLBRI CK DUMPSTER FENCE ENCLOSI NG 8' CHAI N LI NK 10' E,WMAST CONC PADCONTROL BOX ON I DOT TRAFFI C ON CONC PADCONTROL BOX TRAFFI C (F A D E D G R A V E L) (TYP OF 5)SI GN POST BRI CK SI GNMI DW EST BANK" "FI RST (TYP)CANOPY (TYP)COLUMN BRI CK G A S ME T E R MC H E N R Y 3 5 2 2 W. E L M B UIL DI N G C O N C B L O C K O N E S T O R Y 51.86'14.00'14.11'6.05'6.08'7.93'6.05'1.00'0.99'12.07'4.14'4.01'12.08'61.10'2.72'1.39'1.62'1.96'1.69'2.70'1.68'1.41'1.68'1.96'36.16'6.07'6.09'14.07'14.10'7.98'1.06'0.98'6.10'51.88'14.08'7.93'14.25'6.00'4.00'4.04'12.05'12.09'6.10'1.00'0.99'1.54'2.56'2.14'2.15'1.96'12.07'5.09'21.60'12.19'15.44'36.14'5.99'14.03'14.02'7.98'6.16'5.08'1.58'1.59'1.96'1.46'2.11'0.46'2.28'1.34'0.44'2.30'0.33'2.31'2.61'1.31'0.33'1.96'2.67'1.43'1.66'2.67'1.63'1.45'0.97'0.97'2.08'2.09'1.96'1.47'12.02'CANOPY (TYP)BRI CK COLUMN (TYP) W ELLMONI TORI NG W ELLMONI TORI NG WELLMONI TORI NG GAS METERPARKI NG""NO OVERNI GHT N RICHMOND ROADILLINOIS ROUTE 31I LLI NOI S ROUTE 120ELM STREETOBSERVATION IL EAST ZONE TRUE NORTH BASED ON GEODETIC BASIS OF BEARINGS:40'40'80'33'33'66'HERETOFORE DEDICATEDHERETOFORE DEDI CATEDVACATED BACK STREET(RIGHT OF WAY VARIES)LOT 5PER UNRECORDED IDOT POHLINE OF ILLINOIS ROUTE 31 EASTERLY RIGHT OF WAY PEARL STREET= PARCEL LINE (RI GHT OF WAY VARI ES)RICHMOND AVENUEEAST LINE OF 0 30 SCALE 1" = 30' 60 MOKENA, ILLINOIS 60448 9440 ENTERPRISE DRIVE MCHENRY 3510 LLC AND MCHENRY LFI LLC PREPARED FOR:HERETOFORE DEDI CATED80'40'40'33'33'L O T 1 0 PARCEL 1B 1 A P A R C E L P A R C E L 2 A2 B P A R C E L PARCEL 2C2 D P A R C E L EAST LINE OF VACATED BACK STREETCENTERLINE OF VACATED BACK STREETN2 3 ° 4 3' 5 6 "W5 8. 8 6'34.30'N45°21'28"W 18.48'N67°13'10"W54.31'N00°04'05"WS89°54'55"W 3.00'42.20'S67°08'09"E18.62'N23°06'34"E86.05'S64°53'05"EN23°06'34"E251.73'119.00'S66°57'56"E72.50'S23°06'34"W8.00'N66°57'56"W49.50'S23°06'34" WN66°57'56" W 32.00'68.05'S23°06'34"WS67°05'37"E132.00'209.75'S23°06'34"W210.00'N67°13'17"WN22°56'04"E4.01' W W G G T T E E CATV FO FO E T T E C W G U B STORM SEWER SANITARY SEWER COMBINED SEWER WATER MAIN GAS MAIN UNDERGROUND TELEPHONE LINE UNDERGROUND ELECTRIC LINE UNDERGROUND CATV LINE OVERHEAD WIRE(S) ON UTILITY POLES FIBER OPTIC LINE RAILROAD FENCE GUARDRAIL SANITARY MANHOLE STORM MANHOLE CATCH BASIN INLET FLARED END SECTION ELECTRIC MANHOLE TELEPHONE MANHOLE TELEPHONE UPRIGHT ELECTRIC UPRIGHT CABLE TV UPRIGHT FIRE HYDRANT VALVE AND VAULT WATER VALVE B BOX AUXILARY VALVE WELL GAS VALVE HAND HOLE STREET LIGHT UTILITY POLE TRAFFIC SIGNAL TRAFFIC SIGNAL BOX SPRINKLER HEAD BOLLARD MAILBOX SIGN UNIDENTIFIED MANHOLE ASPHALT CONCRETE GRAVEL LEGEND37.7'48.7' BC-BCBC-BC59.3' BC-BCBX 2.4'E2.4'EBX FNCX 0.4'E& 0.5'EFNCX 0.3'S FNCX 0.4'E& 0.2'WFNCX 0.6'N & 0.1'WFNCX 1.2'N 0.3'NFNCX BX 6.17'NBX 6.39'NBC 0.5'S0.3' W0.1'N & COL CL 4.7'EVAULTX 0.2'E1.29' WBX 1.04' WBX 0.6'WCO & 7.88' WBX 3.17'N BX 3.54'NW ALK 1.1'SBC 1.4'S3.1'NEC 17.56'E BX 2.6'WLP ANCHOR 2.2'NGR 0.6'WBC 0.7'E0.1'E & 0.1'S BC ON-LI NEBC & 3.22' WBX 4.22'N BX 2.99'EVAULTX GR LP FNCX EC COL CO CL BX BC VAULT CORNER GUARD RAIL LIGHT POLE FENCE CORNER EDGE OF CONCRETE COLUMN CLEAN OUT CENTERLINE BUILDING CORNER TOP OF CURB DOCUMENT 2007R0067075ACCESS EASEMENT PER 25.6' BC-BC LP 2.3'W STREETLI NE OF ELM NORTHERLY N.T.S. N VICINITY MAP LOCATION PROJECT GRAND AVE LINCOLN AVE AVE FREUND ELM ST W AU K E G A N R D VENI CE AVEPEARL STBROAD STCOURT STGREEN STFO X R V R RICHMOND RD2007R0067075DOCUMENT EASEMENT PER ACCESS PLAT OF SURVEY 29.84'N00°04'05"W58.18'5 4.07' 55.38'28.81' 13.51' 12.56' 0.30' 3.31' 1.2 0' G B W G B B D O C U ME N T 2 0 1 6 R00 4 6 4 7 3 T E MP O R A R Y E A S E ME N T P E R LOT 12LOT 9LOT 8LOT 2PART OF LOT 3PART OF LOT 6PART OF L O T 1 1LOT 1PART OF LOT 4PART OF PART OF LOT 7N:\Projects\9655\SURVEY\9655SUR-01.dgn SHEET 2 User=jleskovisek Page 39 of 83 Page 40 of 83 Page 41 of 83 KNOX BOX FINAL LOCATION TBD - COORDINATE W/ LOCAL FIRE DEPT T.O. PARAPET FRAMING 18' - 8" FINISH TRANSITION T.O. FINISH FLOOR 0" 3'-0"9'-10"5'-0" (TYP.) 93'-3"18'-10"T.O. PARAPET FRAMING 18' - 8" FINISH TRANSITION T.O. FINISH FLOOR 0" 3'-0"10'-6"11'-4" (TYP)50'-10"18'-10"T.O. PARAPET FRAMING 20' - 8" T.O. PARAPET FRAMING 20' - 8" 1 SOUTHWEST ELEVATION SCALE: 1/4" = 1'-0" 2 SOUTHEAST ELEVATION SCALE: 1/4" = 1'-0" 'NICHIHA': BRICK SERIE: CANYONBRICK 'NICHIHA' BRICK SERIES: PLYMOUTHBRICK: CRIMSON 'NICHIHA': BRICK SERIE: CANYONBRICK ALL ROOF EQUIPMENT CONCEALED BEHIND PARAPET WALL 'NICHIHA' BRICK SERIES: PLYMOUTHBRICK: CRIMSON CANOPY DOWNSPOUT TIED INTO STORM SEWER EXTERIOR OUTLET @ 24" AFF EXTERIOR OUTLET @ 24" AFF WALL PACK (TYP) 20 GA. PREFINISHED DARK BRONZE METAL PARAPET CAP PREFINISHED MTL CANOPY EMERGENCY EGRESS LIGHT SOUTHWEST & SOUTHEAST EXTERIOR BUILDING ELEVATIONS3.0 MITESH D E S I G N S T U D I O 24, LLC.GW PROPERTIES3510 W. Elm St.McHenry, IL 60050 DRAWINGSPRELIMINARYNOT FOR CONSTRUCTIONA Page 42 of 83 T.O. PARAPET FRAMING 18' - 8" FINISH TRANSITION T.O. FINISH FLOOR 0" 3'-0" 93'-3"18'-10"10'-6"11'-4" (TYP)T.O. PARAPET FRAMING 18' - 8" FINISH TRANSITION T.O. FINISH FLOOR 0" 3'-0" 50'-10"18'-10"T.O. PARAPET FRAMING 20' - 8" 1 NORTHEAST ELEVATION SCALE: 1/4" = 1'-0" 2 NORTHWEST ELEVATION SCALE: 1/4" = 1'-0" 'NICHIHA': BRICK SERIE: CANYONBRICK 'NICHIHA': BRICK SERIE: CANYONBRICK ALL ROOF EQUIPMENT CONCEALED BEHIND PARAPET WALL (TYP.) 'NICHIHA' BRICK SERIES: PLYMOUTHBRICK: CRIMSON 'NICHIHA' BRICK SERIES: PLYMOUTHBRICK: CRIMSON DOWNSPOUT DRAIN TO FOUNDATION LANDSCAPING DOWNSPOUT TIED INTO STORM SEWER 20 GA. PREFINISHED METAL PARAPET CAP - DARK BRONZE, TYP PREFINISHED DARK BRONZE OVERFLOW SCUPPER (TYP.) 14'-6"3'-0"14" MAX4" MIN 42" MIN16'-0" MAXABOVEGRADE ORSIDEWALKNORTHEAST & NORTH WEST EXTERIOR BUILDING ELEVATIONS3.1 D E S I G N S T U D I O 24, LLC.GW PROPERTIES3510 W. Elm St.McHenry, IL 60050DRAWINGSPRELIMINARYNOT FOR CONSTRUCTIONA MITESH Page 43 of 83 14'-6"3'-0"20'-0" 4'-0"4'-0"12'-0" SCALE: 1/8" = 1'-0" 2 MPD CANOPY SIDE ELEVATION SCALE: 1/4" = 1'-0" FOR REFERENCE ONLY, BY OTHERS14'-6"3'-0"3'-0"182'-0" 10'-6"10'-6"23'-0"23'-0"23'-0"23'-0" 1 MPD CANOPY FRONT/REAR ELEVATION SCALE: 1/8" = 1'-0" 23'-0"23'-0"23'-0" 3.2FUELING CANOPY ELEVATIONSMITESH D E S I G N S T U D I O 24, LLC.GW PROPERTIES3510 W. Elm St.McHenry, IL 60050DRAWINGSPRELIMINARYNOT FOR CONSTRUCTIONA Page 44 of 83 W. ELM STREETRICHMOND RDN. GREEN STREET10'-0"14'-0" 14'-0 " 43'-0" MONUMENT SIGN UNDER SEPARATE PERMITDPU2317'-0"PYLON SIGN UNDER SEPRATE PERMIT 18'-0"RETAIL/ REST 4,735 SF 9'-0"8'-0"8'-0"30'-0"31'-10"10'-6"23'-0"23'-0"23'-0"23'-0"23'-0"23'-0"23'-0"10'-6"24'-0"10'-0"9'-0"9'-0"TYPE M-2.12 MOUNTABLE CURB 5'-0"93'-3" 5'-0"15'-0" TRASH TRASH 6'-0"18'-0"24'-0"18'-0" 21'-0"5'-0"18'-0"4'-0"43' -0" 24'-0"24'-0"7 5 18 6 30'-0" 10'-0" 3'-0"10'-0"10'-0"20'-0"5'-0"24'-0"208'-5"210'-10"145'-2" 13'-4" 210'-0"18'-1"6'-7"117' -10"29' -10" 5 8 ' - 1 0 " 34'- 4 " EXISTING BANK-OWNED CROSS ACCESS EASEMENT EXISTING LFI-OWNED CROSS ACCESS EASEMENT PROPOSED 15 BANK PARKING SPACES WITH CROSS ACCESS EASEMENT 12'-6" 12'-1" 3' HIGH MASONRY WALL FUTURE CITY GATEWAY MONUMENT REFER TO LANDSCAPE PLAN 50'-10"5'-0"24'-0" 4 D E S I G N S T U D I O 24, LLC.GW PROPERTIES3510 W. Elm St.McHenry, IL 60050 DRAWINGSPRELIMINARYNOT FOR CONSTRUCTIONAARCHITECTURAL SITE PLAN1.3 SITE PLAN PARKING SPACES : 39 + 1H.A. = 40 Page 45 of 83 W. E LM S T R E E TRICHMOND RDN. GREE N STREET10'-0"14' - 0 "14' -0 " 4 3 ' - 0 "MONUM EN T S IG N U N D E R S E P A R A T E P E RM I TDPU2317'-0"P Y LO N S IGN U N D E R S E P R A T E P E RM I T 18'-0"R E T A I L / R E S T 4 , 7 3 5 S F 9' - 0 " 8' - 0 " 8' - 0 "30'-0"31'-10"1 0 ' - 6 " 2 3 ' - 0 " 2 3 ' - 0 " 2 3 ' - 0 " 2 3 ' - 0 " 2 3 ' - 0 " 2 3 ' - 0 " 2 3 ' - 0 " 1 0 ' - 6 " 2 4 ' - 0 "10'-0"9'-0"9'-0"T Y P E M - 2 . 1 2MOU N TA B L E C U R B 5'-0"9 3 ' - 3 " 5' - 0 " 1 5 ' - 0 " T R A S H T R A S H 6' - 0 " 1 8 ' - 0 " 2 4 ' - 0 " 1 8 ' - 0 " 2 1 ' - 0 " 5' - 0 " 1 8 ' - 0 "4'-0"43'-0"2 4 ' - 0 "24'-0"7 5 1 8 6 30'- 0 " 10'- 0 " 3'-0 " 10'-0" 10'-0"20'-0"5'-0"24'-0"208'-5"2 1 0 ' - 1 0 " 1 4 5 ' - 2 " 13'- 4 " 2 1 0 ' - 0 " 1 8 ' - 1 "6'-7"117'-10"29'-10"58'-10"34'-4" 1 2 ' - 6 " 1 2 ' - 1 " 3' H IG HMA SO N R Y W A L L F U T U R E C I T Y G A T EW A YMON UM E N T R E F E R TO L A N D SC A P E P L A N 50'-10"5' - 0 "24'-0"4 D E S I G N S T U D I O 24, LLC.GW PROPERTIES3510 W. Elm St.McHenry, IL 60050 DRAWINGSPRELIMINARYNOT FOR CONSTRUCTIONAARCHITECTURAL SITE PLAN1.3 SITE PLAN PARKING SPACES : 39 + 1H.A. = 40 Page 46 of 83 W.ELM STREETRICHMOND RDN. GREEN STREET10'-0"14'-0" 14'-0 " 43'-0" MONUMENT SIGN UNDER SEPARATE PERMITDPU2317'-0"PYLON SIGN UNDER SEPRATE PERMIT 18'-0"RETAIL/ REST 4,735 SF 9'-0"8'-0"8'-0"30'-0"31'-10"10'-6"23'-0"23'-0"23'-0"23'-0"23'-0"23'-0"23'-0"10'-6"24'-0"10'-0"9'-0"9'-0"TYPE M-2.12 MOUNTABLE CURB 5'-0"93'-3" 5'-0"15'-0" TRASH TRASH 6'-0"18'-0"24'-0"18'-0" 21'-0"5'-0"18'-0"4'-0"43' -0" 24'-0"24'-0"7 5 18 6 30'-0" 10'-0" 3'-0"10'-0"10'-0"20'-0"5'-0"24'-0"208'-5"210'-10"145'-2" 13'-4" 210'-0"18'-1"6'-7"117' -10"29' -10" 5 8 ' - 1 0 " 34'- 4 " EXISTING BANK-OWNED CROSS ACCESS EASEMENT EXISTING LFI-OWNED CROSS ACCESS EASEMENT PROPOSED 15 BANK PARKING SPACES WITH CROSS ACCESS EASEMENT 12'-6" 12'-1" 3' HIGH MASONRY WALL FUTURE CITY GATEWAY MONUMENT REFER TO LANDSCAPE PLAN 50'-10"5'-0"24'-0" 4 182'-0"D E S I G N S T U D I O 24, LLC.GW PROPERTIES3510 W. Elm St.McHenry, IL 60050DRAWINGSPRELIMINARYNOT FOR CONSTRUCTIONAARCHITECTURAL SITE PLAN1.3 SITE PLAN PARKING SPACES : 39 + 1H.A. = 40 Page 47 of 83 ©GW PROPERTIESMCHENRY3510 W. ELM STREETMCHENRY, IL 60050 N O R T H LANDSCAPEPLANL1.0 Page 48 of 83 ©GW PROPERTIESMCHENRY3510 W. ELM STREETMCHENRY, IL 60050LANDSCAPENOTES &DETAILSL1.1 1. INSPECT TREE FOR DAMAGED BRANCHES, APPLY CORRECTIVE PRUNING. 2. SET ROOT BALL ON UNEXCAVATED OR TAMPED SOIL. TOP OF ROOTBALL SHALL BE TWO INCHES ABOVE SURROUNDING GRADE WITH BURLAP AND WIRE BASKET INTACT. 3. REMOVE WIRE BASKET AND BURLAP DOWN FOUR TO SIX INCHES BELOW TOP OF ROOT BALL. REMOVE ALL TWINE AND (IF USED), SYNTHETIC MATERIAL. REMOVE OR CORRECT GIRDLING ROOTS. 4. TAMP EXCAVATED SOIL AROUND BASE OF ROOTBALL. 5. BACKFILL REMAINDER EXCAVATED SOIL TAMPED LIGHTLY. HIGH CLAY OR POOR SOIL SHALL RECEIVE SOIL AMENDMENT PER LANDSCAPE NOTES. 6. WATER THOROUGHLY WITHIN TWO HOURS USING 10 TO 15 GALLONS OF WATER. 7. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. 8. FINAL LOCATION OF TREE TO BE APPROVED BY OWNER. NOTES: 2X ROOT BALL WIDTH SHREDDED HARDWOOD MULCH EXCAVATED BACKFILL SUBGRADE TAMPED BACKFILL TREE PLANTING NTS1 1. APPLY CORRECTIVE PRUNING. 2. SET ROOT BALL OR CONTAINER ON UNEXCAVATED OR TAMPED SOIL. TOP OF ROOTBALL (CONTAINER) SHALL BE ONE INCH ABOVE SURROUNDING GRADE. FOR LARGER SHRUBS WITHIN PLANTING BED DIG A DEEPER PIT ONLY FOR THOSE SHRUBS. 3. REMOVE BURLAP FROM TOP HALF THE LENGTH OF ROOTBALL. TWINE AND (IF USED) SYNTHETIC MATERIAL SHALL BE REMOVED FROM PLANTING BED. FOR CONTAINER GROWN SHRUBS, REMOVE CONTAINER AND LOOSEN ROOTS PRIOR TO INSTALLATION. 4. REMOVE OR CORRECT GIRDLING ROOTS. 5. PLUMB AND BACKFILL WITH AMENDED SOIL PER LANDSCAPE NOTES. WATER THOROUGHLY WITHIN TWO HOURS. 6. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCH LIMITS FOR SHRUBS EXTEND TO ALL LIMITS OF PLANTING BED, SEE PLANS FOR BED LAYOUTS. NOTES: SHREDDED HARDWOOD MULCH AMENDED SOIL SUBGRADE MINIMUM 6" BEYOND ROOT BALL SHRUB PLANTING NTS2 SECTION PLAN VIEW O.C. SPACING, SEE PLANS FOR DETAILS SHREDDED HARDWOOD MULCH AMENDED SOIL SUBGRADE SPADED BED EDGE 1. EXCAVATE PLANTING BED. 2. BED HEIGHT IS TO BE 2" ABOVE FINISH GRADE AND WELL DRAINED. 3. REMOVE CONTAINER, SCORE SOIL MASS TO REDIRECT AND PREVENT CIRCLING ROOTS. CORRECT GIRDLING ROOTS. 2. PLANT MATERIAL SHALL BE LAID OUT BY FOLLOWING THE BED EDGE, WORKING TOWARDS THE CENTER OF THE BED USING TRIANGULAR (STAGGERED) SPACING AS PLAUSIBLE. 3. PLUMB AND BACKFILL WITH PLANTING MIX AS SPECIFIED IN LANDSCAPE NOTES. 4. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCH LIMITS FOR PERENNIALS/GROUNDCOVER EXTEND TO ALL LIMITS OF PLANTING BED, SEE PLANS FOR BED LAYOUTS. 5. SPACING TO BE AS SPECIFIED IN THE PLANT LIST. PERENNIALS SHALL BE PLACED WITH THEIR CENTER 24" FROM EDGE OF BED. NOTES: PERENNIAL PLANTING NTS3 1. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING MATERIALS AND PLANTS SHOWN ON THE LANDSCAPE PLAN. THE CONTRACTOR IS RESPONSIBLE FOR THE COST TO REPAIR UTILITIES, ADJACENT LANDSCAPE, PUBLIC AND PRIVATE PROPERTY THAT IS DAMAGED BY THE CONTRACTOR OR THEIR SUBCONTRACTOR'S OPERATIONS DURING INSTALLATION OR DURING THE SPECIFIED MAINTENANCE PERIOD. CALL FOR UTILITY LOCATIONS PRIOR TO ANY EXCAVATION. 2. THE CONTRACTOR SHALL REPORT ANY DISCREPANCY IN PLAN VS. FIELD CONDITIONS IMMEDIATELY TO THE LANDSCAPE ARCHITECT, PRIOR TO CONTINUING WITH THAT PORTION OF WORK. 3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR TRENCHES OR EXCAVATIONS THAT SETTLE. 4. ALL NURSERY STOCK SHALL BE WELL BRANCHED, HEALTHY, FULL, PRE-INOCULATED AND FERTILIZED. DECIDUOUS TREES SHALL BE FREE OF FRESH SCARS. TRUNKS WILL BE WRAPPED IF NECESSARY TO PREVENT SUN SCALD AND INSECT DAMAGE. THE LANDSCAPE CONTRACTOR SHALL REMOVE THE WRAP AT THE PROPER TIME AS A PART OF THIS CONTRACT. 5. ALL NURSERY STOCK SHALL BE GUARANTEED, BY THE CONTRACTOR, FOR ONE YEAR FROM DATE OF FINAL INSPECTION. 6. AMENDED SOIL SHALL BE PROVIDED AND GRADED BY THE GENERAL CONTRACTOR UP TO 6 INCHES BELOW FINISHED GRADE IN TURF AREAS AND 18 INCHES IN PLANTING AREAS. 7. PLANTING AREA SOIL SHALL BE AMENDED WITH 25% SPHANGUM PEATMOSS, 5% HUMUS AND 65% PULVERIZED SOIL FOR ALL SHRUB, ORNAMENTAL GRASS, PERENNIAL AND ANNUAL BEDS. AMENDED TURF AREA SOIL SHALL BE STANDARD TOPSOIL. 8. SEED/SOD LIMIT LINES ARE APPROXIMATE. CONTRACTOR SHALL SEED/SOD ALL AREAS WHICH ARE DISTURBED BY GRADING WITH THE SPECIFIED SEED/SOD MIXES. 9. CONTRACTOR SHALL INSTALL SHREDDED HARDWOOD MULCH AT A 3" DEPTH TO ALL TREES, SHRUB, PERENNIAL, AND GROUNDCOVER AREAS. TREES PLACED IN AREA COVERED BY TURF SHALL RECEIVE A 4 FT WIDE MAXIMUM TREE RING WITH 3" DEPTH SHREDDED HARDWOOD MULCH. A SPADED BED EDGE SHALL SEPARATE MULCH BEDS FROM TURF OR SEEDED AREAS. A SPADED EDGE IS NOT REQUIRED ALONG CURBED EDGES. 10. WEED FABRIC SHALL ONLY BE APPLIED UNDER DECORATIVE STONE APPLICATIONS. 11. INSTALLATION OF TREES WITHIN PARKWAYS SHALL BE COORDINATED IN THE FIELD WITH LOCATIONS OF UNDERGROUND UTILITIES. TREES SHALL NOT BE LOCATED CLOSER THAN 5' FROM UNDERGROUND UTILITY LINES AND NO CLOSER THAN 10' FROM UTILITY STRUCTURES. 12. DO NOT DISTURB THE EXISTING PAVING, LIGHTING, OR LANDSCAPING THAT EXISTS ADJACENT TO THE SITE UNLESS OTHERWISE NOTED ON PLAN. 13. PLANT QUANTITIES SHOWN ARE FOR THE CONVENIENCE OF THE OWNER AND JURISDICTIONAL REVIEW AGENCIES. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL PLANT QUANTITIES AS DRAWN. 14. THE OWNER'S REPRESENTATIVE MAY REJECT ANY PLANT MATERIALS THAT ARE DISEASED, DEFORMED, OR OTHERWISE NOT EXHIBITING SUPERIOR QUALITY. 15. THE CONTINUED MAINTENANCE OF ALL REQUIRED LANDSCAPING SHALL BE THE RESPONSIBILITY OF THE OWNER OF THE PROPERTY ON WHICH SAID MATERIALS ARE REQUIRED. ALL PLANT MATERIALS REQUIRED BY THIS SECTION SHALL BE MAINTAINED AS LIVING VEGETATION AND SHALL BE PROMPTLY REPLACED IF THE PLANT MATERIAL HAS DIED PRIOR TO FINAL ACCEPTANCE. PLANTING AREAS SHALL BE KEPT FREE OF TRASH, LITTER, AND WEEDS AT ALL TIMES. LANDSCAPE NOTES LANDSCAPE NOTES NTS4 Page 49 of 83 ©GW PROPERTIESMCHENRY3510 W. ELM STREETMCHENRY, IL 60050SIGNAGEDETAILSL1.2 CITY GATEWAY MONUMENT NTS014'-6"10'-0" Page 50 of 83 Monument PAGE 1 OF 2 These drawings and designs are the exclusive property of Everbrite, LLC. Use or duplication in any manner, without express written permission of Everbrite, LLC, is prohibited. Everbrite, LLC • 4949 South 110th Street • Greenfield, WI 53228 • www.everbrite.com Monument Sign - 1/2" = 1' Square Footage Proposed:12' 10" Overall Height: Within property lines Set Back: *Must be printed at actual size for scale to apply 16" LED digits8' 1.375" Cabinet12' 10" OAH6' 1.375" Cabinet 6' 1.375" Cabinet 7ELEVEN / FUEL BRAND SIGNAGE: Total: 99.23 SQ. FT. LED PRICE SIGNAGE: Total: 14.9 SQ. FT. SIGNAGE EXHIBIT (Official Brand Book Forthcoming) GAS TBD Page 51 of 83 Pylon Sign - NTS Pylon Signs PAGE 2 OF 2 These drawings and designs are the exclusive property of Everbrite, LLC. Use or duplication in any manner, without express written permission of Everbrite, LLC, is prohibited. Everbrite, LLC • 4949 South 110th Street • Greenfield, WI 53228 • www.everbrite.com Page 52 of 83 Traffic Impact Study Proposed 7-Eleven Fuel Station McHenry, Illinois Prepared For: McHenry 3510, LLC April 14, 2020 Page 53 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 1 1. Introduction This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for a proposed 7-Eleven fuel station to be located in McHenry, Illinois. The site, which contains First Midwest Bank, a vacant automotive repair building, and a surface parking lot, is located in the northeast quadrant of the intersection of Elm Street (IL Route 120) and Richmond Road (IL Route 31). As proposed, the southern portion of the site will be redeveloped with a 7-Eleven fuel station providing 16 fueling positions and an approximately 4,500 square-foot convenience store. The northern portion of the site will continue to provide a surface parking lot. Access to the fuel station will be provided via a three-quarter access drive off Richmond Road, a right-in/right-out access drive off Elm Street, a full movement access drive off Green Street, and a via a cross access connection to the full movement access drive off Pearl Street that serves the surface parking lot . The purpose of this study was to examine background traffic conditions, assess the impact that the proposed fuel station will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate the traffic generated by the proposed fuel station. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site. The sections of this report present the following: x Existing roadway conditions x A description of the proposed fuel station x Directional distribution of the fuel station traffic x Vehicle trip generation for the fuel station x Future traffic conditions including access to the fuel station x Traffic analyses for the weekday morning and weekday evening peak hours x Recommendations with respect to adequacy of the site access and adjacent roadway system Trafficcapacity analyses wereconducted for the weekday morning and weekday evening peak hours for the following conditions: 1. Existing Conditions – Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2. No-Build Conditions – Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes increased by an ambient area growth factor not attributable to any particular development. 3. Projected Conditions – Analyzes the capacity of the future roadway system using the projected traffic volumes that include the existing traffic volumes, ambient area growth not attributable to any particular development, and the net increase in traffic estimated to be generated by the proposed development. Page 54 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 2 Site Location Figure 1 SITE Page 55 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 3 Aerial View of Site Figure 2 Page 56 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 4 2. Existing Conditions Existing transportation conditions in the vicinity of the site were documented based on field visits conducted by KLOA, Inc. in order to obtain a database for projecting future conditions. The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location The site, which currently contains a two-story First Midwest Bank building, a vacant auto repair shop, and a surface parking lot, is located in the northeast corner of the intersection of Elm Street with Richmond Road. Land uses in the vicinity of the site include St. Mary Catholic Church and McHenry Township Fire Protection District to the west and Veteran’s Memorial Park to the north. Existing Roadway System Characteristics The characteristics of the existing roadways near the site are described below and illustrated in Figure 3. Elm Street (Illinois Route 120) is an east-west other principal arterial roadway that generally provides two lanes in each direction in the vicinity of the site. At its signalized intersection with Richmond Road, Elm Street provides dual left-turn lanes and two through lanes on the eastbound approach. The westbound approach provides a through lane and a combined through/right-turn lane. Additionally, Elm Street provides a standard style crosswalk on the east leg of this intersection as well as push buttons and pedestrian countdown timers. At its signalized intersection with Green Street, Elm Street provides an exclusive left-turn lane, a through lane, and a combined through/right-turn lane on both approaches. Additionally, Elm Street provides standard style crosswalks on the east and west legs of this intersection as well as push buttons and pedestrian countdown timers. At its unsignalized intersection with the First Midwest Bank access drive, Elm Street provides a combined through/left-turn lane and a combined through/right-turn lane on both approaches. Elm Street is under the jurisdiction of the Illinois Department of Transportation (IDOT), is designated as a Strategic Regional Arterial (SRA), and carries an Annual Average Daily Traffic (AADT) volume of 22,900 vehicles east of Richmond Road. Elm Street has a posted speed limit of 30 miles per hour. Richmond Road (Illinois Route 31) is a north-south other principal arterial roadway that generally provides two lanes in each direction in the vicinity of the site. At its signalized intersection with Elm Street, Richmond Road provides dual right-turn lanes and an exclusive left-turn lane on the southbound approach. At its signalized intersection with Pearl Street, Richmond Road provides a through lane and a combined through/right-turn lane on the northbound approach. The southbound approach provides an exclusive left-turn lane and two through lanes. Additionally, Richmond Road provides a high-visibility crosswalk on the north leg of this intersection as well as push buttons and pedestrian countdown timers. Page 57 of 83 Page 58 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois $W LWV XQVLJQDOL]HG LQWHUVHFWLRQ ZLWK WKH )LUVW 0LGZHVW %DQN DFFHVV GULYH 5LFKPRQG 5RDG SURYLGHVDWKURXJKODQHDQGDFRPELQHGWKURXJKULJKWWXUQODQHRQWKHQRUWKERXQGDSSURDFKDQG DWKURXJKODQHDQGDFRPELQHGWKURXJKOHIWWXUQODQHRQWKHVRXWKERXQGDSSURDFK5LFKPRQG5RDG LVXQGHUWKHMXULVGLFWLRQRI,'27LVGHVLJQDWHGDVDQ65$FDUULHVDQ$$'7YROXPHRI YHKLFOHVQRUWKRI(OP6WUHHW ,'27 DQGKDVDSRVWHGVFKRRO]RQHVSHHGOLPLWRIPLOHV SHUKRXU Green Street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earl Street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age 59 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 7 Existing Traffic Volumes In order to determine current traffic conditions within the study area, KLOA, Inc. utilized peak period traffic counts utilizing Miovision Video Collection Units previously collected by KLOA, Inc. in December 2016. The counts were conducted during the weekday morning (7:00 A.M. to 9:00 A.M.) and weekday evening (4:00 P.M. to 6:00 P.M.) peak periods at the following intersections: x Elm Street with Richmond Road x Elm Street with Green Street x Richmond Road with Pearl Street x Green Street with Pearl Street x Elm Street with First Midwest Bank Access Drive x Richmond Road with First Midwest Bank Access Drive The results of the traffic counts show that the peak hours of traffic generally occur between 7:00 A.M. and 8:00 A.M. during the morning peak period and between 4:15 P.M. and 5:15 P.M. during the evening peak period. Copies of the traffic count summary sheets are included in the Appendix. To determine Year 2020 base traffic conditions, the 2016 traffic counts were increased by an annually compounded regional growth factor. Figure 4 illustrates the Year 2020 based traffic volumes. Crash Analysis KLOA, Inc. obtained crash data1 from IDOT for the most recent available five years (2014 to 2018) for the intersections of Elm Street with Richmond Road, Elm Street with Green Street, Richmond Road with Pearl Street, and Green Street with Pearl Street. The crash data for the intersections are summarized in Tables 1 through 4, respectively. A review of the crash data indicated that no fatalities were reported at any of the studied intersections during the review period. 1 IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of the data recipient(s). Additionally, for coding years 2015 to present, the Bureau of Data Collection uses the exact latitude/longitude supplied by the investigating law enforcement agency to locate crashes. Therefore, location data may vary in previous years since data prior to 2015 was physically located by bureau personnel. Page 60 of 83 Page 61 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 9 Table 1 ELM STREET WITH RICHMOND ROAD – CRASH SUMMARY Year Type of Crash Frequency Angle Object Rear End Sideswipe Turning Other Total 2014 0 0 4 1 1 0 6 2015 0 0 8 2 3 1 14 2016 0 1 12 6 5 0 24 2017 0 2 5 2 5 0 14 2018 0 1 12 1 6 0 20 Total 0 4 41 12 20 1 78 Average 0 <1.0 8.2 2.4 4.0 <1.0 15.6 Table 2 ELM STREET WITH GREEN STREET – CRASH SUMMARY Year Type of Crash Frequency Angle Object Rear End Sideswipe Turning Other Total 2014 4 0 3 0 2 0 9 2015 2 0 5 1 4 0 12 2016 2 0 2 0 2 0 6 2017 5 1 3 0 3 1 13 2018 1 0 4 0 1 0 6 Total 14 1 17 1 12 1 46 Average 2.8 <1.0 3.4 <1.0 2.4 <1.0 9.2 Page 62 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 10 Table 3 PEARL STREET WITH RICHMOND ROAD – CRASH SUMMARY Year Type of Crash Frequency Angle Object Rear End Sideswipe Turning Other Total 2014 0 0 4 0 0 0 4 2015 1 0 3 1 2 0 7 2016 0 0 2 0 1 0 3 2017 1 0 2 0 0 0 3 2018 0 0 2 0 1 0 3 Total 2 0 13 1 4 0 20 Average <1.0 0 2.6 <1.0 <1.0 0 4.0 Table 4 PEARL STREET WITH GREEN STREET – CRASH SUMMARY Year Type of Crash Frequency Angle Object Rear End Sideswipe Turning Other Total 2014 1 0 2 0 0 0 3 2015 1 1 1 0 1 0 4 2016 1 0 0 0 0 0 1 2017 0 0 0 0 0 0 0 2018 0 0 0 0 1 0 1 Total 3 1 3 0 2 0 9 Average <1.0 <1.0 <1.0 0 <1.0 0 1.8 Page 63 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 11 3. Traffic Characteristics of the Proposed Fuel Station In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed fuel station, including the directional distribution and volumes of traffic that it will generate. Proposed Site and Development Plan As proposed, the site will be redeveloped with a 7-Eleven fuel station with approximately 16 fueling positions and an approximately 4,500 square-foot convenience store. The northern portion of the site will continue to provide a surface parking lot but will be modified to provide a cross access connection to the fuel station. Access to the site will be provided via the following access drives: x A right-in/right-out access drive off Elm Street that will be located approximately 200 feet east of Richmond Road. This access drive will provide one inbound lane and one outbound lane with turning movements restricted to right-turns only via a raised triangular median. Outbound movements will be under stop sign control. This access drive will replace the existing full movement access drive off Elm Street serving First Midwest Bank that is located 125 feet east of Richmond Road. The removal of the full access drive will improve the traffic flow on Elm Street. x A three-quarter access drive off Richmond Road that will be located approximately 200 feet north of Elm Street. This access drive will provide one inbound lane permitting northbound right-turns in and southbound left-turns in and one outbound lane that will be physically restricted to right-turns out via a raised triangular median. Outbound movements will be under stop sign control. This access drive will replace the existing full movement access drive at this location that serves First Midwest Bank. It should be noted that Richmond Road currently provides a raised barrier median except at the location of this access drive where it has been modified to be mountable and allow full access. x A full movement access drive off Green Street that will be located approximately 215 feet north of Elm Street. This access drive will provide one inbound land and one outbound lane. Outbound movements should be under stop sign control. It should be noted that this access drive will replace the existing access drive serving First Midwest Bank and will result in the elimination of the single inbound (westbound) travel lane that connects to the bank drive-through lanes, thus reducing the overall width of the driveway. x The full movement access drive on Pearl Street located approximately 170 feet west of Green Street that serves the surface parking lot will be maintained as part of the proposed development. This access drive provides one inbound lane and one outbound lane. It should be noted that, as part of the proposed development, cross access will continue to be provided to the First Midwest Bank drive-through lanes and drive-through lobby that is located in the southeast corner of the intersection of Richmond Road with Pearl Street. A site plan depicting the proposed fuel station layout and access is included in the Appendix. el Station Page 64 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 12 Directional Distribution The directions from which patrons and employees will approach and depart the site were estimated based on existing travel patterns, as determined from the traffic counts. Figure 5 illustrates the directional distribution of the new fuel station-generated traffic. Peak Hour Traffic Volumes The number of peak hour trips estimated to be generated by the proposed fuel station was based on vehicle trip generation rates contained in Trip Generation Manual, 10th Edition, published by the Institute of Transportation Engineers (ITE). The “Super Convenience Market/Gas Station” (Land-Use Code 960) rate was used for the vehicle fueling positions and convenience store. Copies of the trip generation worksheets are included in the Appendix. It is important to note that surveys conducted by ITE have shown that approximately 60 percent of trips made to fuel centers are diverted from the existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours when traffic is diverted from the home-to-work and work-to-home trips (pass-by traffic). As such, the new site traffic to be generated by the fuel station was reduced by 60 percent to account for pass-by traffic. Table 5 summarizes the trips projected to be generated by the proposed development. Table 5 PROJECTED SITE-GENERATED TRAFFIC VOLUMES ITE Land- Use Code Weekday Morning Peak Hour Weekday Evening Peak Hour Daily Two- Way Traffic Type/Size In Out Total In Out Total 960 Super Convenience Market/Gas Station (16 Fueling Positions) 225 224 449 184 183 367 3,688 60% Pass-By Reduction -135 -135 -270 -110 -110 -220 -2,212 Total New Trips 90 89 179 74 73 147 1,476 Page 65 of 83 Page 66 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 14 4. Projected Traffic Conditions The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject fuel station. Fuel Station Traffic Assignment The estimated weekday morning and evening peak hour traffic volumes that will be generated by the proposed fuel station were assigned to the roadway system in accordance with the previously described directional distribution (Figure 5). Figure 6 illustrates the traffic assignment of the total new trips. As previously indicated, a 60 percent pass-by reduction was applied. Figure 7 illustrates the traffic assignment of the pass-by trips. Background (No-Build) Traffic Conditions The Year 2020 base 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 ADT projections provided by the Chicago Metropolitan Agency for Planning (CMAP) in a letter dated April 1, 2020 the existing traffic volumes are projected to increase by a compound annual growth rate of 0.7 percent per year. As such, traffic volumes were increased by approximately 4.1 percent total to represent Year 2026 background conditions (one-year buildout plus five years). A copy of the CMAP projections letter is included in the Appendix. The Year 2026 no-build traffic volumes, which include the Year 2020 base traffic volumes increased by the regional growth factor, are illustrated in Figure 8. Total Projected Traffic Volumes The fuel station-generated traffic (Figures 6 and 7) was added to the Year 2020 base traffic volumes accounting for ambient background growth (Figure 8) to determine the Year 2026 total projected traffic volumes, as shown in Figure 9. Page 67 of 83 Page 68 of 83 Page 69 of 83 Page 70 of 83 Page 71 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 19 5. Traffic Analysis and Recommendations The following provides an evaluation conducted for the weekday morning and weekday evening peak hours. The analysis includes conducting capacity analyses to determine how well the roadway system and access drives are projected to operate and whether any roadway improvements or modifications are required. Traffic Analyses Roadway and adjacent or nearby intersection analyses were performed for the weekday morning and weekday evening peak hours for the Year 2020 base, Year 2026 no-build, and Year 2026 total projected traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using the Synchro/SimTraffic 10 software. The analysis for the traffic-signal controlled intersections were accomplished using actual cycle lengths and phasings to determine the average overall vehicle delay and levels of service. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing and total projected conditions are presented in Tables 6 through 11. A discussion of each intersection follows. Summary sheets for the capacity analyses are included in the Appendix. Page 72 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 20 Table 6 CAPACITY ANALYSIS RESULTS – ELM STREET WITH RICHMOND ROAD – SIGNALIZED Peak Hour Eastbound Westbound Southbound Overall L T T R L R Year 2020 Base Conditions Weekday Morning Peak Hour C 33.4 A 5.9 C 20.2 E 57.6 C 24.6 C 20.9 B – 13.6 C – 32.9 Weekday Evening Peak Hour E 60.2 A 8.7 F 80.8 D 36.6 B 11.5 D 45.9 D – 36.2 B – 18.2 Year 2026 No-Build Conditions Weekday Morning Peak Hour C 33.7 A 6.0 C 20.5 E 60.3 C 24.7 C 21.3 B – 13.7 C – 33.7 Weekday Evening Peak Hour E 73.0 A 9.0 F 98.8 D 36.7 B 11.6 D 54.6 D – 43.2 B – 18.4 Year 2026 Projected Conditions Weekday Morning Peak Hour C 33.9 A 6.1 C 21.5 E 62.0 C 23.0 C 21.6 B – 14.3 C – 33.2 Weekday Evening Peak Hour F 83.4 A 9.1 F 108.0 D 36.8 B 11.7 E 60.4 D – 49.3 B – 18.6 Letter denotes Level of Service Delay is measured in seconds. L – Left T – Through R - Right Page 73 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 21 Table 7 CAPACITY ANALYSIS RESULTS – ELM STREET WITH GREEN STREET – SIGNALIZED Peak Hour Eastbound Westbound Northbound Southbound Overall L T R L T R L T R L T R Year 2020 Base Conditions Weekday Morning Peak Hour A 4.2 B 14.9 A 8.1 A 8.6 -- D 46.7 D 53.8 -- D 54.3 D 39.3 C 20.2 B – 14.6 A – 8.5 D – 50.8 D – 51.2 Weekday Evening Peak Hour A 5.2 B 13.6 A 7.5 B 17.5 -- D 51.3 D 35.8 -- D 40.7 C 32.3 C 20.4 B – 13.2 B – 16.6 D – 46.8 D – 38.9 Year 2026 No-Build Conditions Weekday Morning Peak Hour A 4.4 B 16.0 A 9.0 A 8.9 -- D 46.4 D 53.8 -- D 54.2 D 38.9 C 20.8 B – 15.7 A – 8.9 D – 50.7 D – 51.0 Weekday Evening Peak Hour A 5.5 B 14.1 A 8.0 B 19.8 -- D 51.9 D 35.7 -- D 40.8 C 32.1 C 21.7 B – 13.7 B – 18.7 D – 47.1 D – 39.0 Year 2026 Projected Conditions Weekday Morning Peak Hour A 4.6 B 16.9 A 9.4 A 9.4 -- D 46.5 D 51.9 -- D 54.1 D 38.2 C 21.3 B – 16.6 A – 9.4 D – 49.5 D – 50.9 Weekday Evening Peak Hour A 5.7 B 14.5 A 8.1 C 22.6 -- D 52.7 D 35.4 -- D 41.1 C 32.0 C 23.1 B – 14.0 C – 21.3 D – 47.8 D – 39.2 Letter denotes Level of Service Delay is measured in seconds. L – Left-Turns T – Through R – Right-Turns Page 74 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 22 Table 8 CAPACITY ANALYSIS RESULTS – RICHMOND ROAD WITH PEARL STREET - SIGNALIZED Peak Hour Westbound Northbound Southbound Overall L R T R L T Year 2020 Base Conditions Weekday Morning Peak Hour D 41.4 E 55.4 B 15.3 A 4.3 A 5.1 B 13.0 D – 51.9 A – 4.9 Weekday Evening Peak Hour C 32.2 E 62.7 D 45.2 B 19.0 A 9.0 C 32.4 E – 56.2 B – 10.9 Year 2026 No-Build Conditions Weekday Morning Peak Hour D 41.1 E 55.3 B 15.9 A 4.5 A 5.3 B 13.3 D – 51.7 A – 5.2 Weekday Evening Peak Hour C 32.3 E 66.5 D 53.2 C 24.2 A 9.2 D 36.8 E – 59.3 B – 12.0 Year 2026 Total Projected Conditions Weekday Morning Peak Hour D 41.3 E 55.3 B 16.7 A 4.7 A 5.5 B 13.8 D – 51.4 A 5.3 Weekday Evening Peak Hour C 32.6 E 67.6 D 53.1 C 26.8 A 9.3 D 37.1 E – 59.9 B – 12.6 Letter denotes Level of Service Delay is measured in seconds. L – Left T – Through R – Right Page 75 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 23 Table 9 CAPACITY ANALYSIS RESULTS YEAR 2020 BASE CONDITIONS – UNSIGNALIZED Weekday Morning Peak Hour Weekday Evening Peak Hour Intersection LOS Delay LOS Delay Green Street with Pearl Street1 x Overall A 9.9 B 12.3 x Eastbound Approach A 9.4 B 10.8 x Westbound Approach B 10.7 B 13.0 x Northbound Approach A 9.5 B 13.0 x Southbound Approach A 9.2 A 9.9 Elm Street with First Midwest Bank Full Access Drive2 x Southbound Approach A 0.1 A 0.1 x Eastbound Left Turn A 0.1 A 0.1 Richmond Road with First Midwest Bank Full Access Drive2 x Westbound Approach A 9.6 B 13.4 x Southbound Left Turn A 8.2 B 11.4 LOS = Level of Service - Delay is measured in seconds. 1 – All-Way Stop Sign Control 2 – Two-Way Stop Sign Control Page 76 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 24 Table 10 CAPACITY ANALYSIS RESULTS YEAR 2026 NO-BUILD CONDITIONS – UNSIGNALIZED Weekday Morning Peak Hour Weekday Evening Peak Hour Intersection LOS Delay LOS Delay Green Street with Pearl Street1 x Overall B 10.2 B 12.8 x Eastbound Approach A 9.6 B 11.1 x Westbound Approach B 11.1 B 13.6 x Northbound Approach A 9.7 B 13.7 x Southbound Approach A 9.3 B 10.1 Elm Street with First Midwest Bank Full Access Drive2 x Southbound Approach A 0.1 A 0.1 x Eastbound Left Turn A 0.1 A 0.1 Richmond Road with First Midwest Bank Full Access Drive2 x Westbound Approach A 9.7 B 13.7 x Southbound Left Turn A 8.3 B 11.6 LOS = Level of Service - Delay is measured in seconds. 1 – All-Way Stop Sign Control 2 – Two-Way Stop Sign Control Page 77 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 25 Table 11 CAPACITY ANALYSIS RESULTS YEAR 2026 PROJECTED CONDITIONS – UNSIGNALIZED Weekday Morning Peak Hour Weekday Evening Peak Hour Intersection LOS Delay LOS Delay Green Street with Pearl Street1 x Overall B 10.5 B 13.3 x Eastbound Approach A 10.0 B 11.6 x Westbound Approach B 11.4 B 14.1 x Northbound Approach B 10.1 B 14.3 x Southbound Approach A 9.5 B 10.2 Elm Street with Proposed Right-In/Right-Out Access Drive2 x Southbound Approach B 11.2 C 16.0 Richmond Road with Proposed Three-Quarter Access Drive2 x Westbound Approach B 10.2 C 15.2 x Southbound Left Turn A 8.4 B 12.0 Green Street with Proposed Full Movement Access Drive2 x Eastbound Approach B 11.1 B 11.7 x Northbound Left Turn A 7.8 A 7.7 Pearl Street with Full Movement Access Drive2 x Northbound Approach B 10.6 B 12.2 x Westbound Left Turn A 7.6 A 7.7 LOS = Level of Service - Delay is measured in seconds. 1 – All-Way Stop Sign Control 2 – Two-Way Stop Sign Control Page 78 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 26 Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the fuel station-generated traffic. Elm Street with Richmond Road The results of the capacity analysis indicate that overall this intersection currently operates at Level of Service (LOS) C during the weekday morning peak hour and LOS D during the weekday evening peak hour. The eastbound and southbound approaches currently operate at an acceptable LOS D or better during both peak hours. In addition, the westbound approach currently operates at LOS C during the weekday morning peak hour and LOS F during the weekday evening peak hour. Under Year 2026 no-build conditions, overall this intersection will continue to operate at the existing levels of service with increases in delay of less than one second during the weekday morning peak hour and approximately nine seconds during the weekday evening peak hour. All of the approaches are projected to continue operating at existing levels of service during the peak hours. Under Year 2026 total projected conditions, overall this intersection will operate at LOS C during the weekday morning peak hour and LOS E during the weekday evening peak hour with increases in delay of less than one second during the weekday morning peak hour and approximately six seconds during the weekday evening peak hour over no-build conditions. It should be noted that the eastbound left-turn movements are projected to operate at LOS F during the weekday evening peak hour with increases in delay of approximately ten seconds over no build conditions. Additionally, the westbound approach will continue to operate at LOS C during the weekday morning peak hour and LOS F during the weekday evening peak hour with increases in delay of approximately one second and approximately nine seconds, respectively, over no-build conditions. It should be noted that the results of the capacity analyses are primarily the result of the existing traffic volumes increased by the regional growth factor as the proposed development is only projected to increase the volume of traffic traversing this intersection by approximately two percent during the weekday morning peak hour and approximately one percent during the weekday evening peak hour. As such, the proposed development-generated traffic will have a limited impact on the operations of this intersection. Page 79 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 27 Elm Street with Green Street The results of the capacity analysis indicate that overall this intersection currently operates at LOS C during the weekday morning and evening peak hours. The eastbound and westbound approaches currently operate at LOS B or better during both peak hours. In addition, the northbound and southbound approaches operate at an acceptable LOS D during both peak hours. Under Year 2026 no-build conditions, this intersection will continue to operate at the same existing levels of service with increases in delay of approximately one second. The eastbound and westbound will continue to operate at the existing levels of service with increases in delay of approximately two seconds or less during both peak hours. Additionally, the northbound and southbound approach will continue to operate at LOS D with increases in delay of less than one second during both peak hours. Under Year 2026 total projected conditions, this intersection will continue to operate at LOS C during both peak hours with increases in delay of approximately one second over no-build conditions. The westbound approach will operate at LOS A during the weekday morning peak hour and LOS C during the weekday evening peak hour with increases in delay of approximately one second and three seconds, respectively, over no-build conditions. All other approaches will operate at the same levels of service during both peak hours with increases in delay of less than one second over no-build conditions. As such, the proposed development-generated traffic will have a limited impact on the operations of this intersection. Richmond Road with Pearl Street The results of the capacity analysis indicate that overall this intersection currently operates at LOS B during the weekday morning peak hour and LOS C during the weekday evening peak hour. The westbound approach currently operates at LOS D during the weekday morning peak hour and LOS E during the weekday evening peak hour. However, this level of service is expected when a local roadway minor road intersects a major road such as Richmond Road, given the limited amount of green time allocated to the minor approach. In addition, the northbound approach currently operates at LOS B during the weekday morning peak hour and LOS D during the weekday evening peak hour. The southbound approach currently operates at LOS B or better during both peak hours. Under Year 2026 no-build conditions, overall this intersection will operate at LOS B during the weekday morning peak hour and LOS D during the weekday evening peak hour with increases in delay of less than one second during the weekday morning peak hour and approximately four seconds during the weekday evening peak hour. All approaches will operate at the same existing levels of service during both peak hours with increases in delay of approximately eight seconds or less. Under Year 2026 total projected conditions, overall this intersection will operate at the same levels of service during both peak hours with increases in delay of less than one second over no-build conditions. All approaches will continue to operate at the same levels of service during both peak hours with increases in delay of less than one second over no-build conditions. As such, the proposed development-generated traffic will have a limited impact on the operations of this intersection. Page 80 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 28 Green Street with Pearl Street The results of the capacity analysis indicate that overall, this all-way stop sign controlled intersection currently operates at LOS B or better during the weekday morning and evening peak hours. All approaches currently operate at LOS B or better during both peak hours. Under Year 2026 no-build conditions, overall this intersection will operate at LOS B during the weekday morning and evening peak hours with increases in delay of less than one second. All approaches will continue to operate at LOS B or better with increases in delay of less than one second during both peak hours. Under Year 2026 total projected conditions, overall this intersection will continue to operate at LOS B during the weekday morning and evening peak hours. In addition, all approaches will operate at LOS B or better during both peak hours. As such, the proposed development-generated traffic will have a limited impact on the operations of this intersection. Elm Street with Proposed Right-In/Right-Out Access Drive The results of the capacity analysis indicate that the southbound approach will operate at LOS B during the weekday morning peak hour and LOS C during the weekday evening peak hour. Based on the results of the simulation, the southbound approach will experience 95th percentile queues of approximately 74 feet during the weekday morning peak hour and approximately 126 feet (five to six vehicle lengths) during the weekday evening peak hour. It should be noted that the restriction of left-turn inbound and outbound movements at the Elm Street access drive will reduce the impact of site-generated traffic on eastbound through movements. As such, this access drive is adequate in accommodating the traffic to be generated by the proposed 7-Eleven fuel station, will ensure efficient and flexible access is provided, and will reduce the traffic load experienced at other study area intersections. Richmond Road with Proposed Three-Quarter Access Drive The results of the capacity analysis indicate that the westbound approach will operate at LOS B during the weekday morning peak hour and LOS C during the weekday evening peak hour. Additionally, the southbound left-turn movements will operate at LOS B or better during both peak hours. Based on the results of the simulation, the westbound approach will experience 95th percentile queues of approximately 18 feet during the weekday morning peak hour and approximately 35 feet during the weekday evening peak hour. It should be noted that Richmond Road currently provides a raised barrier median except at the location of this access drive, where it has been modified to be mountable and allow full access. Additionally, the restriction of left- turn outbound movements at the Richmond Road access drive will reduce the impact of site- generated traffic on southbound through movements. As such, this access drive is adequate in accommodating the traffic to be generated by the proposed 7-Eleven fuel station, will ensure efficient and flexible access is provided, and will reduce the traffic load experienced at other study area intersections. Page 81 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 29 Green Street with Proposed Full Movement Access Drive The results of the capacity analysis indicate that the eastbound approach will operate at LOS B during the weekday morning and evening peak hours. The northbound left-turn movements will operate at LOS A during both peak hours. Based on the results of the simulation, the eastbound approach will experience 95th percentile queues of approximately 51 feet during the weekday morning peak hour and approximately 46 feet during the weekday evening peak hour. As such, this access drive is adequate in accommodating the traffic to be generated by the proposed 7-Eleven fuel station, will ensure efficient and flexible access is provided, and will reduce the traffic load experienced at other study area intersections and access drives. Pearl Street with Proposed Full Movement Access Drive The results of the capacity analysis indicate that the northbound approach will operate at LOS B during the weekday morning and evening peak hours. The westbound left-turn movements will operate at LOS A during both peak hours. As such, the proposed full movement access drive will be adequate in accommodating the traffic to be generated by the development. Based on the results of the simulation, the northbound approach will experience 95th percentile queues of one to two vehicles during both peak hours. As such, this access drive is adequate in accommodating the traffic to be generated by the proposed 7-Eleven fuel station, will ensure efficient and flexible access is provided, and will reduce the traffic load experienced at other study area intersections and access drives. Page 82 of 83 Proposed 7-Eleven Fuel Station McHenry, Illinois 30 6. Conclusion Based on the preceding analyses and recommendations, the following conclusions have been made: x The traffic projected to be generated by the proposed fuel station will be reduced due to the volume of pass-by traffic. x The new traffic generated by the proposed fuel station will have a limited impact on the intersections of Elm Street with Richmond Road and Elm Street with Green Street as it will account for less than two percent of the traffic traversing them. x The proposed access system will provide flexible and efficient access to and from the site and will reduce the traffic load experienced at other access points and study area intersections. x The restriction of left-turn inbound and outbound movements at the Elm Street access drive will reduce the impact of site-generated traffic on eastbound through movements. x The restriction of left-turn outbound movements at the Richmond Road access drive will reduce the impact of site-generated traffic on southbound through movements. x The removal of the full access drive off Elm Street will improve the traffic flow along Elm Street. x The restriction of left-turn outbound movements at the Richmond Road access drive will improve the traffic flow along Richmond Road. 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