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HomeMy WebLinkAboutPacket - 04/11/2018 - Planning and Zoning CommissionPLANNING AND ZONING COMMISSION MEETING NOTICE
DATE: Wednesday, April 11, 2018
TIME: 7:30 p.m.
PLACE: McHenry Municipal Center
(City Council Chambers - South Court Entrance)
333 South Green Street, McHenry, IL 60050
AGENDA
1. Call to Order
2. Pledee of Allegiance
3. Roll Call
4. Public Input - (five minutes total on non -agenda items only)
S. Consideration of Approval of Meetins Minutes:
• March 7, 2018 Special Meeting
• March 14, 2018 Regular Meeting
• April 4, 2018 Special Meeting
6. Z-927 Public Hearinx —Conditional Use Permit for an expanded site plan review in
accordance with the Downtown Overlay District to allow a restaurant, bar, outdoor
seating with alcohol and food service, live music and entertainment.
Applicant: Mike Dumelle, JEDCO Investments LLC, 11624 Barberry Lane, Huntley,
IL 60142.
Requested Actions: Conditional Use Permit for an expanded site plan review in
accordance with the downtown overlay district to allow a restaurant, bar, outdoor
seating with alcohol and food service, live music and entertainment.
Location of Subject Property: The subject property is located at 1260 Green St
(SEC Green Street and Elm Street).
The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest
quality of programs and services in acustomer-oriented, eJJicient and fiscally responsible manner.
7. Z-926
Public
Hearing
— Annexation,
Conditional Use Permit, and Variances on vacant
parcel
located at the
NW Corner of IL
Route 120 and Ringwood Road
Applicant: Speedway, LLC, 539 S Main Street, Findlay, OH 45840.
Requested Actions:
• Annexation into the City of McHenry and Zoning Map Amendment to C-2
Neighborhood Commercial upon annexation to the City of McHenry:
• Conditional Use Permit for a gas station;
• Variance for an automobile service station to be located within 600 feet of
any other service station;
• Variance to allow 25 parking stalls in the front of the convenience store
without a parking lot island;
• Variance to allow for no landscaping around the building foundation;
• Variance for a larger driveway width along Ringwood Road for the truck
exit;
ALL SIGN VARIANCES WILL BE CONSIDERED BY THE CITY COUNCIL
• Variance to allow three wall signs which cannot exceed 144 square feet;
• Variance to allow a free standing goal post id sign to be at a height of 30
feet;
• Variance to allow a free standing mid -rise id sign to be at a height of 80 feet;
• Variance to allow the id signs to exceed the limit of 200 square feet at a
total of 426.3 square feet;
Location of Subiect Property: Subject property is located at the northwest corner
of Illinois Route 120 and Ringwood Road, excluding about 3 acres of the northern
half of the parcel.
8. Z-928 Public Hearine —Zoning Map Amendment, Conditional Use Permit and Variances
for the vacant property located at the SE corner of IL Route 31 and Dayton Street in
Tonyan Industrial Park.
Applicant:
Christian Kalischefski,
2675
Pratum Avenue, Hoffman Estates, IL
60192 and
Speedway, LLC, 539 S
Main
Street, Findlay, OH 45840.
Requested Actions:
• Zoning Map Amendment from I-1 Industrial to C-5 Highway Commercial
• Conditional Use Permit for a gas station;
• Variance for two larger driveway widths along Dayton for a truck entrance
and truck exit
The City of McHenry is dedicated to providing the citizens, businesses and visitors oJMcHenry with the highest
quality of programs and services in acustomer-oriented, efficient and fiscally responsible manner.
• Variance to allow 16 parking stalls in the front of the convenience store
without a parking lot island and to have striping instead of parking islands
by the tank farms for easier circulation for the fuel tanker
• Variance to allow for no landscaping around the building foundation.
• Variance from the Subdivision Control and Development Ordinance to
allow three driveways off Dayton Street as depicted on the site plan.
ALL SIGN VARIANCES WILL BE CONSIDERED BY THE CITY COUNCIL
• Variance to allow three wall signs which cannot exceed 144 square feet;
• Variance to allow a free standing goal post id sign to be at a height of 30
feet;
Location
of
Subject
Property:
The subject property is
Dayton Street, within the
located
Tonyan
at the southeast
Industrial Park.
corner of
Illinois
Route 31 and
9. Staff Report: Next Regular Meeting Date May 16, 2018
10. Adjourn
The City of McHenry is dedicated io providing [he citizens, businesses and visitors of McHenry with the highest
quality of programs and services in acustomer-oriented, efficient and fiscally responsible manner.
City of McHenry
Planning and Zoning Commission Minutes
March 07, 2018
Chairman Strach called the March 7, 2018 special meeting of the City of McHenry Planning and
Zoning Commission to order at 7:05 p.m. In attendance were the following: Doherty, Meyer,
Sobotta, Strach, Thacker and Walsh. Absent: Miller. Also in attendance were: Director of
Economic Development Martin and Economic Development Coordinator Wolf.
Continuation of the Discussion of the City's Comprehensive Land Use Plan
and Development Policies (Focus on Existing Land Use and Future Land Use Maps)
Chairman Strach called meeting to order at 7:05 p.m.
Director of Economic Development Martin stated staff worked with HR Green in having a couple
of maps prepared depicting a "McHenry Pedestrian Loop." This is a Pedestrian Loop which
emanates from each of the City's three downtown areas out to the rest of the City, becomes the
basis for our future land use planning efforts and accomplishes many of the goals set forth by the
Commission.
The second map is a larger scale map which focuses on Phase I of the proposed McHenry Loop,
the Downtown Loop. The Loop is outlined in yellow and includes the proposed six Zagster
stations, the surrounding loop extensions, as well as the Prairie Path, Riverwalk and existing and
future bike paths.
The goals for the meeting were to focus on the parcels of land, specifically the vacant ones, ones
that most likely will be redeveloped, and ones that have not been redeveloped in their current
state or land use designation and place future land use designations on those parcels. Some
specific parcels include:
• Parcel at the southwest corner of McCullom Lake Road and Riverside Drive
• Area behind Kohl's
• King Farm, north of McCullom Lake Road and south of Blake Boulevard
• Five Acre Parcel west of the detention and east of the King Farm
• Group of Parcels along McCullom Lake Road, north of Petersen Farm
• Historic areas along Main Street/Waukegan Road, zoned RA-1 and Historic Areas along
Riverside Drive (maintaining character, accommodating growth, meeting land use needs)
• Carey Property on Waukegan Road
• South Wastewater Treatment Plant
• Miller Point Site
Director Martin referred to the handout "A grassroots community -wide planning effort: The
future of our community is being planned now!" in regard to defining parcels on the future land
Planning and Zoning Commission
March 7, 2018
Page 2
use map, possibly to include mixed use areas. Director Martin also asked for direction in the
character of the historic districts in the city and what requirements the commission wishes to
incorporate.
Discussion ensued regarding vacant an bordering the proposed Route 53 extension properties
most of which is currently zoned C-5 Commercial, some of which is wetland. Engineering would
be prohibitive to anyone for this property and discussion ensued about expanding the dog park
or a park in this area. Director Martin stated a smaller cluster type residential area could fit
because it is undetermined the extent of the wetland area. It was suggested the focus be to
envision what this future land use should be for the next 5 years and consider also its future use
. after the next five years.
Commissioner Strach stated one goal should be to identify industrial or C-5 zoning areas that
need to be re -assessed for future zoning. This will be a work in progress, especially looking at
parcels that are not in the city limits but are in the middle of the city.
The commission is also asked to define what makes more sense for future zoning on vacant
parcels now in relation to visibility and needs of the community. Commissioner Strach stated the
process will be to take one phase of the map at a time and identify what the commission wants
the area to look like in the future.
Commissioner Sobotta entered the meeting at 7:25 p.m.
Commissioner Doherty asked whether it was a good idea to change a commercial area to
residential in case it would limit retailers from looking at expanding to McHenry. Director Martin
stated new commercial businesses always want good visibility to major arteries and some of the
vacant parcels behind Shops on the Fox River do not have visibility. Discussion ensued about
these parcels on the Blake property.
Creation of a new mixed -use zoning area category was discussed on some parcels bordering
McCullom Lake Road which might have commercial use in front and residential use to the rear.
Guidelines and a definition for that use type would need to be established.
Discussion continued on reflecting and identifying Historic districts (Gagetown, Centerville,
and defining them in the Comp Plan updates. The commission wants to allow people to rebuild
homes while not losing the architectural design of the area. Ordinances for infill lots and
teardowns and historical district rules were discussed. Director Martin explained the City tried
to establish historic district twice and twice failed miserably due to the extensive requirements.
Discussion ensued about earmarking a title of historic district without placing extensive
restrictions on the district in regarding to rebuilding and updating.
One of the citt/s wastewater plants has been decommissioned and is prime property with boat
slips. That property along with Miller Point were discussed as possible mixed use areas. Zoning
and land use and the differences were discussed.
Planning and Zoning Commission
March 7, 2018
Page 3
Boundary agreement expirations need to be looked at for Ringwood (March 2019) and Johnsburg
(September 2019), The agreements will be used to determine several zoning areas and the mile
and a half boundary area. Larger maps were requested depicting the boundary areas in
Johnsburg and Ringwood and boundary agreements will be emailed to the commissioners.
Commissioner Strach asked for clarification of the process when boundary agreements expire
and renegotiation of boundary agreements. It was clarified that there is not an agreement with
Lakemoor at this time.
The commissioners gave acceptance to the general layout of the five phase McHenry Loop,
agreed on the general future land uses for the Downtown Loop and Adjacent Loop and suggest a
future planning meeting be scheduled in the classroom so one map can be viewed by all and a
satellite map of the area can be accessed. A tentative meeting date of April 4, 2018 at 7:00 p.m.
was set.
Adjournment
Motion by Meyer, seconded by Doherty, to adjourn the meeting at 8:20 p.m.
Voting Aye: Bromley, Doherty, Meyer, Sobotta, Strach and Thacker.
Voting Nay: None,
Not Voting: None,
Abstaining: None.
Absent: Miller.
Motion carried 6-0. The meeting was adjourned at 8:20p.m.
Respectfully submitted,
Dorothy Wolf, Economic Development Coordinator
City of McHenry
Planning and Zoning Commission Minutes
March 14, 2018
Chairman Strach called the March 14, 2018 regularly scheduled meeting of the City of McHenry
Planning and Zoning Commission to order at 7:31 p.m. In attendance were the following:
Doherty, Meyer, Sobotta, Strach, and Walsh. Absent: Miller and Thacker. Also in attendance
were: Director of Economic Development Martin, City Attorney Cahill, Economic Development
Coordinator Wolf and Economic Development Assistant Conaway.
Approval of Minutes
Motion by Sobotta, seconded by Doherty, to approve the February 14, 2018 regular meeting
minutes of the Planning and Zoning Commission Meeting as presented:
Voting Aye: Doherty, Sobotta, Strach, and Walsh.
Voting Nay: None.
Not Voting: None.
Abstaining: Meyer.
Absent: Miller and Thacker.
Motion carried 4-0.
There was nobody in attendance who wished to address the Commission with public comment.
Public Hearing: McHenry Elementary District 15 (Landmark School)
File No. Z-924
3614 W Waukegan Road
A Conditional Use Permit to Allow an Assembly Use (Educational Institution)
Chairman Strach read into record an email from the petitioner, Nichole Satera, McHenry
Elementary School District 15, withdrawing application for a Conditional Use Permit to Allow an
Assembly Use (Educational Institution), Minor Interior Alterations and an Elevator in Order to
Provide Handicapped Accessibility to all Three Floors of the School for Landmark School, 3614
Waukegan, McHenry, IL 60050.
Public Hearing: Viking Enterprise, LLC (Rex Towing)
File No. Z-925
4910 W. Elm Street
A Conditional Use Permit to Allow the Outdoor Storage of Vehicles
Chairman Strach called the Public Hearing to order at 7:34 p.m. regarding File No Z-925 an
application for a Conditional Use Permit to allow the outdoor storage of vehicles in conjunction
with a towing and limousine business as submitted by Viking Enterprise, LLC for the property
located at 4910 W. Elm Street.
Planning and Zoning Commission
March 14, 2018
Page 2
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on
February 24, 2018. Notices were mailed to all abutting property owners of record as required by
ordinance. The subject property was posted. A Certificate of Publication and Affidavit of
Compliance with notice requirements are on file in the City Clerk's Office.
In attendance was Martin Robb, 3109 Christopher Court, Johnsburg, IL and Dennis Norton, 3203
Christopher Court, Johnsburg, IL who were sworn in by Chairman Strach.
Mr. Robb provided a summary of the request before the Commission at this Hearing stating that
he and his partner, Mr. Norton recently purchased the property at 4910 W. Elm Street. He stated
they intended to operate McHenry Limousine Service from 4910 W Elm address and
simultaneously Rex Auto Towing came up for sale so they decided to operate both businesses
from the subject address. Mr. Robb explained with both the limousine and towing business, they
would need outdoor storage for more than a 24-hour period for the limousines and for the
vehicles that are towed into the business due to their contract with various police departments.
He opined that some of the limousines and towed vehicles might need to sit for longer than a 24-
hour period.
Director of Economic Development Martin provided the Commission with the Staff Report
regarding this matter stating the applicant is requesting a conditional use permit to allow the
outside storage of towed/impounded vehicles west of the existing building, in conjunction with
their limousine and towing operation.
The subject property was previously approved for outside storage and a subsequent ordinance
to allow the installation of an overhead door, however the first conditional use limited the
storage ofvehiclesto not more than 23 hours/dayand technically having outside storage requires
permission 24 hours a day. Director Martin stated the applicant is coming before the commission
to request permission for outside storage for more than a 24-hour period so they are in
compliance.
In the City's Zoning Ordinance a conditional use permit is required in the C-5 zoning district for
outside storage associated with any permitted or conditional use allowed in the district. Director
Martin stated that Rex Towing tows for the McHenry Police Department whose ordinance is very
strict and must be adhered to. As previously stated the conditional use would be specifically for
storage of vehicles, either impounded or retrieved from an accident scene, as well as from the
applicant's limousine business.
The proposed location of the outdoor storage is behind the fenced area to the west of the
building and inside the building, neither of which are readily visible to the public. They are also
not likely to visually detract from the surrounding area, and the applicant has been running this
type of business for some time from this location. Director Martin opined that the property is
Planning and Zoning Commission
March 14, 2018
Page 3
well maintained. This
request is
merely to
clarify and clean-up a
technicality
in the existing
conditional use permit
ordinance.
There is an
existing fence, and the
building is in
decent shape.
Director Martin stated Staff is recommending Approval of a conditional use permit to allow the
outdoor storage of vehicles directly related to the business operations on the subject property
only subject to the conditions as presented.
Director Martin stated
that junk cars are not in
sight. Staff finds the applicant is
in substantial
conformance with the
criteria outlined in Table
31 for Conditional Use Permits
in the Zoning
Ordinance.
Chairman Strach invited questions and/or comments from the Commission.
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 7:41 p.m.
Motion by Doherty seconded by Meyer, to recommend to the City Council with regard to File No.
Z-925, an application for a Conditional Use Permit to allow the outdoor storage of vehicles in
conjunction with a towing and limousine businesses on the property located at 4910 W Elm
Street, McHenry, IL 60050 as presented by applicant Viking Enterprise, LLC, subject to the
following conditions:
1. There shall be no storage of anything other than vehicles which are directly -tied to the
business on the property and;
2. The outdoor storage area shall remain inaccessible to the general public and maintained
so grass/weeds are not growing and vehicles stored in an orderly manner.
3. All inoperable vehicles, as well as vehicles which may potentially leak automobile fluids,
shall be stored inside only.
4. All stored vehicles shall remain inside the building or within the fenced -in area.
Be granted, and that Table 31, of the Zoning Ordinance, has been met.
Voting Aye: Doherty, Meyer, Sobotta, Strach, and Walsh.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Miller and Thacker.
Motion carried 5-0.
Chairman Strach closed the Public Hearing regarding File No. Z-925 at 7:41 p.m.
Planning and Zoning Commission
March 14, 2018
Page 4
Public Hearing: Cornersite, LLC
File No. Z-923
4305 W Elm Street
Conditional Use Permit to Allow a Drive -In Establishment and Outside Seating and Parking
Variance from the Off -Street Parking and Loading Requirements
Chairman Strach called the Public Hearing to order at 7:43 p.m. regarding File No Z-923, an
application for a Conditional Use Permit to allow a drive-in establishment and outside seating
and Parking Variance from the Off -Street Parking and Loading Requirements at 4305 W Elm
Street as submitted by David Schwartz, Cornersite, LLC, 3190 Doolittle Drive, Northbrook, IL
60035.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on
February 26, 2018. Notices were mailed to all abutting property owners of record as required by
ordinance. A Certificate of Publication and Affidavit of Compliance with notice requirements are
on file in the City Clerk's Office.
In attendance was David Schwartz, Cornersite, LLC, 3190 Doolittle Drive, Northbrook, IL 60062
who was sworn in by Chairman Strach. Mr. Schwartz provided a summary of the request before
the Commission at this Hearing stating he is requesting a special use permit for a drive through
as well as a conditional use permit for outside seating to remodel the existing Twisted Burger
into a Starbucks Coffee Shop. Mr. Schwartz stated that he has been a commercial strip center
developer for four to five years and has done five Starbucks. He stated that Starbucks has been
trying to get on this end of Route 120 for 4 years. Mr. Schwartz further stated that he had a
contract on the property next to the subject property but it was not viable for his purpose
because of the flood plain. Mr. Schwartz stated Twisted Burger was willing to vacate their
contract early and therefore he was able to come up with a plan that meets Starbuck's national
criteria. He further stated Starbucks intends to rebuild the entire inside of the building and will
redo the outside of the building including a new roof, electrical/water service and parking lot.
Director of Economic Development Martin provided the Commission with the Staff Report
regardingthis matter statingthe applicant has a contracttopurchase the Twisted Burger building
at 4305 W Elm, remodel and perform exterior and interior alterations and an addition to
accommodate a drive-thru for a second Starbucks facility in the City of McHenry at this location.
In February 2015, a drive-thru was proposed at the Starbucks on north Richmond Road, which
was originally constructed in approximately 2003. The applicant has submitted an application
for a conditional use permit for a drive-thru facility, outdoor seating and a parking variance.
Director Martin stated however in examining the application more closely staff has determined
a parking variance is not required because the initial square footage measurements were gross
square footage and not net; net square footage is the correct measurement for required parking
spots.
Planning and Zoning Commission
March 14, 2018
Page 5
Starbucks has been open for many years on north Richmond Road and recently did a major
renovation, which has been a huge success. They are now seeking a second facility south of town.
Director Martin presented the supplement showing the drive-in establishment guidelines the City
Council adopted as a policy document for drive-in facilities. The proposed drive-thru would be
located on the east and north sides of the building. Director Martin opined that this lot does
have a lot of flood plain/flood way and Mr. Schwartz is proposing to use the existing building and
not raising the site substantially. He stated Starbucks would only make minor adjustments to the
drive through pad on the east side of the building. Director Martin stated that this site has been
challenging because of the flood plain/flood way and initial grade issues.
Director Martin stated there is a bypass lane south and east of the drive-thru lane. Director
Martin stated that the applicant has also submitted a traffic, parking and queuing study. Staff
believes the plan presents an accurate representation of a well -designed circulation plan for a
drive-thru restaurant for this location and recommends approval with conditions as presented.
Director Martin opined Starbucks is designed very well and based on the traffic study; most traffic
will be going to the east but added that a left turn out of the property is not ideal. He stated that
staff is confident with the traffic study which Starbucks has provided.
Director of Economic Development Martin stated staff recommends approval of a Conditional
Use Permit to allow a drive-in establishment and outside seating on the subject property with
conditions as presented and Staff finds that the requirements in Tables 31 (Conditional Use
Permit) have been met.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Meyer asked where the patio
for
outdoor seating would be. Mr.
Schwartz stated
to the left at the entry and confirmed that it
will
be comparable to the existing
property.
Commissioner Doherty asked if there was curbing around the perimeter. Mr. Schwartz stated
that there is not but that Starbucks will be adding curbingforthe drive through lane and the drive
out on the north side of the building.
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 7:52 p.m.
Commissioner Sobotta inquired if Starbucks had considered a separate in and out lane. Mr.
Schwartz responded that they had but stated that IDOT is tricky to work with so they thought it
was best to use the existing layout. Director Martin stated several options were considered
including using the light but were ruled out because of expense and feasibility. Commissioner
Sobotta opined that there might be difficulty in entering and exiting. Mr. Schwartz replied that
he is comfortable with the plan because of the traffic study. He opined that the drive through is
Planning and Zoning Commission
March 14, 2018
Page 6
far enough away so that there will not be stacking onto Rte. 120, Mr. Schwartz further opined
that the entrance/exit is far enough from the traffic light to make a left turn. He stated the gap
study showed that there were 10 times more gaps than they thought.
Commissioner Doherty asked if the radius of the drive through had been thoroughly checked.
Mr. Schwartz responded yes but offered that they may need to tweak the plan and opined that
there is room east of the drive through where there is landscaping that can be cut into if needed.
Mr. Schwartz stated that the plan is not fully engineered but opined that it would be substantially
in accordance.
Motion by Sobotta, seconded by Walsh, to recommend to the City Council with regard to File No.
Z-923 approval of a Conditional Use Permit to allow a drive-in establishment and outside seating
on the subject property with the following conditions:
• Site is developed in substantial conformance with the site plan and building elevations
prepared by Ware Malcomb and consisting of four sheets and the landscape plan
prepared by Dowden Landscape Design dated 2.16.18 and consisting of one sheet prior
to a full certificate of occupancy;
• Drive-thru "escape area" depicted on -site along with all arrows depicted on landscape
plan shall be painted on the pavement on -site prior to a full certificate of occupancy;
• The nine bullet points on page four of the traffic study, done by Gewalt Hamilton and
dated February 8, 2018, shall be incorporated into the applicant's design and project
prior to a full certificate of occupancy;
• Dumpster enclosure shall be contained within a newly screened enclosure prior to a full
certificate of occupancy.
be granted, and Staff finds all requirements in Table 31(A) of the zoning ordinance have been
met.
Voting Aye: Doherty, Meyer, Sobotta, Strach, and Walsh.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Miller and Thacker.
Motion carried 5-0.
Chairman Strach closed the Public Hearing regarding File No. Z-923 at 7:52 p.m.
Staff Report
Director Martin stated the next meeting will be a special meeting to discuss the Comprehensive
Plan held on April 4, 2018 at 7:00 p.m. in the Municipal Center Classroom. Director Martin also
stated that the April 11, 2018 regularly scheduled meeting at 7:30 p.m. will still be held in the
Planning and Zoning Commission
March 14, 2018
Page 7
Council Chambers although there is a Committee of the Whole meeting on that date. It is
expected to have two or three hearings.
Adjournment
Motion by Sobotta, seconded by Doherty, to adjourn the meeting at 7:54 p.m.
Voting Aye: Doherty, Meyer, Sobotta, Strach, and Walsh.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Miller and Thacker.
Motion carried 5-D. The meeting was adjourned at 7:54 p.m.
Respectfully submitted,
Tina Conaway, Economic Development Asst.
City of McHenry
City of McHenry
Planning and Zoning Commission Special Meeting Minutes
April 4, 2018
Chairman Strach called the April 4, 2018 special meeting of the City of McHenry Planning and
Zoning Commission to order at 7:05 p.m. In attendance were the following: Doherty, Meyer,
Miller, Sobotta, Strach, and Walsh. Absent: Thacker. Also in attendance were: Director of
Economic Development Martin and Economic Development Coordinator Wolf.
Continuation of the Discussion of the City's Comprehensive Land Use Plan
and Development Policies (Focus on Existing Land Use and Future Land Use Maps)
Chairman Strach called meeting to order at 7:05 p.m.
Director of Economic Development Martin stated the objective for this meeting will be to discuss
the Future Land Use Map -Northern Quadrant of City with Ringwood and Johnsburg Boundary Agreements
and come to consensus on Future Land Uses in the Northern Quadrant of the City/Extraterritorial Planning
Jurisdiction, Director Martin gave the Commission an update on the Zagster bike program being proposed
in the City which may possibly be implemented county -wide with the assistance of Visit McHenry County.
The discussion at this meeting was centered on the northern quadrant, 1.5 extraterritorial planning
jurisdiction, of the City. The City currently has boundary agreements with the Village of Johnsburg and
the Village of Ringwood in this area, both of which expire in 2019. The boundary agreements were
presented along with a couple of maps depicting the boundary agreement lines. Director Martin
explained If a developer comes in and wants to develop on the McHenry side they go to McHenry, if not,
they go to the other municipality. Typically the agreements are 20 years. There are properties, however
which are spelled out in the agreement which could be developed in either municipality for various
reasons.
Director Martin stated the goals for the meeting were to focus on the parcels of land, specifically the large
vacant ones, and ones that most likely will be redeveloped and/or developed in the City of McHenry,
taking into consideration a couple of key factors. It is the goal to gain acceptance of the Commission of
the general layout of the northern quadrant of the City and agree on the general future land uses for this
area.
On the map the City's Facilities Planning Area Boundary Line (FPA) is depicted; that means the City can
legally serve the property with water and sewer. While FPAs can be amended there is a fairly lengthy
process a municipality must go through. Discussion ensued regarding whether or not properties past the
FPA lines on the maps should be included in the discussion and assigned a zoning classification. It was the
consensus these areas should be assigned zoning as Agricultural or Estate Districts,
Director Martin stated there is not currently an Agricultural zoning classification in the City of McHenry
but one could be created. This classification is often used as a general classification for large parcels of
land that do not have a specific use identified and allows leeway for discussion on new developments
proposed in future planning. Discussion ensued regarding zoning classifications and requirements
currently used in the City of McHenry.
Planning and Zoning Commission
April 4, 2018
Page 2
The commissioners gave acceptance to the general layout of the northern quadrant of the City and
agreed on the general future land uses for this area. Director Martin will provide sample templates of
Agricultural zoning classifications at a future meeting for the Commissioners to consider. A future
planning meeting will be scheduled in the classroom to consider the McCullom Lake and Bull
Valley boundary agreements where a more concise future land use map with boundary
agreements will be provided.
A tentative special meeting date of May 9, 2018 at 7:00 p.m. was considered, with an alternate
date for consideration being the regular Planning & Zoning Commission meeting already
scheduled for May 16, 2018.
The next regularly scheduled meeting of the Planning &Zoning Commission is April 11, 2018.
Adjournment
Motion by Sobotta, seconded by Meyer, to adjourn the meeting at 8:00 p.m.
Voting Aye: Bromley, Doherty, Meyer, Miller, Sobotta, and Strach.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Thacker.
Motion carried 6-0. The meeting was adjourned at 8:OOp.m.
Respectfully submitted,
Dorothy Wolf, Economic Development Coordinator
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-927 CONDITIONAL USE PERMIT FOR AN
EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE
DOWNTOWN OVERLAY DISTRICT TO ALLOW A RESTAURANT,
BAR, OUTDOOR SEATING WITH ALCOHOL AND FOOD SERVICE,
LIVE MUSIC AND ENTERTAINMENT AT 1260 N GREEN STREET]
Applicant
Mike Dumelle
11624 Barberry Lane
Huntley, IL 60142
Requested Action
Conditional Use Permit for an expanded site plan review in accordance with the downtown
overlay district to allow a restaurant, bar, outdoor seating with alcohol and food service, live
music and entertainment
Site Information
Location and Size of Property
The property is located at 1260 N Green Street (SEC Green Street and Elm Street)
Comprehensive Plan Designation:
Commercial
Core Downtown Sub -Area Plan Designation
Retail/Restaurant
Existing Zoning and Land Use
The subject property is zoned C-4 Downtown Commercial and is vacant.
Adjacent Zoning and Land Use
North: C-4 Downtown Commercial, Miller Monument Company, Green Street Park,
Youth and Family Center
South C-4, Vacant 7,400 square -foot building
East C-4, Diamond and Lesueur Law Offices
West: C-4, McHenry Area Chamber of Commerce, Pet Central, Office/Financial Building
Background and Description of Request
The subject property has been home to numerous uses in the past but the building was
ultimately destroyed by fire. The applicant is desirous of constructing a 4,700 square -foot
restaurant with bar, outdoor seating with alcohol and food service, live music and
entertainment.
Staff Analysis
Downtown Revitalization has been a priority for the City for numerous years and many actions
have been taken to assist with this effort including: establishment of tax increment financing
1
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-927 CONDITIONAL USE PERMIT FOR AN
EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE
DOWNTOWN OVERLAY DISTRICT TO ALLOW A RESTAURANT,
BAR, OUTDOOR SEATING WITH ALCOHOL AND FOOD SERVICE,
LIVE MUSIC AND ENTERTAINMENT AT 1260 N GREEN STREET]
district, completion of Downtown an, Overlay District with Design Guidelines, development of
Riverwalk in conjunction with McHenry Riverwalk Foundation, redevelopment of former
McHenry Hospital site, purchase of Miller Point site, installation of public boat piers, along with
wayfinding signage, joint marketing efforts of community events in cooperation with
businesses, McHenry Area Chamber, Downtown Business Association, McHenry Outdoor,
McHenry Rotary Sunrise and Kiwanis Clubs and Green Street Cruise Nights, etc.
All of these efforts contribute to a vibrant downtown, along with attracting new tenants and
prospective developers downtown and assisting in bringing residents and visitors and keeping
people within the downtown district. Downtown revitalization is an ongoing process which
takes continued effort and time and having and sustaining a vibrant downtown is an integral
component of any successful community contributing greatly to a high quality of life for
residents, businesses and visitors.
Downtown Overlay District (DOD)
In 2005 the City Council adopted the Downtown Overlay District. The purpose of an overlay
district is to place additional regulations on a specific area, over and above the underlying
zoning district. Overlay districts are commonly used as part of preserving, protecting or
enhancing certain areas of a city, including: downtowns, historic preservation areas, wetland
areas, water recharge zones, scenic viewshed corridors or sign overlay districts. A property
owner in a proposed overlay district is required to follow the regulations of the underlying
zoning district and the requirements of the overlay district.
The DOD the City of McHenry established, however seeks to give the property owners
additional opportunities to improve their properties or conversely to redevelop their property.
The overlay district does include guidelines, requirements, procedures and criteria that are
required to be met in order to deviate from the zoning ordinance (see attached Downtown
Design Guidelines).
It provides flexibility by allowing deviations from the zoning ordinance requirements. For
exampleI the Zoning Ordinance only allows one principal building per zoning lot. The proposed
ordinance has a provision for deviating from that requirement provided that there will be no
deleterious impacts on adjacent properties and the goals of the Downtown Plan are furthered
similar to the approval criteria for conditional use permits.
In order to deviate from the Zoning Ordinance, however, properties must provide information
on the proposed project, follow certain procedures (See Procedures for Site Development
Review) and meet the criteria established in the Criteria for Review section of the DOD
Ordinance.
2
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-927 CONDITIONAL USE PERMIT FOR AN
EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE
DOWNTOWN OVERLAY DISTRICT TO ALLOW A RESTAURANT,
BAR, OUTDOOR SEATING WITH ALCOHOL AND FOOD SERVICE,
LIVE MUSIC AND ENTERTAINMENT AT 1260 N GREEN STREET]
There are two processes for review established in the DOD Ordinance, an administrative site
plan review and an expanded site plan review. Administrative site plan review includes all
applications that comply with the provisions in the zoning ordinance (a normal building permit
application); however, the applicant is required to meet the criteria for review in the overlay
district ordinance.
All applications for expanded site plan review are required to obtain a conditional use permit
and follow the conditional use permit process in the City's Zoning Ordinance. Each application is
required to be reviewed by the Planning and Zoning Commission for conformance with the
purpose and intent, goals, and criteria for review in the DOD Ordinance including the following:
• Conformance with the City of McHenry Downtown Plan.
• Conformance with the City of McHenry Downtown Design Guidelines.
• Harmony and compatibility of proposed uses with neighboring properties and
structures.
• Relationship of the proposed activity to the existing site characteristics, e.g.:
topography.
• Relationship of the proposed activity to existing vehicular and pedestrian
circulation.
• Adverse impacts on the health, safety and welfare of the general public.
• Harmony and compatibility of proposed materials and colors with neighboring
properties and structures.
• Inclusion of additional improvements intended to further the goals of the
Downtown Plan, e.g.: landscaping, decorative lighting, etc.
• Relationship to the McHenry Riverwalk (if applicable).
• Benefit associated with the development of the property, related to but not
limited to the following:
i. Economic benefits to the City.
ii. Elimination of blighted conditions.
iii. Enhancements to city tax base
The subject property is zoned C-4 therefore there are no building setback requirements or off-
street parking required; however the applicant is proposing the following deviations from other
regulations in the zoning ordinance:
• Outdoor seating and entertainment and service of food and alcohol outside.
3
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-927 CONDITIONAL USE PERMIT FOR AN
EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE
DOWNTOWN OVERLAY DISTRICT TO ALLOW A RESTAURANT,
BAR, OUTDOOR SEATING WITH ALCOHOL AND FOOD SERVICE,
LIVE MUSIC AND ENTERTAINMENT AT 1260 N GREEN STREET]
As discussed in previous meetings, although there is no requirement, parking within downtown
areas in any community is a challenge however, on Green Street and in the immediate vicinity,
there is public off-street parking within walking distance of the site which is underutilized. The
applicant has some parking east of the building which will most likely be utilized for employees
and deliveries. The proposed use is conducive to the neighborhood and a downtown setting
and will enhance the downtown.
As previously stated the applicant is required to comply with the approval criteria outlined in
the DOD Ordinance. The proposed use is consistent with the City's Core Downtown Sub -Area
Plan and goals for downtown revitalization. The applicant will also complete facade
enhancements to the building consistent with the Downtown Design Guideline when
constructing the building and making it reminiscent of an old-time neighborhood restaurant.
Staff believes the use is compatible and complimentary to neighboring properties and will not
adversely impact the health or neighboring properties. The addition of another restaurant will
only enhance and maximize the use of the downtown and pedestrian atmosphere, particularly
with the outdoor seating, and contribute to the vitality of the downtown area.
Staff Recommendation Prior to Public Hearing
Approval of a Conditional Use Permit for an expanded site plan review in accordance with the
downtown overlay district to allow a restaurant, bar, outdoor seating with alcohol and food
service, live music and entertainment to develop on the subject property in substantial
conformance with the site plan submitted subject to the following conditions:
1. Applicant must comply with all regulations ofthe McHenry County Health Department;
2. Property must be developed in substantial conformance with the site plan and building
elevations prepared by CBJ Architects Professional Corporation dated 3/9/18 consisting
of four sheets.
3. No outside entertainment is permitted after 10:00 pm Monday through Thursday
nights, or after 11:00 pm Friday through Sunday nights;
4. A decorative -style fencing or enclosure shall be utilized to enclose the proposed outdoor
patio, which is transparent, less than 50% opacity and may include: decorative PVC,
vinyl, or wrought iron but not include chain link, solid wood or other fencing which is
more than 50% opacity;
5. The applicant shall comply with the Downtown Design Guidelines utilizing and
enhancing original building elements;
6. In accordance with the Downtown Design Guidelines the use of box signs, exposed
neon, flashing and moving signs is prohibited.
0
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-927 CONDITIONAL USE PERMIT FOR AN
EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE
DOWNTOWN OVERLAY DISTRICT TO ALLOW A RESTAURANT,
BAR, OUTDOOR SEATING WITH ALCOHOL AND FOOD SERVICE,
LIVE MUSIC AND ENTERTAINMENT AT 1260 N GREEN STREET]
Staff finds the application is in conformance with the purpose and intent, goals, and criteria for
review in the DOD Ordinance.
Attachments
• Location Map
• Application Packet
5
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-927 CONDITIONAL USE PERMIT FOR AN
EXPANDED SITE PLAN REVIEW IN ACCORDANCE WITH THE
DOWNTOWN OVERLAY DISTRICT TO ALLOW A RESTAURANT,
BAR, OUTDOOR SEATING WITH ALCOHOL AND FOOD SERVICE,
LIVE MUSIC AND ENTERTAINMENT AT 1260 N GREEN STREET]
LOCATION MAP
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DOWNTOWN
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MCHENRY
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14"nr r8"'Trill Cyst or Deep Dish
CLAssic Darr Drsx
Insert Your Classic Recipe $00.00
The Hot Dog
Red Sauce, Vienna Beef Hot Dog, Onions, Tomatoes,
Giardiniera, Mustard Drizzle $00.00
ITALIAN
Red Sauce, Italian Beef, Italian Sausage, Green Peppers,
Onions, Fresh Mozzarella $00.00
CARNITA
Roasted Garlic, Pulled Pork, Red Onion, Jalapenos, Mozzarella
Cheese, Fresh Cilantro $00.00
BUFFALO BLUE
Roasted Garlic, Chicken, Blue Cheese, Buffalo Sauce-Drizzle-
$00,00
GREEK
Roasted Garlic, Gyro Meal, Red Onion, Kalamala Olives,
Tomatoes, Felta Cheese, Tzatziki Drizzle $00,00
�XAN
BBQ Sauce, Ground Beef, Bacon, Pepperoncini, Tomatoes,
Mozzarella $00,00
ALOHA
BBQ Sauce, Pulled Pork, Pineapple, Red Onions, Fresh
Mozzarella, FreshArugula $00,00
MR. WBM
Alfredo Sauce, Chicken, Onions, RicoBa Cheese, Fresh Basil
$00,00
MR. GREEN
Mozzarella, Peslo Sauce, Italian Sausage, Green Peppers,
Fresh Spinach $00.00
--MR. -RED -- -- - - -.. _
Red Sauce, Pepperoni, Salami, Sliced Tomatoes, Red Peppers,
Fresh Mozzarella $00,00
PORKY
Red Sauce, Bacon, Italian Sausage, Canadian Bacon, Salami,
Mozzarella, Fresh Basil $00.00
GARDEN CAPRESE BUFFALO CAULIFI.OWBR
Caramelized Onions, Sliced Tomatoes, Pesto Sauce, Fresh Mozzarella, Sliced Roasted Garlic, Bugalo Roasted
Mushrooms, Red Peppers, Fresh Tomatoes, Fresh Basil, Balsamic Drizzle Cauliflower, Mozzarella, Buffalo Sauce
Arugula $00.00 $00400 Drizzle $00.00
BUILD YOUR OWN PIZZA
:. CRvsr
1A" or 18' Thin Crust � 14' inch
Deep Dish
z. SAUCE
(One Included) 2.00 Ea.
Red, Alfredo, Pesto, now, Roasted Garlic, Caramelized Onions
j. MEAT zp F.A.
Bacon, Canadian Bacon, Pulled Pork, Ground Beef, Italian Beef,
Pepperoni, Italian Sausage, Gyro Meal, Chicken, Salami, Vienna
Beef Hot Dog
¢. Vaccss
GreenBlack Or Kalamala Olives
aoo Ea
, , HOf Giardiniera, Red Or Green
Peppers, Jalapehos, Mushrooms, Red Onions, Sliced Tomatoes,
Pepperoncini, Roasted Red Peppers, Kalamata Olives
Y. CIMME
One Included 2.00 Ea,
Fresh Mozzarella, Ricolla, Parmesan, Mozzarella, Fetta, Blue
Cheese
6. FRESH TOPPINGS
(One Included)1.00 Ea.
Cilantro, Amgula, Spinach, Basil
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Executive Summary
Jexal's Downtown McHenry,
Will be a unique restaurant laser focused on FOOD, FAMILY & FUN 1
Our MISSION is to provide "scratch made" quality not frozen orpre-
made Foods, served with passion at a Fair price for the entire Family
in a Fun atmosphere that complements all guests. We will provide this
with through the following vehicles. Dine In/Out Take Out, Delivery
and Catering. We are offering a variety of food categories and
cultures that our guests are looking for when they do not want to be
stuck in a one food category such as "ONLY" Italian, American or
Mexican cuisine Etc.
Buddyz Pizza: Almost shuttered in 2015, this location has several
physical and financial limitations, however over the past 2.5 years as
the strategy consultant and new management team we had the
opportunity conduct significant marketing, atmospheric, price and
menu tests. We push our menu and rotating features seeking to
understand what "McHenry" is craving, at what price point, where
and when they want it.
This included improving standard favorites such as B.Y.O.B hand
packed Burgers, Wraps, Home -Made Soups & Sandwiches that have
become a significant percentage of our sales 30 % thus increasing
return guests that didn'tjust wantjust pizza or pasta thus increasing
sales from 1.1M in 2015 to IAM in 2017 In addition, we developed
tested and rotated several recipes for QUALITY wings, appetizers,
soups & entree dishes that are not frozen, but fresh, marinated,
hearty, prepared just before serving with a variety of scratch sauces
and garnish. (these are proprietary to Mike Dumelle) We added
generous appetizers, salads to the menu. This is what McHenrians
told us they wanted.
It should be said to improve consistency, costs and efficiency we
removed several slow/no moving items as well.
Company Services
Who
➢ The restaurant will be family owned by Mike and Dawn
Dumelle
➢ It will be Managed &Operated by;
Y Mike Dumelle, (Owner),
➢ Joel Lopez (Managing General Partner}
➢ Eduardo Avila (Kitchen/ BOH Manager)
➢ Over 50+ collective years' experience in the restaurant and
catering industry. (see resumes)
Where
➢ The Dumelle's will be building a 4200sq.ft, restaurant located
in Mchenry, IL at the major intersections of Rt. 120 (Elm
Street) & Green Street. This is first dining choice in Downtown
Mchenry. This location was previously a successful 3000 Sq,
Ft. Wings and Pizza Restaurant with 8 apartments above, until
it unfortunately burnt down during a horrible storm in 2006.
(the very beginning if the economic crisis) Although the
location was successful, the owner was compensated over
$2.1MM thru insurance and chose to close and sell the land
vs. rebuild the restaurant.
➢ The exterior decor will be a combination of a Mchenry,
historical downtown classic feel with modern culture accents.
This includes an outdoor Green Street Side Cafe seating,
joining a separable open patio, including fire tables, live and
piped in musical entertainment, Sports TVs etc. This will
create outdoor space that "McHenrians" love. It provides the
ability to book various outdoor parties and banquets without
having to shut down the entire patio area, thus increasing
revenue opportunity and not turning off our everyday guests.
➢ The interiorwhile simple to
build,
has
mchenry written all
over it with a mid -scale to -
casual
feel.
It will have a blend of
reclaimed woods, Industrial/downtown elements such as
local historical murals, lighting, open ceiling with exposed
ductwork, strategic seating plan adaptable for multiple
purposes events/privacy and open a door feel to patio
(weather permitting) inviting to bring the outside guests in.
While Family and Fun is a major focus we understand there
are times where these cannot be blended based on age and
daypart, so we created a separation between Bar, Gaming
and Inside entertainment not to offend a family of six orsome
friends just looking to let loose. Its efficient, to maximize labor
and speed, yet casual and comfortable wearing a suit on a
business lunch or shorts just coming off the boat on Fox River.
The heart of the Fox has so many opportunities.
How (Much)
➢ Sales projections assume between 1000 to 1800 transactions
per week ($25 average transaction rate) or resulting in weekly
sales range of $28,000.00 to $50,000.00 (based on
seasonality) with an average of $1.5 to $1.7 million annually.
➢ This includes Dine in, Delivery Takeout & Catering all category
types. (except breakfast)
➢ This equates to around $365 per square foot in sales annually.
➢ Total start-up costs will be 2.0 Million, $325,000 of which will
be contributed by the owners and the remainder will be
secured by a proposed bank loan.
P►IT-�1
The restaurant will be open 7 days a week with hours as follows:
Restaurant & Bar. (Kitchen closes 1-hour prior)
Monday 11:00 am — Midnight
Tuesday 11:00 am —Midnight
Wednesday 11:00 am —Midnight
Thursday 11:00 am —1:00 am
Friday 11:00 am — 2:00 am
Saturday 11:00 am —2:00 am
Sunday 1100 am —Midnight
Delivery Daily 11am to 10pm
Gaming Daily 9 am to Close
DAYPART SALES CATEGORY FORCAST
DAYPARTS
LUNCH
DINNER
LATENIGHT
DINE IN
TAKEOUT
DELIVER
SPRING
25%
55%
20%
50%
15%
35%
SUMMER
20%
50%
30%
65%
15%
25%
FALL
25%
55%
20%
55%
10%
35%
WINTER
1 25%
55%
20%
60%
5%
35%
DAYPART
AVERAGE TRANSACTION FORCAST
DAYPARTS
LUNCH
DINNER
LATENIGHT
DINE IN
TAKEOUT
DELIVER
SPRING
$ 18.00
$ 35.00
$ 15.00
$ 25.00
$ 25.00
$ 40.00
SUMMER
$ 30.00
$ 40.00
$ 15.00
$ 30.00
$ 25M
$ 40.00
FALL
$ 18.00
$ 35.00
$ 20.00
$ 25.00
$ 25.00
$ 40,00
WINTER
$ M00
$ 38.00
$ 20.00
$ 25.00
$ 25.00
$ 40.00
AVERAGE TRANSACTION ALL $25.00 TO $32.00
Operating Procedures
➢ Scheduling to be performed by Management. Scheduling will be done with consideration of labor cost,
employee availability and customer flow.
➢ Kitchen Inventory will be monitored by management as well as rotation of food inventory, ordering
inventory and kitchen cleanliness.
Safety
➢ All procedures of the restaurant will be task analyzed providing for safety, efficiency and courtesy. Safety
Daily routine inspection ofthe overall general premises priorto opening.
➢ SERV Safe certification is required for all kitchen staff, servers and bartenders.
Basset certification is required for all bartenders
Business Objectives
The primary objectives are
➢ To be the restaurant of choice for the entire community, not just a single cuisine or entertainment choice.
➢ To provide amazing quality food at fair prices in an inviting atmosphere that does not "break the bank" to
repeat often as a dining choice.
➢ Achieve multiple cover ratios at lunch, dinner and late -night dayparts with the option to add full service
quality breakfast segment soon.
➢ To maximize monthly profitability between 8%to 20% Plus flow thru, via consistent operations and
thought out procedures that avoid the typical inefficiency and a poor experience.
Mission Statement
Our MISSION is to provide Great Quality Food at a Fair price, Inviting to the entire Family and Friends
Guiding Principles
It's all about the People and the Food
Our Staff, Customers, Community & Vendors.
➢ Nothing can happen without the above team. The managers provide service to the staff, not the way around. around. Leadership cannot possibly "touch" everyone in the system but do make a difference for all
of those they do. "Mostly our team".
➢ Create & Serve food with passion and commitment
Too often Restaurants get caught up in cutting costs and quality vs. developing the "right" Team, Products,
Procedures in the right place.
Purchasing Records/Payables.
➢ Daily, Weekly and Monthly administration will be administered by Mike &Joel, then sent to Moore and
Co. Accounting. Moore will provide quarterly and annual reports to ensure all government agencies are
paid timely and accurate. This includes annual taxes
➢ Payroll Processing. Payroll will be documented through Revention our POS system, validated, then loaded
to Payroll Solutions Inc., our payroll processor processes weekly payroll checks, state and federal taxes
and required reports by law.
➢ All Employee files will be secured and maintained at the location and the responsibility of the
management and ownership.
Marketing Strategy and Implementation:
We will execute our post opening marketing efforts In 4 primary areas.
➢ People, Product, Procedure &Property
We will do this through the following marketing vehicles,
maintaining a Consistent Brand Message:
Strategic Print Marketing
➢ VIP/Senior/Gift Cards/ Birthday Cards (POS Data)
➢ quarterly updated "In house" menu Covers, Daily, Weekly &Monthly specials/feature inserts
➢ EDDM postal delivered Carry Out Menus / Post Cards 5000- 6000 sent Bi weekly strategically planned via
Radius, Competition, Holidays, Businesses, Homes and Community Events. Carry out menus are
consistently mailed to consumers with promotions.
➢ Table feature Booklets designed to attract the attention of existing customers at the tables. The books
include lists of Beverages, Specials, Special Events / Live Entertainment & our "Care.... Dine N' Share"
Fundraising Program.
➢ Box Toppers placed on all Togo/Takeout & Delivery Products for bounce back return opportunities
➢ Catering & Special Events Room, Outdoor Dining & Gathering
➢ Banners for Chamber and Municipal Events
Digital
➢ Website
➢ Online Ordering
➢ Facebook/Social Media
➢ Local Cable Stations & Reader Board (funding provided via gaming provider)
Restaurant
➢ Inviting Exterior location signage package
➢ Exterior McHenry Historic Murals
➢ Various Scrolling TV"s throughout location
➢ Vendor Provided Event Posters / Booklets Swag
➢ Table Booklets
➢ Life Milestones "Birthdays" Sweet 16 & "My First Drink" 21 Take Home Memento
Community
➢ "Care...Dine &Share" Donation Program to support any local family tragedy, Local schools, Foundations,
Recovery and Abuse Support Groups ETC.
➢ McHenry Downtown Chamber Events (On Green Street)
➢ Parades, Mixers, Street Walks, Fiesta Days etc.
➢ Cruise Night (just steps away Every Monday May -September)
➢ Farmers Market
➢ School & adult local sports team sponsorships
➢ VFW, PLAV & Military support events
Market Position/Competition
✓ Strengths
➢
Prime high traffic corner location in McHenry, Illinois. Located at one of the busiest traffic intersections in
the city of McHenry.
➢
Delivery drivers have excellent access to entrance and exit and left and right turns very important for
speed of service
➢
Takeout & Pickup parking spaces offer easy access, close to gaming lounge & bar if waiting.
➢
Healthy Flow thru can withstand un expected business trends
Positioned as first choice of the massive Downtown McHenry Revitalization Project
➢
50 years combined restauranteur experience.
➢
The owners management style is 'Hands-on' physically present in the operation daily
➢
Outstanding staffing/training ability with a history of exceptional performance.
✓ Weakness
➢
As Jexal's is anew restaurant, there is that vulnerability. However, the collective experience, the business
plan and character of Mike and Joel will outweigh that vulnerability.
✓ Opportunities
➢
The opportunities are endless
➢
Patio dining
➢
Delivery
➢
Catering
➢
Special Events
➢ Entertainment
➢ Adding Breakfast/Brunch
➢ Competitive Edge
While many facets have been
detailed in
the preceding sections of this
business plan...the
competitive edge
remains ... THE PEOPLE behind
the PLAN 1
The characteristics exhibited by Mike and Joel are the driving forces toward success. With a TEAM WORK
philosophy, their initiatives are passed onto their staff. People become like whom they are with... The team grows
stronger and the driving force becomes a forceful competitive edge
✓ Threats
➢ Cost of goods could increase
➢ Government mandated rising labor costs (min wage)
Unexpected competition
➢ Economic Softening
High Competition
Competitive
1EXALS DOWNTOWN
THE VILLAGE
BUDDYZ CHICAGO
BIMBOS ITALIAN
DC COBBS BURGERS
BULLDOGS ALE
Factors
MCHENRY
SQUIRE
PIZZA
RESTAURANTE
N' BREWS
HOUSE
'AROUNDTHE WORLD' FAMILY
GREEK/AMERICAN
CASUALITALIAN,
HIGHENDITALIAN
BAR/ADULTBURGERS
AMERICANCASUAL
FAVORITSCRAFT BEERS, WINES,
GYRO,BURGERS,
SANDWICHES,SALADS
SANDWICHES
FULL BAR, GOURMETWINGS,
DISHES, APPS FIAMING
Cusine
RAND STRECHED PIZZA, FISH
CHEESE
TACOS, PU B STYLE SAN D W ICH ES,
SOUPSSALAOS DESSERTS
2& bLOCAI' CRAFT BEER AND
QUALITY/HARDY
CHICAGOSTYLENVA
FINE ITALIAN COSINE&
BARCASUALCRAFF
40 CRAFT BEER BAR
WIN IS'WORLW FAMI LY
ENTREE&
PASTA&APPSFULLBAR
WINE
BEER BIG BURGERS
FOOD
FAVORITSGOURMETWINGS,
STEAKS/RIBS/BURGERS
APPS
CuSme
'SCRATCH MADE' PIZZA& PASTA,
SAGANAKI/GYROS
Specialties
TACOS SALADS, PUB
SANDWICHES & ENTREE DISHES
FROM AROUND THE WORLD
LUNCH SHAD BAR COMBO
FAMILYCASUALW/SPORTS BAR
CASUALTHEME
CASUALTHEME
HIGHENDITAUAN
ADULT BAR CASUAL
CASUALALEHOUSE
Category
& COMMUNITYFOCUS
Distance Miles
0
2,0
0,25
M25
025
3.0
Price
$S
w
$$$
$$$$
$$$
$5
GOODPARKINGLOT/
GOODPARKING-LOT
POOR4-60OWNTOWN
POOR4-60OWNTOWN
AVERAGEDOWNTOWN
GOODPARKINGLOT
DOWNTOWN & MUNICIPLE W/
SPACES
SPACES
MUNICIPLE PARKING
Parking space
TAKEOUT SPECIFIC PARKING
Facility
BRAND NEW INDUSTRIAL/
GOODCLEAN
AVERAGECLEAN
GOODOLOER
NEW GOOD
GOODCLEAN
MODERN/FUN
Condition
FACILITYTYPE
FREESTANDING
FREESTANDING
DOWNTOWNSTRIP
DOWNTOWNSTRIP
DOWNTOWNSTRIP
FREESTANDING
Dine In Seats
110-125
125
60
25
40
200
Bar/Bar Seats
14-16143
16/30
12 BAR 32 SEATS
12BAR25SEATS
12BAR15SEAT5
17BAR625EATS
Patio Seats
CAFE 24/MAIN 52
30
45
25
Iamr40upper25
20
Total Seats
(approx)
225-242
200
149
62
132
300
Gaming
Y
Y
N
Y
Y
Y
Take out
Y
Y
y
v
Y
Y
Delivery
Y
N
Y
N
CAT/ONLY
N
Breakfast
FUTURE
N
N
N
N
N
Lunch
Y
Y
Y
WEEKNDS
Y
Y
Dinner
Y
Y
Y
Y
Y
Y
Late Night
Y
N
Y
N
Y
Y
Catering
Y
Y
Y
Y
Y
Y
Event Room
Capcity
65
85
N
N
NONE
68-125
Live
Entertainment IMUSICNIGHPLY
ST09WKNOS
ST09WKNDS
N
YES
N
Direct Delivery Competition
Competitive
)EXAIS DOWNTOWN
BUDDYZCHICAGO
PAPA
FIMANOS PIZZERIA
PIZZA HUT
OLD TOWN PIZZA
Factors
MCHENRY
PIZZA
SAVARIO/ROSATIS
"AROUND THE WORLD" FAMILY
THIN&DEEPDISH,
CASUALITAUAN,
PIZZA, PASTA,
Italian chain eatery
PIZZA, PASTA, BEEF
FAVORITSCRAFT BEERS,WINES,
SALADS, SANDWICHES
SANDWICHES,SALAOS
BREADSTICKS
featuring Chicago -style
Cusine
FULL BAR, GOURMET WINGS,
deeµdishpina, plus
HAND STRECHED PIZZA, FISH
Pasta & sandwiches.
TACOS, PUB STYLE SANDWICHES,
DESSERTS
PIZZABEEF
ZOF"LOCAL"CRAFTBEER AND
PIZZA
CHICAGOSWLENUA,
PIZZA
PIZZA, PASTA, BEEF
WINES "WORLD" FAMILY
PASTA &APPS FULL BAR
FAVORITS GOU RMET WINGS,
Cusine
"SCRATCH MADE" PIMA &PASTA
Specialties
TACOS, SALADS, PUB
SANDWICHES & ENTR€E DISHES
FROM AROUND THE WORLD
LUNCH SALAD BAR COMBO
Category
FAMILY CASUAL W/SPORTS BAR
ITALIAN
CASUALTHEME
AMERICAN PIZZA
ITALIAN PIZZA
LOCAL PIZZERIA
& COMMUNITY FOCUS
Distance Miles
0.0
1.0
0.3
1.0
1.0
0.5
Price
$$
$$
$$$
$
0
$$
GOODPARKINGLOT/
STRIP CENTER PARKING
POOR" DOWNTOWN
STRIP CENTER PARKING
STRIP CENTER PARKING
STRIP CENTER PARKING
Parking space
DOWNTOWN &MUNICIPLEW/
SPACES
TAKEOUT SPECIFIC PARKING
Facility
BRAND NEW INDUSTRIAL/
NEWER
AVERAGECUAN
AVERAGE
OLD
O10
MODERN/FUN
Condition
FACILITYTYPE
FREESTANDING
STRIP CENTER
DOWNTOWN STRIP
STRIP CENTER
STRIPCENTER
STRIP CENTER
Dine In Seats
110.125
20
60
0
0
0
Bar/Bar Seats
14-16/48
0
12 BAR 32 SEATS
0
0
0
Patio Seats
CAM 24/MAIN 52
0
as
0
0
0
Total Seats
(approx)
225-24Z
0
149
0
0
0
Gaming
Y
N
N
N
N
N
Take out
Y
Y
Y
Y
Y
Y
Delivery
Y
Y
Y
Y
Y
Y
Breakfast
N
N
N
N
N
N
Lunch
Y
Y
Y
Y
Y
Y
Dinner
Y
Y
Y
Y
Y
Y
Late Night
Y
N I
Y
N
N
N
Catering
Y
Y
Y
N
Y
Y
Event Room
Capcity
6S
N
N
N
N
N
Live
Entertainment
MUSICNIGHTLY
N
ST09MNM
N
N
N
Demographics & Studies
C'cfN1>
Key Facts 2017 j/c4enry, IL
ftc4ew Cay,Il
hcHa ICA,1117456941
Geography Pow
KEY FAGS
27,298
Population p
ll tUnrlge
is $65,969
Average Median Househo'd
Householtl Sae Incomo
BUSINESS
INCOME
$65,969 $30t796 $151,003
4ottan Hoosshaj p:r Cap etnccve F! elan No:tw& h
rcome
1
EDUCA110N
Prcpaed ba. Esn
..
NpHyn 34%
sehea se.,tieanege
D'p!oma 32% 26%
high School a acheler YG+aMemI
Gnuoare Degree
EMPLOYMENT
Wfif:o Collar
R/ PJ 23
B!us CoAzr
OMIMSIr
�3 �3 18% Sale
Servi es
Making Strategic Connections
IAMENRYI�
COUNTY
620 DC
Dakota Street 1 Suite 244 1 Crystal Lake, IL 60012
815-893-0895 1 MCBDC.eom
I OR�4 A
PUBLIC HEARING APPLICATION
Planning and Zoning Commission
City of McHenry
File Number
333 South Green Sweet � hlcHenry.lL 600>D � Tel: {R1 j;G:>-2170 o Fax: (8I>) ,l"+-'? 17;
I. Name ofApplicant 411KE DL'MELLE�_ _ Tet S478Ct2 ?878
Address 11624 BARBERRY LANE HUNTLEY, IL 60142 Fax NONE
2. NameofPropern•On'nerJEDCOINVESTmFNTSLLC---_ Te1847-8o2-2818
(If other than Applicant) OWNED BY MIKE/DAWN DUMELLE
Address SAM E pax
;. NamcofL•ngineer/Archt. CHUCKBENNENTCBJARCHffECT__'fel$d1-997-9835_____ __
(If represented) CBJARCHITECT.tt-COMCAS'I'.NET
Address 3i21 WINTERGREEN TERRACE ALGONQUIN, IL 60102 Fax 847.658-009 _
4. Nmnc o1Attontev P:\'1"fY KOCFL�KINi �IEYf:R Tel 847-Sd4-0698
(If represented)
Address 526 MARKET LOOT' SUITE D WEST DUNDEE, IL Fax 847-844-05 s6
>. C'ontnion Addressor Location of Property 1260 N. GREEN STREET MCHENRY. 11.60050
G. Requested Actions) (check all that appl)�)
�ning Map Amendment (Rezoning)
Conditional Use Permit
Zonine Variance
"Zoning Variance -Minor
Coning lfext Amendment
Other
Provide a brief descriptipn of the Requested Action('s). Por example, the operation that rYlura> a
Conditional Use Permit; the specific "/_Doing Variance needed, or the netiv zonina� classilicatiatt tlt,ti i�
equested:
RESTr\URAN'f,BAR. OUTDOOR SEATING WffH ALCOHOL, CiAV11NG ROOM, t IV(:_\4ti5iC
L=N'f p:Rl'AINLIEN`I'.
FOR\d A ha�C I nl'=:
7. Current Use of Property VACANT- PRIOR WINDY CITY WMIIGS/APARTMENT'S
8. Current Zoning Classification of Property, Including Variances or Conditional Uses
C4 DOWNTOWN
9. Current 7_onine Classification and Land Use of Adjoining Properties
North:
Snuth: G
10. Required Alutchnten[s (check all items submitted)
Please reizr to the Public Hearing Requirements Checklist to duermine the required attachn;cnt;.
_
1.
Applicauion Fcc (amount) S
_
Narrative Description of Request
C
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 mid/or Written Consent fiom Property Owner in the Form of an
Affidavit
9.
Plat of Surrey with Legal Description
10.
List of Owners of all Adjoining Properties
i I.
Public Hearing Notice
12.
Sian (Provided by the City, to be posted by the Applicant)
X
13.
Site Plan
.14.
Landscape Plan
15.
Architectural Rendering of Building Elevations
`16.
Performance Standards Certification
17.
Traffic Analysis
18.
SchoollmpactAnalysis
PORA4 :1 Pa��_• � aF'
I I. Disclosure of Interest
('he party
or trustee
sipping the
of record,
application shall be considered the
trust beneficiary. lessee. contract
Applicant.
purchaser.
I lie Applicant most be the oar nci
or option holder of the <t;hj,cr
property or his or her
agent or nominee.
Aoolicant is Of Owner
Ir the Applicant is not the owner of record of the subject property, tile application sliall discto>e the
legal capacity of the Applicant and the fill name, address. and telephone number of the oanuil s i. In
addilion, an affidavit of the ownem(s) shall be tiled with the application stating that the Applicant hAL.
die authority from the owners(s) to make the application.
A�plicantorOwner is Corporation or Parntershin
If the Applicant, owner, contract purchaser. option holder, or any beneficiary of a land un>i i> a
corporation or partnership, the application shall disclose the name and address of the corporationr'>
officers, directors. and registered agents. or the partnerships general partners and those shur:boi&ic
ur limited partners owning in excess of live percent of the outstanding stock or intere:i in d
corporation or interest shared by the limited partners.
Aualicnnt or Ott ter is a_lan<I l7ust
If the Applicant or owner is a land trust or other trust or trustee thereof. the full mmne. address,
telephone number. and extent of interest of each benefician' shall be disclosed in the application.
12. C'enificatiou
1 hereby certifiy that I nm awme of nil code requirements of the Cin of McHenn that relate ,.� thrs
property and that the proposed use or development described in this application shall compf.% t%iti all
such conies,
hereby request that a public heart m� to consider this application he held before the Phuuem� :nr
7.o11ins Commission, and therenftcr that a recommendation be loncarded to the Cih C'ouncii fur rEne
adoption of an ordinances) granting the requested action(s)I including any ntculilication, to uni::
application or conditions of approval recommended by the Zoning Board of Appeals or City Cuuncit-
Signature ofAnplicant(s)
Print �mnI}e t td [7esis_wation of Applicmt
CORM A Pane .i ;; a
FORT[ C File Number
C_O`iDI"fIOtVAI. U..IE PGR\`fl"I'
Planning and Zoning C'onfmission
City of McHeury
3 3 South Green Sheet �IcHenn I IL �fi0;o "1'el: (81 zl 363-2 t 7t1 Fos: (3f 5) 3fi3-? 17;
'fable �I of [hc Cite of \-fcHenn "Coning Ordinance provides dmt in roannmonding approva{ or
conditional approeal of Conditional Use Permit; the Planning and Zoning Commission shall tnasmit to
the City Council ttt'iticu findings that all the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to hoar request.
1. Traffic
1n% adverse impact of types or volumes of traffic flow not otherwise gpical in the zoning district has
been minimized. V
tintic that wtcre imare of; Takeout. deliver "ill be in the rutr_iot to reduce traffic iutc,'crcttc^ortGr_,_:
Occt and prow ide a bittc r wspc cnec than currcnf lo_ations twwith simillr t kc out scenario
Invironntental t\uisance
.4rn- adrersc etiecis of noise, glarc. odor. dust, % tc disposal, blockage of tight or air, or other am crsa
environmetttal effects of a type or degree not characteristic of permitted uses io the zoning district have
been appropriately controlled
\or. unG:ca: hash pray awl! be forced alone wvith au n'o rna[e of f_i4'AC a: rpofte r. Futctac._rtit�� •:•„ii
be nntallcddwor local auhtaor alcohol use Laitrri;timnc•nt wwill ha�e_p�ru7it use ay rof}uir_d
3 Neighborhood Character
three proposed use wvill fit harnouiously with [he existing natural or man-made character o,'' its
surroundings and with permitted uses in the zooing district. The use will not have undue delsrcrious
tfect ou the ettriroumentai quality, property values, or neighborhood character cxistiug in the area or
normally associated with permitted uses in the district -
Building
u'itl he within guidelines set as approved by city downmarn guidelines and agency it<cif ac
Firre: HealtfU;iDA ('ity utilities regttire. \\'e betiece this mill add caluc to the dowvntanu rxperitnrc
=t. Public Se, -vices and facilities
The proposed use wcill not require existing communih• facilities or services to a desra dispruporirantttc tp
that normall} expected of permitted uses in the district. nor generate disproportionate demand to. newt'
services or facilities. in such a way as to place undue burdens upon existing development in the
11'e Rio not rcaaj_uzo any,additiaaal public services reouircd by this nse
FORM C Pane t of
I (Itme n(Myt\and Health
The proposed use kill not he detrimental to the safely or health of the employees. patrons; or isncN
associated with the use nor of the public in the vicinity.
II _t\ and Ruildin * fequiremcnts evil) be appro\aI ItroI iatRt 1
G. Odter Factors
1'hc proposed use is in harmony \\ith all other elements of compatibility pertinent to the Conditional l's.
and its location_
\ :Milt
plan t h„r ry t�mptu; retail businesses currulll�, �s�c arc�uestin� to sm (� alcohol i I,tn' .,r�1
i. .ld'
i.1/ 11 I Illy, I1i I,.'.
the L±allmlL' 1\'ill not ill dl rt;t:t \'IC'i\'
of 111 ilel"ti of {'iel\at)tc; tiont 1. �t:�
All \,I11
_,t
I)t' mom it;d h bartender
_d•.;:
assure .01pillopriate 1raming (rt 1 on. _ is
and inaiiagerncnt al\cms to
lltilcnt
\611 nerform on the patio front Irmo
it) tune fhls IS pr( pU s'_(t_to t)
buddinus and not a sound issue
loi' resitt ncc. We lily permit thl$
as flcquil_d.
FORM C 1'al;c Z o+'
PUBLIC HEARING NOTICE
FILE Z-927
Notice is hereby given that the City of McHenry Planning and Zoning Commission will hold
a Public Hearing at the McHenry Municipal Center, 333 South Green Street, McHenry,
Illinois 6005d, at 7:30 P.M. on April 11, 2018 to consider an application by JEDCO
Investments, LLC, 11624 Barberry Lane, Huntley, Illinois 60142 ("Applicant and Property
Owner") for the following request in accordance with the City of McHenry Zoning
Ordinance:
Conditional Use Permit for an Expanded Site Plan Review in accordance with the
Downtown Overlay District to allow a restaurant serving alcohol, outdoor seating and
entertainment (indoor and outdoor).
The site consists of .25 acres more or less, and is located at 1260 N. Green Street,
McHenry, IL 60050 ("Subject Property"). The Subject Property is located on the south
side of Illinois Route 120 and the East side of Green Street.
PIN (Property Identification Number) of subject property: 09-26-455-015.
The Subject Property is currently zoned C-4 (Downtown Commercial).
A copy ofthe application is on file and may be examined during regular business hours in
the City Cleric's Office, at the McHenry Municipal Center, 333 South Green Street,
McHenry, Illinois 60050, (815) 363-2100. All interested parties will be given an
opportunity to be heard. Published by order of the Planning and Zoning Commission, City
of McHenry, McHenry County, Illinois.
/s/Shawn Strach
Chairman, Planning and Zoning
Commission
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DINING SEATS ......................_.92-164
BARSEATING.................................63
OUTDOOR CAFE SEATING...........24
OUTDOORSEATING
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TOTAL SEATING ...........................
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[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-926 ANNEXATION, CONDITIONAL USE PERMIT,
AND VARIANCES ON VACANT PARCEL LOCATED AT THE NW
CORNER OF IL ROUTE 120 AND RINGWOOD ROAD]
Applicant
Speedway LLC
539 S Main Street
Findlay, OH 45840
Requested Actions
• Annexation into the City of McHenry and Zoning Map Amendment to C-2 Neighborhood
Commercial upon annexation to the City of McHenry;
• Conditional Use Permit for a gas station;
• Variance for an automobile service station to be located within 600 feet of any other
service station;
• Variance to allow 25 parking stalls in the front of the convenience store without a
parking lot island;
• Variance to allow for no landscaping around the building foundation;
• Variance for a larger driveway width along Ringwood Road for the truck exit;
ALL SIGN VARIANCES WILL BE CONSIDERED BY THE CITY COUNCIL
• Variance
to
allow
three wall signs
which cannot exceed 144 square feet;
• Variance
to
allow
a free standing
goal post id sign to be at a height of 30 feet
• Variance
to
allow
a free standing
mid -rise id sign to be at a height of 80 feet,•
• Variance
to
allow
the id signs to
exceed the limit of 200 square feet at a total of 426.3
square feet
Site Information
Location and Size of Property
The site, which consists of 7.59 acres, is located at the northwest corner of Illinois Route 120
and Ringwood Road ("Subject Property'), excluding about 3 acres of the northern half of the
parcel.
Comprehensive Plan Designation
Commercial (Located in West Route 120 Corridor Enhancement Initiative) The property lies just
outside of the City of McHenry West Route 120 Corridor Enhancement Initiative Area, which is
bounded by Meadow Lane on the east and Ringwood Road on the west and the area is in dire
need of revitalization and business infusion. An extremely critical component of the City's
redevelopment efforts and future economic development driver for the west side of McHenry
is the City's West Route 120 corridor and this project assists in that effort.
1
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-926 ANNEXATION, CONDITIONAL USE PERMIT,
AND VARIANCES ON VACANT PARCEL LOCATED AT THE NW
CORNER OF IL ROUTE 120 AND RINGWOOD ROAD]
EXIStIng Zoning and Land Use
This property is located and zoned within unincorporated McHenry County. Currently on the
Subject Property are: a 2,480 square foot wooden barn and 960 square foot frame garage,
along a gravel driveway, located along the northern end of the subject property, as well as a
farm field, various signs, a billboard with two spotlights, sporadic trees and vegetation and a
four -foot wire fence along the northern property line.
Adjacent Land Use and Zoning
North: RM-1 Chesapeake Townhomes
South: C-2 Neighborhood Commercial, Illinois State Bank
West: Unincorporated McHenry County
East: C-2 Neighborhood Commercial, Vacant Abandoned (former Gas Station) and RS-3
Medium -High Density Single Family Residential Parkland School
Background
A few different land uses have been proposed on the subject property over the past 15-20
years, including a Road Ranger Fueling Station, however low traffic counts and lack of rooftops
have prevented a large commercial development from locating this far west of the City. The
applicant, Speedway, is proposing to construct its prototype fueling center with convenience
store.
Description of Request
The applicants are proposing to construct:
• Fueling center which will include: 16 fueling positions (8 pumps)
• Two Commercial truck (diesel) fueling dispensing lanes.
Staff Analysis
Zoning Map Amending to C-2 Neighborhood Commercial upon
annexation to the City of McHenry
The Subject Property is currently unincorporated and the applicant will be seeking a zoning map
amendment to C-2 Neighborhood Commercial upon annexation to the City. This zoning
classification is consistent with the zoning to the east, northeast corner of Ringwood Road and
Route 120 and south, southwest corner of Route 120 and Curran Road. The site is located on a
major state highway (Route 120) and County Route (Ringwood Road) and a lighted intersection.
There is considerable traffic on both these roadways, and there is also considerable residential
development within a five -mile radius of this intersection. A fueling center is a practical and
ideal use at this location. Staff supports the requested zoning map amendment.
2
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-926 ANNEXATION, CONDITIONAL USE PERMIT,
AND VARIANCES ON VACANT PARCEL LOCATED AT THE NW
CORNER OF IL ROUTE 120 AND RINGWOOD ROAD]
Conditional Use Permit to allow an automobile fueling station
The applicant is requesting a Conditional Use Permit to allow an automobile fueling station.
Three access points are proposed. The full access is proposed off of Illinois Route 120; a right-
in/right-out off of Ringwood Road and a full access off of Ringwood Road. Ringwood Road is a
Class II truck route, and Route 120 is a Strategic Regional Arterial, with an average daily traffic
count of 15,000 to 19,000 vehicles/day.
Trip generation to the proposed gas station/convenience store is directly proportional to the
number of fueling positions the gas station offers. It should be noted; however, a large
percentage of trips are generated from pass -by traffic or traffic already going past the site en
route to another primary destination (60%).
This includes trucks and passenger vehicles, this data was obtained from the Institute of
Transportation Engineers and studies they have completed. Moreover peak trip generation
hours of the gasoline station with convenience store normally coincide with the peak hours of
adjacent street traffic. A traffic study was done and is included which concludes the design of
the site and access points work well with the surrounding area.
Additionally, the fueling center will not adversely impact Parkland School, even at its busiest
times, during beginning and dismissal times. An eastbound left-hand turn lane is required on
Route 120 and can be accommodated within the existing right -way, which is being depicted by
the applicant.
Reviewing the approval criteria set forth in Table 31 of the zoning ordinance for conditional
uses, as related to the fueling station, staff believes the applicant has done several things to
mitigate any potential adverse impacts to adjacent property owners, particularly to the
residential to the north including:
• LED lighting will be utilized to direct light directly to the source it is intended to serve
and eliminates and/or vastly reduces glare;
• A landscape buffer along the north property line will be installed and is required; The
City's Forester will review the landscape plan to ensure compliance and plantings;
• There will be no overnight parking of commercial trucks nor any truck stop amenities
such as showers or a laundry facility;
• Considerable landscaping is depicted around the site;
• Sidewalks are required along Route 120 and Ringwood Road in accordance with the
City's Municipal Code.
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-926 ANNEXATION, CONDITIONAL USE PERMIT,
AND VARIANCES ON VACANT PARCEL LOCATED AT THE NW
CORNER OF IL ROUTE 120 AND RINGWOOD ROAD]
Variances
The applicant is seeking the following variances form the zoning ordinance:
• Variance
for an automobile service
station to be located wn 600 feet of any other
service station;
• Variance
to allow 25
parking stalls in
the front of the c-store without a parking island;
• Variance
to allow for
no landscaping
around the building foundation;
• Variance
for a larger
driveway width
along Ringwood Road for the truck exit.
Variance from the minimum snacins requirement between service stations
The City's zoning ordinance includes the following provision:
"I. SPACING OF SERVICE STATIONS
No automobile service station shall be located within 600 feet of any other automobile service
station." The applicant is requesting a variance from this provision.
There is no
guideline or definitive provision stating where
this is measured to/from. Staff does
not believe
this variance
is necessary. The property to
the east is vacant and abandoned.
There are no fueling tanks
in the ground; therefore it's not
an active service/fueling station.
Variance for a larger driveway width alone Ringwood Road for the truck exit
The applicant is requesting a variance from the maximum driveway width of 36 feet to an
approximately 85-foot width to allow trucks to safely navigate the site and exit Ringwood Road.
Staff supports this variance and completely understands this request due to space and the
width of the larger vehicles. This variance is appropriate for the proposed use and will not
adversely impact adjacent land uses.
Variance to allow 25 parkins stalls in the front of the convenience store without a parking island
The applicant is requesting a variance to allow 25 parking stalls in the front of the convenience
store without a parking lot landscape island. The zoning ordinance requires a parking lot
landscape island every 15 spaces; therefore the applicant would be required to place a parking
lot island in front of the convenience store. The applicant states it's more efficient to plow their
lot in the winter without a parking lot island in the middle of the row. While staff does
understand the applicant's sentiment staff does not believe it is justification for approval of a
zoning variance nor justification for not meeting the criteria for approval in Table 32 of the
zoning ordinance. Therefore staff does not support this variance request.
Variance to allow for no landscaping around the building foundation
The applicant is requesting a variance from the building foundation landscaping requirements
due to it being a possible tripping hazard or a wasteland. Additionally, it makes it easier for
2
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-926 ANNEXATION, CONDITIONAL USE PERMIT,
AND VARIANCES ON VACANT PARCEL LOCATED AT THE NW
CORNER OF IL ROUTE 120 AND RINGWOOD ROAD]
Speedway employees to clean. While staff agrees with some of these comments staff cannot
support this variance request either due to the criteria set forth in Table 32 and the fact the
requirements set forth in Table 32 are not appropriately met.
Staff Recommendations Prior to Public Hearing
Approval of a Zoning Map Amending to C-2 Neighborhood Commercial upon annexation to
the City of McHenry. Staff finds the requirements set forth in Table 33 have been met.
Approval of the Conditional Use Permit to allow an automobile fueling station subject to the
following conditions:
• The project is developed in accordance with the Improvement Plans prepared by W-T
dated 1/25/18 with a latest revision date of 2/16/18 and consisting of two pages,
Landscape Plans prepared by Corporate Design + Development Group, LLC. dated
3/16/18 consisting of three pages;
• Sidewalks shall be installed along Illinois Route 120 and Ringwood Road along the entire
frontage of the property;
• The existing barn, garage and gravel driveway shall be razed when the site work
commences;
• The applicant shall enter into an annexation agreement with the City of McHenry, at
which time the existing on site signs and billboard will be addressed as well as the area
the City is looking for to site a future booster pump along the west side of the property;
• There will be no overnight parking of commercial trucks nor any truck stop amenities
such as showers or a laundry facility;
• As much of the natural vegetation as practicable be maintained along the northern
property line and western lines;
Staff finds the requirements set forth in Table 31 have been met.
Approval of a Variance for a wider driveway width along Ringwood Road for the truck exit,
approximately 85 feet from 36 feet.
Denial of a
Variance
to
eliminate the
landscaping requirement
around the building
foundation.
Staff finds
the
requirements set
forth in Table 32 have not
been met.
Denial of a Variance
to allow 25 parking stalls in the
front of the
convenience store without a
parking island. Staff
finds the requirements set forth
in Table 32
have not been met.
p�
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z=926 ANNEXATION, CONDITIONAL USE PERMIT,
AND VARIANCES ON VACANT PARCEL LOCATED AT THE NW
CORNER OF IL ROUTE 120 AND RINGWOOD ROAD]
Attachments
• Location Map
• Application Packet
• Letter of Opposition from James Rex, 5606 Chesapeake Drive
April 11, 2108
ppp ! i
N
tHH ESAPFAKEAL
DHNE
Oa(O
«TGroup
Engineering * Design • Consulting
March 16, 2018
Attn: Doug Martin — Director of Economic Development
333 S. Green Street
McHenry, IL 60050
Dear Mr. Martin,
The proposed site is located at the NWC of IL SR 120 &Ringwood Road in the City of McHenry,
L. The proposed development will include 7.59 acres. The site will include 1 curb cut along Rt
120 and 2 curb cuts along Ringwood Rd. The 1 curb cut along Rt 120 will be a full access for truck
and auto traffic entering and exiting the site. This curb cut will require restriping of the median to
include a left turn lane into the site off of Rt 120. The 2 curb cuts along Ringwood Rd will include
1 for a truck exit only and the other will be a RI/RO for auto traffic only.
The site is currently zoned as Unincorporated and contains a farm field with (2) metal storage
buildings and (1) Mid -rise Billboard sign. The onsite improvements will include the 4,600 sf Caf6
C-Store, an 8 dispenser Auto Canopy, a 2 Lane CFL canopy, a Mid Rise Sign and a Goal Post ID
Sign. Listed below are the requested actions;
• Annexation into the City of McHenry
• Rezoning the property to C-2 (Neighborhood Commercial)
• Conditional Use Permit for a Gas Station
• Variance to allow for an automobile service station to be located within 600 feet of any
other automobile service station.
• Variance for a larger driveway width along Ringwood for the truck exit.
• Variance to allow 3 wall signs which cannot exceed 144 square feet.
• Variance to allow a free standing Goal Post ID sign to be at a height of 30 feet
• Variance to allow a free standing mid -rise ID sign to be at a height of 80 feet
• Variance to allow the ID signs to exceed the limit of 200 sgft at a total of 426.3 sqft
• Variance to allow 25 parking stalls in the front of the C-Store without a parking island.
• Variance to allow for no landscaping around the building foundation.
Sincerely
Christian Kalischefski
WT Group I Design & Program Management I President
2675 Pratum Avenue
224.293.6333
Engineering with
Precision, Pace &Passion.
Hoffman Estates, IL 60992
evtenyineering.com
N AvOLIP
Engineering • Design • Cansulting
March 16, 2018
Attn: Doug Martin — Director of Economic Development
333 S. Green Street
McHenry, IL 60050"
Mr. Doug Martin:
Please find below the list of owners of all abutting properties around property PIN #09-28-126-028.
NWC of Rt 120 & Ringwood Rd - PIN IF 09-28-126-028
PIN
Address
Owner
09-28-126-030
7820 W HILLSIDE RD CRYSTAL LAKE, IL 60012-2937
Davfd L, Catherine L Hellyer
09-28-126-024
1918 DOT ST MCHENRY, IL 60050
Kelly Rasing
09-28-126-027
5 VIRGINIA RD CRYSTAL LAKE, IL 60014
Chesapeake Hills Condo Association
09-28-132-001
5612 CHESAPEAKE DR MCHENRY, IL 60050-3348
MCDERMOTTLIV TR
09-28432-002
5610 CHESAPEAKE DR MCHENRY, IL 60050-3348
Roberta NL TR Fiali
09-28432-003
5608 W CHESAPEAKE MCHENRY, IL 60050
Frank AJeanne DSerpico
09-28-133-001
5606 CHESAPEAKE DR MCHENRY, IL 60050
James Barbara LIV TR Rex
09-28-133-002
5604 CHESAPEAKE DR MCHENRY, IL 60050
_
John Wsol
09-28-133-003
5602 W CHESAPEAKE MCHENRY, IL 60050
Carlton PAudrey L COTRSBye
09-28-205-001
5525 SHERMAN DR MCHENRY, IL 60050
Calvin R Sharon G Hiebert
09-28-201-002
1011 N GREEN ST MCHENRY, IL 60050-5796
MCHENRY COMM CONS SCH DIST 15
09-28-251-016
1011 N GREEN ST MCHENRY, IL 60050-5796
MCHENRY COMM CONS SCH DIST 15
09-28-251-015
750 Bunker CT STE 100 Vernon Hills, IL 60061
GRAHAM ENT INC138
09-28-251-013
750 Bunker CT STE 100 Vernon Hills, IL 60061
GRAHAMENTINC138
09-28-400-010
12416 S Harlem STE 306 Palos Heights, IL 60463
Richard Tannebaum
09-28-176-023
1689 N CURRAN RD MCHENRY, IL 60050
IL ST BK
09-28-176-022
5900 TOMLINSON MCHENRY, IL 60050
CA LEASING CORP
09-28-177-002
5900 TOMLINSON MCHENRY, IL 60050
CA LEASING CORP
Please feel free to call with any questions or clarifications. We thank you for your time.
Sincerely
Christian Kalischefski
WT Group I Design & Program Management I President
2675 Pratum Avenue
224.293.6333
Engineering with
Precision, Pace &Passion.
Hoffman Estates, IL60792
men gineering.corn
FORM A
PUBLIC HEARING APPLICATION
Planning and Zoning Commission
City of McHenry
File Number Z-926
333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173
1. Name of Applicant S ey edway. LLC Tel
Address 539 South Main Street, Findlay, OH 45840 Fax
Name of Applicant Representative Christian Kalischefski Tel (224) 293-6960
Address 2675 Pratum Avenue. Hoffman Estates, IL 60192 Fax _(224) 293-6444
Name of Property Owner P` Midwest Bank 13455 & Fuhler Properties Tel
(If other than Applicant)
Address 1134 N Main St. Algonquin, IL 60102-3482 Fax
Name of Engineer Tel
(If represented)
Address Fax
4. Name of Attorney Tel
(If represented)
Address Fax
2.
3.
5. Common Address or Location of Property NWC of IL SR 120 &Ringwood Rd also knoFvn as 2009
Ringwood Rd. McHenry. IL 60050
6. Requested Action(s) (check all that apply)
X Zoning Map Amendment (Rezoning)
X Conditional Use Permit
X Zoning Variance
Zoning Variance -Minor
Zoning Text Amendment
X Other (Annexation into the
City/Rezoned as C-2 (Neighborhood
Commercial)
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:
Please see attached narrative for brief descriptions,
FORMA Page l of 3
7. Current Use of Property The current use of the property is a farm field.
8. Current Zoning Classification of Property, Including Variances or Conditional Uses
The current zoning classification of the property is unincorporated / At (Agriculture) and will have
to be annexed into the city.
9. Current Zoning Classification and Land Use of Adjoining Properties
North:
RM-1
(Low -Density
Multi
-Family
ResidentiaD
South: C-2 (Neighborhood
Commercial)
East: C-2 (Neighborhood Commercial) /BS-3 (Medium -Hi -Density Single -Family
West: Unincorporated / B3
10. Required Attachments (check all items submitted)
Please refer
to the Public Hearing Requirements Checklist to determine the required attachments.
X
1.
Application Fee (amount) $ 950.00
X
2.
Narrative Description of Request
X
3,
FORM A — Public Hearing Application
X
4,
FORM B — Zoning Map Amendment (Rezoning) Application
X
5,
FORM C — Conditional Use Application
X
6,
FORM D —Zoning Variance Application
N/A
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
X
10.
List of Owners of all Adjoining Properties
X
11.
Public Hearing Notice
X
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
N/A
16.
Performance Standards Certification
X
17.
Traffic Analysis
N/A
18.
School Impact Analysis
X
19.
Signage Plan
FORMA Page 2 of 3
11. Disclosure of Interest
The party
signing the
application shall be considered the Applicant.
The Applicant must be the owner
or trustee
of record,
trust beneficiary, lessee, contract purchaser,
or option holder of the subject
property or his or her
agent or nominee.
Applicant is Not Owner
If the Applicant is not the owner of record of the subject property, the application shall disclose the
legal capacity of the Applicant and the Rill name, address, and telephone number of the owner(s). In
addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has
the authority from the owners(s) to make the application.
• •• Applicant or Owner is Coporation or Partnership -- •
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation or partnership, the application shall disclose the name and address of the corporation's
officers, directors, and registered agents, or the partnership's general partners and those shareholders
or limited partners owning in excess of five percent of the outstanding stock or interest in the
corporation or interest shared by the limited partners.
Applicant or Owner is a land Trust
If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address,
telephone number, and extent of interest of each beneficiary shall be disclosed in the application.
12. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
such codes.
I hereby request that a public hearing to consider this application be held before the Planning and
Zoning Commission, and thereafter that a recommendation 6e forwarded to the City Council for the
adoption of an ordinance(s) granting the requested action(s), including any modifications to this
application or conditions of approval recommended by the Zoning Board of Appeals or City Council.
Sienature of Applicant(sl
FORMA Page 3 of 3
TORM B File Number Z-926
ZONING MAP AMENDMENT (REZONING)
Planning and Zoning Commission
City of McHenry
333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173
Table 33 of the City of McHenry Zoning Ordinance provides that in recommending approval of a Zoning
Map Amendment (Rezoning), 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. Compatible with Use or Zoning of Environs
The proposed use(s) or the uses permitted under the proposed zoning classification are compatible with
existing uses or existing zoning of property in the environs.
The rezoning to C-2 (Neighborhood Commercial) will allow the gas station to serve the
neighboring companies and residents in the surrounding neighborhoods along with any travelers
2. Supported by Trend of Development
The trend of development in the general area since the original zoning of the affected property was
established supports the proposed use(s) or zoning classification.
The rezoning to C-2 (Neighborhood Commercial) will thrive within the surrounding area that includes
RM4 (Low -Density Multi -Family Residential), C-2 (Neighborhood Commercial) and RS-3 (Medium -
High -Density Single -Family Residential) along with any traffic that passes on Rt 1209
3. Consistent with Comprehensive Plan Objectives
The proposed use(s) or zoning classification is in harmony with the objectives of the Comprehensive Plan
of the City as viewed in light of any changed conditions since the adoption of the Plan.
The rezoning to C-2 (Neighborhood Commercial) will thrive within the surrounding area that includes
RM-1 (Low -Density Multi -Family Residential), C-2 (Neighborhood Commercial) and RS-3 Medium -
High -Density Single -Family Residential) along with any traffic that passes on Rt 1200
4, Furthers Public Interest
The proposed use(s) or zoning classification promotes the public interest and not solely the interest of the
applicant.
The
rezoning
to
C-2
(Neighborhood
Commercial)
will
allow
the
gas
station
to
serve
the
nei
boring companies
and
residents
in
the
surrounding
neighborhoods
along
with
any
havelers
FORM B Page 1 of 1
FORM C File Number Z-926
CONDITIONAL USE PERMIT
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, II 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.
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.
S eedwa 'ss goal is to provide a safe environment for their workers and costumers along with the
neighboring properties and will follow all required regulations.
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 of a gas station will fit harmoniously with the existing natural or man-made character of
its surroundings. S eedway's goal is to provide a safe and inviting environment for their workers
costumers and neighbors.
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 use for a gas station 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
FORM C Page I of 2
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.
Speedway's goal is to provide a safe environment for their workers and costumers alone with the
neighboring properties and will follow all required regulations.
6. Other Factors
The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use
and its particular location.
The proposed use is in harmony with the surrounding area. Speedway will serve the neighboring
companies and residents in the surrounding neighborhoods alone with any travelers along Rt 120,
FORM C Page 2 of 2
FORM D File Number Z-926
ZONING VARIANCE
Planning and Zoning Commission
City of McHenry
333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173
Table 32 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional
approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written
findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Special Circumstances Not Found Elsewhere
Special circumstances exist that are particular to the property for which the variance is sought and that do not
apply generally to other properties in the same zoning district; and these circumstances are not of so general
or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them.
All variances that are being requested are due to the nature of the fueling center and are not site specific
2. Circumstances Relate to Property Only
Since a variance will affect the character of its surroundings long after a property changes hands, the special
circumstances referenced herein relate only to the physical character of the land or building(s) for which a
variance is sought, such as dimensions, topography, or soil conditions; and they do not concern any business
or activity the present or prospective owner or tenant carries on or seeks to carry on therein, or to the
personal, business or financial circumstances of such owner or tenant or any other party with interest in the
property.
All variances that are being requested are due to the nature of the fueling center and to provide a safe and
clean environment for the workers and costumers Speedway is looking to develop on this land with the
intention of being there for a min of 25 Years,
3. Not Resulting from Applicant Action
The special circumstances that are the basis for a variance have not resulted from any act of the applicant or
of any other parry with interest in the property.
All variances that are being requested are due to the nature of the fueling center and to provide a safe and
clean environment for the workers and costumers.
4. Unnecessary Hardship
The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue
hardship upon the applicant, as distinguished from a mere inconvenience.
The following are the variances being requested along with an explanation to why they are being requested
• Within Section III: General District Regulations- Subsection I: Spacing of Services Stations it states that
no automobile service station shall be located within 600 feet of any other automobile service station
Since the property to the east is zoned as a gas station, we are asking for a variance to allow for a
conditional use permit for a gas station on the proposed property.
FORM D Page 1 of 3
The maximum driveway width on Ringwood Rd is 36 feet. We are asking for a variance to have a 45
foot driveway width which will allow trucks to safely circulate the site and exit onto Ringwood Rd
Speedway is built around automobile and truck traffic. The need for all vehicles to see Speedway from a
distance and slow down safely to enter the site is a driving force for the freestandiniz signs in regards to
height text size and square footage On the site itself the amount of signage is deemed necessary for the
safety of all drivers and to give clear direction of circulation. The following are the variances being
requested for the signage.
o The zoning ordinance only allows for 2 wall signs that cannot exceed 144 square feet We are
asking for a variance to allow for 3 wall signs which cannot exceed the 144 square feet limit.
o The zoning ordinance only allows for 1 free standing ID sign that cannot exceed 200 square feet
We are asking for a variance to allow for 2 free standing ID signs totaling 426.3 square feet
The 2 free standing signs will calrsist -of 1 goal post sign (165 square feet) and I mid -rise sign
(261.3 square feet).
o The zoning ordinance only allows for a free standing ID sign to be no more than 15 feet tall. We
are asking for a variance to allow for the goal post sign to be at a height of 30 feet and the mid -
rise sign to be at a height of 80 feet Due to the surrounding bill boards and the approach to the
site along Rt 120 we are requestine the height of 80 feet so that the vehicle can see Speedway
from a distance and is able to slow down safely to enter the site
The zoning ordinance requires a landscaped area of 8 feet by 15 feet every 15 parking spaces We are
asking for a variance to allow for the 25 narking stalls in the front of the C-store without a parking
island During winter the absence of the parking islands would create an efficient snow plow route for a
site that has a lot of auto traffic and no damage would occur to the Plow/curbs.
The zoning ordinance requires landscaping around the building foundation. We are asking for a variance
to allow for no landscaping around the building foundation. The nature of the retail business for
Speedway mandates frequent in/out pedestrian access at the C-Store therefor a foundation landscape can
become a tripping hazard by the entrances The landscaping foundation can also become a place for
would have been around the foundation will be distributed around the C-Store landscaping
5. Preserves Rights Conferred by District
A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by
other properties in the same zoning district, and does not confer a special privilege ordinarily denied to other
properties in the district.
The variances that are being reuuested are in the nature of a fueling center and have nothing to do with the
surrounding properties.
6. Necessary for Use of Property
The granting of a variance is necessary not because it will increase the applicant's economic return, although
it may have this effect, but because without a variance the applicant will be deprived of any reasonable use
or enjoyment of the property.
All variances that are being requested are due to the nature of the fueling center and to provide a safe and
clean environment for the workers and costumers.
7. Not Alter Local Character
The granting of a variance will not alter the essential character of the locality nor substantially impair
environmental quality, property values, or public safety or welfare in the vicinity.
All variances that are being requested are due to the nature of the fueling center and to provide a safe and
clean environment for the workers and costumers and will not have an adverse effect on the neighboring
FORM D Page 2 of 3
8. Consistent with Zoning Ordinance and Comprehensive Plan
The granting of the variance will be in harmony with the general purpose and intent of the Zoning Ordinance
and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption.
The granting of the variances will be in harmony with the general purpose and intent of the Zoning
Ordinance and Comprehensive Plan of the City and will help Provide a safe and clean environment for the
9. Minimum Variance Required
The variance requested is the minimum required to provide the.�pplicant with reasonable use and enjoyment
of the property.
Yes, the
variance requested
is the
minimum required
due
to
the
nature
of
the
fueling center and will provide
the
ability
to provide
a safe and clean environment
for all
to
come to or
pass by
the site
FORM D Page 3 of 3
LAND PURCHASE AGREEMENT
THIS LAND PURCHASE AGREEMENT ("Agreement") is made and entered into by and between
Speedway LLC, a Delaware limited liability company, having a mailing address of c/o Real Estate
Department, 539 South Main Street, Findlay, OH 45840, hereinafter called "BUYER," and First Midwest
Bank as trustee of Land Trust N 13455 c/o Fuhler Properties, an IL limited liability company staving a
mailing address of 1134 North Main Street, Algonquin ,1L 60102 Phone: 815.455.4000, hereinafter called
"SELLER", both at times referred to herein as'�brtitt ".
WITNESSETiI:
In cottsideration of the mutual promises and covenants of the Parties hereinafter stipulated to be paid
and performed, the Parties hereto agree as follows:
1. PREMISES. BUYER hereby offers and agrees to buy from SELLER and SELLER hereby offers
and agrees to sell to BUYER all of SELLER's interest (including subsurface and mineral rights) in and to the
property commonly known and numbered as the northwest comer of Ringwood Rd, and Route 120,
McHenry, IL 60050 ("Promises") and as more fully described in Exhibit "A" attached hereto and
incorporated herein.
4. ZONING AND PERMITS. BUYER's intended use of said Premises is as an automobile servico
station and/or restaurant and/or automated type oar wash and/or convenience fend store, including the sale of
food items prepared or cooked on the Premises and sale of alcoholic beverages and/or any other uses allowed
under the applicable zoning code. On the date of execution of this Agreement by BUYER, SELLER hereby
authorizes BUYER, at BUYER's expense, to immediately apply for and attempt to secure such zoning
classification of the Premises, special/conditional use permits for the Premises and any other necessary
requirements of the government body with jurisdiction which will permit BUYER to construokand operate
upon the Premises buildings and facilities for the above -stated uses. SELLER authorizes BUYER, it
BUYER's expense, to apply for and attempt to secure sign permits, consents of property owners, curb out
Page 1 of 7
permits, sewer or septic permits, and such building and other governmental permits as may be necessary to
permit BUYER to construct and operate upon the Premises buildings, together with all equipment, signs,
appurtenances and driveways in accordance with such design and specifications as BUYER shall in its sole
discretion determine to be desirable for its use.
Such applications may be made in BUYER's name, at BUYER's sole cost, or SELLER's name, or
both, as may be appropriate, and SELLER agrees to cooperate fully and in good faith in this regard.
In the event said permits, zoning classification, or special use permit are not forthcoming to
BUYER's satisfaction or are denied by the persons or agencies Uving control thereof, then BUYER shall
have the right but not the obligation, to take such further action to secure said permits, zoning classification,
or special use permits as it may elect; provided only that at every stage thereof BUYER shall act promptly
and proceed with reasonable diligence.
This Agreement shall remain in full farce and effect throughout the actions and proceedings
described above, but unless said permits, zoning classification, or special use permit are obtained and are
effective, valid and subsisting as of the date of closing, BUYER shall not be obliged to close this purchase
and shall have the right to cancel this Agreement with a full refund of Earnest Money to Buyer.
Page 3 of 8
[R.EMATNDL"R C1P PAGE INTENTIONALLY LEfT BLANK]
Page 6 of 8
IN WfI7NESS WHEREOF, the parties hereto have executed and delivered this Agreement on the
day and year set forth below.
BUYER
Speedway LLC, a Delaware limited liabitity
company
By:
Name: Glenn M. Plumby
Titlo: Senior Vice President -Operations
[SELLER SIGNATURE APPEARS ON THE NEXT PAGE
Page 7 of 8
SELLER
First Midwest Dank, as trustee of Land Trust 4
13455 c!o hler Pro erties
ay:
Name: �JD W. { u
Title: 6YA4 h.t t'L' q
Date:F& / i 3
Pale 8 of 8
EXHADI "'A," (Legal Description)
to
Land Purchase Agreement
between
Speedway LI C, a Delaware limited liability company (BUYER)
First Midwest T�3ank es trustee of I and Trust # 13455 c/o Fohler Properties (SELLER) w
See attached legal description.
THAT PART OF THE EAST 1/2 OF TFIE NORTHWEST 1/4 OF SECTION 28, TOWNSHIP 4S, NORTH,
RANGE 81 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING
AT A POINT ON THE EAST LINE OF THE NORTHEAST 1/4 OF SAID SECTION, WHICH IS 907.5
FEET SOUTH OF THE NORTHEAST CORNER OF SAID NORTHWEST 1/4, AND RUNNING THENCE WEST
AT RIGHT ANGLES WITH THE EAST LINE OF SAID NORTHWEST 1/4, A DISTANCE OF 452 FEET;
THENCE SOUTH PARALLEL WITH THE EAST LINE OF SAID NORTHWEST 1/4, A DISTANCE OF
626PRB FEET TO A POINT ON THE NORTHEASTERLY LINE OF THE STATE HIGHWAY KNOWN AS
RT. N0.120; THENCE IN A SOUTHEASTERLY DIRECTION ALONG THE NORTHEASTERLY LINE OF
SAID HIGHWAY FOR A DISTANCE OF 5313 FEET TO THE EASTERLY LINE OF SAID NORTHWEST
1/41 THENCE NORTH ALONG SAID EAST LINE OF SAID NORTHWEST 1/4, A DISTANCE OF
904,95 FEET TO THE POINT OF BEGINNING (EXCEPT THAT PART THEREOF DESCRIBED AS
FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF THE EAST LINE OF THE SAID
NORTHWEST QUARTER OF SECTION 28 WITH THE NORTHERLY LINE OF FA ROUTE 21; (ILLINOIS
ROUTE 12% SAID NORTHERLY LINE OF FA ROUTE 21 BEING A LINE DRAWN CONCENTRIC WITH
AND 30,0 FEET RADICALLY DISTANT NORTHEASTERLY OF THE CENTERLINE OF FA ROUTE 21;
THENCE NORTHWESTERLY ALONG THE LAST DESCRIBED NORTHERLY LINE OF FA ROUTE 21 FOR
AN ARC LENGTH OF 531.3 FEETTO THE POINT OF INTERSECTION WITH A LINE DRAWN
PARALLEL WITH THE SAID EAST LINE OF THE NORTHWEST QUARTER OF SECTION 28; THENCE NORTHERLY
ALONG THE LAST DESCRIBED PARALLEL LINE FOR A DISTANCE OF 37e00 FEET TO
A POINT ON A LINE DRAWN CONCENTRIC WITHAND 60,0 FEET RADICALLY DISTANT
NORTHEASTERLY OF THE CENTERLINE OF FA ROUTE 21; THENCE SOUTHEASTERLY ALONG THE
LAST DESCRIBED CONCENTRIC LINE FOR AN ARC LENGTH OF 532632 FEET TO A POINT ON THE
EAST LINE OF THE NORTHWEST QUARTER OF SECTION 28; THENCE SOUTHERLY ALONG THE LAST
DESCRIBED EAST LINE FOR A DISTANCE OF 33,95 FEETTO THE POINT OF BEGINNING), ALSO
EXCEPTING THAT PART OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 28,
TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN MCHENRY
COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE
NORTHWEST QUARTER OF SAID SECTION 28, THENCE ON AN ASSUMED BEARING OF SOUTH 0
DEGREES 37 MINUTES 29 SECONDS WEST ALONG THE EAST LINE OF THE NORTHWEST QUARTER
OF SAID SECTION 28, AS STAKED AND OCCUPIED, A DISTANCE OF 907,80 FEET (907.5
FEET, RECORDED) TO THE NORTHEAST CORNER OF THE GRANTOR; THENCE CONTINUING SOUTH 0
DEGREES 37 MINUTES 29 SECONDS WEST ALONG THE EAST LINE OF THE NORTHWEST QUARTER
OF SAID SECTION 28 AS STAKED AND OCCUPIED, A DISTANCE OF 814.79 FEET TO THE POINT OF
BEGINNING; THENCE CONTINUING SOUTH 0 DEGREES 97 MINUTES 29 SECONDS WEST ALONG
THE EAST LINE OF THE NORTHWEST QUARTER OF SAID SECTION 284 AS STAKED AND
OCCUPIED, A DISTNACE OF 5S.39 FEET TO THE NORTHEAST CORNER OF FINAL JUDGEMENT
ORDER NUMBER 72=2779 FILED NOVERMBER 611973 BEING ALSO THE EASTERLY EXTENSION OF
THE NORTHERLY RIGHT OF WAY LINE OF ILLINOIS ROUTE 120; THENCE NORTHWESTERLY 73,38
FEET ALONG THE SAID EASTERLY EXTENSION OF THE NORTHERLY RIGHT OF WAY LINE OF
ILUNOIS ROUTE 120 AND ALONG THE NORTHERLY RIGHT OF WAY LINE OF ILLINOIS ROUTE
120 ON A CURVE TO THE RIGHT, HAVING A RADIUS 3759.80 FEET, THE CHORD OF SAID
CURVE BEARS NORHT 60 DEGREES 58 MINUTES 05 SECONDS WEST, 73.38 FEET; THENCE NORTH
59 DEGREES 57 MINUTES 29 SECONDS EAST, A DISTANCE OF 40,16 FEET TO A POINT 3000
FEET NORMALLY DISTANT WEST OF THE EAE-iT LINE OF THE NORTHWEST QUARTER OF SAID
SECTION 28, AS STAKED AND OCCUPIED, BEING ALSO THE WEST RIGHT OF WAY LINE OF
RINGWOOD ROAD; THENCE SOUTH 89 DEGREES 22 MINUTES 31 SECONDS EAST, A DISTANCE OF
30,00 FEET TO THE POINT OF BEGINNING, ALL IN MCHENRY COUNTY, ILLINOIS
1. Introduction ...............
2. Existing Conditions.....................................................................................
SiteLocation...............................................................................................
Existing Roadway System Characteristics..................................................
Parkland Middle School and Existing Operating Characteristics......".......
Existing Traffic Volumes............................................................................
GapStudy Results.......................................................................................
CrashAnalysis............................................................................................
3. Traffic Characteristics ofthe Proposed Development....
Proposed Site and Development Plan .........................
Directional Distribution ..............................................
Peak Hour Traffic Volumes .......................__ -_
4
4
6
7
9
loll... 10
13
4. Projected Traffic Conditions..............................................................................
Development Traffic Assignment.................................................... ..................
Background (No -Build) Traffic Conditions.......................................................
Total Projected Traffic Volumes.......................................................................
5. Traffic Analysis and Recommendations ......................................
TrafficAnalyses...........................................................................
Discussion and Recommendations ..............................................
Gap Study Evaluation...................................lose...........................
6. Conclusion
Speedway Gas Station
McHenry, Illbwis
..........14
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19
23
26
Figures
Figure 1—Site Location..........................................................
Figure 2 — Aerial View of Site Location .................................
Figure 3 — Existing Roadway Characteristics .........................
Figure 4 — Existing Traffic Volumes ......................................
Figure 5 — Directional Distribution, . k & t a I 1& 6 1 A I I I I I x4ii, I 1* 9 il*' I I a* a 9 9
Figure 6 —New Passenger Vehicle Site Traffic Assignment..
Figure 7 — New Truck Site Traffic Assignment ......................
Figure 8 — Pass -By Site Traffic Assignment......,,,,,,,,, .....
Figure 9 — Year 2024 Total Projected Traffic Volumes .........
Tables
...............................
16
17
18
Table 2 — IL Route 120 with Ringwood Road — Crash Summary10
Table 3 — Projected Site -Generated Traffic Volumes13
Table 4 — Projected Site -Generated Traffic Volumes - Equations13
Table 5 — Capacity Analysis Results — IL Route 120 with Ringwood Road - Signalized............ 20
Table 6 — Capacity Analysis Results — Existing Conditions - Unsignalized................................ 21
Table 7 —Capacity Analysis Results —Year 2024 Projected Conditions - Unsignalized............. 22
Table 8 — Required Gaps at the Interseciton of IL Route 120 with Proposed Access .................. 26
Speedway Gas Station KL0�1
McHenry, Illinois ii
This report summarizes the methodologies, results, and fmumgs of a traffic impact study
conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed Speedway gas
station to be located in McHenry, Illinois. The site, which is currently vacant, is located in the
northwest quadrant of the intersection Illinois Route 120 (Elm Street) with Ringwood Road/Curran
Road. As proposed, the site will be developed with a full -service gas station with 16 passenger
vehicle fueling positions, two (2) truck fiieling positions and an approximately 4,600 square -Foot
convenience store. Access to the site will be provided off IL Route 120 via a full movement access
drive and off Ringwood Road via an exit only access drive and a right-in/right-out access drive.
The propose of this study was to examine background traffic conditions, assess the impact that the
proposed development will have on traffic conditions in the area and determine if any roadway or
access improvements are necessary to accommodate traffic generated by the proposed
development.
Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows
an aerial view of the site area.
The sections of this report present the following:
• Existing roadway conditions
• A description of the proposed development
• Directional distribution of the development traffic
• Vehicle trip generation for the development
• Future traffic conditions including access to the development
• Traffic analyses for the weekday morning and weekday evening peak hours
• Recommendations with respect to adequacy of the site access and adjacent roadway system
Traffic capacityanalyses were conducted for the weekdaymorning andweekdayevening peak hours
for the following conditions:
1. Existing Conditions —Analyze the capacity of the existing roadway system using existing
peak hour traffic volumes in the surrounding area.
2. Projected Conditions —Analyze 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 traffic estimated to be generated by the
proposed development.
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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
ofthe area roadway system including lane usage and traffic control devices, and existing peak hour
traffic volumes.
Site Location
The site, which is currently vacant, is located in the northwest quadrant of the intersection of IL
Route 120 with Ringwood Road. Land uses in the vicinity of the site include Chesapeake Hills
townhome development to the north, Parkland Middle School and the office developments at 5320,
5400 and 5404 IL Route 120 to the east, Illinois State Bank (a North Shore Bank branch) to the
south and Meyer Material Company and All Safe Self Storage to the west.
Existing Roadway System Characteristics
The characteristics of the existing roadways near the development are described below and
illustrated in Figure 3.
IL Route 120 (Eln: Sheet) is generally an east -west arterial roadway that in the vicinity of the site
provides two through lanes in each direction separated by a striped median. At its signalized
intersection with Ringwood Road/Cunan Road, IL Route 120 provides an exclusive left -turn lane,
a through lane and a shared through/right-turn lane on both approaches. IL Route 120 is under the
jurisdiction of the Illinois Department of Transportation (IDOT), is classified as a Strategic
Regional Arterial (SRA) route, carries an annual average daily traffic (AADT) volume of 15,000
vehicles (1,400 trucks) west of Ringwood Road and an AADT volume of 19,500 vehicles (1,200
trucks) east of Ringwood Road and has a posted speed limit of 45 miles per hour.
Ringwood Road is a north -south arterial roadway that is classified as a Class II truck route
providing one lane in each direction in the vicinity of the site. At its signalized intersection with
IL Route 120, Ringwood Road provides an exclusive left -turn lane and a shared through/right-turn
lane. At its unsignalized intersection with the Parkland Middle School southerly access drive,
Ringwood Road provides a shared throughtright-turn lane on the northbound approach and a
shared left-turn/through lane on the southbound approach. At its unsignalized intersection with the
Parkland Middle School northerly (exit only) access drive, Ringwood Road provides one though
lane in each direction. At its unsignalized intersection with Sherman Drive, Brittany Drive and
Shore Drive, Ringwood Road provides a through lane and an exclusive right -turn lane on the
northbound approach and a shared left-turn/through lane on the southbound approach. At its
unsignalized intersection with Chesapeake Drive, Ringwood Road provides a shared left-
tnn/through lane on the northbound approach and a shared throughhight-turn lane on southbound
approach. Ringwood Road is under the jurisdiction of the City of McHenry, carries an AADT
volume of 8,400 vehicles (IDOT AADT 2013), has a posted speed limit of 35 miles per hour and
a School Zone speed limit of 20 miles per hour.
Speedway Gas Station ��'�����
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--► -TRAVEL LANE
a -TRAFFIC SIGNAL
1 - STOP SIGN
XX -SPEED LIMIT
pp - SCHOOL SPEED LIMIT SIGN
Q1 - CLASS II TRUCK ROUTE
-STANDARD CROSSWALK
Proposed Speedway
Gas Station
McHenry, Illinois
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Existing Roadway Characteristics
NOT TO SCALE
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5
The south leg of the signalized intersection of IL Route 120 with Ringwood Road is designated as
Curran Road which is generally a north -south collector roadway that provides one lane in each
dnection. At its signalized intersection with IL Route 120, Curran Road provides an exclusive left -
turn lane and a shared through/right-turn lane. Curran Road is under the jurisdiction of the City of
McHenry, carries and AADT volume of 4,850 vehicles (IDOT AADT 2013) and has a posted
speed limit of 35 miles per hour.
Sherman Drive is an east -west local roadway that provides one lane in each direction and extends
from Ringwood Road approximately 1,175 feet east where it curves north to its terminus at Shore
Drive. At its unsignalized intersection with Ringwood Road, Sherman,Drive provides a shared
left/right-turn lane under stop -sign control and a standard style crosswalk. Sherman Drive is under
the jurisdiction of the City of McHenry and has a posted speed limit of 25 miles per hour.
Brittany Drive is an east -west local roadway that provides one lane in each direction and extends
fiom Ringwood Road east approximately 1,175 feet to its terminus at Sherman Drive. At its
unsignalized intersection with Ringwood Road, Brittany Drive provides a shared left/right-turn
lane under stop -sign control and a standard style crosswalk. Brittany Drive is under the jurisdiction
of the City of McHenry and has a posted speed limit of 25 miles per hour.
STrore Drive is an east -west local roadway that provides one lane in each direcrion and extends
from Ringwood Road approximately one and a half mile east to its terminus at Oak Drive. At its
unsignalized intersection with Ringwood Road, Shore Drive provides a shared left/right-turn lane
under stop -sign control and a standard style crosswalk. Shore Drive is under the jurisdiction of the
City of McHenry and has a posted speed limit of 25 miles per hour.
Chesapeake Drive is an east -west local roadtivay that serves the Chesapeake Hills to�vnhome
development. At its unsignalized intersection with Ringwood Road, Chesapeake Drive provides a
shared left/right-turn lane under stop -sign control.
Parkland Middle School and Existing Operating Characteristics
As previously indicated, Parkland Middle School is located approximately 700 feet northeast of
the proposed Speedway gas station. Parkland Middle School serves sixth, seventh and eighth grade
students and has an enrollment of approximately 800 students. Parkland Middle School is served
by two access drives off Ringwood Road. The northerly access drive is designated as an exit drive
and operates with two outbound lanes. The southerly access drive is designated as the entrance to
the school and operates with one inbound lane and one outbound lane. Outbound movements fiom
both drives are under stop -sign control. On a regular school day, Parkland Middle School starts at
7:35 A.M. and students are released at 2:20 P.M.
Field Observations were conducted over a couple of days during the school arrival and dismissal
period. The observations during the morning school arrival period showed that school generated
traffic started at approximately 6:50 A.M. with all major activity concluding by approximately
7:35 A.M. All morning activity was contained within the school property with minimal impact to
the operations of Ringwood Road,
Speedway Gas Station ��'�:�
McHenry, I/linois 6
The observations during the afternoon school dismissal period indicated that vehicles began
arriving at the school at approximately 2:00 P.M. and began queueing along the north and east
sides of the northerly (exit) access drive and along the south side of the southerly (entrance) access
drive as school buses staged around the parking lot on the east side of the site. At approximately
2:20 P.M. the queued vehicles extended to Ringwood Road but did not obstruct through traffic on
Ringwood Road; however, on another occasion, these queues were observed to extend onto
Ringwood Road lasting for less than five minutes. After students are dismissed at 2:20 P.M. and
vehicles begin departing the site, all major school activity concluded by approximately 2:35 P.M.
Existing Traffic Volumes <Z
In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted
peakperiod traffic counts utilizing Miovision Scout Video Collection Units on Thursday, February
222 2018 during the weekday morning (6:30 to 9:00 A.M.) and aftemoonlevening (2:00 to 6:30
P.M.) peak periods at the following intersection:
• IL Route 120 with Ringwood Road/Cunan Road
• Ringwood Road with the Parkland Middle School Access Drives
• Ringwood
Road
with
Sherman Drive
• Ringwood
Road
with
Chesapeake Drive
Ringwood
Road
with
Brittany Drive
• Ringwood
Road
with
Shore Drive
The 2:00 P.M. to 6:00 P.M. afternoon evening peak period was chosen to coincide with the
dismissal time of Parkland Middle School and the surge in traffic associated with the aftemoon
pick-up activity. The results of the traffic counts indicated that the weekday morning peak hour of
traffic occurs from 6:45 A.M. to 7:45 A.M. and the weekday evening peak hour of traffic occurs
fiom 3:45 P.M. to 4:45 P.M. It should be noted that the dismissal of Parkland Middle School at
2:20 P.M. results in a secondary peak hour from 2:00 P.M. to 3:00 P.M. However, the total traffic
volume traversing the intersection of IL Route 120 with Ringwood Road/Curran Road is
approximately 30 percent lower than during the weekday evening peak hour and the ihvo-way
traffic along Ringwood Road is approximately 25 percent less than the weekday evening peak
hour. As such, the analyses were conducted for the peak hours of the roadway traffic since they
represent design conditions.
Furthermore, supplemental traffic counts were conducted at the intersection of IL Route 120 with
Ringwood RoadlCunan Road on Saturday, February 249 2018 during the midday (12:00 P.M. to
2:00 P.M.) peak period. The results of the traffic count indicated that the total traffic volume
traversing the intersection of IL Route 120 with Ringwood Road/Curran Road during the Saturday
midday peak hour (12:00 P.M. to 1:00 P.M.) is approximately 20 percent lower than the weekday
morning peak hour and approximately 30 percent lower than the weekday evening peak hour. As
such, analyses for Saturday traffic conditions were not completed.
Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count summary
sheets ar•e included in the Appendix.
Speedway Gas Station
McHenry, Illinois
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LEGEND
00 -WEEKDAY MORNING PEAK HOUR (5:45-7:45 AM)
(00) - WEEKDAY AFTERNOON PEAK HOUR (2:00-3:00 PM)
[001 - WEEKDAY EVENING PEAK HOUR (3:45-4:45 PM)
(00) - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM)
Proposed Speedway
Gas Station
McHenry, Illinois
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Existing Traffic Volumes
N
M
NOT TO SCALE
Job No: 10-044 Figure: 4
Gap Study Results
A gap study was also conducted on Thursday, February 22, 2018 during the weekday morning and
weekday evening peak hours along IL Route 120 at the location of the proposed full movement
access driveway to determine the availability of gaps or interruptions in the IL Route 120 traffic
stream. Gaps in the westbound direction on IL Route 120 allow traffic to turn left from IL Route
120 onto the proposed access driveway and right from the proposed access driveway onto IL Route
120. Additionally, gaps in both directions on IL Route 120 allow traffic to turn left from the
proposed access driveway onto IL Route 120. The critical gap and follow-up gap periods required
to turn to and from IL Route 120 were based on information provided in the Highway Capacity
Manual (HCM) published by the Transportation Research Board (TRB). Table 1 summarizes the
results of the gap study. As can be seen, the results indicate that numerous gaps are available in
the traffic stream to accommodate turning movements.
Table I
Weekday Morning 956
6:45 — 7:45 A.M.
Weekday Evening 834
3:45 — 4:45 P.M.
Speedway Gas Station
McHenry, Illinois
AT PROPOSED ACCESS DRIVE
524
451
253
238
a
Crash Analysis
KLOA, Inc. obtained crash data from IDOT for the most recent available five years (20I 1 to 2015)
for the intersections of IL Route 120 with Ringwood Road, Ringwood Road with the Parkland
Middle School Access Drives and the roadway segment of Ringwood Road between Sherman
Drive and Shore Drive. The crash data for the intersection of IL Route 120 with Ringwood Road
is summarized in Table 2. A review of the crash data indicated the following:
The intersection of IL Route 120 with Ringwood Road experienced an average of severr
crashes per year.
• The intersections if Ringwood Road with the Parkland Middle School access drives
experienced only two crashes between 2011 and 2015.
• The roadway segment of Ringwood Road between Sherman Drive and Shore drive
experienced only two crashes between 2011 and 2015.
• No fatalities were reported at any of the study area intersections.
Table 2
IL ROUTE 120 WITH RINGWOOD ROAD — CRASH SUMMARY
2011
0
0
0
4
1
2
0
7
2012
0
0
1
3
1
3
0
8
2013
2
0
0
3
1
2
0
8
2014
0
2
0
2
1
1
0
6
2015
1
0
0
2
0
3
0
6
Total
3
2
1
14
4
11
0
35
erase
< 1
< 1
< 1
2.8
< 1
2.2
0
7
DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of
Transportation. Any conclusions drawu front analysis of the aforementioued data are the sale responsibility of
the data recipient(s).
Speedway Gas Station
McHeroy, l!linois
In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to
determine the traffic characteristics of the proposed development, including the directional
distribution and volumes of traffic that it will generate.
Proposed Site and Development Plan
As proposed, the site will be developed with a Speedway gas station with 16 passenger vehicle
fueling positions, two (2) truck fueling positions and an approximately 4,600 square -foot
convenience store. Access to the development will be provided via the following:
A full movement access drive off IL Route 120 that will be located approximately 525 feet
west of Ringwood Road/Curran Road. This access drive will provide one inbound lane and
one outbound lane with turning radii large enough to accommodate truck turning
maneuvers. Outbound movements will be under stop -sign control. This access drive will
serve the passenger vehicle fueling positions, truck fueling positions and the convenience
store. It should be noted that this access drive is located as far west on the site as feasible
to provide maximum spacing from the signalized intersection of IL Route 120 with
Ringwood Road/Curran Road while maintaining sufficient corner radii.
An outbound only access drive off Ringwood Road that will be located approximately 400
feet north of IL Route 120 and 150 feet south of the Parkland Middle School southerly
access drive. This access drive will provide one outbound lane that will be wide enough to
accommodate exiting truck movements onto Ringwood Road that will be restricted to
right -turns only. Outbound movements will be under stop -sign control. This access drive
will serve the truck fueling positions.
A right-inhight-out access drive that will be located approximately 225 feet north of IL
Route 120 and 325 feet south of the Parkland Middle School southerly access drive. This
access drive will provide one inbound lane and one outbound lane with turning movements
restricted to right -turns only via a raised triangular island median and appropriate signage.
Outbound movements will be under stop -sign control. This access drive will provide access
to passenger vehicle fueling positions and convenience store only and will limit the on -site
interaction between passenger vehicles and trucks.
A site plan depicting the proposed development layout, access and intersection improvements is
included in the Appendix.
Directional Distribution
The directions fiom which customers and employees of the proposed Speedway gas station 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 development -generated
traffic.
Speedway Gas Station XL0�
McHenry, Illinois 11
Proposed Speedway
Gas Station I Estimated Directional Distribution �.� .,,�,,..„�.
McHenry, Illinois Job No: 18.044 Figure: 5
12
Peak Hour Traffic Volumes
The number of peak hour hips estimated to be generated by the proposed Speedway gas station was
based on vehicle trip generation rates contained in Trip Generation Manual, 91' Edition, published by
the Institute ofTransportation Engineers (ITE). The "Gas Station with Convenience Store" (Land -Use
Code 945) rate was used for the passenger vehicle fueling positions. The trip generation for the truck
fueling positions was based on information previously provided which indicates that the fueling
of one truck takes approximately 15 minutes. As such, two hock fueling stations will process
approximately eight trucks per hour.
It is important to note that surveys conducted by ITE have shown that approximately 60 percent
of trips made to gas stations are diverted from the existing traffic on the roadway system inclusive
of both passenger vehicles and trucks. 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. Such
diverted trips are referred to as pass -by traffic. As such, a 60 percent pass -by reduction was applied
to the trips projected to be generated by the proposed development.
Table 3 summarizes the trips projected to be generated by the proposed development and Table 4
summarizes the equations utilized fiom. the ITE Trip Generation Manual,
Table 3
VOLUIvfES
Gas Station with
945 Convenience Store 82 81 163 108 108 216 2,604
(16 Fueling Positions)
2 Truck Fueling Positions 8 8 16 8 8 16 384
60%Pass-By Reduction -54 -54 -108 -70 -70 -140 -1, 792
Total New Trips 36 35 71 46 46 92 19196
Table 4
SPfE-GENERATED
Gas Station with
945 Convenience Store T=10.16(X)
(Fueling Positions)
T=
Speedway Gas Station
McHenry, Illinois 13
T=13.51(� T=162.78(X)
The total projected traffic volumes include the existing traffic volumes, increase in background
raffle due to growth, and the traffic estimated to be generated by the proposed subject
development.
Development Traffic Assignment
The estimated weekday morning and evening peak hour traffic volumes that will be generated by
the proposed development were assigned to the roadway system in accordance with the previously
described directional distribution (Figure 5). Figure 6 illustrates the traffic assignment of the new
passenger vehicle trips and Figure 7 illustrates the traffic assignment of new truck trips generated
by the proposed development. Figure 8 illustrates the traffic assignment of the pass -by trips
generated by the proposed development.
Background (No -Build) Traffic Conditions
The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for
the increase in existing traffic related to regional growth in the area (i.e., not attributable to any
particular planned development). Based on ADT projections provided by the Chicago
Metropolitan Agency for Planning (CMAP) in a letter dated March 8, 2018, an increase of
approximately one percent per year for six years (buildout year plus five years) was applied to
project Year 2024 conditions. A copy of the CMAP 2040 projections letter is included in the
Appendix.
Total Projected Traffic Volumes
The development -generated traffic (Figures 6, 7 and 8) were added to the existing traffic volumes
increased by a regional growth factor to determine the Year 2024 total projected traffic volumes
as illustrated in Figure 9.
Speethvay Gas Station ��'/.���
McHenry, I//inois 14 i
Q
1
1
-- I� SITE
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//0; yr
LEGEND
00 -WEEKDAY MORNING PEAK HOUR (6:45-7:45 AM)
f00) - WEEKDAY AFTERNOON PEAK HOUR (2:00-3:00 PM)
Proposed Speedway
Gas Station
McHenry, Illinois
y■
I I
New Site Traffic Volumes
NOT TO SCALE
�K�a01�1\
Job No: 18.044 Figure: 6
15
Proposed Speedway ��
Gas Station New Truck Traffic Volumes At.,,_.,ao,�.,,K.
McHenry, Illinois Job No: 18-044 Figure: 7
LEGEND
00 -WEEKDAY MORNING PEAK HOUR (6:45-7:45 AM)
f00) -WEEKDAY AFTERNOON PEAK HOUR (2:00J:00 PM)
Proposed Speedway
Gas Station Pass -By Site Traffic Volumes
McHenry, Illinois
NOT TO SCALE
N
ti^
41
+23 1+25)
KL��
Job No; 10-014 Flgllf0: 8
11i
a
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LEGEND
00 - WEEKDAY MORNING PEAK HOUR (5:45-7:45 AM)
100) - WEEKDAY AFTERNOON PEAK HOUR (2:00-3:00 PM)
Proposed Speedway
Gas Station 2024 Total Projected Traffic Volumes
McHenry, Illinois
N
M
V
Q
j
NOT TO SCALE
4)
O
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31 (36)
t
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Job Ilo: 17.044 Figure: 9
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 modification are required.
Traffic Analyses
Roadway and adjacent or nearby intersection analyses were performed for the weekday morning
and weekday evening peak hours for the existing (Year 2018) and Year 2024 total projected traffic
volumes.
The traffic analyses were performed using the methodologies outlined in the Transportation
Research Board's Highway Capacity Mmrual (HCM), 2010 and analyzed using the
Synchro/SimTraffic 9 software. The analysis for the traffic -signal controlled intersections were
accomplished using actual cycle lengths, phasings and offsets to determine the average overall
vehicle delay and levels of service. Synchro/SimTraffrc 9 software was utilized to accurately
represent the operations of the existing and proposed unsignalized intersections within proximity
of the signalized intersection of IL Route 120 with Ringwood Road/Curran Road.
The analyses for the unsignalized intersections determine the average control delay to vehicles at
an intersection. Control delay is the elapsed time fiom a vehicle joining the queue at a stop sign
(includes the time required to decelerate to a stop) until its departure fiom 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 fiom A to F based on the average control delay experienced by vehicles
passing through the intersection. The Higlnvay 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 Year 2024 total projected conditions are presented in
Tables 5 through 7. A discussion of each intersection follows. Summary sheets for the capacity
analyses are included in the Appendix.
Speedway Gas Station KLO�
McHenry, Illinois 19
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Table 6
CAPACITY ANALYSIS RESULTS
EXISING CONDITIONS — UNSIGNALIZED
Ringwood Road with Parkland School South Access Drive
• Westbound Approach F 72.0
• Southbound Left -Turns A 9.2
Ringwood Road with Parkland School North Access Drive
• Westbound Approach C 18.8
Ringwood Road with Sherman Drive
• Westbound Approach B 14A
• Southbound Left -Turns A 7.8
Ringwood Road with Chesapeake Drive
• Eastbound Approach B 10.9
• Northbound Left -Turns A 8.2
Ringwood Road with Brittany Drive
• Westbound Approach
• Southbound Left -Turns
Ringwood Road with Shore Drive
• Westbound Approach
• Southbound Left -Turns
LOS =Level of Service
Delay is measured in seconds.
Note: All intersections onerate under two-wav
B
13.4
A
7.8
B
11.9
A
7.7
C
15.2
A
8.3
B
13.3
A
8.5
Speedway Gas Station KL��i`�
McHenry, Illinois 21
Table 7
CAPACITY ANALYSIS RESULTS
YEAR 2024 PROJECTED CONDITIONS —
Ringwood Road with Parkland School South
Access Drive
• Westbound Approach
F
105.8
C
22A
• Southbound Left -Turns
A
9A
A
9.2
Ringwood Road with Parkland School North
Access Drive
• Westbound Approach
C
21.3
C
ITO
Ringwood Road with Sherman Drive
• Westbound Approach
C
15.5
C
15.0
• Southbound Left -Turns
A
7.9
A
8A
Ringwood Road with Chesapeake Drive
• Eastbound Approach
B
11.2
B
10.5
• Northbound Left -Turns
A
8.3
A
8.1
Ringwood Road with Brittany Drive
• Westbound Approach
B
14.3
C
16.2
• Southbound Left -Turns
A
7.9
A
8.5
Ringwood Road with Shore Drive
• Westbound Approach
B
12.5
B
13.9
• Southbound Left -Turns
A
7.8
A
8.6
IL Route 120 with Proposed Full Movement Access Drive
• Southbound Approach
C
16.6
C
22.8
• Eastbound Left -Turns
A
8.9
B
10.2
Ringwood Road with Proposed
Outbound Only Truck Access
Drive
• Eastbound Approach
B
14.9
B
10.9
Ringwood Road with Proposed
Riglrt-In/Right-Out Access
Drive
• Eastbound Right -Turns
B
12.3
B
11.2
LOS = Level of Service
Delay is measured in seconds.
Note: All intersections overate under two-wav stop sien control
Speedway Gas Statiar KLO
McHenry, Illinois 22
Discussion and Recommendations
The following summarizes how the intersections are projected to operate and identifies any
roadway and traffic control improvements necessary to accommodate the development -generated
traffic.
IL Route 120 with Ringwood Road/Cturan Road
The results of the capacity analysis indicate that overall this intersection currently operates at level
of service (LOS) C during the weekday morning and weekday evening peak hours. Furthermore,
the eastbound and westbound approach currently operate at LOS C during both peak hours and the
northbound and southbound approaches currently operate at LOS D or better during the peak
hours. It should be noted that the existing 95a' percentile queues for the southbound left -turn
movements are currently approximately 240 feet long during the weekday morning peak hour
which extend beyond the existing 190 feet of storage and are approximately 130 feet long during
the weekday evening peak hour. These queues are consistent with the field observations which
show that they clear the intersection every cycle. Under Year 2024 projected conditions, this
intersection is projected to continue operating at LOS C during the weekday morning and evening
peak hours with increases in delay of approximately three and two seconds, respectively. The
eastbound and westbound approaches are projected to continue operating at LOS C during the
peak hours with increases in delay of approximately two seconds or less. The northbound and
southbound approaches are projected to continue operating at LOS D or better during the peak
hours with the exception of the northbound approach during the weekday morning peak hour
which is projected to operate on the threshold of LOS D/E.
The 95`s percentile queues for the southbound left -turns are projected to be approximately 330 feet
(three to four car lengths longer than existing conditions) during the weekday morning peak hour.
However, the projected increase in the 95's percentile queues are a result of the existing southbound
left-tum movements and the projected background growth as the proposed development is only
projected to increase the southbound left -turn movements by three percent during the weekday
morning peak hour (versus six percent growth). The 95's percentile queues for the southbound left -
turn movement are projected to be approximately 170 feet (one to two car lengths longer than
existing conditions) during the weekday evening peak hour which will continue to be contained
within the existing left -turn lane storage. Furthermore, the 95' percentile queues for the
southbound through/right-turn lane are projected to be approximately 250 feet during the weekday
morning peak hour and approximately 210 feet during the weekday evening peak hour which are
increases of approximately one car length over existing conditions. Overall, these queues will not
have an impact on the operations of the access system serving Speedway gas station due to the
physical and operational restriction of these drives to right -turns and/or outbound movements only.
Furthermore, these queues will not extend to the Parkland Middle School southerly access drive.
During both peak hours, the 95's percentile queues for the eastbound left -turn movements are
projected to continue to be contained within the existing 145 feet of left -turn storage and the 95'h
percentile queues for the eastbound through lanes are projected to be approximately 225 feet which
will not extend to the proposed location of the full movement access drive.
Speedway Gas Station KLO.�
McHenry, Olntois 23
Ringwood Road with Parkland Middle School Access Drives
The results of the capacity analysis indicate that outbound movements from the southerly Parkland
Middle School access drive currently operate at level of service (LOS) F during the weekday
morning peak hour and at LOS C during the weekday evening peak hour. The LOS F experienced
during the weekday morning peak hour is expected due to the surge of traffic during the morning
drop-offperiod prior to the start of the school day. Outbound movements from the Parkland Middle
School northerly access drive currently operate at LOS C during the weekday morning and evening
peak hours.
Under Year 2024 conditions, outbound movements fiom the Parkland Middle School access drives
are projected to continue operating at existing levels of service and the southbound left -turn
movements onto the southerly access drive are projected to continue operating at LOS A during
both peak hours with increases in delay of less than one second and 95' percentile queues of one
to two vehicles. As such, the proposed development traffic is projected to have a limited impact
on the operations of the Parkland Middle School access system and no roadway or traffic control
improvements will be required.
Ringwood Road ivitl: Sherman Drive
The results of the capacity analysis indicate that the westbound (Sherman Drive) approach
currently operates at LOS B during the weekday morning and weekday evening peak hours. Under
Year 2024 conditions, the westbound approach is projected to continue operating at LOS C during
the weekday morning and evening peak hours with increases in delay of approximately one second.
Furthermore, the southbound left -turn movements onto Sherman Drive are projected to continue
operating at LOS A during both peak hours with increases in delay of less than one second and
95's percentile queues of one to two vehicles. As such, the proposed development generated traffic
wi11 have a limited impact on the operations of this intersection and no roadway or traffic control
improvements will be required.
Ringwood Road ivitlr Chesapeake Drive
The results of the capacity analysis indicate that the eastbound (Chesapeake Drive) approach
currently operates at LOS B during the weekday moining and evening peak hours. Under Year
2024 conditions, the eastbound approach is projected to continue operating at level of service B
during both peak hours with increases in delay of less than one second. Furthermore, northbound
left -turn movements are projected to continue operating at LSO A during both peak hours with
increases in delay of less than one second and 95' percentile queues of one to two vehicles. As
such, the proposed development traffic is projected to have a limited impact on the operations of
this intersection and no roadway or traffic control improvements will be required.
Speedway Gas Station KL��.�G�11�
McHenry, Illinois 24
Ringwood Road with Brittany Drive
The results of capacity analysis indicate that the westbound (Brittany Drive) approach currently
operates at LOS B during the weekday morning peak hour and at LOS C during the weekday
evening peak hour. Under Year 2024 conditions, the westbound approach is projected to continue
operating at existing levels of service during both peak hours with increases in delay of
approximately one second. Furthermore, southbound left -turn movements are projected to
continue operating at LOS A with increases in delay of less than one second and 95' percentile
queues of one to two vehicles. As such, the proposed development generated traffic will have a
limited impact on the operations of this intersection and no roadway or traffic control
improvements will be required.
Ringwood Road with Sltore Drive
The results of the capacity analysis indicate that the westbound (Shore Drive) approach currently
operates at LOS B during the weekday morning and weekday evening peak horns. Under Year
2024 conditions, the westbound approach is projected to continue operating at existing levels of
service with increases in delay of less than one second. Furthermore, the southbound left -turn
movements are projected to continue operating at LOS A during the peak hours with increases in
delay of less than one second and 95' percentile queues of one to two vehicles. As such, the
proposed development generated traffic will have a limited impact on the operations of this
intersection and no roadway or traffic control improvements will be required.
IL Raute 120 with the Proposed Fill Movement Access Drive
The results of the capacity analysis indicate that outbound movements fiom the proposed full
movement access drive onto IL Route 120 are projected to operate at LOS C during the weekday
morning and weekday evening peak hours with 95 h percentile queues of one to two vehicles.
Furthermore, as shown in the following section, adequate gaps exist in the IL Route 120 traffic
stream to accommodate the turning movements to/from IL Route 120. Eastbound left -turns onto
the access drive are projected to operate at LOS B or better during the peak hours with 95`s
percentile queues of one to two vehicles.
In order to better accommodate eastbound left -turns onto the proposed access drive, the existing
striped median along IL Route 120 should be restriped to provide an exclusive left -turn lane. Per
turn lane design guidelines published in the IDOT Bureau of Design and Environment (BDE)
Manual, this turn lane should provide 215 feet of storage and 220 feet of taper. Additionally, when
the projected traffic volumes are compared to the turn lane warrant guidelines published in Chapter
36 of the IDOT BDE Manual, an exclusive right -turn lane serving the proposed access drive will
not be warranted during either peak hour. As such, the proposed full movement access drive will
be adequate in accommodating the traffic projected to be generated by the proposed development
and will provide efficient and flexible access.
Speedway Gas Station KLO�
McHenry, I/linois 25
Ringwood Road ivith the Proposed Outbound Only Truck Access Drive
The results of the capacity analysis indicate that outbound movements from the hock only access
drive are projected to operate at LOS B during the weekday morning and weekday evening peak
hours. As previously indicated, this access drive will be wide enough to accommodate hock
turning maneuvers from the access drive onto Ringwood Road and will be channelized to direct
outbound truck movements toward IL Route 120 (right turns only). As such, this access drive will
be adequate in accommodating the hock traffic projected to be generated by the proposed
development and will provide efficient and flexible access.
Ringwood Road with the Proposed Right-br/Right-Out Access Drive
The results of the capacity analysis indicate that outbound movements from the proposed right -
Wright -out access drive are projected to operate at LOS B during the weekday morning and
weekday evening peak hours with 951 percentile queues of one to two vehicles. Additionally,
when the projected traffic volumes are compared to the turn lane warrant guidelines published in
Chapter 36 of the IDOT BDE Manual, an exclusive right -turn lane serving the proposed access
drive will not be warranted during either peak hour. As such, the proposed right-in/right-out access
drive will be adequate in accommodating the traffic projected to be generated by the proposed
development and will provide efficient and flexible access.
Gap Study Evaluation
Table 8 shows the number of available gaps compared to the mm�ber of required gaps that are
needed to accommodate the projected traffic turning between IL Route 120 and the proposed full
movement access drive. As shown in Table 11, there are more than sufficient gaps in traffic to
accommodate the eastbound left turns 114om IL Route 120 onto the proposed access driveway,
Southbound right turns onto IL Route 120, and the southbound left turns onto IL Route 120 during
both the weekday morning and weekday evening peak hours of adjacent roadway traffic. This
indicated that the intersection of IL Route 120 with the proposed full movement access drive will
operate adequately.
Table 8
OF IL ROUTE
Eastbound Left Tums 956 32
Southbound Riglrt Tums 524 20
Southbound Left Turns 253 21
Speedway Gas Station
McHenry, Illinois 26
PROPOSED
834
37
451
34
238
25
Based on the preceding analyses and recommendations, the following conclusions have been
made:
• The traffic projected to be generated by the proposed Speedway gas station will be reduced
due to pass -by or diverted trips fiom the existing traffic on IL Route 120.
• The proposed development -generated traffic and proposed access system will have a
limited impact on the operations of the roadway system, including the existing access
system serving Parkland Middle School.
• During the afternoon dismissal surge of Parkland Middle School, traffic haversing the
intersection of IL Route 120 with Ringwood Road/Curran Road is approximately 30
percent less than the weekday evening peak hour. Additionally, all major dismissal activity
occurs over an approximately 30-minute period.
• The proposed access system will be adequate in accommodating the haffic projected to be
generated by the proposed development and will limit the number of conflicts between
passenger vehicle and truck generated hips while providing efficient and flexible access.
• When the projected hafflc volumes are compared to the turn lane -warrant guidelines
published in Chapter 36 of the IDOT BDE Manual, an eastbound left -turn lane on IL Route
120 serving the proposed full movement access drive will be warranted during both peak
hours. This left -turn lane can be accommodated via restriping the existing median along M
Route 120.
• Adequate gaps exist in the II, Route 120 traffic stream to accommodate the projected left
and/or right turning movements to/fiom the proposed full movement access drive.
Spee�Ju ny Gas Stniion ��0�
McHenry, Illinois 27
Appendix
Traffic Count Summary Sheets
Site Plan
Level of Service Criteria
Capacity Analysis Summary Sheets
Count Summary Sheets
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Site Plan
WIN AUN
rollroil "m 1-M1-M Nei is ds SUM
9
Level of Service Criteria
SERVICE CRITERIA
A Favorable progression. Most vehicles arrive during the <10
green indication and travel through the intersection without
stopping.
B Good progression, with more vehicles stopping than for >10 - 20
Level of Service A.
C Individual cycle failures (i.e., one or more queued vehicles >20 - 35
are not able to depart as a result of insufficient capacity
during the cycle) may begin to appear. Number of vehicles
stopping is significant, although many vehicles still pass
through the intersection without stopping.
D The volume -to -capacity ratio is high and either progression >35 - 55
is ineffective or the cycle length is too long. Many vehicles
stop and individual cycle failures are noticeable.
E Progression is unfavorable. The volume -to -capacity ratio >55 - 80
is high and the cycle length is long. Individual cycle
failures are frequent.
F The volume -to -capacity ratio is very high, progression is >80.0
very poor, and the cycle length is long. Most cycles fail to
clear the aueue.
C >15-25
D >25-35
E >35-50
F > 50
Summary Sheets
Lanes, Volumes, Timings
1: Curran Road/Ringwood Road & IL 120 03/08/2018
Lane UFOUD EBL EDT EBR WSL WBT WBR NBL NBT NBR Bull. SDT SIBEI
VC 1
LaneConfigurations
-I
Tj+
1%+
Traffic Volume (vph)
54
593
18
31
368
217
38
164
87
266
205
41
Future Volume (vph)
54
593
18
31
368
217
38
164
87
266
205
41
Ideal Flow (vphpl)
1900
1900
1900
1900
1900
1900
1900
1900
1900
1900
1900
1900
Lane Width (it)
10
12
12
10
12
12
11
13
13
11
14
14
Grade(%)
0%
0%
0%
0%
Storage Length (ft)
145
0
155
0
110
0
190
0
Storage Lanes
1
0
1
0
1
0
1
0
Taper Length (ft)
135
110
95
130
Lane Util, Factor
1.00
0.95
0.95
1.00
0.95
0.95
1.00
1.00
1.00
1.00
1.00
1.00
Ped Bike Factor
Frt
0.996
0.944
0.948
0.975
Fit Protected
0.950
0.950
0.950
0.950
Said. Flow (prot)
1491
3392
0
1636
3234
0
1616
1802
0
1694
1912
0
Fit Permitted
0.242
0.270
0.583
0.253
Said. Flow (perm)
380
3392
0
465
3234
0
991
1802
0
451
1912
0
Right Turn on Red
Yes
Yes
Yes
Yes
Said. Flow (RTOR)
3
141
23
9
Link Speed (mph)
45
45
35
35
Link Distance (ft)
1344
1298
661
559
Travel Time (s)
20A
19.7
12.9
10.9
Confl. Peds. (#/hr)
Conti. Bikes (#/hr)
Peak Hour Factor
0.85
0.85
0.85
0.85
0.85
0.85
0.85
0.85
0.85
0.85
0.85
0.85
Growth Factor
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
Heavy Vehicles(%)
13%
5%
39%
3%
5%
6%
8%
4%
2%
3%
1%
150/0
Bus Blockages (#Ihr)
0
0
0
0
0
0
0
0
0
0
0
0
Parking (#fhr)
Mid -Block Traffic (%)
0%
0%
0%
0%
Shared Lane Traffic (%)
Lane Group Flow (vph)
64
719
0
36
688
0
45
295
0
313
289
0
Turn Type
pm+pt
NA
pm+pt
NA
pm+pt
NA
pm+pt
NA
Protected Phases
5
2
1
6
3
8
7
4
Permitted Phases
2
6
8
4
Detector Phase
5
2
1
6
3
8
7
4
Switch Phase
Minimum Initial (s)
3.0
15.0
3.0
15.0
3.0
8.0
3.0
8.0
Minimum Split (s)
7.0
21.0
7.0
21.0
7.0
14.0
U
14.0
Total Split (s)
13.0
45.0
13.0
45.0
12.0
25.0
17.0
30.0
Total Split (%)
13.0%
45.0%
13.0%
45.0%
12.0%
25.0%
17.0%
30.0%
Yellow Time (s)
3.5
4.5
3.5
4.5
3.5
4.5
3.5
4.5
All -Red Time (s)
0.5
1.5
0.5
1.5
0.5
1.5
0.5
1.5
Lost Time Adjust (s)
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Lost Time (s)
4.0
6.0
4.0
6.0
4.0
6.0
4.0
6.0
Lead/Lag
Lead
Lag
Lead
Lag
Lead
Lag
Lead
Lag
Lead -Lag Optimize?
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Recall Mode
None
C-Min
None
C-Min
None
None
None
None
Act E#ct Green (s)
45.1
37.9
42.9
34.9
28.1
18.5
45.1
35.6
Actuated g/C Ratio
0.45
0.38
0.43
0.35
0.28
0.18
0.45
0.36
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Existing
Lanes, Volumes, Timings
1: Curran Road/Ringwood Road & IL 120 03/0812018
t r ti 1 •�
we rtatw 0,25 0.56 0.13 0.56 0.14 0.84 0.68 0.42
Control Delay 16A 27.0 14.6 23.0 19.0 57.6 29.6 28.7
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 16A 27.0 14.6 23.0 19.0 57.6 29.6 28.7
LOS B C B C B E C C
Approach Delay 26A 22.6 52.5
Approach LOS C C 29C
D
Queue Length 50th (0) 22 204 12 155 15 168 127 140
Queue Length 95th (ft) 38 225 25 177 38 #274 #237 231
Internal Link Dist (ft) 1264 1218 581 479
Turn Bay Length (0) 145 155 110 190
Base Capacity (vph) 271 1369 310 1388 338 363 458 686
Starvation Cap Reductn 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0,24 0,53 0,12 0,50 0,13 0.81 0,68 0,42
Area Type: Other
Cycle Length:100
Actuated Cycle Length: 100
Offset: 42 (42%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green
Natural Cycle: 60
Control Type: Actuated -Coordinated
Maximum We Ratio: 0,84
Intersection Signal Delay: 29.5 Intersection LOS: C
Intersection Capacity Utilization 65.8% ICU Level of Service C
Analysis Period (min)15
# 95th percentile volume exceeds capacity, queue maybe longer.
Queue shown is maximum after two cycles.
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Existing
Lanes, Volumes, Timings
1: Curran Road/Ringwood Road & IL 120 03/0812018
4% f �►
EBL EBT EBR WBL W6T WBR NBL NBT NBR SBL SBT Wl
Lane Configurations TT+ I T'A 11 It I
Traffic Volume (vph) 55 511 55 113 622 235 60 250 83 179 187 28
Future Volume (vph) 55 511 55 113 622 235 60 250 83 179 187 28
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Lane Width (it) 10 12 12 10 12 12 11 13 13 11 14 14
Grade (%) 0% 0% 0% 0%
Storage Length (ft) 145 0 155 0 110 0 190 0
Storage Lanes 1 0 A 0 1 0 1 0
Taper Length (ti) 135 110 95 130
Lane UK Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Fri 0.985 0.959 0.963 0.981
Fit Protected 0.950 0.950 0.950 0.950
Said. Flow (prof) 1574 3409 0 1604 3323 0 1312 1877 0 1711 1927 0
Fit Permitted 0.228 0.336 0.622 0.231
Said. Flow (perm) 378 3409 0 567 3323 0 859 1877 0 416 1927 0
Right Turn on Red Yes Yes Yes Yes
Said. Flow (RTOR) 12 57 15 7
Link Speed (mph) 45 45 35 35
Link Distance (it) 1344 1298 661 559
Travel Time (s) 20A 19.7 12.9 10.9
Conti. Peds. (#Ihr)
Conti. Bikes (#/hr)
Peak Hour Factor 0.99 0.99 0.99 0.99 0.99 0.99 0,99 0.99 0.99 0.99 0.99 0.99
Growth Factor 100% 100% 100% 100% 100% 100°% 100% 100% 100% 100% 100% 100%
Heavy Vehicles(+%) 7% 4°% 7% 5% 5% 2% 33% 1% 0% 2% 1% 18%
Bus Blockages (#Ihr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#Ihr)
Mid -Block Traffic (%) 0% 0% 0°% 0%
Shared Lane Traffic (%)
Lane Group Flow (vph) 56 572 0 114 865 0 61 337 0 181 217 0
Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 4
Detector Phase 5 2 1 6 3 8 7 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 8.0
Minimum Split (s) 7.0 21.0 7.0 21.0 7.0 14.0 7.0 14.0
Total Split (s) 13.0 45.0 15.0 47.0 13.0 35.0 15.0 37.0
Total Split (%) 11.8°% 40.9°% 13.6°% 421 % 11.8°% 31.8°% 13.6% 33.6°%
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 3.5 4.5
All -Red Time (s) 0.5 1.5 0.5 1.5 0.5 1.5 0.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (a) 4.0 6.0 4.0 6.0 4.0 6.0 4.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag
Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Recall Mode None C-Min None C-Min None None None None
Act EHct Green (s) 53.0 43.2 57.2 47.0 35.3 24.9 42A 30.9
Actuated g/C Ratio 0.48 0.39 0.52 0.43 0.32 0.23 0.39 0.28
18-044 - It. 120 Speedway -McHenry Synchro 9 Report
PM Existing
Lanes, Volumes, Timings
1: Curran Road/Ringwood Road & IL 120 03/08/2018
Vne Group EBL EBT EBR WBL WBT WBR N8L NBT NBR SBL SBT H� [
vlc Ratio 0,21 0.42 0,30 0.60 0,20 0,77 0,59 0,40
Control Delay 15.9 26.1 16.0 26.2 21.9 50.2 30.7 33.6
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 15.9 26.1 16.0 26.2 21.9 50.2 30.7 33.6
LOS B C B C C D
Approach Delay 25.2 25.0 C C
Approach LOS C C 45D 32C
C
Queue Lenglh.50th (1) 20 160 42 249 25 213 . � 80 118
Queue Length 95th (ft) 41 211 73 322 54 305 133 190
Internal Link Dist (ft) 1264 1218 581 479
Turn Bay Length (ft) 145 155 110 190
Base Capacity(vph) 284 1350 401 1453 318 505 305 557
Starvation Cap Reductn 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0,20 0,42 0,28 0,60 0,19 0,67 0,59 0.39
Cycle Length: 110
Actuated Cycle Length: 110
Offset: 0 (0%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green
Natural Cycle: 60
Control Type: Actuated -Coordinated
Maximum v/c Ratio: 0.77
Intersection Signal Delay: 29.7 Intersection LOS: C
Intersection Capacity Utilization 72.8% ICU Level of Service C
Analysis Period (min)15
18-044 - IL 120 Speedway- McHenry Synchro 9 Report
PM Existing
HCM 2010 TWSC
2: Ringwood Road & South School Access 03/0912018
Int Delay, slveh 11.9
e...,e,..nM 1dIR1 INRR NRT NRR SRL SRT
Lane Configurations
VC
X
'L+
tT
Traffic Vol, vehlh
126
38
187
248
45
386
Future Vol, vehm
126
38
187
248
45
386
Conflicting Peds, #Ihr
0
0
0
0
0
0
Sign Control
Stop
Slop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length
0
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
69
69
69
69
69
69
Heavy Vehicles,%
0
0
6
6
9
1
Mvmt Flow
183
55
271
359
65
559
ie,..r�,n�,..
AAtnnA
Malnr7
Maio(1
ConFliclingFlow All
1141
451
U
U esu
u
Stage 1
451
Stage 2
690
Critical Hdwy
6A
6.2
4,19
Critical Hdvry Sig 1
5A
Critical Hdwy Sig 2
5.4
Fallow -up Hdvry
3.5
3.3
2,281
Pot Cap-1 Maneuver
224
613
919
Stage 1
646
Stage 2
602
Platoon blocked, %
Mov Cap-1 Maneuver
201
613
919
Mov Cap-2 Maneuver
201
Stage 1
646
Stage 2
450
Ppproach
WB
NB
SIB
HCM Control Delay, s
72
0
1
HCM LOS
F
fdinnrLane/MaiorMvmt
NBT
NBRWBLn1WBLn2
SBL SBT
Capacity (vehlh)
201
613
919
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Existing
HCM 2010 TWSC
3: Ringwood Road & North School Access 03/09/2018
nlersecuon
Int Delay, s/veh 1.5
Lane Configurations
►�
T
T
Traffic Vol, veh/h
42
13
225
0
0
389
Future Vol, veh/h
42
13
225
0
0
389
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
Nonb
Storage Length
0
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
69
69
69
69
69
69
Heavy Vehicles, %
29
38
6
0
0
1
Mvml Flow
61
19
326
0
0
564
{nBjOFiMInoF
Minorf
Mafert
Conflicting Flow All
890
326
0
Stage 1
326
Stage 2
564
Critical Hdwy
6,69
6,58
Critical Hdwy Stg 1
5,69
Critical Hdwy Sig 2
5,69
Follow-up Hdwy
3,761
3,642
Pot Cap-1 Maneuver
281
639
0
0
Stage 1
675
0
0
Stage 2
519
0
0
Platoon blocked, %
Mov Cap-1 Maneuver
281
639
Mov Cap-2 Maneuver
281
Stage 1
675
Stage 2
519
Approach WB NB SB �
HCM Control Delay, s 18.8 0 0
HCM LOS C
:/MajorMvml NBTWBLn1WBLn2 SBT
Capadty (vehm)
HCM Lane V/C Ratio
HCM Control Delay (s)
HCM Lane LOS
HCM 95th %file Q(veh)
- 281
639
- 0.217
0.029
21.3
10.8
C
B
0.8
0.1
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Existing
HCM 2010 TWSC
4: Ringwood Road & Sherman Drive 03/09/2018
nt Delay, slveh 0.4
Movement WBL WBR NBT NBR SBL SBT
Lane Conliguralions
�
R
n
A
Traffic Vol, vehm
14
2
236
2
1
375
Future Vol, vehm
14
2
236
2
1
375
Conflicting Peds, 41hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length
0
65
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
83
83
83
83
83
83
Heavy Vehicles, %
7
0
8
0
0
2
Mvmt Flow
17
2
284
2
1
452
Con0ic8ngFlowNl
738
284 0
0 284 0
Stage 1
284
-
- -
Stage 2
454
- -
- - -
Critical Hdwy
6,47
6.2
4.1
Critical Hdwy Stg 1
5,47
Critical Hdwy Stg 2
5.47
Follow-up Hdwy
3.563
3.3
2.2
Pot Cap-1 Maneuver
378
760
1290
Stage 1
753
Stage 2
629
Platoon blocked, %
Mov Cap-1 Maneuver
378
760
1290
Mov Cap-2 Maneuver
378
Stage 1
753
Stage 2
628
HCM Control Delay, s 14.4 0 0
HCM LOS B
inor LanelMaior Mvmt NBT NBRWBLnt SBL
Capacity (vehm) - - 403 1290
HCM Lane VIC Ratio - - 0.048 0.001
HCM Control Delay (s) 14A 7.8
HCM Lane LOS B A
HCM 951h %tile Q(veh) 0.1 0
18-044 - IL 120 Speedv+ay -McHenry Synchro 9 Report
AM Existing
HCM 2010 TWSC
5: Ringwood Road & Chesapeake Drive 03/09/2018
nters on ELM
r
Lane Configurations
►1+'
�
�
Traffic Vol, veh/h
0
4
1
237
372
0
Future Vol, veh/h
0
4
1
237
372
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
H)' Channelized
None
None
None
Storage Length
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
83
83
83
83
83
83
Heavy Vehicles, %
0
0
0
8
2
0
Mwnt Flow
0
5
1
286
448
0
Conflicting Flow All
736
448
448 0 0
Stage 1
448
Stage 2
288
Critical Hdwy
6A
6.2
4.1
Critical Hdwy Stg 1
5.4
Critical Hdwy Sig 2
5A
Follow-up Hdwy
3.5
3.3
2.2
Pot Cap-1 Maneuver
389
615
1123
Stage 1
648
Stage 2
766
Platoon blocked, %
Mov Cap-1 Maneuver
389
615
1123
Mov Cap-2 Maneuver
389
Stage 1
648
Stage 2
765
HCM Control
HCM LOS
Inor LaaslMalor Mvmt NBL NBT EBLn1 SBT SBR
Capaaty (vehlh) 1123 - 615 - -
HCM Lane V/C Ratio 0,001 - 0,008
HCM Control Delay (s) 8.2 0 10.9
HCM Lane LOS A A B
HCM 951h %tile Q(veh) 0 0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Existing
HCM 2010 TWSC
6: Ringwood Road & Brittany Drive 03/09/2018
Mersection
nt Delay, slveh 0.3
Lane Confguralions �
R
�'
FT
Traffic Vol, veh/h 9
3
236
1
1
363
Future Vol, vehlh 9
3
236
1
1
363
Conflicting Peds, Or 0
0
0
0
0
0
Sign Control Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length 0
60
Veh in Median Storage, # 0
0
0
Grade, % 0
0
0
Peak Hour Factor 82
82
82
82
82
82
Heavy Vehicles, % 1
0
8
0
0
2
Mvmt Flow 11
4
288
1
1
443
ajorlMinor Minort Majorl Major2
Conflicting Flow
All
733
288
U U zua u
Stage 1
288
Stage 2
445
Critical Hdwy
6,41
6.2
4A
Critical Hdwy Stg 1
5,41
Critical Hdwy Sig 2
5,41
Follow-up Hdwy
3,509
3.3
2.2
Pot Cap-1 Maneuver
389
756
1286
Stage 1
763
Stage 2
648
Platoon blocked, %
Mov Cap-1 Maneuver
389
756
1286
Mov Cap-2 Maneuver
389
Stage 1
763
Stage 2
647
HCM
Control
Delay, s
13.4 0 0
HCM
LOS
B
Capacity (vehm) - - 443 1286 -
HCM Lane V/C Ratio - - 0.033 0.001 -
HCM Control Delay (s) 13.4 7.8 0
HCM Lane LOS B A A
HCM 951h %Ole Q(veh) 0.1 0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Existing
HCM 2010 TWSC
7: Ringwood Road & Shore Drive 03/09/2018
ntersecUon
Inl Delay, s/veh 0.8
Lane Configurations
�
�•
jv
��.
Traffic Vol, vehm
16
22
213
26
8
348
Future Vol,veh/h
16
22
213
26
8
348
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length
0
50
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
85
85
85
85
85
85
Heavy Vehicles,%
0
9
6
19
0
2
Mvmt Flow
19
26
251
31
9
409
a(or/Minor Minorl Maforl Ma[or2
a
onnicungriowwi
bra
ZbI
u
u zbi U
Stage 1
251
-
-
- - -
Stage 2
428
Critical Hdwy
6.4
6,29
4.1
Critical Hdwy Sig 1
5A
Critical Hdwy Sig 2
5.4
_
Follow-up Hdwy
3.5
3,381
2.2
PotCap•1 Maneuver
420
771
1326
Stage 1
795
Stage 2
662
Platoon blocked, %
Mov Cap-1 Maneuver
416
771
1326
Mov Cap-2 Maneuver
416
Stage 1
795
Stage 2
656
roach
wa
NB
SB
HCM Control Delay, s
11.9
0
0.2
HCM LOS
B
HCM Lane VIC Ratio
HCM ConUol Deiay (s)
HCM Lane LOS
HCM 95th %tile Q(veh)
18-044 - IL 120 Speedv+ay -McHenry
AM Existing
- 567
1326 -
- 0.079
0.007 -
11.9
7.7 0
B
A A
0.3
0
Synchro 9 Report
HCM 2010 TWSC
2: Ringwood Road & South School Access 03/0912018
1.3
WBL
Lane Conflguralions
►j
F
t,
Traffic Vol, vehm
45
11
471
69
10
349
Future Vol, vehm
45
11
471
69
10
349
Conflicting Peds, #Jhr
0
0
0
0
0
0
Sign Control
Slop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length
0
0
Veh in Median Storage, # 0
0
-
-
0
Grade, %
0
0
0
Peak Hour Factor
93
93
93
93
93
93
Heavy Vehicles,%
27
67
2
4
20
3
Mvml Flow
48
12
506
74
11
375
atorFMinor
Minorl
M8jor1
Malor2
Conflicting Flow All
941
544
0
0 581 0
Stage 1
544
Stage 2
397
Critical Hdwy
6,67
6,87
4.3
Critical Hdwy Stg 1
6,67
Critical Hdwy Sig 2
5,67
Follow-up Hdwy
3,743
3,903
2,38
Pot Cap-1 Maneuver
264
432
910
Stage 1
535
Stage 2
628
Platoon blocked, %
Mov Cap-1 Maneuver
260
432
910
Mov Cap-2 Maneuver
260
Stage 1
535
-
Slage 2
619
Approach
WB
N8
SB
HCM Control Delay, s
HCM LOS
20.4 0 0.3
C
MinorLanelMaiorMvmt NBT NBRWBLn1WBLn2 SBL SBT
Capadty (vehm)
- - 260
432
910
HCM Lane V/C Ra0o
- - 0.186
0.027
0.012 -
HCM Control Delay (s)
22
13.6
9 0
HCM Lane LOS
C
B
A A
HCM 95th %tile O(veh)
0.7
0.1
0
18-044 - IL 120
Speedway -McHenry
Synchro 9 Report
PM Existing
HCM 2010 TWSC
3: Ringwood Road & North School Access 03/09/2018
Delay, s/veh
Lane Configurafions I V T T
Traffic Vol, veh/h 13 3 482 0 0 346
Future Vol, veh/h 13 3 482 0 0 346
Conflicting Peds, #/hr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized None None None
Storage Length 0 0
Veh in Median Storage, # 0 0 0
Grade, % 0 0 - 0
Peak Hour Factor 93 93 93 93 93 93
Heavy Vehicles, % 0 0 4 0 0 3
Mvmt Flow 14 3 518 0 0 372
ajor/Minor Mfnorl Malorl M—�®
Conflicting Flow All 890 518 0
Stage 1 518
Stage 2 372
Critical Hdwy 6.4 6.2
Critical Hdwy Stg 1 5.4
Critical Hdwy Slg 2 5.4
Follow-up Hdwy 3.5 3.3
Pot Cap-1 Maneuver 316 562 0 0
Stage 1 602 - 0 0
Stage 2 702 0 0
Platoon blocked, %
Mov Cap-1 Maneuver 316 562
Mov Cap-2 Maneuver 316
Stage 1 602
Stage 2 702
Approach WB NB
HCM Control Delay, s 15.9 0
HCM LOS C
Minor Lane/MajorMvml NBTWBLn1WBLn2 SBT �
Capacity (vehm) - 316 562 -
HCM Lane V/C Ratio 0.044 0.006
HCM Control Delay (s) 16.9 11.4
HCM Lane LOS C B
HCM 95th %tile Q(veh) 0.1 0
18-044 - IL 120 Speedvray -McHenry Synchro 9 Report
PM Existing
HCM 2010 TWSC
4: Ringwood Road & Sherman Drive 03/09/2018
nt Delay, slveh 0
Lane Configurations
T
FT
Traffic Vol, vehm 4
3
471
14
5
342
Future Vol, vehm 4
3
471
14
5
342
Conflicting Peds, #mr 0
0
0
0
0
0
Sign Control Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length 0
65
Veh in Median Storage, # 0
0
0
Grade, % 0
0
0
Peak Hour Factor 98
98
98
98
98
98
Heavy Vehicles, % 0
33
2
0
0
3
MvmtFlow 4
3
481
14
5
349
Conflicting Flow All
840
481
0 0 481 0
Stage 1
481
Stage 2
359
Critical Hdwy
6A
6,53
4.1
Critical Hdwy Sig 1
5A
Critical Hdwy Sig 2
5.4
Follow-up Hdwy
3.5
3,597
2.2
Pot Cap-1 Maneuver
338
527
1092
Stage 1
626
Stage 2
711
Platoon blocked, %
Mov Cap-1 Maneuver
336
527
1092
Mov Cap-2 Maneuver
336
Stage 1
626
Stage 2
707
HCM
ConUol
Delay, s
14.2 0 0.1
HCM
LOS
B
Minor LanelMaior Mvmi NBT IJBRNBLnt SBL SBT
Capacity (vehlh) - - 398 1092 -
HCM Lane VIC Ratio - - 0.018 0.005 -
HCM Control Delay (s) 14.2 8.3 0
HCM Lane LOS B A A
HCM 951h %tile Q(veh) 0.1 0 -
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Existing
HCM 2010 TWSC
5: Ringwood Road & Chesapeake Drive 03/09/2018
ntersection -- -- -
Int Delay, s/veh 0
Lane Configurations
►1r
+1
Traffic Vol, veh/h
0 2
2 472
345
Future Vol, veh/h
0 2
2 472
345
Conflicting Peds, #mr
0 0
0 0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
-
None
None
N de
Storage Length
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles, %
0
0
0
2
3
0
Mvmt Flow
0
2
2
497
363
1
Minor2
Majorl Malo'
ajogMinor
CongiclingFlow All
865
364
364 0 0
Stage 1
364
Stage 2
501
Critical Hdwy
6.4
6.2
4.1
Critical Hdwy Sig 1
5A
Critical Hdwy Stg 2
5.4
Follow-up Hdwy
3.5
3.3
2.2
Pot Cap-1 Maneuver
327
685
1206
Stage 1
707
Stage 2
613
Platoon blocked, %
Mov Cap-1 Maneuver
326
685
1206
Mov Cap-2 Maneuver
326
Stage 1
707
Stage 2
612
HCM
Control
Delay, s
10.3
HCM
LOS
g
Capacity (vehm)
HCM Lane V/C Ratio
HCM Control Delay (s)
HCM Lane LOS
HCM 95th %Ule C(veh)
1206
- 685
0.002
- 0.003
8
0 10.3
A
A B
0
0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Existing
HCM 2010 TWSC
6: Ringwood Road & Brittany Drive 0310912018
Int Delay, slveh 0.1
� r Wat WRR NRT N8R SBL SBT
Lane Configurations
Traffic Vol, vehm
4
1
466
6
4
342
Future Vol, vehm
4
1
466
6
4
342
Conflicting Peds, #mr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
'j -
None
Storage Length
0
60
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles, %
0
0
2
17
0
3
Mvmt Flow
4
1
491
6
4
360
Con0ictingFlowAll
859
491
0 0 491
Stage 1
491
Stage 2
368
Critical Hdwy
6A
6.2
4.1
Critical Hdwy Sig 1
5.4
-
Crilical Hdwy Sig 2
5.4
Follow-up Hdwy
3.5
3.3
2.2
Pot Cap-1 Maneuver
329
582
1083
Stage 1
619
Stage 2
704
Platoon blocked, %
Mov Cap-1 Maneuver
327
582
1083
Mov Cap-2 Maneuver
327
Stage 1
619
-
Stage 2
700
HCM Control Delay, s 15.2 0 0.1
HCM LOS C
�Ainor LanelMajor Mvmt NBT
Capacity (vehm) -
HCM Lane V1C Ratio
HCM Control Delay (s)
HCM Lane LOS
HCM 95th %61e Q(veh)
SBT
- 358 1083 -
- 0.015 0.004 -
15.2 8.3 0
C A A
0 0
18-044 - IL 120 Speedvray -McHenry Synchro 9 Report
PM Existing
HCM 2010 TWSC
7: Ringwood Road & Shore Drive 03/0912016
fnters29
Int Delay, s/veh 0.8
Lane Configurations
►�
T
w
*41
Traffic Vol, vehm
6
20
461
6
39
340
Future Vol, vehm
6
20
461
6
39
340
Conflicting Peds, #mr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT �;ianntlized
None
None
None
Storage Length
0
50
Veh in Median Storage,
# 0
0
0
Grade, %
0
0
0
Peak Hour Factor
96
96
96
96
96
96
Heavy Vehicles, %
0
15
2
17
3
3
Mvmt Flow
6
21
480
6
41
354
ConOiclingFlowNl
915
480 0
0 480 0
Stage 1
480
Stage 2
435
Critical Hdwy
6.4
6,35
4,13
Critical Hdwy Stg 1
5.4
Critical Hdwy Sig 2
5.4
Follow-up Hdwy
3.5
3.435
2.227
Pot Cap-1 Maneuver
305
560
1077
Stage 1
627
Stage 2
657
Platoon blocked, %
Mov Cap-1 Maneuver
291
560
1077
Mov Cap-2 Maneuver
291
-
Stage 1
627
Stage 2
626
Approach
WB
NB
SB
HCM Control Delay, s
13.3
0
0.9
HCM LOS B
Capacity (vehm) - - 462 1077 -
HCM Lane V/C Raflo - - 0.059 0.038 -
HCM Control Delay (s) 13.3 8.5 0
HCM Lane LOS B A q
HCM 95th %tile 0(veh) 0.2 0.1 -
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Existing
Lanes, Volumes, Timings
1 • Curran Road/Ringwood Road & IL 120 03/08/2018
Long. Runup EBL E E R 'wBf w9T WBR- NB! NSt NOR S9L T
Lane Configurations VC T�+ '( TF Ti A 'i N
Traffic Volume (vph) 62 627 20 33 403 230 45 174 92 296 221 47
Future Volume (vph) 62 627 20 33 403 230 45 174 92 296 221 47
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Lane width (ft) 10 12 12 10 12 12 11 13 13 11 14 14
Grade (%) 0% 0% 0% 0%
Storage Length (ft) 145 0 155 0 110 0 190 0
Storage Lanes 1 0 1 0 1 , 0 1 0
Taper Length (ft) 135 110 95 130
Lane Util, Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1A0 1.00 1.00 1.00 1.00
Ped Bike Factor
Fft 0.995 0.945 0.948 0.974
Fit Protected 0.950 0.950 0.950 0.950
Said. Flow (prot) 1491 3386 0 1636 3218 0 1616 1802 0 1678 1886 0
Fit Permitted 0.212 0.248 0.569 0.208
Bald. Flow (perm) 333 3386 0 427 3218 0 968 1802 0 367 1886 0
Right Turn on Red Yes Yes Yes Yes
Sold. Flow (RTOR) 4 132 23 10
Link Speed (mph) 45 45 35 35
Link Distance (ft) 503 1298 661 239
Travel Time (s) 7.6 19.7 12.9 4.7
Con0. Peds. (##ir)
Con0. Bikes (#mr)
Peak Hour Factor 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85
Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
Heavy Vehicles (%) 13% 5% 39% 3°% 6% 6% 8% 4% 2% 4% 1% 22%
Bus Blockages (#mr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#Por)
Mid -Block Traffic (%) 0% 0% 0% 0%
Shared Lane Traffic (°%)
Lane Group Flow (vph) 73 762 0 39 745 0 53 313 0 348 315 0
Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 4
Detector Phase 5 2 1 6 3 8 7 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 8.0
Minimum Split (s) TO 21.0 TO 21.0 7.0 14.0 TO 14.0
Total Split (s) 13.0 45.0 13.0 45.0 12.0 25.0 17A 30.0
Total Split (°%) 13.0% 45.0°% 13.0°% 45.0°% 12.0°% 25.0°% 17.0°% 30.0%
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 3.5 4.5
All -Red Time (s) 0.5 1.5 0.5 1.5 0.5 1.5 0.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (a) 4.0 6.0 4.0 6.0 4.0 6.0 4.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag
Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Recall Mode None C-Min None C-Min None None None None
Act EHct Green (s) 44.8 37.5 42.5 34.5 28.2 18.7 45A 33.9
Actuated g1C Ratio 0.45 0.38 0.42 0.34 0.28 0.19 0.45 0.34
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
Lanes, Volumes, Timings
1: Curran Road/Ringwood Road & IL 120 0310812018
vlc Ratio 0.30 0.60 0.14 0.62 0.17 0.88 0.80 0.49
Control Delay 16.8 27.5 14.1 24.6 20.0 63.0 38.2 31.3
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 H 0.0
Total Delay 16.8 27.5 14A 24.6 20.0 63.0 38.2 31.3
LOS B C B C B E D C
Approach Delay 26.5 24A 56.8 35.0
Approach LOS C C E C
Queue Length 50th (ft) 25 213 ,. 13 174 19 182 151 161
Queue Length 95th (ft) 41 235 25 196 44 #301 #336 253
Internal Link Dist (ft) 423 1218 581 159
Turn Bay Length (ft) 145 155 110 190
Base Capacity (vph) 253 1332 295 1335 332 361 437 646
Starvation Cap Reductn 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0,29 0,57 0,13 0,56 0.16 0,87 0,80 0.49
Intersection Summary Area Type: Other
Cycle Length:100
Actuated Cycle Length:100
Offset: 42 (42%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green
Natural Cycle: 65
Control Type: Actuated -Coordinated
Maximum v/c Ratio: 0,88
Intersection Signal Delay: 32A Intersection LOS: C
Intersection Capacity Utilization 69.8% ICU Level of Service C
Analysis Period (min)15
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
Lanes, Volumes, Timings
1: Curran Road/Ringwood Road & IL 120 03/08/2018
aae Grou EBL Eet E R tNBL R- IWBI NBT NBR' SB 3
LaneConiigurations ry 'pp 9 TA 'r r r �
Traffic Volume (vph) 64 542 59 120 675 249 71 265 88 206 204 35
FutureVolume (vph) 64 542 59 120 675 249 71 265 88 206 204 35
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Lane Width (ft) 10 12 12 10 12 12 11 13 13 11 14 14
Grade (%) 0% 0°% 0% 0%
Storage Length (ft) 145 0 155 0 110 0 190 0
Storage Lanes 1 0 1 0 1 0 1 0
Taper Length (ft) 135 110 95 130
Lane Ulil. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.985 0.960 0.963 0.978
Fit Protected 0.950 0.950 0.950 0.950
Satd. Flow (Prot) 1574 3409 0 1604 3326 0 1312 1877 0 1678 1894 0
Fit Permitted 0.191 0.311 0.587 0.210
Sald.Flow (perm) 317 3409 0 525 3326 0 811 1877 0 371 1894 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 12 55 15 8
Link Speed (mph) 45 45 35 35
Link Distance (ft) 486 1298 661 244
Travel Time (a) 7A 19.7 12.9 4.8
Confl. Peds. (#Ihr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99
Growth Factor 100% 100% 100% 100% 100°% 100% 100% 100% 100% 100% 100% 100%
Heavy Vehicles(%) 7% 4°% 7% 5°% 5°% 2°% 33% 1°% 0°% 4% 1% 26%
Bus Blockages (#mr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid -Block Traffic (°%) 0°% 0% 0°% 0°%
Shared Lane Traffic (°%)
Lane Group Flow (vph) 65 607 0 121 934 0 72 357 0 208 241 0
Turn Type pm+pt NA pm+Pt NA Pm+pt NA Pm+pt NA
Protected Phases 5 2 1 6 3 8 7 4
Permitted Phases 2 6 8 4
Detector Phase 5 2 1 6 3 8 7 4
Switch Phase
Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 8.0 3.0 8.0
Minimum Split (s) TO 21.0 7A 21.0 7.0 14.0 TO 14.0
Total Split (s) 13.0 45.0 15.0 47.0 13.0 35.0 15.0 37.0
Total Split (%) 11.8% 40.9°% 13.6°% 421% 11.8°% 311% 13.6°% 33.6%
Yellow Time (s) 3.5 4.5 3.5 4.5 3.5 4.5 3.5 4.5
All -Red Time (a) 0.5 1.5 0.5 1.5 0.5 1.5 0.5 1.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 6.0 4.0 6.0 4.0 6.0 4.0 6.0
Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag
Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Recall Mode None GMin None C-Min None None None None
Act EHct Green (s) 52.3 42A 56A 46.1 36.1 25.5 43.0 31.5
Actuated g/C Ratio 0.48 0.39 0.51 0.42 0.33 0.23 0.39 0.29
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Existing
Lanes, Volumes, Timings
1: Curran Road/Ringwood Road & IL 120 03108/2018
v/cRatio 0.27 0.46 0,33 0.65 0,24 0,80 0.71 0,44
Control Delay 16.9 27.0 16.7 28.1 22.5 51.7 37.8 34.3
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 16.9 27.0 16.7 28.1 22.5 51.7 37.8 34.3
LOS 8 C B C C D D C
Approach Delay 26.0 26.8 46.8 35.9
Approach LOS C C D D
Queue Length 501h (it) 23 170 44 276 311, 225 96 136
Queue Length 95th (ft) 46 226 77 357 62 326 #166 211
ntemal Link Dist (ft) 406 1218 581 164
Turn Bay Length (ft) 145 155 110 190
Base Capacity(vph) 256 1320 379 1426 311 505 292 554
Starvation Cap Reducln 0 0 0 0 0 0 0 0
Spillback Cap Reducln 0 0 0 0 0 0 0 0
Storage Cap Reducln 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0,25 0,46 0,32 0,65 0,23 0,71 0,71 0A4
nlersecUon Summary
Area Type: Other
Cycle Length: 110
Actuated Cycle Length: 110
Offset: 0 (0%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green r
Natural Cycle: 60
Control Type: Actuated -Coordinated
Maximum v/c Ratio: 0.80
Intersection Signal Delay: 31.4 Intersection LOS: C
Intersection Capacity Utilization 77.5% ICU Level of Service D
Analysis Period (min)15
# 95th percentile volume exceeds capacity, queue maybe longer.
Queue shown is maximum after two cycles.
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Existing
HCM 2010 TWSC
2: Ringwood Road & South School Access 03/09/2018
ntersee8an
Int Delay, slveh 16.2
Lane Configurations
�
�
Traffic Vol, vehm
126
38
Future Vol, vehm
126
38
Conflicting Peds, #mr
0
0
Sign Control
Stop
Stop
RT Channelized
-
None
Storage Length
0
0
Veh in Median Storage, # 0
Grade, %
0
Peak Hour Factor
69
69
Heavy Vehicles, %
0
0
Mvmt Flow
183
55
218
248
45
420
218
248
45
420
0
0
0
0
Free
Free
Free
Free
None
None
0
0
0
0
69
69
69
69
6
6
9
1
316
359
65
609
ConOictingFlowNl
1235
496 0
Stage 1
496
- -
- -
Stage 2
739
- -
- -
Critical Hdwy
6A
6.2
4.19
Critical Hdwy Stg 1
5A
Critical Hdwy Stg 2
5.4
Follow-up Hdwy
3.5
3.3
2,281
Pot Cap-1 Maneuver
197
578
884
Stage 1
616
Stage 2
476
Platoon blocked, %
Mov Cap•1 Maneuver
—175
578
884
Mov Cap-2 Maneuver
—175
Stage 1
616
Stage 2
423
HCM Control Delay, s 105.8
HCM LOS F
0.9
Capacity (vehm)
- - 175
578
884
HCM Lane V/C Ratio
- - 1.043
0.095
0.074
HCM Control Delay (s)
134.1
11.9
9.4
HCM Lane LOS
F
B
A
HCM 95th %tile 0(veh)
8.8
0.3
0.2
—: Volume exceeds capacity
300s +; Computation Not Defined ': All major volume In platoon
18-044 - IL 120 Speedway -McHenry Synchre 9 Report
AM Projected
HCM 2010 TWSC
3: Ringwood Road & North School Access 03/09/2018
ilerseetion —
t Delay, s/veh 1.6
tevemeot WBL WBR NUT NBR SBL NBT
i nno r r Ve W
Traffic Vol, vehm
42
13
256
0
0
T
423
Future Vol,veh/h
42
13
256
0
0
423
Conflicting Peds, #Ihr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
Noi,z
None
None
Storage Length
0
0
Veh in Median Storage,
# 0
0
0
Grade, %
0
0
0
Peak Hour Factor
69
69
69
69
69
69
Heavy Vehicles,%
29
38
6
0
0
1
Mvmt Flow
61
19
371
0
0
613
ConflictingFlovrAll
984
371
0 - - -
Stage 1
371
Stage 2
613
Critical Hdwy
6,69
6,58
Critical Hdwy Sig 1
5.69
Critical Hdwy Sig 2
5,69
Follow-up Hdwy
3.761
3.642
Pot Cap-1 Maneuver
246
602
0 0
Stage 1
642
0 0
Stage 2
492
0 0
Platoon blocked, %
Mov Cap-1 Maneuver
246
602
Mov Cap-2 Maneuver
246
Stage 1
642
Stage 2
492
HCM
ConUol
Delay, s
21.3
HCM
LOS
C
u
fnorF:ane/MaIorMvmt NB'fWNLn14VUkn2 SBT
�apaciry lveNn/
HCM Lane V/C Ratio
HCM Control Delay (s)
HCM Lane LOS
HCM 951h %file Q(veh)
- 246 602 -
- 0.247 0.031 -
24.4 11.2
C B
0.9 0.1
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
4: Ringwood Road & Sherman Drive 03/09/2018
ntersection
Int Delay, sNeh OA
Lane Configurations
T
T
r
Traffic Vol, vehm
14
2
267
2
1
409
Future Vol, vehm
14
2
267
2
1
409
Conflicting Peds, #1hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
NJne
None
None
Storage Length
0
65
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
83
83
83
83
83
83
Heavy Vehicles,%
7
0
8
0
0
2
Mvml Flow
17
2
322
2
1
493
ajodMinor
Minort
Malor1
Conflicting Flow All
817 322 0 0
Stage 1
322
Stage 2
495 -
Cri6cal Hdwy
6,47 6.2
Critical Hdvry Sig 1
5.47
Critical Hdvry Sig 2
5.47
Follow-up Hdvry
3.563 3.3
Pot Cap-1 Maneuver
339 724
Stage 1
723
Stage 2
602
Platoon blocked, %
Mov Cap-1 Maneuver
339 724
Mov Cap-2 Maneuver
339
Stage 1
723
Stage 2
601
322 0
4.1 -
2.2
1249
HCM
Control
Delay, s
15.5 0 0
HCM
LOS
C
InorLane/MabrMvmt NBT NBRWBLn1 SBL SB7
Capadty (vehm) - - 363 1249 -
HCM Lane V/C Ratio - - 0.053 0.001 -
HCM Control Delay (s) 15.5 7.9 0
HCM Lane LOS C A A
HCM 95th %Ole Q(veh) 0.2 0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
5: Ringwood Road & Chesapeake Drive 03/09/2018
fnlersection -- - -- - -
nt Delay, s/veh 0.1
Lane ConBguraBons
►r►
+
T*
Traffic Vol, veh/h
0
4
1
268
406
0
Future Vol, veh/h
0
4
1
268
406
0
Conflicting Peds,f#hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length
0
Veh in Median Storage,
# 0
0
0
Grade, %
0
0
0
Peak Hour Factor
83
83
83
83
83
83
Heavy Vehicles,%
0
0
0
8
2
0
Mvmt Flow
0
5
1
323
489
0
ConOicting Flow NI
Stage 1
Stage 2
Critical Hdwy
Critical Hdvry Sig 1
Critical Hdwy Sig 2
Follow-up Hdvry
Pot Cap-1 Maneuver
Stage 1
Stage 2
Platoon blocked, %
Mov Cap-1 Maneuver
Mov Cap-2 Maneuver
Stage 1
Stage 2
814
489
325
6A
5A
5A
3.5
350
621
737
350
350
621
736
489 489 0 - 0
6.2 4.1
3.3 2.2
563 1085
583 1085
Approach E8 NB SB
HCM Control Delay, s 1t2 0 0
HCM LOS B
MinorLane/MaiorMvmt NBL NBTEBLn1
Capacity (velUh)
HCM Lane V/C RaOo
HCM Control Delay (s)
1085
0.001
8.3
- 583
- 0.008
0 11.2
HCM Lane LOS
A
A B
HCM 95th %tile Q(veh)
0
0
SBR
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
6: Ringwood Road & Brittany Drive 031os/2o1s
nlereection — _ �
nt Delay, s/veh 0.3
,&....m qnt war wtea NRT NRR SOL SOT
Lane Confguralions
ry`
T
f`
H
Traffic Vol, vehm
9
3
267
1
1
397
Future Vol, vehm
9
3
267
1
1
397
Conflicting Peds, #mr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None '
Storage Length
0
60
-
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
82
82
82
82
82
82
Heavy Vehicles, %
1
0
8
0
0
2
Mvmt Flow
11
4
326
1
1
484
ConfliclingFlowNl
813
326
0 0 326 0
Stage 1
326
Stage 2
487
Critical Hdwy
6,41
6.2
4.1
Critical Hdwy Sig 1
5,41
Critical Hdwy Sig 2
5AII
Follow-up Hdwy
3,509
3.3
2.2
Pot Cap-1 Maneuver
349
720
1245
Stage 1
734
Stage 2
620
Platoon blocked, %
Mov Cap-1 Maneuver
349
720
1245
Mov Cap-2 Maneuver
349
Stage 1
734
-
Stage 2
619
HCM
Control
Delay, s
14.3
HCM
LOS
B
Capacity (vehm)
HCM Lane VIC Ratio
HCM Control Delay (s)
HCM Lane LOS
HCM 951h %file C(veh)
0
NBT NBR
SRT
0.036
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
7: Ringwood Road & Shore Drive 03/09/2018
ntersectlon - —�
Int Delay, stveh 0.8
avemeni WBL W@R N@T NBR SBL SBT — �
T
T
f
H
Traffic Vol, veh/h
16
22
244
26
8
382
Future Vol,veh/h
16
22
244
26
8
382
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RTChannelized
None
None
None
Storage Length
0
-
50
Veh in Median Storage,
# 0
0
0
Grade, %
0
-
0
-
0
Peak Hour Factor
85
85
85
85
85
85
Heavy Vehicles,%
0
9
6
19
0
2
Mvml Flow
19
26
287
31
9
449
ConfliclingFlowAll
755
287
Stage 1
287
Stage 2
468
Critical Hdwy
6A
6,29
Critical Hdwy Sig 1
5A
Critical Hdwy Sig 2
5A
Follow-up Hdwy
3.5
3,381
Pot Cap-1 Maneuver
379
736
Stage 1
766
-
Slage 2
634
Platoon blocked, %
Mov Cap-1 Maneuver
376
736
Mov Cap-2 Maneuver
376
-
Stage 1
766
Stage 2
628
HCM
Control
Delay, s
12.5
HCM
LOS
B
Capadty (vehm) -
HCM Lane V/C Ratio -
HCM Control Delay (s)
HCM Lane LOS
HCM 95th %tile 0(veh)
0 287 0
4.1
2.2
1287
1287
0 0.2
�YBLn1 SBL SBT
- 525
1287 -
- 0.085
0.007 -
12.5
7.8 0
B
A A
0.3
0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
8• IL 120 & Proposed Full Access Drive 03/09/2018
Int Delay, slveh
Movement
0.9
SBL
SBR
SEL
SET
NWT
NWR
Lane Configurations
Y
)
TT
ItTa
Traffic Vol,vehm
27
23
37
682
463
32
Future Vol, vehm
27
23
37
682
463
32
Conflicting Peds, #mr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channehidd
None
None
None
Storage Length
0
215
-
-
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles,%
0
0
14
6
6
9
Mvmt Flow
28
24
39
718
487
34
�e),..IAA'nn M'nnr7
Mainr1 - -- Mab(1
Conflicting Flow All
941
261
521 0 0
Stage 1
504
Stage 2
437
-
Critical Hdwy
6.8
6.9
4.38
Critical Hdwy Sig 1
5.8
-
-
Critical Hdwy Stg 2
5.8
Follow-up Hdwy
3.5
3.3
2,34
Pot Cap-1 Maneuver
265
744
962
Stage 1
578
Stage 2
624
Platoon blocked, %
Mov Cap4 Maneuver
254
744
962
Mov Cap-2 Maneuver
254
-
Stage 1
578
-
Stage 2
599
oproach SB SE NW —�
HCM Control Delay, s 16.6 0.5 0
HCM LOS C
Mvmt NWT NWR SEL SET
Capacity (vehm) - - 962 - 364
HCM Lane V/C Ratio - - 0.04 - 0.145
HCM Control Delay (s) 8.9 16.6
HCM Lane LOS A C
HCM 951h %file Q(veh) 0.1 0.5
18-044 - IL 120 Speedvray -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
9: Ringwood Road & Proposed Full Access Drive 03/0912018
nlersedion
Int Delay, s/veh 0.1
COL CDR NBL NBT SBT SIR --
Lane Configurations
Traffic Vol, vehm 0
Future Vol, vehm 0
Conflicting Peds, #mr 0
Sign Control Stop
RT Channelized
-
Storage Length
Veh in Median Storage, #
0
Grade, %
0
Peak Hour Factor
95
Heavy Vehicles,%
0
Mvmt Flow
0
Conflicting Flow NI
Stage 1
Stage 2
Critical Hdwy
Critical Hdwy Sig 1
Critical Hdwy Sig 2
Follow-up Hdwy
Pot Cap-1 Maneuver
Stage 1
Stage 2
Platoon blocked, %
Mov Cap-1 Maneuver
Mov Cap-2 Maneuver
Stage 1
Stage 2
8
0
466
546
0
8
0
466
546
0
0
0
0
0
0
Stop
Free
Free
Free
Free
None
None
Norir
0
0
0
0
0
95
95
95
95
95
100
0
6
3
0
8
0
491
575
0
7.2
4.2
-
0
373
0
0
0
0
0
373
u
-
o
0
0
0
Approach EB NB $B
HCM Con(rol Delay, s 14.9 0 0
HCM LOS B
Minor Lane/Major Mvmt NBT EBLn1 SBT ��
Capaaty (vehm) - 373 -
HCM Lane VIC Ratio 0.023
HCM Control Delay (s) 14.9
HCM Lane LOS B
HCM 95th %file 0(veh) 0.1
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
10: Ringwood Road & Proposed Right-In/Right-Out Access Drive 03/0912018
�nlersection - — —
Int Delay, slveh OA
�vemenl EBL EBR NBL NBT SBT SBR -
Lane Configura0ons
Traffic Vol,vehlh
0
31
0
466
533
21
Future Vol, vehm
0
31
0
466
533
21
Conflicting Peds, Or
0
0
0
0
0
0
Sign Control Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length
0
Veh in Median Storage, #
0
0
0
Grade, %
0
0
0
-
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles, %
0
0
0
6
3
0
Mvml Flow
0
33
0
491
561
22
Conflicting Flow All
-
572
- 0 - 0
Stage II
Stage 2
Critical Hdwy
6.2
Critical Hdwy Sig 1
Critical Hdwy Stg 2
Follow-up Hdwy
3.3
-
Pot Cap4 Maneuver
0
523
0
Stage 1
0
0
Stage 2
0
0
Platoon blocked, %
Mov Cap-1 Maneuver
523
Mov Cap-2 Maneuver
Stage 1
Stage 2
NCM Control Delay, s
HCM LOS
Minor LanelMajor Mvmt
Capacity (vehlh)
HCM Lane VIC Ratio
HCM Control Delay (s)
HCM Lane LOS
HCM 95ih %Ule Q(veh)
B N8 SB
B
NBTEBLnt SBT SBR
- 0.062
B
0.2
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
AM Projected
HCM 2010 TWSC
2: Ringwood Road & South School Access 03/12/2018
ntersec8on - — �
Int Delay, s/veh 1.3
Lane Configurafions
►j
A
+1
Traffic Vol, veh/h
45
11
509
69
10
379
Future Vol, veh/h
45
11
509
69
10
379
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Cj,onnel;zed
None
None
None
Storage Length
0
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
93
93
93
93
93
93
Heavy Vehicles, %
27
67
2
4
20
3
Mvmt Flow
48
12
547
74
11
408
ConFlictingFlowAll 1013 58r
Stage 1
584
Stage 2
429
Critical Hdwy
6.67
6,87
Critical Hdwy Sig 1
5,67
-
Critical Hdwy Sig 2
5,67
Follow-up Hdwy
3,743
3,903
Pot Cap-1 Maneuver
238
408
Stage 1
511
Stage 2
607
Platoon blocked, %
Mov Cap-1 Maneuver
234
408
Mov Cap-2 Maneuver
234
Stage 1
511
Stage 2
597
HCM
ConUol
Delay, s
22.4
HCM
LOS
C
Capacity (vehlh) -
HCM Lane V/C Ratio -
HCM Control Delay (s)
HCM Lane LOS
HCM 95th We O(veh)
2,38
878
878
C
- 234 408 878 -
- 0.207 0.029 0.012 -
24A 14A 9.2 0
C B A A
0.8 0.1 0
18-044 - IL 120 Speedway- McHenry Synchro 9 Report
PM Projected
HCM 2010 TWSC
3- Ringwood Road & North School Access 03/1212018
ntersection l
Int Delay, slveh 0.3
war WBR NOT NOR SBL SBT
Lane Configurations
it
F
T
T
Traffic Vol,vehm
13
3
520
0
0
376
Future Vol,vehm
13
3
520
0
0
376
Conflicting Peds, #Ihr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
'p RT GBannelized
None
None
None
Storage Length
0
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
93
93
93
93
93
93
Heavy Vehicles, %
0
0
4
0
0
3
Mvmt Flow
14
3
559
0
0
404
MaI0rlMinor
Mlnorl
Malorl
Majo2
Conflicting Flow All
963
559
0
Stage 1
559
Stage 2
404
CdBcal Hdwy
6.4
6.2
Critical Hdwy Stg 1
5A
Critical Hdwy Slg 2
5A
Follow-up Hdwy
3.5
3.3
Pot Cap-1 Maneuver
286
532
0
0
Stage 1
576
0
0
Stage 2
679
0
0
Platoon blocked, %
Mov Cap-1 Maneuver
286
532
Mov Cap-2 Maneuver
286
Stage 1
576
Stage 2
679
HCM
Control
Delay, s
17 0 0
HCM
LOS
C
Capacity (vehm)
- 286
532 -
HCM Lane V/C Ratio
- 0.049
0.006 -
HCM Control Delay (s)
18.2
11.8
HCM Lane LOS
C
B
HCM 95th %file Q(veh)
0.2
0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Projected
HCM 2010 TWSC
4: Ringwood Road & Sherman Drive 03/12/2018
Mleisflctitwl - -- --1
Int Delay, s/veh 0.2
F9:71
Lane Configurations
►�
�
p
t)'
Traffic Vol, vehm
4
3
509
14
5
372
Future Vol, vehm
4
3
509
14
5
372
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Slop
Stop
Free
Free
Free
Free
RT Channelized
None
None:
None
Storage Length
0
65
Veh in Median Storage, p 0
0
0
Grade, %
0
0
-
0
Peak Hour Factor
98
98
98
98
98
98
Heavy Vehicles, %
0
33
2
0
0
3
Mvmt Flow
4
3
519
14
5
380
alodminor
Mfnorl
Maafol1
Ma
Conflicting Flow All
909
519
0
0
519
0
Stage 1
519
Stage 2
390
Criflcal Hdwy
6A
6.53
4.1
Critical Hdwy Stg 1
5A
Critical Hdwy Sig 2
5.4
Follow-up Hdwy
3.5
3,597
2.2
Pot Cap-1Maneuver
308
500
1057
Stage 1
601
Stage 2
689
Platoon blocked, %
Mov Cap-1 Maneuver
306
500
1057
Mov Cap-2 Maneuver
306
Stage 1
601
Stage 2
685
HCM
Control
Delay, s
`f6 0 0.1
HCM
LOS
C
7
Capaaty (vehm) - - 367 1057 -
HCM Lane V/C Ratio 0.019 0,005
HCM Control Delay (s) 15 8A 0
HCM Lane LOS C A A
HCM 95th %tile Q(veh) 0.1 0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Projected
HCM 2010 TWSC
5: Ringwood Road & Chesapeake Drive 0311212018
`ntersec8on
Inl Delay, slveh 0
an Coniigurafions
►tr
Traffic Vol, vehm
0
2
2
510
375
1
Future Vol, vehm
0
2
2
510
375
1
Conflicting Peds, #!hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RTChannelized
None
None
None
Storage Length
0
Van in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles, %
0
0
0
2
3
0
Mvml Flow
0
2
2
537
395
1
Minot
Conflicting FlowNl
936
395
396 0 - 0
Stage 1
395
Stage 2
541
Critical Hdwy
6A
6.2
4.1
Critical Hdwy Sig 1
5A
-
Critical Hdwy Slg 2
5A
Follow-up Hdwy
3.5
3.3
2.2
Pot Cap-1 Maneuver
297
659
1174
Stage 1
685
-
Stage 2
588
-
Platoon blocked, %
Mov Cap-1 Maneuver
296
659
1174
Mov Cap-2 Maneuver
296
-
Stage 1
685
Stage 2
587
-
Approach EB NB SB
HCM Control Delay, s 10.5 0 0
HCM LOS B
inorLanelMaiorMvml NBL NBTEBLn1 SBT SBR
Capacity (vehlh) 1174 - 659 - -
HCM Lane V/C Ratio 0.002 - 0.003 - -
HCM Control Delay (s) 8.1 0 10.5
HCM Lane LOS A A B
HCM 951h %tile O(veh) 0 0
18-044 - IL 120 Speedevay -McHenry Synchro 9 Report
PM Projected
HCM 2010 TWSC
6: Ringwood Road & Brittany Drive
;rxliflfirifl
Etersec8on — — — — — - —1
Int Delay, s/veh 0A
A�ovemen! WBL WEIR NBT NBR SBL SBT —
Lane Conti gurations ►fir T )y rT
Traffic Vol, veh/h 4 1 504 6 4 372
Future Vol, veh/h 4 1 504 6 4 372
Conflicting Peds, #Ihr 0 0 0 0 0 0
Sign Control Stop Stop Free Free Free Free
RT Channelized None None None
Storage Length 0 60
Veh in Median Storage, # 0 0 0
Grade, % 0 0 0
Peak Hour Factor 95 95 95 95 95 95
Heavy Vehicles, % 0 0 2 17 0 3
Mvmt Flow 4 1 531 6 4 392
Conflicting Flow All
931
531
Stage 1
531
Stage 2
400
Cri0cal Hdwy
6A
6.2
Critical Hdwy Sig 1
5A
Critical Hdwy Sig 2
5A
Follow-up Hdwy
3.5
3.3
Pot Cap-1 Maneuver
299
552
Stage 1
594
Stage 2
681
Platoon blocked, %
MovCap-1 Maneuver
298
552
Mov Cap-2 Maneuver
298
Stage 1
594
Stage 2
678
Approach WB NB
HCM Control Delay, s 16.2 0
HCM LOS C
Ma(or2
0 531 0
4.1
2.2
1047
inorLaneJMajorMvmt
NBT NBRWBLn1
SBL
SBT
Capacity (veh/h)
HCM Lane WC Ratio
HCM Control Delay (s)
HCM Lane LOS
HCM 95th %file Q(veh)
- - 328
0,016
16.2
C
0
1047
0,004
8.5
A
0
7
-
0
A
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Projected
HCM 2010 TWSC
7' Ringwood Road & Shore Drive 03112/2018
f-nlersection - -
Int Delay, slush 0.7
Lane Configurations Y
T
r
Traffic Vol, vehm 6
20
499
6
39
370
Future Vol, vehm 6
20
499
6
39
370
Conflicting Peds, #mr 0
0
0
0
0
0
Sign Control Stop
Stop
Free
Free
Free
Free
' RT Channelized
None
None
None
Storage Length 0
-
50
Veh in Median Storage, # 0
0
0
Grade, % 0
0
0
Peak Hour Factor 96
96
96
96
96
96
Heavy Vehicles,% 0
15
2
17
3
3
Mvmt Flow 6
21
520
6
41
385
ConOiclingFlowAll
987
520
0 0 520 0
Stage 1
520
Stage 2
467
Critical Hdwy
6.4
6,35
4,13
Critical Hdwy Stg 1
5A
Critical Hdwy Sig 2
5A
Follow-up Hdwy
3.5
3,435
2,227
Pot Cap-1 Maneuver
277
531
1041
Stage 1
601
Stage 2
635
Platoon blocked, %
Mov Cap-1 Maneuver
263
531
1041
Mov Cap-2 Maneuver
263
Stage 1
601
Stage 2
603
HCM
Control
Delay, s
13.9
HCM
LOS
B
Capacity (vehm) -
HCM Lane VIC Ratio -
HCM Control Delay (s)
HCM Lane LOS
HCM 951h %tile Q(veh)
0 0.8
- 430
1041 -
- 0.063
0.039 -
13.9
8.6 0
B
A A
0.2
0.1
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Projected
HCM
8: IL
2010
120
&
TWSC
Proposed Full Access Drive 03/12/2018
Intersection
--
Int Delay, s/veh
1.3
Movement
SBL
SBR
SEL
SET
NWr
NWR —�
Lane Configurations
Y
TT
tfa
Traffic Vol, veh/h
32
40
42
633
730
51
Future Vol, vehm
32
40
42
633
730
51
Conflicting Pads, Whir
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
bone
None
Storage Length
0
215
Veh in Median Storage,
# 0
0
0
Grade, %
0
-
0
0
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles, %
0
0
12
5
5
6
Mvmt Flow
34
42
44
666
768
54
ConflicflngFlowAll
1217
411
822 0 - 0
Stage 1
795
Stage 2
422
Critical Hdvey
6.8
6.9
4,34
Critical Hdwy Stg 1
5.8
Critical Hdwy Sig 2
5.8
Follow-up Hdwy
3.5
3.3
2,32
Pot Cap4 Maneuver
176
596
742
Stage 1
410
Stage 2
635
Platoon blocked, %
Mov Cap-1 Maneuver
166
596
742
Mov Cap-2 Maneuver
166
Stage 1
410
Stage 2
597
HCM
Control
Delay, s
22.8 0.6
HCM
LOS
C
Capacity (veh/h) - - 742 - 277
HCM Lane V/C Ratio - - 0.06 - 0.274
HCM Control Delay (s) 10.2 22.8
HCM Lane LOS B C
HCM 95th %file O(veh) 0.2 1.1
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Projected
HCM 2010 TWSC
9: Ringwood Road & Proposed Full Access 03/12/2018
nlersec0on — - — --
Int Delay, slveh 0.1
(\Anvnmunr FRI LRR hIRI AIRT CRT CRR
Lane Confgurations
Traffic Vol, vehm
0
8
0
578
424
0
Future Vol, vehm
0
8
0
578
424
0
Conflicting Peds, #fhr
0
0
0
0
0
0
Sign Control
Stop
Slop
Free
Free
Free
Free
RT Channelized
Nona
None
None
Storage Length
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles,%
0
0
0
2
3
0
Mvmt Flow
0
8
0
608
446
0
ajor/Minor
MinorL Majorl
Major2 �
Conflicting Flow All
-
446
- 0 -
0
Stage 1
Stage 2
Critical Hdwy
6.2
Critical Hdwy Sig 1
Critical Hdwy Sig 2
Follow-up Hdwy
3.3
Pot Cap-1 Maneuver
0
617
0
0
Stage 1
0
-
0
0
Stage 2
0
0
0
Platoon blocked, %
Mov Cap-1 Maneuver
617
Mov Cap-2 Maneuver
Stage 1
Stage 2
Aooroach
EB
NB SB
HCM LOS B
inor LanelMaior Mvmt NBT EBLn1 SBT
Capacity (vehm) - 617 -
HCM Lane VIC Ratio - 0.014 -
HCM Control Delay (s) 10.9
HCM Lane LOS B
HCM 95th We Q(veh) 0
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Projected
HCM 2010 TWSC
10: Ringwood Road & Proposed Right-In/Right-Out 03/12/2018
jnlersectIon
Inl Delay, slveh 0A
Movement EBL EBR NBL NBT SBT SBR
Lane Confgurations
Traffic Vol, vehm
0
36
0
578
409
23
Future Vol, vehm
0
36
0
578
409
23
Conflicting Peds, #mr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
None
None
None
Storage Length
0
Veh in Median Storage, # 0
0
0
Grade, %
0
0
0
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles,%
0
0
0
2
3
0
Mvmt Flow
0
38
0
608
431
24
ajorlMlnor
Minor2
Ma(or1
Mator2
Conflicting Flow All
443
0 0
Stage 1
Stage 2
Critical Hdwy
6,2
Critical Hdwy Sig 1
Critical Hdwy Sig 2
Follow-up Hdwy
3.3
Pot Cap-1 Maneuver
0
619
0
Stage 1
0
0
Stage 2
0
0
Platoon blocked, %
Mov Cap-1 Maneuver
619
Mov Cap-2 Maneuver
Stage 1
Stage 2
HCM
ConUol
Delay, s
11.2
HCM
LOS
B
inor LanelMaior Mvmt NBT EBLni SBT SBR
Capacity (vehm) - 619 - -
HCM Lane V/C Ratio - 0.061 - -
HCM Control Delay (s) 11,2
HCM Lane LOS B
HCM 95th %tile 0(veh) 0,2
18-044 - IL 120 Speedway -McHenry Synchro 9 Report
PM Projected
30'BUNDING5'SIGN
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March 30, 2018
Mr. Shawn Strach
Chairman, Planuing &Zoning Commission, McHenry, IL
Re: Absurdity of a Speedway Station on N W Comer of Rt. 120 &Ringwood Road
Your incentive to approve this request appears obvious, an opportunity to increase sales tax revenues from a
very busy gasoline station including the sale of food and sundries. However, please give that temptation
equal weight with the collateral impact on neighbors in Chesapeake Hills who will be living with the
disturbance it generates twenty-four hours a day, seven days a week while watchine their property values
decline.
I am a resident of that small, 24 unit condominium complex just north of the proposed Speedway Station,
Chesapeake Hills. My kitchen, dining azea and patio face souW, directly toward the proposed new
development, I'm writing you to express my anger regarding the increased noise. intense niehttime
illumination. and additional traffic congestion a riventy-four horn• Speedway Station will create Many of my
neighbors including the eighteen homeowners not invited to the Public Hearing on April 11, 2018 world
feel the same type of discomfort. I'll make sure they are made aware.
Our community is aheady subjected to the high traffic volumes and noise emanating from the semi-
trucksRrailers and other loud vehicles that use Ringwcod Road as a bypass for Rt. 31 which snakes its way
through our congested metropolitan area along Rt. 120. We also heaz• a great deal, perhaps more, of heavy
traffic noise from Rt. 120 to our south. Please don't add insult to our already existing injuries.
Pazkland`Junior.HighSchooi's (on the east side of Ringwood Road) student busses, student's parents who
drive their childrento schodl; and teachers would have to deal with the increased congestion and confusion
caused by a permitted Speedway Station. In addition, I'm certain the school would be concerned about
students `sneaking ofP and crossing,busy and dangerous Ringwood Road to obtain snacks or lunch at the
proposed 4,600 square foot Cafd C-Store. Those who walk or bicycle to the school could even more easily
access the Cafd after school is dismissed.
Please just stop this proposal dead in its tracks by denying the request to rezone the parcel in question S•om
Al to C2. Although this is a dramatic comparison, what the Corporate Design and Development Group are
asking for is somewhat akin to niacin¢ a free, riventy-four hour. and seven day a week amusement nark next
to a community of older, mostly retired McHenry residents who will sadly watch the downwazd trend of
their property values while living with the noise, brightness, and confusion.
One more 'discomfort, the requested "Variance to allow for an automobile service station to be located
within 600 feet of auy other automobile service station" implies. Does this mean that BP plans to reopen the
long vacant, run down station on the NE corner? Why not leave Speedway out of the picture and just reopen
what had been there for years? We don't need both of them, and we certainly don't want Speedway.
Most sincerely yours,
,�ames'W. �x
5606 Chesapeake Drive
McHenry; IL 60050
;- , .. `C�:r .:. 815-271-5192 _ .
Cc� My Neighbors in Chesapeake,, Hills - . -
MichaeDAdams; Principal of Pazkland Junior.High School „ - ,
Mr. Wayne Jett, Mayor of McHenry
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-928 ZONING MAP AMENDMENT, CONDITIONAL
USE PERMIT AND VARIANCES FOR THE VACANT PROPERTY
LOCATED AT THE SE CORNER OF IL ROUTE 31 AND DAYTON
STREET IN TONYAN INDUSTRIAL PARK]
Applicant
Christian Kalischefski (Representing Speedway)
2675 Pratum Avenue
Hoffman Estates, IL 60192
Requested Actions
• Zoning Map Amendment from I-1 Industrial to C-5 Highway Commercial
• Conditional Use Permit for a gas station;
• Variance for two larger driveway widths along Dayton for a truck entrance and truck exit
• Variance to allow 16 parking stalls in the front of the convenience store without a
parking lot island and to have striping instead of parking islands by the tank farms for
easier circulation for the fuel tanker
• Variance to allow for no landscaping around the building foundation.
• Variance from the Subdivision Control and Development Ordinance to allow three
driveways off of Dayton Street as depicted on the site plan.
ALL SIGN VARIANCES WILL BE CONSIDERED BYTHE CITY COUNCIL
• Variance to allow three wall signs which cannot exceed 144 square feet;
• Variance to allow a free standing goal post id sign to be at a height of 30 feet•
Site Information
Location and Size of Property
The site, which consists of 4.85 acres, is located at the southeast corner of Illinois Route 31 and
Dayton Street ("Subject Property"), within the Tonyan Industrial Park. This includes a shared
access driveway to the east which will allow ingress/egress to the signalized intersection at
Albany Street and Illinois Route 31. The property is vacant.
Comprehensive Plan Designation
Industrial
Existine Zoning and Land Use
I-1 Industrial and Vacant
Adjacent Land Use and Zoning
North: I-1 Industrial Chas Herderich and Son
South: I-1, Vacant and GW Berkheimer
West: C-5 Highway Commercial, Vacant land (Gary Lang Auto Group) and I-1 (Vacant Land)
and Tonyan Contracting
East: I-1, MS -Action Machining Corp. and Vacant Land
E
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-928 ZONING MAP AMENDMENT, CONDITIONAL
USE PERMIT AND VARIANCES FOR THE VACANT PROPERTY
LOCATED AT THE SE CORNER OF IL ROUTE 31 AND DAYTON
STREET IN TONYAN INDUSTRIAL PARK]
Background
The subject property was platted decades ago and has been vacant since. It is located along a
major state route and within the middle of numerous business and industrial parks.
Description of Request
The applicants are proposing to construct:
• Fueling center which will include: 16 fueling positions (8 pumps)
• Two Commercial truck (diesel) fueling dispensing lanes.
Staff Analysis
Zonine Map Amendins to C-5 Hiehway Commercial from I-1 Industrial
The Subject Property is currently zoned industrial and has been for numerous years and has
gone undeveloped. The applicant is seeking a zoning map amendment to C-5 Highway
Commercial. This zoning classification is consistent with the zoning to the west and the more
intense surrounding industrial zoning adjacent to the remainder of the site.
The site is located on a major state highway and City industrial park roadway (Route 31) and
will seek access to a lighted intersection. There is considerable traffic on Illinois Route 31,
including considered truck, business and industrial traffic. A fueling center is a practical and
ideal use at this location. Staff supports the requested zoning map amendment.
Conditional Use Permit to allow an automobile fueling station
The applicant is requesting a Conditional Use Permit to allow an automobile fueling station.
Five access points are proposed. Three access points are proposed off of Dayton Street; aright-
in/right-out off of Illinois Route 31 and a full access off of Albany Street to allow vehicles to
access the lighted intersection. Illinois Route 31 is a Strategic Regional Arterial with
approximately 23,500 vehicles per/day. Dayton Street is a designated Class II truck route.
Trip generation to the proposed gas station/convenience store is directly proportional to the
number of fueling positions the gas station offers. It should be noted, however, a large
percentage of trips are generated from pass -by traffic or traffic already going past the site en
route to another primary destination (60%). The state is looking at improving the Illinois Route
31 corridor from Route 176 to Route 120, however there is no definitive construction timeline
for this project.
A traffic study was done and is included which concludes the design of the site and access
points work well with the surrounding area. The study recommends roadway improvements on
Dayton as well as on Illinois Route 31, and the applicant is installing a driveway to Albany. Staff
2
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-928 ZONING MAP AMENDMENT, CONDITIONAL
USE PERMIT AND VARIANCES FOR THE VACANT PROPERTY
LOCATED AT THE SE CORNER OF IL ROUTE 31 AND DAYTON
STREET IN TONYAN INDUSTRIAL PARK]
believes the applicant has adequately addressed the comments in the traffic study and the
conditional use permit should be recommended.
Variances
The applicant is seeking the following variances from the zoning ordinance:
• Variance for two larger driveway widths along Dayton for a truck entrance and truck
exit;
• Variance to allow 16 parking stalls in the front of the convenience store without a
parking lot island and to have striping instead of parking islands by the tank farms for
easier circulation for the fuel tanker;
• Variance to allow for no landscaping around the building foundation.
Variance for a larger driveway width alons Dayton Street for a truck entrance
and truck exit
The applicant is requesting a variance from the maximum driveway width of 36 feet to an
approximately 83-foot and 124 foot width to allow trucks to safely navigate the site and exit
Dayton Street. Staff supports this variance and understands this request due to space and the
width of the larger vehicles. This variance is appropriate for the proposed use and will not
adversely impact adjacent land uses. There are a lot of heavier industrial land uses around this
area which will utilize this site and the larger radiuses are required to accommodate these
trucks.
Variance to allow 16 parkins stalls in the front of the convenience store without a parking lot
island and to have stripins instead of parkins islands by the tank farms for easier circulation for
the fuel tanker
The applicant is requesting a variance to allow 16 parking stalls in the front of the convenience
store without a parking lot landscape island. The zoning ordinance requires a parking lot
landscape island every 15 spaces; therefore the applicant would be required to erect one
parking lot island. The applicant stated it is more efficient to plow their lot in the winter
without a parking lot island in the middle of the row. While staff does understand the
applicant's sentiment, staff does not believe it is justification for approval of a zoning variance
nor justification for not meeting the criteria for approval in Table 32 of the zoning ordinance.
Therefore staff does not support this variance request.
Variance to allow for no landscapins around the buildins foundation
The applicant is requesting a variance from the building foundation landscaping requirements
due to it being a possible tripping hazard or a wasteland. Additionally, it makes it easier for
Speedway employees to clean. While staff agrees with some of these comments staff cannot
�?
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-928 ZONING MAP AMENDMENT, CONDITIONAL
USE PERMIT AND VARIANCES FOR THE VACANT PROPERTY
LOCATED AT THE SE CORNER OF IL ROUTE 31 AND DAYTON
STREET IN TONYAN INDUSTRIAL PARK]
support this variance request either due to the criteria set forth in Table 32 and the fact the
requirements set forth in Table 32 are not appropriately met.
Variance to allow to allow three driveways alone Dayton Street as depicted on the Site Plan
The Subdivision Control and Development Ordinance states: "Only one driveway shall be
permitted, however, a single parcel or contiguous parcels under the same ownership having at
least 100 feet of frontage on any one street, measured in a straight line from side lot line to
side lot line at the front building line, may have a second driveway. Where two (2) driveways
are provided for the same property, a separation of not less than ten (10) feet at the outer or
street side of the sidewalk shall be provided." The applicant shows three driveways. Staff
supports this variance. The applicant needs to separate the truck traffic from the passenger
vehicle traffic and there is limited space to do so.
Staff Recommendations Prior to Public Hearing
Approval
of a Zoning Map Amending to
C-S
Highway
Commercial from I-1 Industrial. Staff
finds the
requirements set forth in Table
33
have been
met.
Approval of the Conditional Use Permit to allow an automobile fueling station subject to the
following conditions:
• The project is developed in accordance with the Improvement Plans prepared by W-T
dated 8/10/17 and consisting of two pages, and Landscape Plans prepared by Corporate
Design +Development Group, LLC. dated 3/16/18 consisting of three pages;
• Sidewalks shall be installed along Illinois Route 31 and Dayton Street along the entire
frontage of the property;
• There will be no overnight parking of commercial trucks nor any truck stop amenities
such as showers or a laundry facility;
Staff finds the requirements set forth in Table 31 have been met.
Approval of a Variance for a wider driveway width along Ringwood Road for the truck exit,
approximately 83 and 124 feet from 36 feet.
Approval of Variance from the Subdivision Control and Development Ordinance to allow
three driveways off of Dayton Street as depicted on the site plan.
Denial of a Variance to allow elimination of the landscaping requirement around the building
foundation. Staff finds the requirements set forth in Table 32 have not been met.
0
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-928 ZONING MAP AMENDMENT, CONDITIONAL
USE PERMIT AND VARIANCES FOR THE VACANT PROPERTY
LOCATED AT THE SE CORNER OF IL ROUTE 31 AND DAYTON
STREET IN TONYAN INDUSTRIAL PARK]
Denial of a Variance to allow 16 parking stalls in the front of the convenience store without a
parking lot island and to have striping instead of parking islands by the tank farms for easier
circulation for the fuel tanker. Staff finds the requirements set forth in Table 32 have not
been met.
Attachments
• Location Map
• Application Packet
5
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April 11, 2108
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«TC�rc�up
Engineering •Design •Consulting
March 16, 2018
Attn: Doug Martin — Director of Economic Development
333 S. Green Street
McHenry, IL60050
Dear Mr. Martin,
The proposed Speedway site is located at the SEC of IL SR 31 &Dayton St in the City of McHemy,
II,. The proposed development will include 3 parcels. Parcel 1 and 3 comprise the majority of the
site and tota14.39 acres. Parcel 2 is an outlet to Albany St and totals .46 acres. The outlet to Albany
St allows for a shared access road to a signalized intersection at Albany St and 1L SR 31. Along
with the curb cut on Albany, there will be 3 curb cuts along Dayton St. 1 curb cut will be a full
access for auto into the. Auto Canopy. The 2 other curb cuts will be a full access for trucks near the
top of the site which connects to the shared access road and the other curb cut will be the truck exit
for the truck fueling lanes. These three curb cuts separate the truck and auto circulation on site.
There will also be a RURO along Rt 31 for auto traffic only.
Along with the curb cuts, there will be roadway improvements to allow for safer circulation of the
traffic on and off the site. These improvements include extending the right turn lane on Rt 31 for
the RURO into the Auto Canopy and widening of Dayton St at the intersection of Dayton St and Rt
31 to allow for a designated right turn lane and left tum lane onto Rt 31. The widening of Dayton
St requires ROW taking of the neighboring property near the intersection. We are currently in
communication with the owner about the ROW.
The site is currently zoned as I-1 (Industrial) and contains an open field with no buildings or signs.
The onsite improvements will include a 4,600 sf Cafe C-Store, an 8 dispenser Auto Canopy and a
2 Lane CFL canopy. Listed below are the requested actions;
• Rezoning the property to C-5 (Highway Commercial)
• Conditional Use Permit for a Gas Station
• Variance for 2 larger driveway widths along Dayton for the truck entrance and truck exit.
• Variance to allow 3 wall signs which cannot exceed 144 square feet.
• Variance to allow a free standing ID sign to be at a height of 30 feet.
• Variance to allow 16 parking stalls in the front of the C-Store without a parking island and
to have striping instead of parking islands by the tank farms for easier circulation for the
fuel tanker.
• Variance to allow for no landscaping around the building foundation.
Sincerely
!�� �12�%y��
Christian Kalischefski
WT Group � Design &Program Management � President
2675 Pratum Avenue
224.293.6333
Engineering
with
Precision,
Pace &Passion.
Hoffman Estates, IL 60792
wtengineering.com
«TGroup
Engineering •Design •Consulting
March 16, 2018
Attn: Doug Martin — Director of Economic Development
333 S. Green Street
McHenry, IL 60050
Mr. Doug Martin:
Please find below the list of owners of all abutting properties around property PIN #09-28-126-
028.
SEC of Rt 31 &Dayton St -PIN # 14-10-276-001,14-10-276-003,14-10-276-009
PIN
Address
Owner
14-10-276-008
2801 W JEFFERSON STJOLIET, IL 60435-5274
1st Midwest BKTR 1181
14-10-276-002
2801WJEFFERSONSTIOLIET,IL60435-5274
15tMidwest8KTR1181
14-10-227-015
6500 N PIONEER RD RINGWOOD, IL60072
CTLTCPNCS98-337
14-10-227-014
6500 N PIONEER RD RINGWOOD, IL 60072
CTLTCPNCS98-337
14-10-227-013
1107 S IL RT 31 McHenry, IL 60050
Gary Lang
14-1-0-226-9
P�tING�ROVE-RD-MGHENRY, IL60061-5954
Heidrich -Rea! Est 6LC
14-11-101-001
4040 W DAYTON ST MGHENRY, IL 60050
CHAS HERDRICH REAL EST LLC
14-11-151-001
4061 DAYTON ST MGHENRY, IL 60050
MS -Action Machining Corp
14-10-276-012
6000 SOUTHPORT RD PORTAGE, IN 46368
Berkheimer Prop LLC
14-10-277-006
665 STRAWBERRY FLDS GURNEE, IL 60031-5650
Brian D Schwerman
14-10-277-005
4131 W ALBANY ST MGHENRY, IL 60050-8390
Gallimore PROP LLC
14-10-277-004
4131 W ALBANY ST MGHENRY, IL 60050-8390
Gallimore PROP LLC
Please feel free to call with any questions or clarifications. We thank you for your time.
Sincerely
Christian Kalischefski
WT Group � Design &Program Management � President
2675 Pratum Avenue
224.243.6333
Engineering with
Precision, Pace &Passion.
Hoffman Estates, IL 60792
wtengineering.com
FORM A
PUBLIC HEARING APPLICATION
Planning and Zoning Commission
City of McHenry
File Number Lr928
333 South Green Street � McHenry, IL 60050 � TeL• (815) 363-2170 � Fax: (815) 363-2173
1. Name of Applicant Christian I{alischefski (1?ehresentine Sneedway) Tel (224) 293-6960
Address 2675 Pratum Avenue Hoffman Estates. IL 60192 Fax (224) 293-6444
2. Name of Property Owner Sneedway, LLC Tel
(If other than Applicant)
Address 500 Speedway Drive. Enon, OH Fax
3. Name of Engineer
(If represented)
Address
Tel
4. Name of Attorney Tel
(If represented)
Address Fax
5. Common Address or Location of Property SEC of Rt 3I & Davton Street
6. Requested Actions) (check all that apply)
X Zoning Map Amendment (Rezoning) _Zoning Variance -Minor
X Conditional Use Pennit _Zoning Text Amendment
X 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:
Please see attached narrative for brief descriptions.
FORMA Page I of 3
7. Current Use of Property The current use of the property is an ouen Field.
8. Current Zoning
Classification of Property,
Including Variances or
Conditional Uses
The
current zoning classification
of
the
nronertv is I-1
(Industrial).
9. Current Zoning Classification and Land Use of Adjoining Properties
North: I -I (Industrial)
South: I -I (Industrial)
East: _ I -I (Industrial)
West: C-5 (Hiahwav Commercial)
10. Required Attachments (check all items submitted)
Please refer
to the Public Hearing Requirements Checklist to determine the required attaclunents.
X
1.
Application Fee (amount) $ 950.00
X
2.
Narrative Description of Request
X
3.
FORM A —Public Hearing Application
X
4.
FORM B —Zoning Map Amendment (Rezoning) Application
X
5.
FORM C —Conditional Use Application
X
6.
FORM D —Zoning Variance Application
N/A
7.
FORM E—Use Variance Application
X
8.
Proof of Ownership and/or Written Consent from Property Owner in the Fonn of an
Affidavit
X
9.
Plat of Survey with Legal Description
X
10.
List of Owners of all Adjoining Properties
X
I1.
Public Hearing Notice
I2.
Sign (Provided by fhe City, to be posted by the Applicant)
X
13.
Site Plan
X
14.
Landscape Plan
X
15.
Architectural Rendering of Building Elevations
N1A
16.
Performance Standards Certification
X
17.
Traffic Analysis
N/A
18.
School hnpact Analysis
X
19.
Signage Plan
FORMA Page 2 of 3
11. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner
or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject
property or his or her agent or nominee.
Anplicant is Not Owner
If the Applicant is not the owner of record of the subject property, the application shall disclose the
legal capacity of the Applicant and the full name, address, and telephone number of the owner(s), In
addition, au affidavit of the owners(s) shall be filed with the application stating that the Applicant has
the authority from the owners(s) to make the application.
�• Applicant or Owner is Corporation or Partnership � •� --
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation or partnership, the application shall disclose the name and address of the corporation's
officers, directors, and registered agents, or the partnership's general partners and those shareholders
or limited partners owning in excess of five percent of the outstanding stock or interest in the
corporation or interest shared by the limited partners.
Aonlicant or Owner is a land Trust
If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address,
telephone number, and extent of interest of each beneficiary shall be disclosed in the application.
12. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
such wdes.
I hereby request that a public hearing to consider this application be held before the Planning and
Zoning Commission, and thereafter that a recommendation be forwarded to the City Council for the
adoption of an ordinances) granting the requested action(s), including any modifications to this
application or conditions of approval recommended by the Zoning Board of Appeals or City Council.
Sienature of Annlicanttsl
FORMA Page 3 of 3
FORM B File Number Z-928
ZONING MAP AMENDMENT (REZONING)
Planning and Zoning Commission
City of McHenry
333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173
Table 33 of the City of McHenry Zoning Ordinance provides that in recommending approval of a Zoning
Map Amendment (Rezoning), the Platming and Zoning Commission shall transmit to the City Council
written fmdings that all of the conditions listed belotiv apply to the requested action.
Please respond to each of these conditions as it relates to your request
1. Compatible with Use or Zonine of Environs
The proposed uses) or the uses permitted under the proposed zoning classification are compatible with
existing uses or existing zoning of property in the environs.
The rezonine to C-5 (Hi away wmmercial) will allow the gas station to serve the nei boring
companies and stores within the Industrial Park and any travelers alont; Rt 31
2. Supported by Trend of Development
The trend of development in the general area since the original zoning of the affected property was
established supports the proposed uses) or zoning classification.
The rezonine to C-5 (Highway Commercial) will thrive within the surrounding area that includes I-1
(Industrial) and C-5 (IIighwav Commercial along with any traffic that passes on Rt 31
3. Consistent with Comprehensive Plan Objectives
The proposed uses) or zoning classification is in harmony with the objectives of the Comprehensive Plan
of the City as viewed in light of any changed conditions since the adoption of the Plan.
The rezonine to C-5 (Hi Ig i<vay Commercial) will thrive within the surrounding area that includes I-1
(Industrial) and C-5 (Highway Commercial along with any traffic that passes on Rt 31
4. Furthers Public Interest
The proposed uses) or zoning classification promotes the public interest and not solely the interest of the
applicant.
The
rezonine
to C-5
(HitzJtwav
commercial)
will
allow
the
eas station
to
serve the
nei
boring
companies
and
stores
within
the
Industrial
Park
and
any
travelers
alont=.
Rt
31.
FORM B Page 1 of 1
FORM C File Number Z-928
CONDITIONAL USE PERMIT
Planning and Zoning Commission
Cily 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 vour request.
I. Traffic
Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has
been minimized.
The
Ur'ODOSed
elan
is a
svnhoninG
use and not a destination Please
see attached
document
for a traffic
study
that
has
been
completed
for
this
site
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.
Speedways coal is to provide a safe environment for their workers and costumers alone with the
neiehborinG properties and will follow all required reGulations
3. Neihborhood 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 of a Gas station will fit harmoniously with the existinn natural or man-made character of
its surroundings S�eedway's goal is to provide a safe and invitine environment for their workers,
costumers and neighbors
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 pernitted uses in the district, nor generate disproportionate demand for ne�v
services or facilities, in such a way as to place undue burdens upon existing development in the area.
The proposed
use for a
Gas station will
not require
existinG community
facilities
or services to a decree
disproportionate
to that
normally expected
of
pernitted
uses in the
district
nor Generate disproportionate
demand
for new
services or facilities in such
a
wav as to place
undue
burdens upon existinG
development
F012M C Page 1 of 2
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.
Speedwav's coal is to provide a safe environment for their workers and costumers along with the
nei boringproperties and will follow all required reeulations
6. Other Factors
The proposed use is in hannony with all other elements of compatibility pertinent to the Conditional Use
and its particular location.
FO12M C Page 2 of 2
FORM D File Number Z-928
ZONING VARIANCE
Planning and Zoning Commission
City of McHenry
333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173
Table 32 of the City of McHemy Zoning Ordinance provides that in recommending approval or conditional
approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written
findings that all of the conditions listed Uelow apply to the requested action.
Please respond to each of these conditions as it relates to your request
1. Special Circumstances Not Found Elsewhere
Special circumstances exist that are particular to the property for which the variance is sought and that do not
apply generally to other properties in the same zoning district; and these circumstances are not of so general
or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them.
All variances that are beine reauested are due to the nature of the fueline center and are not site specific
2. Circumstances Relate to Property Only
Since a variance will affect the character of its surroundings long after a property changes hands, the special
circmnstances referenced herein relate only to the physical character of the land or buildings) for which a
variance is sought, such as dimensions, topography, or soil conditions; and they do not concern any business
or activity the present or prospective owner or tenant carries on or seeks to carry on therein, or to the
personal, business or financial circumstances of such owner or tenant or any other party with interest in the
property.
All variances that are beine reauested are due to the nature of the fueling center and to provide a safe and
clean environment for the workers and costumers Speedway is lookine to develop on this land with the
intention of beine there for a min of 25 years.
3. Not Resultine from Applicant Action
The special circumstances that are the basis for a variance have not resulted from any act of the applicant or
of any other party with interest in the property.
All variances that are beine reauested are due to the nature of the fueling center and to provide a safe and
clean enviromnent for the workers and costumers.
4. Unnecessary Hardship
The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue
hardship upon the applicant, as distinguished from a mere inconvenience.
The followine are the variances beine reauested alone with an explanation to why they are beine reauested
• The maximum driveway width on Dayton Street is 36 feet We are askine for a variance to have a �83
foot and �124 foot driveway width which will allow trucks to safely circuiate the site off of Dayton
Street.
FORM D Page 1 of 3
Speedway is built around automobile and truck traffic. The need for all vehicles to see Speedwav from a
distance and slow down safely to enter the site is a driving force for the freestanding signs in regards to
height, text size, and sauare footage. On the site itself the amount of signage is deemed necessary for the
safety of all drivers and to give clear direction of circulation. The following are the variauces being
requested for the signage.
o The zoning ordinance only allows for 2 wall signs that cannot exceed 144 square feet. We are
asking for a variance to allow for 3 wall signs which cannot exceed the 144 sauare feet limit.
o The zoning ordinance only allows for a free standing ID sipar to be no more than IS feet tall. We
are asking for a variance to allow for the uoal post sign to be at a height of 30 feet.
The zoning ordinance reauires a landscaped area of 8 feet by l5 feet every 15 narking spaces. We are
asking for a variance to allow for the 16 parking stalls in the front of the C-store without a narking
island. - We are also asking for a variance to allow for the striping instead of island;:.urbe by the tank
farms for easier circulation for the fuel tanker. During winter the absence of the 2 islands would also
create efficient snow plow route for a site that has a lot of auto traffic and no damase would occur to the
plow/curbs.
The zoning ordinance requires landscaping around the building foundation. We are asking for a variance
to allow for no landscaping around the building foundation. The nature of the retail business for
Speedwav mandates fi'eauent in/out pedestrian access at the C-Store therefor a foundation landscape can
become a tripping hazard by the entrances. The landscaping foundation can also become a place for
trash such as wrappers, cigarette buds. etc. Not Navin¢ a landscape foundation helps Speedwav
emplovees easily clean the area around the building. The required number of trees and plantings that
would have been around the foundation will be distributed around the C-Store landscaping.
5. Preserves Rights Conferred by District
A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by
other properties in the same zoning district, and does not confer a special privilege ordinarily denied to other
properties in the district.
The variances that are being reauested are in the nature of a fueling center and have nothing to do with the
surrounding properties.
6. Necessary for Use of Property
The granting of a variance is necessary not because it will increase the applicant's economic return, although
it may have this effect, but because without a variance the applicant will be deprived of any reasonable use
or enjoyment of the property.
All variances that are being reauested are due to the nature of the fueling center and to provide a safe and
clean environment for the workers and costumers.
7. Not Alter Local Character
The granting of a variance will not alter the essential character of the locality nor substantially impair
environmental quality, property values, or public safety or welfare in the vicinity.
All variances that are being reauested are due to the nature of the fueling center and to provide a safe and
clean enviromnent for the workers and costumers and will not have an adverse effect on the neighboring
8. Consistent with Zoning Ordinance and Comprehensive Plan
The granting of the variance will be in harmony with the general purpose and intent of the Zoning Ordinance
and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption.
The
granting of
the
variances
will
be
in
harmony
with
the
eneml
purpose
and
intent of
the
Zoning
Ordinance and
Comprehensive
Plan
of the
City and
will
help
provide
a
safe
and
clean environment
for the
FORM D Page 2 of 3
9. Minimum Variance Required
The variance requested is the minimum required to provide the applicant with reasonable use and enjoyment
of the property.
Yes the
variance
requested
is the
minimum
required
due
to
the
nature
of
the
fueline
center and
will
provide
the
ability
to provide
a safe
and
clean
environment for all
to
come to or
Hass by
the site
FORM D Page 3 of 3
1.Introduction.............................................................................................
2. Existing Conditions.................................................................................
SiteLocation............................................................................................
Existing Roadway System Characteristics ..............................................
Existing Traffic Volumes...............................�,.....,,................................,
CrashAnalysis.........................................................................................
3. Traffic Chaacteristics of the Proposed Development .................................
Prroposed Site and Development Plan ......................................................
Directional Distribution...........................................................................
Peak Hour Traffic Volumes.....................................................................
4. Projected Traffic Conditions....................................................................
Development Traffic Assignment...............:.:.........:................................
Background (No -Build) Traffic Conditions .............................................
Total Projected Traffic Volumes.............................................................
5. Traffic Analysis and Recommendations..................................................
TrafficAnalyses.......................................................................................
Discussion and Recommendations..........................................................
6. Conclusion...........................................................................
........................... 1
........................... 4
........................... 4
........................... 4
........................... 6
........................... 8
........................... 9
........................... 9
......................... 10
.........................10
......................... 13
.........................13
.........................13
.........................13
........................17
........................17
........................ 20
........................ 22
Speedway Gas Station KLO�
McHenry, Illinois f
Figures
Figure1—Site Location.......................................................................
Figure 2 —Aerial View of Site Location ..............................................
Figure 3 —Existing Roadway Characteristics ......................................
Figuri;�4 —Existing Traffic Volumes ...................................................
Figure 5 —Directional Distribution......................................................
Figure 6 —New Passenger Vehicle Site Traffic Assignment ...............
Figure 7 —Pass-By Site Traffic Assignment ........................................
Figure 8 —Year 2024 Total Projected Traffic Volumes ......................
4�Fi4z'
....................::?'1.....::......
Table 1— IL 31 with Albany Street/Prime Parkway —Crash Summary ................
Table 2 —Projected Site -Generated Traffic Volumes ............................................
Table 3 —Projected Site -Generated Traffic Volumes - Ezuations ........................
Table 4 —Capacity Analysis Results — IL 31 with Albany StreetlPrime Parkway
Table 5 —Capacity Analysis Results - Unsignalized.............................................
.8
12
12
18
19
Speedway Gns Station ��'/���
McHenry, Illinois ii `
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 Speedway gas
station to be located in McHenry, Illinois. The site, which is currently vacant, is located in the
southeast quadrant ofthe intersection ofIllinois Route 31(IL 31) with Dayton Street. As proposed,
the site will be developed with afull-service gas station with 16 passenger vehicle fueling
positions, two (2) truck fueling positions, and an approximately 4,600 squarefoot convenience
store. Access will be provided off 1L 31 via aright-in/right-out reshicted access drive and off
Dayton Street via a full access drive and an outbound -only one-way buck access drive. As part of
the development, anorth-south private roadway will connect Dayton Street and Albany Street on
the east side of the site, which will provide the site with signalized access off IL 31 via Albany
Street.
The purpose of this study was to examine background haffic conditions, assess the impact that the
proposed development will have on traffic conditions in the area, and determine if any roadway or
access improvements are necessary to accommodate traffic generated by the proposed
development.
Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows
an aerial view of the site area.
The sections of this report present the following:
• Existing roadway conditions
• A description of the proposed development
• Duectional distribution of the development traffic
• Vehicle hip generation for• the development
• Future traffic conditions including access to the development
• Traffic analyses for the weekday rooming and weekday evening peak hours
• Recommendations with respect to adequacy of the site access and adjacent roadway system
Traffic capacity analyses were conducted forthe weekday morning andweekdayeveningpeakhours
for the following conditions:
1. Existing Conditions —Analyze the capacity of the existing roadway system using existing
peak hom• traffic volumes in the surrounding area.
2. Projected Conditions —Analyze the capacity of the fuhue roadway system using the
projected traffic volumes that include the existing traffic volumes, ambient area growth not
amibutable to any particular development, and the hafiic estimated to be generated by the
proposed development.
Speedway Gas Station KL0�1 �
McHenry, Illinois 1
r�
s, ��.
VIA
J 9 E;
�� � Q hltHenry Counl:y Club
m
8 i.
< , � hicl lcn:y
C7
f�
:..�: n: 1
SITE l
Site Location
Creckskle Park
InJ:an
Ridge Park
i
hlorame'
Slalo P
Tigure 1
Speedway Gas Station ��'����
McHenry, Illinois 2
� ._ } ,.
'` ,. j
-.� < ..:.�rr�c
I r,
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 haffic control devices, and existing peakhour
traffic volumes.
Site Location
The site, which is currently vacant, is located in the southeast quadrant of the intersection of IL 31
with Dayton Sheet. Land uses in the vicinity of the site include office, commercial, and warehouse
uses, particularly along Albany Sheet, Dayton Street, and within the McHemy Corporate Center
to the southwest.
Existing Roadway Systetn Characteristics
The characteristics of the existing roadways near the development are described below and
illustrated in Figure 3.
Illinois Route 31 (IL 31) is a north -south arterial providing one lane in each direction. At its
signalized intersection with Albany SheebPrime Parkway, IL 31 provides exclusive left-tum,
tluough, and right -turn lanes in both directions. Exclusive turn lanes are also provided in both
directions at IL 31's `T'-intersection with Dayton Street. Ih 31 is under the jurisdiction of the
Illinois Department of Transportation (IDOT) and is designated as a Strategic Regional Arterial
(SRA). Ih 31 has a speed limit of 45 mph and according to 2016 IDOT data, caries an Average
Annual Daily Traffic (AADT) volume of 23,550 vehicles.
Albany Street/Prime Parkrvay is an east -west roadway generally providing one lane in each
direction. Albany Street extends east of IL 31 to Beldon Street while Prime Parkway extends west
of IL 31 to Miller Parkway. At its signalized intersection with IL 31, Albany Street provides a
single lane for all movements while Prime Parkway provides a combined left-turn/tluough lane
and an exclusive right -turn lane. Albany Street/Prime Parkway has a posted speed limit of 25 mph
and under the jurisdiction of the City of McHemy.
Dayton Street is an east -west local roadway between IL 31 and Beldon Street. It provides one lane
in each direction with access to multiple offices and commercial buildings. Dayton Street is under
stop sign conhol at its intersection with IL 31. It is under the jurisdiction of the City of McHemy
and is designated as a Class II Truck Route.
Speedway Gas Station ��0�
McHenry, Illinois 4
Existing Traffic Volumes
In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted
peakperiod traffic counts utilizing Miovision Scout Video Collection Units on Thursday, February
22, 2018 during the weekday morning (6:30 to 9:00 A.M.) and evening (4:00 to 6:30 P.M.) peak
periods at the intersections of II, 31 with Albany Sheet/Prime Parkway and Dayton Street.
The results of the traffic counts indicated that the morning peak hour of traffic occurs fiom 7:15
A.M. to 8:15 A.M. and the evening peak hour of haffic occurs from 4:15 P.M. to 5:15 P.M. Figure
4 illustrates the existing peak hour traffic volumes. Copies of the traffic count summary reports
are included in the Appendix.
Potential Improvement Programs in the Area
IDOT is currently conducting a preliminary engineering study for the improvement of IL 31 from
IL 176 to 1L 120. The improvements will consist of roadway widening and reconshuction to
provide rivo lanes in each direction separated by a median, bicycle and pedesh•ian
accommodations, and intersection improvements. Increased capacity of IL 31 would improve
operations for both the signalized and unsignalized intersections. Funding for Phase II engineering
is included in the Department's Fiscal Year 2018 — 2023 Proposed Highway Improvement
Program.
Speedway Gas Slntiwt ��'����
McHenry, Illinois 6
Crash Analysis
KLOA, Inc. obtained crash data from IDOT for the most recent available five years (2011 to 2015)
for the intersections of IL 31 with Albany Street(Prime Parkway and Dayton Sheet. The crash
data for the intersection of IL 31 with Albany Street/Prime Parkway is summarized in Table 1. A
review of the crash data indicated the following:
• The intersection of 1L 31 with Albany StreetlPrime Parkway experienced an average of
less than seven crashes per year, most of which were rear end crashes.
• The intersection of IL 31 with Dayton Street experienced only six crashes behveen 2011
and 2015, four of which were rear end accidents.
• No fatalities were reported at either of the study area intersections.
Table 1
IL 31 WITH ALBANY STREET/P1tIME PARKWAY — CRASH SUMMARY
2011
0
6
1
0
0
7
2012
0
5
1
0
0
7
2013
0
4
0
0
1
5
2014
1
3
0
1
0
5
2015
0
8
0
1
0
9
Total
1
26
2
2
1
32
Average
<1.0
5.2
<1.0
<1.0
<1.0
6.4
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).
Speedway Gas Station ��0�
McHenry, Illinois 8
In order to properly evaluate future haffic conditions in the sunounding area, it was necessary to
determine the haffic characteristics of the proposed development, including the duectional
dishibution and volumes of traffic that it will generate.
Proposed Site and Development Plan
As proposed, the site will be developed with a Speedway gas station with 16 passenger vehicle
fueling positions, rivo (2) truck fueling positions, and an approximately 4,600 square -foot
convenience store. In addition, approximately 27 passenger vehicle parking spaces and rivo truck
parking spaces will be provided. In order to provide more efficient access to and from IL 31,
particularly via the signalized intersection at Albany StreetlPrime Parkway, anorth-south private
roadway tivill be located along the east side of the site connecting Dayton Street with Albany Sheet.
This roadway will provide one lane in each direction and its approaches at Dayton Street will be
wide enough to accommodate truck touting movements. Access to the development will be
provided via the following:
Right-Iu/Right-Out Access Drive. A reshicted access drive will be located approximately
200 feet south of Dayton Street on IL 31. This access drive will provide one inbound lane
and one outbound lane with turning movements restricted to right-hu;rs Drily via a raised
triangular island and appropriate signage. Outbound movements will be under stop sign
control. This access drive will provide access to the passenger vehicle fueling positions
and convenience store only, which will limit the on -site interaction beriveen passenger
vehicles and trucks. Given the proximity of the access drive within the taper of the existing
right -turn lane at Dayton Street, the turn lane should be extended to provide aright -turn
lane.
Passenger Vehicle Access Drive. Afull-movement access drive offDayton Street that will
be located approximately 150 feet east ofIL 31. This access drive will provide one inbound
lane and one outbound lane with outbound movements under stop sign control. This access
drive will serve the passenger vehicle fueling positions and the convenience store.
Outbound Truck Access Drive. An outbound -only access drive off Dayton Sheet will be
located approximately 325 feet east of IL 31. The buck fueling positions and rivo buck
puking spaces will be located along this one-way access drive which will therefore be
restricted to trucks only. The access drive will be wide enough to accommodate outbound
truck movements and will be under stop sign control.
Inbound Truck Access Drive. An inbound -only access drive off the north -south private
roadway will be teshicted to trucks entering the truck fueling positions. The intersection
will be wide enough to accommodate hock turning movements fiom the north and the
south.
A site plan depicting the proposed development layout and access is included in the Appendix.
Speedway Gns Station ��0�
McHenry, Illinois 9
Directional Distribution
The directions fiom which customers and employees of the proposed Speedway gas station will
approach and depart the site were estimated based on existing travel patterns, as determined fiom
the traffic counts. Figure 5 illushates the directional distribution of the development -generated
haffic.
Peak Hour Traffic Volumes
The number of peak hom• hips estimated to be generated by the prroposed Speedway gas stativii was
based on vehicle hip generation rates contained in Tiip Generation Manual, 9a' Edition, published by
the Institute of Transportation Engineers (ITE). The "Gas Station with Convenience Store" (Land -Use
Code 945) rate was used for the passenger vehicle fueling positions. The trip generation for the truck
fueling stations. was based on information previously provided, which indicates that the fueling of
one hock takes approximately 15 minutes. As such, hvo hock fueling stations will process
approximately eight tracks per hour.
It is important to note that surveys conducted by ITE have shown that approximately 60 percent
of trips made to gas stations are diverted fiom the existing haffic on the roadway system inclusive
of both passenger vehicles and hocks. This is particularly true during the weekday morning and
evening peak hours wheh traffic is diverted from the home -to -work and work -to -home trips. Such
diverted trips are referred to aspass-by traffic. As such, a 60 percent pass -by reduction was applied
to the trips projected to be generated by the proposed development.
Table 2 summarizes the trips projected to be generated by the proposed development and Table 3
summarizes the equations utilized from the ITE Ti•ip Generation Mamral.
Speeclmay Gas Station /CLOD
McHenry, Illinois 10
11
Table 2
SITE -GENERATED TRAFFIC VOLUMES
Gas Station with
945 Convenience Stme
82
81
163
108 108
216
2,604
(16 Fueling Positions)
2 Ttuck Fueling Positions
8
8 �
16
8 8
16
384
60%Pass By Reduction
-54�
-Z08
-70 -70
-140
-1.792
Total New Trips
36
35
71
46 46
92
1,196
Table 3
PROJECTED SITE -GENERATED
TRAFFIC VOLUMES -EQUATIONS
�
i _
�
�
Gas Station with
945 Convenience Store
T=10.16(�
T=13.51(3�
T=162.78(�
(Fueling Positions)
T=Number of Trips X=Fueling Positions
Speedway Gas Station ��0�
McHenry, Illinois 12
The total projected haffic volumes include the existing haffic volumes, increase in background
traffic due to growth, and the traffic estimated to be generated by the proposed subject
development.
Development Traffic Assignment
The estimated weekday morning and evening peak hour haffic volumes that will be generated by
the proposed development were assigned to the roadway system in accordance with the previously
described directional distribution (Figure 5). Figure 6 illustrates the traffic assignment of the new
vehicle hips and Figure 7 illustrates the haffic assignment of the pass -by hips generated by the
proposed development.
Background (No -Build) Traffic Conditions
The existing Ih 31 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 athibutable to any
particular planned development). Based on ADT projections provided by the Chicago
Metropolitan Agency for Planning (CHAP) in a letter dated March $, 2018, an increase of
approximately 16 percent over six years (buildout year plus five years) was applied to project Year
2024 conditions. It should be noted that this increase is based on the assumption that the West
McHemy Bypass will not be built in order to provide a conservative (worst -case) scenario. A copy
of the CHAP 2040 projections letter is included in the Appendix.
Total Projected Traffic Volumes
The development -generated haffic (Figures 6 and 7) were added to the existing traffic volumes
increased by a regional growth factor to determine the Year 2024 total projected traffic volumes
as illustrated in Figure 8.
Speedway Gas Slalion ��O
McHenry, Illinois 13
e �ru
Speedway
McHenry, Illinois
NOT TO SCALE
q
4 y es ��i
.� iror
/ ��.
P�. ?�� ,�
0 y Zr �1g1/\yam ` z /?/
�� P i���/Qr♦
� � tii �� DAYTON
� ` `o r B (j�j r "STREET
� . b� (� �!
it�� ,; � �
' i
a �•� SITE '
!
'� � i
•.
.� �
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.�
•� �� 1
' � �' i
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i m; i
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LEGEND
00
- AM PEAK HOUR
(7:15-8:15
AM)
(00)
- PM PEAK HOUR
(4:15-5:15
PM)
Estimated Site -Generated
Traffic Volumes
KL��
Job No: 1B-0a5 Figure: 6
14
���: NOT TO SCALE
�yM
x
/ � � /B/
,<,�S'`S rn3j '
,,, •,�o , *•�_
b ./p`� �'�r"ZO/y� �� DAYTON
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LEGEND
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Pass -By Traffic Volumes
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McHenry, Illinois
LEGEND
00
- AM PEAK HOUR
(7:15-8:15
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(00)
- PM PEAK HOUR
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Total Projected Traffic Volumes
Job No: 18-045 Figure: 8
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 existing (Year 2018) and Year 2024 total projected haffic
volumes.
The haffic analyses were performed using the methodologies outlined in the Transportation
Research Board's Highway Capacity Manual (HCM), 2010 and analyzed using the
Synchro/SimTraffic 9 softi♦vare. The analysis for the traffic -signal controlled intersections were
accomplished using actual cycle lengths, phasings and offsets to determine the average overall
vehicle delay and levels of service. 5ynclrro/SimTraffic 9 sofrivare was utilized to accurately
represent the operations of the existing and proposed unsignalized intersections within proximity
of the signalized intersection of IL 31 with Albany Street/Prime Parkway.
The analyses for the unsignalized intersections determine the average conhol delay to vehicles at
an intersection. Conhol delay is the elapsed time fiom 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,
vYhich is assigned a letter from A to F based on the average conhrol delay experienced by vehicles
passing through the intersection. The Highway Capacity Manual definitions for levels of service
and the corresponding conhol 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 Year 2024 total projected conditions are presented in
Tables 4 and 5. A discussion of each intersection follows. Summary sheets for the capacity
analyses are included in the Appendix.
Speedway Gas Station ��0�
McHenry, Illinois 17
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Table 5
CAPACITY
— UNSIGNALIZED
Existing Conditions
IL 31 with Dayton Street
• Westbound Approach C 16.3
• Southbound Left Turns B 10.1
Year 2024 Projected Condidmrs
II.31 with Dayton Streett
• Westbound Approach E
• Southbound Left Tltms B
IL 31 with Proposed Right-ht/Right-Out Access Drive
• Westbound Approach C
Dayton Sheet with Proposed Passenger Vehicle Access Drive
• Northbound Approach A
Dayton Street with Proposed Truck Access Drive
• Westbound Approach B
LOS =Level of Service
Delay is measured in seconds.
Note: AIi intersections operate under two-way stop sign control
F
C
34.3 F
11.8 E
16.1 F
9.7 A
10.8 B
75.2
20.5
99.9+
46.6
99.9+
9.3
10.3
Speedwny Gas Station ��'����
McHenry, Il/inois 19
Discussion and Recommendations
The following summarizes how the intersections are projected to operate and identifies any
roadway and h•affic control hnprovements necessary to accommodate the development -generated
traffic.
IL 31 with Albany Street/Prune Parinvay
The results of the capacity analyses indicate that this intersection currently operates at an overall
Level of Service (LOSS C during the weekday morning and evening peak hours. Observations of ' -
this intersection show that queuing currently occurs along IL 31 but clears within a single cycle.
Minor movements generally clear the intersection within a single cycle during both peak hours as
well.
Under projected conditions, this intersection will continue to operate at LOS C during the morning
peak hour and at LOS D during the evening peak hour. The increases in delay can primarily be
attributed to the increase in background haffic growth of the t}uough traffic on IL 31. The
westbound single lane approach will continue to accommodate traffic volumes and operate at
acceptable levels of service. Fmrthermore, the tluough movements on Ih 31 will operate at LOS D
during both peak hours. While queuing of tluough traffic will continue to occur, the queues will
clear the intersection during both the morning and evening peak hours. Furthermore, as previously
described, the potential roadway improvements for the West McHemy Bypass Route and IL 31
highway improvements will improve future traffic conditions along the IL 31 corridor by
decreasing the projected traffic growth or increasing capacity of the roadway.
IL 31 with Dayton Street
The results of the capacity analyses show that this intersection operates at LOS C during the
morning peak hour and LOS F during the evening peak hour•. These levels of service can be
expected when a minor roadway intersects a major roadway like IL 31 under stop sign control.
Observations of the intersection and a review of the haffic counts show that a limited number of
vehicles choose to turn left onto IL 31 at tlris intersection during the peak hours. However, those
that do were often observed to utilize the existing striped median to complete their maneuver• in
order to reduce delay. It should be noted that additional gaps in traffic are created by the signalized
intersections to the north and south at Shamrock Lane and Albany Street/Prime Parkway,
respectively, which were not taken into account in the results of the analyses.
Speedway Gas Station KLO�
McHenry, Illinois 20
Under projected conditions with the development of the site, the average delays experienced by
the inbound and outbound maneuvers at this intersection will increase resulting iu LOS E and F
during the morning and evening peak hours, respectively. Given the proximity of the access drives
and distance to the signalized intersection at Albany StreetlPrirne Parkway, it is anticipated that a
large portion of site traffic desiring to turn left onto IL 31 will do so at Albany Street via the
proposed North -South Private Roadway. However, in order to significantly improve the operations
and decrease the delay at Dayton Street, consideration should be given to the widening of Dayton
Street to allow for an exclusive IeR-turn and an exclusive right -turn outbound lane. The lanes
should extend approximately 150 feet east of IL 31. In order to reduce conflicts with the proposed
right-in/right-out access drive off IL 31, the northbound right-tum lane on IL 31 should L
extended through the access drive to remove the right-in(right-out from the influence of the taper.
Furthermore, the results of the analyses indicate that the existing southbound left -turn lane with
approximately 180 feet of storage will continue to accommodate the projected southbound left-
turnmovements during the morning and evening peak hours.
IL 31 tivith Proposed Right-IttlRight-Out Access Drive
The results of the capacity analysis indicate that this access drive will operate at LOS C during the
morning peak hour and LOS F during the evening peak hour, which can be expected given the
high volume of traffic along IL 31. However, due to the proximity of the access drive to the traffic
signal at Albany Street, additional gaps are created in the IL 31 traffic stream allowing more
vehicles to exit than represented by the results of the analyses.
When the projected right -turn traffic volumes are compared to the turn lane warrant guidelines
published in Chapter 36 of the IDOT Bureau of Design mrd Envtronn:ent (BDE) Manual, an
exclusive right -turn lane is warranted during the evening peak hour. This right -turn lane should
be an extension of the existing right -turn lane at Dayton Street.
Proposed Nord-Soutlr Private Roadway
In order to improve access to and from IL 31, a connection from Dayton Street to Albany Street
will be provided. To promote the use of this connection, signage should be provided on site and
at the Dayton Street proposed access drives to divert the traffic to Albany Street and its signalized
intersection with IL 31. This roadway will provide one lane in each direction with outbound
movements under stop sign control at its approaches to Dayton Street and Albany Street. Given
the limited traffic on Dayton Sheet and Albany Street, both intersections will operate at acceptable
levels of service.
Dnytou Street Access Drives
The results of the capacity analysis indicate that the t�vo access drives will operate at good levels
of service during the peak hours.
Speedivny Gas Sfntion KLOi4
McHenry, Illinois 21
Based on the preceding analyses and recommendations, the following conclusions have been
made:
• The traffic projected to be generated by the proposed Speedway gas station will be reduced
due to pass -by or diverted trips from the existing traffic on IL 31.
d1. a.
• The proposed access system will be adequate in accommodating the traffic projected to be
generated by the proposed development and will limit the number of conflicts between
passenger vehicle- and hock -generated trips while providing efficient and flexible access.
• In order to reduce the delays at the intersection of IL 31 with Dayton Street, the westbound
approach should be widened to allow for an exclusive left -turn lane and an exclusive right-
hunlane.
• When the projected traffic volumes are compared to the tom -lane warrant guidelines
published in Chapter 36 of the IDOT BDE Manual, a northbound right -turn lane on IL 31
at the proposed right-in/right-out access drive will be warranted during the evening peak
hour. This turn lane should be provided in conjunction with the extension of the existing
right-hun lane at Dayton Street.
• The provision of a roadway between Dayton Street and Albany Street will increase access
flexibility and reduce the traffic on Dayton Sheet.
• Signage should be provided on site directing exiting customer traffic to the haffic signal at
the intersection of II.31 with Albany Sheet/Prime Parkway.
Speedway Gas Station KLO�
McHenry, Illinois 22
��
Appendix
Traffic Count Summary Sheets
Site Plan
Level of Service Criteria
Capacity Analysis Summary Sheets
Count Summary Sheets
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Level of Service Criteria
CRITERIA
A Favorable progression. Most vehicles anive during the <10
green indication and travel tluough the intersection without
stopping.
ct i
B Good progression, with more vehiclesJstopping than for >10 - 20
Level of Service A.
C Individual cycle failures (i.e, one or more queued vehicles >20 - 35
are not able to depart as a result of insufficient capacity
during the cycle) may begin to appear. Number of vehicles
stopping is significant, although many vehicles still pass
through the intersection without stopping.
D The volume -to -capacity ratio is high and either progression >35 - 55
is ineffective or the cycle length is too long. Many vehicles
stop and individual cycle failures are noticeable.
E Progression is unfavorable. The volume -to -capacity ratio >55 - 80
is high and the cycle length is long. Individual cycle
failures are frequent.
F The volume -to -capacity ratio is very high, progression is >80.0
very poor, and the cycle length is long. Most cycles fail to
clear the queue.
A 0-10
B > 10 -15
C >15-25
D >25-35
E >35-50
F > 50
Analysis Summary Sh
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street 03112/2018
Traffic Volume (vph)
32
3
32
14
4
9
289
612
21
30
897
182
Future Volume (vph)
32
3
32
14
4
9
289
612
21
30
897
182
Ideal Flow (vphpl)
1900
1900
1900
1900
1900
1900
1900
2000
1900
1900
2000
1900
Lane Width (ft)
12
12
12
12
12
12
12
12
10
12
12
12
Grade (%)
0°k
0%
0%
0%
Storage Length (ff)
0
130
0
0
90
90
150
160
Storage Lanes
0
1
0
0
1
1
1
1
Taper Length (ft)
25
25
150
180
Lane Util. Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Ped Bike Factor
Frt
0.850
0.956
0.850
0.850
Flt Protected
0.956
0.975
0.950
0.950
Satd. Flow (prof)
0
1602
1357
0
1263
0
1736
1887
1267
1752
1923
1583
Flt Permitted
0.719
0.817
0.065
0.398
Satd. Flow (perm)
0
1205
1357
0
1059
0
119
1887
1267
734
1923
1583
Right Tum on Red
Yes
Yes
Yes
Yes
Satd. Flow (RTOR)
95
10
64
111
Link Speed (mph)
25
25
45
45
Link Distance (fl)
710
423
572
1008
Travel Time (s)
19.4
11.5
8.7
15.3
Con0. Peds. (#!hr)
Con0. Bikes (#mr)
Peak Hour Factor
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
Growth Factor
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
Heavy Vehicles (°k)
9%
67°k
19%
36%
0%
67%
4%
6%
19%
3%
4°k
2%
Bus Blockages (#mr)
0
0
0
0
0
0
0
0
0
0
0
0
Parking (!#hr)
Mid -Block Traffic (%)
0%
0%
0%
0%
Shared Lane Traffic (%)
Lane Group Flow (vph)
0
40
37
0
31
0
332
703
24
34
1031
209
Turn Type
Perm
NA
Perm
Perm
NA
pm+pt
NA
Perm
pm+pt
NA
Perm
Protected Phases
4
8
5
2
1
6
Permitted Phases
4
4
8
2
2
6
6
Detector Phase
4
4
4
8
8
5
2
2
1
6
6
Switch Phase
Minimum Ini0al (s)
8.0
8.0
8.0
8.0
8.0
3.0
15.0
15.0
3.0
15.0
15.0
MinimumSplit(s)
14.5
14.5
14.5
14.5
14.5
6.5
21.5
21.5
6.5
21.5
21.5
Total Split (s)
20.0
20.0
20.0
20.0
20.0
22.0
87.0
87.0
13.0
78.0
78.0
Total Split (%)
16.7°k
16.7°h
16.7%
16.7%
16.7°k
18.3%
72.5%
72.5%
10.8%
65.0%
65.0°k
Yellow Time (s)
4.5
4.5
4.5
4.5
4.5
3.5
4.5
4.5
3.5
4.5
4.5
All -Red Time (s)
2.0
2.0
2.0
2.0
2.0
0.0
2.0
2.0
0.0
2.0
2.0
Lost Time Adjust (s)
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Lost Time (s)
6.5
6.5
6.5
3.5
6.5
6.5
3.5
6.5
6.5
LeadlLag
Lead
Lag
Lag
Lead
Lag
Lag
Lead -Lag Optimize?
Yes
Yes
Yes
Yes
Yes
Yes
Recall Mode
None
None
None
None
None
None
C-Min
C-Min
None
C-Min
C-Min
Act Eifct Green (s)
11.1
11.1
11.1
101.8
94.6
94.6
83.1
74.6
74.6
Actuated g/C Ratio
0.09
0.09
0.09
0.85
0.79
0.79
0.69
0.62
0.62
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
AM Existing
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street o3/1212018
anaGroup EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SB
vlc Ratio
0.36
0.18
0.29
0.88
0.47
0.02
0.06
0.86
0.20
Control Delay
59.6
1.8
44.6
56.5
7.6
0.0
3.8
29.1
5.6
Queue Delay
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Delay
59.6
1.8
44.6
56.5
7.6
0.0
3.8
29.1
5.6
LOS
E
A
D
E
A
A
A
C
A
Approach Delay
31.8
44.6
22.8
24.5
Approach LOS
C
D
C
C
Queue L>>nglh 50th (ft)
30
0
15
186
212
0
4
656
31
Queue Length 951h (ft)
63
0
44
#356
302
0
10
#846
62
Internal Link Dist (ft)
630
343
492
928
Turn Bay Length (fl)
130
90
90
150
160
Base Capacity(vph)
135
236
128
379
1487
1012
613
1197
1027
Starvation Cap Reductn
0
0
0
0
0
0
0
0
0
Spillback Cap Reductn
D
0
0
0
0
0
0
0
0
Storage Cap Reductn
0
0
0
0
0
0
0
0
0
Reduced v/c Ratio
0.30
0.16
0.24
0.88
0.47
0.02
0.06
0.86
0.20
nlerseclionSummary _-_.__-- -- __ _ � `.�
Area Type: Other
Cycle Lenglh:120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:NBTL and 6:SBTL, Start of Green
Natural Cycle: 90
Conhol Type: Actuated -Coordinated
Maximum vlc Ratio: 0.88
Intersec0on Signal Delay: 24.3 Intersection LOS: C
Intersection Capacity Utilization 83.2% ICU Level of Service E
Analysis Period (min)15
# 951h percentile volume exceeds capacity, queue may be longer.
Queue shovm is maximum after two cycles.
18-045 - IL 37 Speedway- McHenry Synchro 9 Report
AM Existing
HCM Unsignalized Intersection Capacity Analysis
2: IL 31 &Dayton Street 03112I2018
ovemenl WBL WBR NBT NBR SBL SBJ
Lane Configurations
�
'�
�
�
T
TraKic Volume (vehm)
3
24
619
32
71
1113
Future Volume (Vehm)
3
24
619
32
71
1113
Sign Control
Stop
Free
Free
Grade
0%
0%
0%
Peak Hour Factor
0.86
0.86
0.86
0.86
0.86
0.86
Hourly flow rate (vph)
3
28
720
37
83
1294
Pedestdans
Lane Width (ft)
Walking Speed (fUs)
Percent Blockage
Right turn Bare (veh)
Median type
TWLTL
None
Median storage veh)
2
Upstream signal (ft)
1008
pX, platoon unblocked
0.84
0.84
0.84
vC, conflicting volume
2180
720
757
vC1, stage 1 cenf vol
720
vC2, stage 2 conf vol
1460
vCu, unblocked vol
2310
571
615
tC, single (s)
6.7
6.4
4.2
tC, 2 stage (s)
5.7
lF (s)
3.8
3.5
2.3
p0 queue tree %
98
93
90
cM capacity (vehm)
148
408
794
traction, Lane k
WB 1
N81
NB 2
SB 1
SB 2 )
Volume Total
31
720
37
83
1294
Volume Lek
3
0
0
83
0
Volume Right
28
0
37
0
0
cSH
349
1700
1700
794
1700
Volume to Capacity
0.09
0.42
0.02
0.10
0.76
Queue Length 951h (ft)
7
0
0
9
0
Control Delay (s)
16.3
0.0
0.0
10.1
0.0
Lane LOS
C
B
Approach Delay (s)
16.3
0.0
0.6
Approach LOS
C
�
OtQt�s�Ilon Summary
Average Delay
0.6
Intersection Capacity Utilization
68.6%
ICU
Level of Service C
Analysis Period
(min)
15
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
AM Existing
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street 03112I2018
).aneGroup
EBL
EBT
EBR
WBL
WBT
WBR
NBL
NBi
NBR
SBL
SBT
SBI�
Lane Configura8ons
+1'
�
�
'�
�
�
►�
�.
(v
Traffic Volume (vph)
207
2
263
53
3
30
76
971
6
5
879
60
Future Volume (vph)
207
2
263
53
3
30
76
971
6
5
879
60
Ideal Flow (vphpl)
190D
1900
1900
1900
1900
1900
1900
2000
1900
1900
2000
1900
Lane tMdth (ft)
12
12
12
12
12
12
12
12
10
12
12
12
Grade (%)
0%
0%
0°k
0%
Storage Length (ft)
0
130
0
0
90
90
150
160
Storage Lanes
0
�:� 1
.. 0
0
1
1
1
1
TaperLenglh(fl)
25
25
150
180
Lane Util. Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Ped Bike Factor
Frt
0.850
0.953
0.850
0.850
Flt Protected
0.953
0.970
0.950
0.950
Satd, flow (prof)
0
1776
1553
0
1678
0
1626
1961
1268
1805
1942
1568
Flt Permitted
0.677
0.528
0.101
0.097
Satd. Flow (perm)
0
1261
1553
0
913
0
173
1961
1288
184
1942
1568
flight Turn on Red
Yes
Yes
Yes
Yes
Satd. Flow (RTOR)
227
20
59
59
Link Speed (mph)
25
25
45
45
Link Distance (fl)
710
423
572
1008
Travel Time (s)
19.4
11.5
8.7
15.3
ConO. Peds. (#mr)
Conti. Bikes (#mr)
Peak Hour Factor
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
Growth Factor
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
Heavy Vehicles(%)
2%
0°k
4°%
4°k
67°k
0%
11°k
2°k
17%
0%
3°h
3%
Bus Blockages (#/hr)
0
0
0
0
0
0
0
0
0
0
0
0
Parking (#mr)
Mid -Block Traffic (%)
0%
0%
0%
0%
Shared Lane Traffic (°k)
Lane Group Flow (vph)
0
225
283
0
92
0
82
1044
6
5
945
65
Tum Type
Perm
NA
Perm
Perm
NA
pm+pt
NA
Perm
pm+pt
NA
Perm
Protected Phases
4
8
5
2
1
6
Permitted Phases
4
4
8
2
2
6
6
Detector Phase
4
4
4
8
8
5
2
2
1
6
6
Switch Phase
Minimum IniBal (s)
8.0
8.0
8.0
8.0
8.0
3.0
15.0
15.0
3.0
15.0
15.0
Minimum Splits)
14.5
14.5
14.5
14.5
14.5
6.5
21.5
21.5
6.5
21.5
21.5
Total Split (s)
39.0
39.0
39.0
39.0
39.0
13.0
78.0
78.0
13.0
78.0
78.0
Total Split (%)
30.0%
30.0°k
30.0%
30.0%
30.0%
10.0%
60.0%
60.0%
10.0°k
60.0°l0
60.0%
Yellow Time (s)
4.5
4.5
4.5
4.5
4.5
3.5
4.5
4.5
3.5
4.5
4.5
All -Red Time (s)
2.0
2.0
2.0
2.0
2.0
0.0
2.0
2.0
0.0
2.0
2.0
Lost Time Adjust (s)
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Lost Time (s)
6.5
6.5
6.5
3.5
6.5
6.5
3.5
6.5
6.5
Lead/Lag
Lead
Lag
Lag
Lead
Lag
Lag
Lead -Lag Optim¢e?
Yes
Yes
Yes
Yes
Yes
Yes
Recall Mode
None
None
None
None
None
None
C-Min
C-Min
None
C-Min
C-Min
Act EHcI Green (s)
28.8
28.8
28.8
91.2
86.4
86.4
85.5
77.4
77.4
Actuated g/C Ratio
0.22
0.22
0.22
0.70
0.66
0.66
0.66
0.60
0.60
18-045 - IL 31 Speedway -McHenry
Synchro 9
Report
PM Existing
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street 03/12/2018
bane Group EBL E8T EBR WBL WBT WBR NBL NBT NBR SBL SBT S8
vlc Ratio 0.81 0.54 0.42 0.40 0.80 0.01 0.03 0.82 0.07
Control Delay 69.4 13.7 38.9 12.8 23.3 0.0 7.4 29.4 4.0
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 69.4 13.7 38.9 12.8 23.3 0.0 7.4 29.4 4.0
LOS E B D B C A A C A
Approach Delay 38.4 38.9 22.4 27.7
Approach LOS D D C C
>=Ouer�e Length 501h (ft) 176 37 50 21 6OP: 0 1 632 2
Queue Length 951h (ft) #278 122 105 40 #1089 0 6 #973 24
Internal Link Dist (ft) 630 343 492 928
Turn Bay Length (ft) 130 90 90 150 160
Base Capacity(vph) 315 558 243 227 13D3 876 245 1156 957
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0
Reduced vlc Ratio 0.71 0.51 0.38 0.36 0.80 0.01 0.02 0.82 0.07
Intersection Summary
Area Type: Other
Cycle Lenglh:130
Actuated Cycle Lenglh:l3D
OHset:127 (96°k), Referenced to phase 2:NBTL and 6:SBTL, Start of Green
Natural Cycle: 90
ConUol Type: Actuated -Coordinated
Maximum v/c Ra6o: 0.82
Intersec0on Signal Delay: 27.9 Intersec8on LOS: C
Intersec0on Capacity Utiliza0on 83.2% ICU Level of Service E
Anatysis Pedod (min)15
# 95th percen0le volume exceeds capacity, queue may be longer.
Queue shown Is maximum after two cycles.
Splits and Phases: 1: IL 31 & Pdme ParkwavlAlbanv SUeet
ti©1
T�z R,
--►��
13s
s - ---
I - - __ -
■ 05 R
39s
�1-
03
.y�
OS
13s
73s -
-39s
--
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
PM Existing
HCM Unsignalized Intersection Capacity Analysis
2: IL 31 &Dayton Street 03/12I2018
Lane Configurations
TraKc Volume (vehm)
Future Volume (Vehm)
Sign Control
Grade
Peak Hour Factor
Hourly Oow rate (vph)
,Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right tum Bare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume
vC1, stage 1 conf vol
vC2, stage 2 coot vol
vCu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
p0 queue tree °k
cM capacity (vehm)
WBL WBR N8T NBR SBL SBT -
3
76
1212
4
7
950
3
76
1212
4
7
950
Stop
Free
Free
0%
0%
0%
0.95
0.95
0.95
0.95
0.95
0.95
3
80
1276
4
7
1000
0.38
2290
1276
1014
3561
6.4
5.4
3.5
98
130
TWLTL
None
2
1008
0.38
0.38
1276
1280
916
926
6.2
4.4
3.3
37
127
2.5
97
240
Volume Total
83
1276
4
7
1000
Volume Left
3
0
0
7
0
Volume Right
80
0
4
0
0
cSH
127
1700
1700
240
1700
Volume to Capacity
0.65
0.75
0.00
0.03
0.59
Dueue Length 951h (ft)
87
0
0
2
0
Control Delay (s)
75.2
0.0
0.0
20.5
0.0
Lane LOS
F
C
Approach Delay (s)
75.2
0.0
0.1
Approach LOS
F
nterseclion Summary
�
Average Delay
2.7
Intersection Capadty Utilization
75.3%
ICU
Level of SerNce D
Anatysis Period (min)
15
18-045 - IL 31 Speedway- McHenry Synchro 9 Report
PM Existing
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street 03/1212018
Lane Configurations
+T
F
�
'i
T
�'
'i
T
�'
Traffic Volume(vph)
32
3
32
38
4
9
289
726
22
30
1032
182
FulureVolume(vph)
32
3
32
38
4
9
289
726
22
30
1032
182
Ideal Flow (vphpl)
1900
1900
1900
1900
1900
1900
1900
2000
1900
1900
2000
1900
Lane Wdth (k)
12
12
12
12
12
12
12
12
10
12
12
12
Grade (%)
0%
0%
0%
0%
Storage Length (ft)
0
130
0
0
90
90
150
160
Storage Lanes
0
1
0
0
1
1
1
1 ,
Taper Length (tt)
25
25
150
180
Lane Util. Factor
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
Ped Bike Factor
Frf
0.850
0.977
0.850
0.850
Flt Protected
0.956
0.964
0.950
0.950
Sald. Flow (prot)
0
1602
1357
0
1295
0
1736
1887
1267
1752
1923
1583
Flt Permitted
0.774
0.755
0.052
0.340
Sald. Flow (perm)
0
1297
1357
0
1014
0
95
1887
1267
627
1923
1583
Right Turn on Red
Yes
Yes
Yes
Yes
Satd. Flow (RTOR)
95
7
64
97
Link Speed (mph)
25
25
45
45
Link Distance (tt)
710
423
572
788
Travel Time (s)
19.4
11.5
8.7
11.9
ConB. Peds. (#mr)
Confi. Bikes (#mr)
Peak Hour Factor
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
0.87
Growth Factor
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
Heavy Vehicles(%)
9%
67%
19%
36%
0°k
67%
4°k
6%
19%
3%
4%
2%
Bus Blockages (#mr)
0
0
0
0
0
0
0
0
0
0
0
0
Parking (#mr)
Mid -Block Traffic (%)
0%
0%
0%
0%
Shared Lane Traffic (%)
Lane Group Flow (vph)
D
40
37
0
59
0
332
834
25
34
1186
209
Turn Type
Perm
NA
Perm
Perm
NA
pm+pt
NA
Perm
pm+pt
NA
Perm
Protected Phases
4
8
5
2
1
6
Permitted Phases
4
4
8
2
2
6
6
Detector Phase
4
4
4
8
8
5
2
2
1
6
6
Svrilch Phase
Minimum Initial (s)
8.0
8.0
8.0
8.0
8.0
3.0
15.0
15.0
3.0
15.0
15.0
Minimum Split (s)
14.5
14.5
14.5
14.5
14.5
6.5
21.5
21.5
6.5
21.5
21.5
Total Split (s)
20.0
20.0
20.0
20.0
20.0
22.0
87.0
87.0
13.0
78.0
78.0
Total Split(%)
16.7%
16.7°k
16.7%
16.7%
16.7%
18.3%
72.5°k
72.5°k
10.8%
65.0%
65.0%
Yellow Time (s)
4.5
4.5
4.5
4.5
4.5
3.5
4.5
4.5
3.5
4.5
4.5
All -Red Time (s)
2.0
2.0
2.0
2.0
2.0
0.0
2.0
2.0
0.0
2.0
2.0
Lost Time Adjust (s)
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Lost Time (s)
6.5
6.5
6.5
3.5
6.5
8.5
3.5
6.5
6.5
Lead/Lag
Lead
Lag
Lag
Lead
Lag
Lag
Lead -Lag Optimize?
Yes
Yes
Yes
Yes
Yes
Yes
Recall Mode
None
None
None
None
None
None
C-Min
C-Min
None
GMin
C-Min
Act Effct Green (s)
11.5
11.5
11.5
101.4
94.2
94.2
83.1
74.7
74.7
Actuated g/C Ratio
0.10
0.10
0.10
0.84
0.78
0.78
0.69
0.62
0.62
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
AM Projected
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street o3/12/201a
�.ane Group
EBL
EBT
EBR
WBL WBT
WBR NBL
NBT
NBR
SBL
SBT
SBR
v/c Ratio
0.33
0.17
0.57
0.93
0.56
0.02
0.07
0.99
0.20
Control Delay
57.0
1.7
67.1
69.8
9.2
0.0
3.8
48.2
6.3
Queue Delay
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Total Delay
57.0
1.7
67.1
69.8
9.2
0.0
3.8
48.2
6.3
LOS
E
A
E
E
A
A
A
D
A
Approach Delay
30.4
67.1
25.9
41.1
Approach LOS
C
E
C
D
Queue Length 50th (ft)
29
0
39
206
294
0
4
-988
3F
Queue Length 95th (ft)
63
0
81
#382
401
0
10
#1175
67
Internal Link Dist (ft)
630
343
492
708
Turn Bay Length (ft)
130
90
90
150
160
Base Capacity(vph)
145
236
120
357
1481
1008
544
1196
1022
Starvation Cap Reductn
0
0
0
0
0
0
0
0
0
Spillback Cap Reductn
0
0
0
0
0
0
0
0
0
Storage Cap Reductn
0
0
0
0
0
0
0
0
0
Reduced vlc Ratio
0.28
0.16
0.49
0.93
0.56
0.02
0.06
0.99
0.20
)ntersection Summary _ _
Area Type: Other
Cycle Lengih:120
Actuated Cycle Lenglh:120
Offset: 0 (0°k), Referenced to phase 2:NBTL and 6:SBTL, Start of Green
Natural Cycle: 1i0
Control Type: Actuated -Coordinated
Maximum v/c Ratio: 0.99
Intersection Signal Delay: 34.8 Intersection LOS: C
Intersection Capacity Utilization 91.3% ICU Level of Service F
Analysis Period (min)15
Volume exceeds capacity, queue is theorellcelly infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue maybe longer.
Queue shown Is maximum after two cycles.
18-045 - IL 31 Speedway- McHenry Synchro 9 Report
AM Projected
HCM Unsignalized Intersection Capacity Analysis
2: IL 31 &Dayton Street o3112f2018
� � T � � j
ovement WBL WBR NBT NBR SBL SBT �
Lane Confgurations
�
�
T
�
'�
T
Traffic Volume (vehlh)
30
36
724
41
125
1221
FulureVolume(Vehm)
30
36
724
41
125
1221
Sign Control
Stop
Free
Free
Grade
0%
0%
0%
Peak Hour Factor
0.86
0.86
0.86
0.86
0.86
0.86
Hourly flour rate (vph)
35
42
842
48
145
1420
Pedestdans
Lane Width (ft)
Walking Speed (flls)
Percent Blockage
Right lum bare (veh)
Median type
TWLTL
None
Median storage veh)
2
Upstream signal (ft)
1008
pX, platoon unblocked
0.78
0.78
0.78
vC, con8icting volume
2552
842
890
vC1, stage 1 conf vol
842
vC2, stage 2 conf vol
1710
vCu, unblocked vol
2844
659
720
tC, single (s)
6.6
6.4
4.2
tC, 2 stage (s)
5.6
iF (s)
3.7
3.5
2.3
p0 queue tree %
67
88
79
cM capacity (vehm)
106
340
675
trepttolw��rfs#- WB1 W62 NB1 N82 SB't S&2 �
Volume Total
35
42
842
48
145
1420
Volume Left
35
0
0
0
145
0
Volume Right
0
42
0
48
0
0
cSH
106
340
1700
1700
675
1700
Volume to Capacity
0.33
0.12
0.50
0.03
0.21
0.84
Queue Length 95th (fl)
32
10
0
0
20
0
Control Delay (s)
55.1
17.1
0.0
0.0
11.8
0.0
Lane LOS
F
C
B
Approach Delay (s)
34.3
0.0
1.1
Approach LOS
D
�
tersec8ortsuroman!
Average Delay
1.7
Intersection Capacity U8lizafion
74.3%
ICU
Level
of Service D
Analysis Period (min)
15
18-045 - IL 31 Speedvray -McHenry Synchro 9 Report
AM Projected
HCM Unsignalized Intersection Capacity Analysis
3: IL 31 & RIRO o311212018
� � t � � 1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
�
T
�
�
Traffic Volume (vehm)
0
26
739
26
0
1251
Future Volume(Vehfn)
0
26
739
26
0
1251
Sign Control
Stop
Free
Free
Grade
0%
0%
0%
Peak Hour Factor
0.86
0.86
0.86
0.86
0.86
0.86
Hourly Bow rate (vph)
0
30
859
30
0
1455
Pedestrians
--
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right turn Oare (veh)
Median type
None
TWLTL
Median storage veh)
2
Upstream signal (ft)
788
pX, platoon unblocked
0.78
0.78
0.78
vC, con0icling volume
2314
859
889
vC1, stage 1 coot vol
859
vC2, stage 2 coot vol
1455
vCu, unblocked vol
2549
674
712
tC, single (s)
6.4
6.2
4.1
tC, 2 stage (s)
5.4
tF (s)
3.5
3.3
2.2
p0 queue Tree %
100
92
100
cM capacity (vehlh)
183
356
696
'[eetktr, k.BnalF WB 1 NB i NB 2 SB 1 I
Volume Total
30
859
30
1455
Volume Left
0
0
0
0
Volume Right
30
0
30
0
cSH
356
1700
1700
1700
Volume to Capacity
0.08
0.51
0.02
0.86
Queue Length 95th (ft)
7
0
0
0
Control Delay (s)
16.1
0.0
0.0
0.0
Lane LOS
C
Approach Delay (s)
16.1
0.0
0.0
Approach LOS
C
gtersecllon
Summary
Average Delay
0.2
Intersection Capacity Utilization
69.2%
ICU Level of Service C
Analysis Period (min)
15
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
AM Projected
HCM Unsignalized Intersection Capacity Analysis
4: Fueling Access &Dayton Street o31t212018
� Z � �-- � �
WBT NBL NBR
Lane Configura8ons
�
.�'
�
TraiBcVolume(veldh)
110
56
0
34
32
23
Future Volume(Vehm)
110
56
0
34
32
23
Sign Control
Free
Free
Stop
Grade
0%
0°%
0%
Peak Hour Factor
0.86
0.86
0.86
0.86
0.86
0.86
Hourly flow rate (vph)
128
65
0
40
37
27
Pedestrians
Lane VMdih (ft)
Walking Speed (fUs)
Percent Blockage
Right turn Bare (veh)
Median type
None
None
Median storage veh)
UpsUeam signal (ft)
pX, platoon unblocked
vC, conflicting volume
193
200
160
vC1, stage 1 coot vol
vC2, stage 2 cent vol
vCu, unblocked vol
193
200
160
tC, single (s)
4.1
6.4
6.2
tC, 2 stage (s)
lF (s)
2.2
3.5
3.3
p0 queue free %
100
95
97
cM capacity (veh/h)
1392
788
885
irecOon,Lane#
E81
Wet
N61_
Volume Total
193
40
64
Volume Left
0
0
37
Volume Right
65
0
27
cSH
1700
1392
826
Volume to Capacity
0.11
0.00
0.08
Queue Length 951h (R)
0
0
6
Control Delay (s)
0.0
0.0
9.7
Lane LOS
A
Approach Delay (s)
0.0
0.0
9.7
Approach LOS
A
Average Delay 2.1
Intersection Capacity Utilization 19.2% ICU Level of Service
Analysis Period (min) 15
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
AM Projected
HCM Unsignalized Intersection Capacity Analysis
5: Truck Fueling Lane &Dayton Street 03/12/2018
�vemenl
'EBT
EBR
WBL
WBT
NBL
NBR
Lane Configurations
�
T
�
Traffic Volume (vehm)
133
0
0
27
7
1
Future Volume (Vehm)
133
0
0
27
7
1
Sign Control
Free
Free
Stop
Grade
0%
0%
0%
Peak Hour Factor
0.86
0.86
0.86
0.86
0.86
0.86
Hourly Oow rate (vph)
155
0
0
31
8
1
Pedestrians
Lane Width (ft)
Walking Speed (fUs)
Percent Blockage
Right tum Flare (veh)
Median type
None
None
Median storage veh)
UpsUeam signal (ft)
pX, platoon unblocked
vC, conflicting volume
155
186
155
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
155
186
155
tC, single (s)
4.1
7.4
7.2
lC, 2 stage (s)
tF (s)
2.2
4.4
4.2
p0 queue free °h
100
99
100
cM capacity (vehm)
1438
624
687
WB 1
NB 1
irection, Lane #
EB 1
Volume Total
155
31
9
Volume Left
0
0
8
Volume Right
0
0
1
cSH
1700
1700
631
Volume to Capacity
0.09
0.02
0.01
Queue Length 95th (ft)
0
0
1
Control Delay (s)
0.0
0.0
10.8
Lane LOS
B
Approach Delay (s)
0.0
0.0
10.8
Approach LOS
B
Intersec0on Summary
I
Average Delay
0.5
Intersection Capacity Uliliza6on
17.0%
ICU
Level
of Service A
Analysis Period (min)
15
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
AM Projected
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street o3/1z/2D18
aneGroup EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SB
Lane Configurations $ � +�* ►j T � � � �
Traffic Volume (vph) 207 2 263 79 3 30 76 1146 7 5 1024 60
Future Volume (vph) 207 2 263 79 3 30 76 1146 7 5 1024 60
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 2000 1900 1900 2000 1900
Lane Width (ff) 12 12 12 12 12 12 12 12 10 12 12 12
Grade (%) 0% 0% 0% 0%
Storage Length (ft) 0 130 0 0 90 90 150 160
Storage lanes 0 1 0 ., 0 1 1 1 1
Taper Length (ft) 25 25 150 180
Lane Ulil. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.850 0.964 0.850 0.850
Flt Protected 0.953 0.966 0.950 0.950
Satd. Flow (prot) 0 1776 1553 0 1693 0 1626 1961 1288 1805 1942 1568
Flt Permitted 0.660 0.478 0.050 0.052
Satd. Flow (perm) 0 1230 1553 0 838 0 86 1961 1288 99 1942 1568
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 195 13 59 59
Link Speed (mph) 25 25 45 45
Link Distance (ft) 710 423 572 788
Travel Time (s) 19.4 11.5 8.7 11.9
Confl. Bikes (#mr)
Peak Hour Factor 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93 0.93
GrovAh Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
Heavy Vehicles (%) 2°k 0% 4% 4% 67°k 0% 11% 2% 17% 0% 3% 3%
Bus Blockages (#!hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#!hr)
Mid -Block Traffic (%) 0% U% 0% 0%
Shared Lane Traffic (%)
Lane Group Flow (vph) 0 225 283 0 120 0 82 1232 8 5 1101 65
Turn Type Perm NA Perm Perm NA pm+pt NA Perm pm+pt NA Perm
Protected Phases 4 8 5 2 1 6
Permiffed Phases 4 4 8 2 2 6 6
Detector Phase 4 4 4 8 8 5 2 2 1 6 6
Switch Phase
Minimum Initial (s) 8.0 8.0 8.0 8.0 8.0 3.0 15.0 15.0 3.0 15.0 15.0
Minimum Split (s) 14.5 14.5 14.5 14.5 14.5 6.5 21.5 21.5 6.5 21.5 21.5
Total Split (s) 39.0 39.0 39.0 39.0 39.0 13.0 78.0 78.0 13.0 78.0 78.0
Total Split (%) 30.0% 30.0% 30.0% 3D.0% 30.0% 10.0°k 60.0% 60.0% 10.0% 60.0% 60.0%
YellowTime(s) 4.5 4.5 4.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5
All -Red Time (s) 2.0 2.0 2.0 2.0 2.0 0.0 2.0 2.0 0.0 2.0 2.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 6.5 6.5 6.5 3.5 6.5 6.5 3.5 6.5 6.5
Lead/Lag Lead Lag Lag Lead Lag Lag
Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes
Recall Mode None None None None None None C-Min C-Min None C-Min C-Min
Act EHct Green (s) 29.2 29.2 29.2 90.8 86.0 86.0 85.0 76.9 76.9
Actuated gIC Ratio 0.22 0.22 0.22 0.70 0.66 0.66 0.65 0.59 0.59
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
PM Projected
Lanes, Volumes, Timings
1: IL 31 &Prime Parkway/Albany Street o3/12/2018
).ane Group EBL
EBT
EBR
WBL WBT WBR
NBL
NBT
NBR
SBL
SBT
SBR
vlc Ratio
0.82
0.57
0.61
0.56
0.95
0.01
0.04
0.96
0.07
Control Delay
70.2
18.2
52.9
31.4
37.6
0.0
7.8
45.0
4.0
Queue Delay
0.0
0.0
0,0
0.0
0.0
0.0
0.0
0.0
0.0
Total Delay
70.2
18.2
52.9
31.4
37.6
0.0
7.8
45.0
4.0
LOS
E
B
D
C
D
A
A
D
A
Approach Delay
41.2
52.9
37.0
42.6
Approach LOS
D
D
D
D
Queue Length 50th (ft)
175
59
,79
22
910
0
1
887
2
Queue Length 95th (ft)
#291
151
149
74
#1421
0
6
#1252
24
Internal Link Dist (ft)
630
343
492
708
Turn Bay Length (ft)
130
90
90
150
160
Base Capacity(vph)
307
534
219
172
1297
871
192
1149
951
Starvation Cap Reductn
0
0
0
0
0
0
0
0
0
Spillback Cap Reductn
0
0
0
0
0
0
0
0
0
Storage Cap Reducln
0
0
0
0
0
0
0
0
0
Reduced v/c Ratio
0.73
0.53
0.55
0.48
0.95
0.01
0.03
0.96
0.07
n[srsecUon
Summary
Area Type: Other
Cycle Length:130
Actuated Cycle Length: 130
Ofisel: 727 (98%), Referenced to phase 2:NBTL
and 6:SBTL, Start of Green
Natural Cycte:170
Control Type: Actuated -Coordinated
Maximum v/c Ratio: 0.96
Intersection Signal Delay: 40.4
Intersection LOS: D
Intersection Capacity Utilization 90.4%
ICU Level of Service E
Analysis Period (min)15
# 95th percentile volume exceeds capacity, queue may
be longer.
Queue shovm is maximum after two cycles.
Splits and Phases: 1: IL 31 & Pdme ParkwaylAlbany SUeet
©1
I �2
'�L7�
1��'-,
785 -
99s
`_`
`�
�R
F
\�S
■ 90
63
Is
7$s
�.39s
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
PM Projected
HCM Unsignalized Intersection Capacity Analysis
2: IL 31 &Dayton Street 03112/2018
� '� t P � 1
yement WBL WBR NBT NBR SBL SBT �
LaneConfgurations
'�
�
T
�
�
T
Traffic Volume (vehm)
29
95
1373
19
63
1069
Future Volume (Vehlh)
29
95
1373
19
63
1069
Sign Control
Slop
Free
Free
Grade
0%
0%
0%
Peak Hour Factor
0.95
0.95
0.95
0.95
0.95
0.95
Hourly flow rate (vph)
31
100
1445
20
66
1125
PedesUi-^s
Lane Width (fl)
Walking Speed (R/s)
Percent Blockage
Right lum flare (veh)
Median type
TWLTL
None
Median storage veh)
2
Upstream signal (ft)
1008
pX, platoon unblocked
0.38
0.38
0.38
vC, conflicting volume
2702
1445
1465
vC1, stage 1 conf vol
1445
vC2, stage 2 conf vol
1257
vCu, unblocked vol
4704
1353
1407
lC, single (s)
6.4
6.2
4.4
lC, 2 stage (s)
5.4
lF (s)
3.5
3.3
2.5
p0 queue free %
57
0
56
cM capacity (vehm)
72
68
150
ireclbn,
Lane#
WB 1
WB 2
NB 1
NB 2
SB 1
SB 2
Volume Total
31
100
1445
20
66
1125
Volume Left
31
0
0
0
66
0
Volume Right
0
100
0
20
0
0
cSH
72
68
1700
1700
150
1700
Volume to Capacity
0.43
1.46
0.85
0.01
0.44
0.66
Queue Length 95th (fl)
43
210
0
0
50
0
ConUol Delay (s)
89.3
374.9
0.0
0.0
46.6
0.0
Lane LOS
F
F
E
Approach Delay (s)
307.3
0.0
2.6
Approach LOS
F
iltersedton
summary
Average Delay
15.5
Intersection Capadty Utilization
84.8%
ICU
Level
of Service E
Analysis Period (min)
15
18-045 - IL 31 Speedaray -McHenry Synchro 9 Report
PM Projected
HCM Unsignalized Intersection Capacity Analysis
3: IL 31 & RIRO 0311212018
r � T � � 1
ovament
WBL
WBR NBT
NBR SBL SBT j
Lane Configurations
j'
T
('
T
Traffic Volume(veh/h)
0
45
1347
44
0
1098
Future Volume (Vehm)
0
45
1347
44
0
1098
Sign Control
Stop
Free
Free
Grade
0%
0%
0%
Peak Hour Factor
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Bow rate (vph)
0
47
1418
46
0
1156
Pede_srians
Lane Width (ff)
Walking Speed (ff/s)
Percent Blockage
Right turn flare (veh)
Median type
None
TWLTL
Median storage veh)
2
Upstream signal (ff)
786
pX, platoon unblocked
0.37
0.37
0.37
vC, confiicling volume
2574
1418
1464
vC1, stage 1 conf vol
1418
vC2, stage 2 conf vol
1156
vCu, unblocked vol
4384
1280
1403
tC, single (s)
6.4
6.2
4.1
LC, 2 stage (s)
5.4
lF (s)
3.5
3.3
2.2
p0 queue tree %
100
38
100
cM capacity (vehm)
89
76
184
Irodfon Lane# WB t NB 1 NB 2 SB 1
Volume Total
47
1418
4fi
1158
Volume Leff
0
0
0
0
Volume Right
47
0
46
0
cSH
76
1700
1700
1700
Volume to Capacity
0.62
0.83
0.03
0.68
Queue Length 95th (ft)
69
0
0
0
Control Delay (s)
109.5
0.0
0.0
0.0
Lane LOS
F
Approach Delay (s)
109.5
0.0
0.0
Approach LOS
F
�
ntersacUon
Summary
Average Delay
1.9
Intersection Capacity Utilization
80.9%
ICU Level of Service D
Analysis Period (min)
15
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
PM Projected
HCM Unsignalized Intersection Capacity Analysis
4: Fueling Access &Dayton Street o3/12/201a
Lane Configurations
'�+
Q
�
TraNic Volume (veh/h)
18
64
0
86
38
25
Future Volume(Vehm)
18
64
0
86
38
25
Sign Conhol
Free
Free
Stop
Grade
0%
0%
0%
Peak Hour Factor
0.95
0.95
0.95
0.95
0.95
0.95
Hourly flow rate(vph)
19
67
0
91
40
26
Pedestrians
--
Lane Width ((t)
Walking Speed ((fls)
Percent Blockage
Right turn flare (veh)
Median type
None
None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, cenfticting volume
86
144
52
vCt, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
86
144
52
tC, single (s)
4.1
6.4
6.2
tC, 2 stage (s)
tF (s)
2.2
3.5
3.3
p0 queue free %
100
95
97
cM capacity (vehm)
1523
854
1021
Irer41
EB 1
WB 1
NB 1
66
Volume Total
86
91
Volume Leff
0
0
40
Volume Right
67
0
26
cSH
1700
1523
913
Volume to Capacity
0.05
0.00
0.07
Queue Length 95th (ft)
0
0
6
Control Delay (s)
0.0
0.0
9.3
Lane LOS
A
Approach Delay (s)
0.0
0.0
9.3
Approach LOS
A
btersec8on
Summary
Average Delay
2.5
Intersection Capacity U61iza6on
15.2% ICU Level of Service A
Analysis Period (min)
15
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
PM Projected
HCM Unsignalized Intersection Capacity Analysis
5: Truck Fueling Lane &Dayton Street o3n2f2o16
Movement
EBT
EBR
WBL
WBT
NBL
NBR
Lane Configurations
�
�
►�
Traffic Volume (vehlh)
43
0
0
79
7
1
Future Volume (Vehm)
43
0
0
79
7
1
Sign ConUol
Free
Free
Stop
Grade
0%
0%
0%
Peak Hour Factor
0.95
0.95
0.95
0.95
0.95
0.95
Hourly Oow rate (vph)
45
0
0
83
7
1
Pedestdans
;�
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right lum flare (veh)
Median type
None
None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, cen0icling volume
45
128
45
vC1, stage 1 cen(vol
vC2, stage 2 cenf vol
vCu, unblocked vol
45
128
45
tC, single (s)
4.1
7.4
7.2
tC, 2 stage (s)
tF (s)
2.2
4.4
4.2
p0 queue tree %
100
99
100
cM capacity (vehm)
1576
679
804
EB 1
W81
'redion, Lane #
NB 1
�
Volume Total
45
83
8
Volume Left
0
0
7
Volume Right
0
0
1
cSH
1700
1700
693
Volume to Capaaty
0.03
0.05
0.01
Queue Length 951h (ft)
0
0
1
ConUol Delay (s)
0.0
0.0
10.3
Lane LOS
B
Approach Delay (s)
0.0
0.0
10.3
Approach LOS
B
)nterseclion Summary
Average Delay
0.6
Intersection Capadty Uliliza8on
14.2%
ICU
Level
of Service A
Analysis Period (min)
15
18-045 - IL 31 Speedway -McHenry Synchro 9 Report
PM Projected
;+�
LAND PURCHASE AGREEMENT
THIS LAND PURCHASE AGREEMENT ("Agreement") is made and entered into by and between
Speedway LLC, a Delaware limited liability company, having a mailing address of clo Real Estatelad-I
Department, 539 South Main Street, Findley, OH 45840, hereinafter called "BUYER," and Fst-A4+darestBK�tD� t���
TR 1 l81/ Tonyan Pannership, LLC, an Illinois limited liability company having a mailing address of 1400
cuuth Route 3I, McHenry, IL 60050 Phone: 815-385-4466, hereinafter called "SEU,ER", both at times
referred to herein as "Parties". `
WITNESSETH:
In considerat(on of the mutual promises and covenants of the Parties hereinafter stipulated to be paid
and performed, the Parties hereto agree as follows:
i. PREMISES. BUYER hereby offers and agrees to buy from SELLER and SELLER hereby offers
and agrees to sell to BUYER all of SELLER's interest (including subsurface and mineral rights) in and to the
property commonly known and numbered as Route 31 &Dayton St, Mchenry, IL 60050 ("Premises") 14-10-
276.001; 1410-276.003; portion of 14-10.276.009 (50' +/- by 400' +/-) and as more fttl(y described in
ibit "A" attached hereto and incorporated herein.
4. ZONING AND PERMITS. BUYER's intended use of said Premises is as an automobile service
station and/or restaurant and/or automated type car wash and/or convenience food store, including the sale of
food items prepared or cooked on the Premises and sale of alcoholic beverages and/or any other uses allowed
under the applicable zoning wde. On the date of execution of this Agreement by BUYER, SELLER hereby
authorizes BUYER, at BUYER's expense, to immediately epply for and attempt to secure such zoning
classification of the Premises, specieVconditional use permits for the Premises and any other necessary
requirements of the government body with jurisdiction which will permit BUYER to construct and operetc
upon iha Premises buildings and facilities for the above -stated uses. SELLER authorizes BUYER, at
BUYER's expense, to apply for and attempt to secure sign permits, consents of property owners, curb cut
permits, sewer or septic perrnils, and such building and other governmental permits as mey be necessary to
permit BUYER to construct and operate upon the Premises buildings, together with all equipment, signs,
appurtenances and driveanys in accordance with such design mrd specifications as BUYER shall in its sole
Page 1 ofi7
discretion determine to 6e desirable for its use.
Such
applications may be made in BUYER'S name, et BUYER'S
solo
cost,
or
SELLER'S name, or
both, as may
be approprlale, and SELLER agrees to cooperate fully and in
good
faith
in
this regard,
In the event said permits, zoning classification, or special use permit are not forthcoming to
BUYER'S satisfaction or are denied by the persons or agencies having control thereof, Then BUYER shall
have the right but not the obligation, to take such further action to secure said permits, zoning classification,
� or special use permits as it may elect; provided only that of every stage thereof i3�;YER shall act promptly
and proceed with reasonable diligence.
ii'�'
IN WITNESS WHEREOF,
the parries hereto
have executed and delivered this Agreement on the
day
and year set forth below.
BUYER
Speedway LLC, a Delewarc invited liability
company j+
�z By'
Name: Glenn M. Plumby
Title: Senior Vice President Operations
Dale: ��,al,, •
[SELLER SIGNATURE APPEARS ON THE NEXT PAGE]
Pa3e 7 0l'8
SELLER
lsl Midwest BK TR 1181/
Tonyaa Partnership, LLC
First Midwest Bank as Trustee under
Truet.1181 dtd 3/15/77 and not personally
By:
fl
Name: �a�-n,��A.e.al��P
Authorized Signer
Titie:
10/17/17
Dale:
This instrument is executed by
FIRST MIDWEST BANK, not personally
but solely as Trustee under trust No. 1 ] 81 in
the exercise of the power and authority
conferred upon _and vested in it as such
Trustee. Atl Fhe terms, provisions,
stipulations, covenants and conditions to bo
performed by FIRST MIDWEST BANK,
aze undertaken by it solely as Trustee, as
aforesaid, and not individually, and all
statements herein made are made on
information and belief and aze to be
construed accordingly, and no personal
liability shall be asserted or be enforceable
against FIRST MIDWEST BANK, by
reason of any of the terms, provisions,
stipulations, covenants and/or statements
contained in this instnmrent.
Paec 8 of 8
A
EXHI$IT "A" (Legal Description)
to
Land Purchase Agreement
behveen
Speedway LLC, a Delaware limited liability company (BUYER)
and
,�^,
Ist Midwest BK TR 1181! Tonyan Partnership, LLC (SELLER)
See attached legal description.
4�eedwa
for access
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LAND TITLE SURVEY
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Tea 1 � T�P�A �6�M YESi HNf C£ Tff NORMnESi p1IRlF1f Of SECTIMI II. NL LY ltlRt9p 4a NORM PMGE a fist OF
caarc, 91aw�s ]]e Aw�avrc ro nc nAr naRECR REme�En ASRL la Isn, As Roruuwr xo. s91e.9] w uwExvr
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LOCATION MAP
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q^� 1�"r)? -; \ � °_9�' � LOT 18
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' — ' :`� DT �` LANDSCAPE REQUIREEM«ENTS GENERAL NOTES o $
REOUNEYEMS REp]ESTEDVARDNCE
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EACH 18WE]IB REOVRF0. EINO MENTHE UIOERORONIO TANte. YATFAYI6NALLA16000l6dtYTOTNE 6PEEDVPY
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