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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 D (� B !.� `r'+I (f!Y/l�'I ��IIL`. r��.D a ,., DOWNTOWN 46 FAQ . y 0 MCHENRY .�;T ZZA 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 a Ar t r . woo .. J PLAT OF SURVEY LEGEND ALL OF LOT 2 AND MC NORMERLY 14 FEET OF LOT 3, AS MEA%KO ALONG THE EASTERLY AND WESTERLY LINES OF SAk) LOT 3, IN 6LDGL 24 w ME OPoGWAL RAT OF 1004ENRY, ON ME WEST SD_ OF FOX RIPEN, A WW%Sf N OF PART w DIE SOUTHEAST 0 F &TOYNWS PMEVENT SEC IO'I 26. TO IWP 45 NORM, RANGE 8. EAST OF THE THAD PRRIOPAL MERMAN, A000PDNG TO HIE PLAT TIEREOF RECORDED MLY S. 1840 W 30OK "D' OP DEEDS, PAGE IT' —:� = CONCFETC PAVEVEHi 16, CREARY COLRITY, I-tJNQ . l . I COVMONLT KNOM A5: 1260 N. GREEN STREET, YCHFNRY, R 60050 = CATCH RASIV PlODERTYINOEK NO: 09-26-455-015 0) = IEWE riONE NA.N;CLE ( = FIRE HYDRANT DD = CAS VAL c GRAPHIC SCALE = wl a = TRAFFIC LCHT POLE I IN rtsT) = TRAFFIC 1ICNt VJTH MAST ARO MUTT POE ANW ONE DEAD UTILITY LatE ® TRAFFIC SIGYAL l•AUT </ \ DOLLARD R4W DRAaI SOT t Fsl T4. OFC T CRE � j3 3 Ry Bqa' S T3 8O� /g€ OETNL OF N.W. CORNER NEICNOOR'S SLOG. (N0T TO SCALE) PR0.4CT NO: 17-284 � ACCURATE SURVEY SERVICE, INC. 28 RI 123 INDUSTRIAL aV<. RARNE: (84, IL 81-87 PHONE: (847) 381-8735 - - — Ig R 4@r\ M rrA. kt�tyPor� AkEr OETAN. OF N.E. CORNER NEIGNOCR'S OI OC. (NOT TO SCALE) Bf7V,F 'iG'R'2� L a u�))SS ','uAs TY o. MZ USNUM 6TASOX� FOR A � 4 � _Y.op a ! as=irai —_.— ��3 � e E � Proposetl Site Plan 9 � � ` New Reslauran! 4 i ims x. cnen sneer - � m MU1enry, 0. so Y R ale��5 6 p E s � �I� a� s _ ` B:i ;m � � ` Jexal's New Restaurant rzao n. cnan sneer Mwenr.ueoosa DRAWINGS: Im 4 D � g ¢ q � � E$ g = ` New Restaurant Propasetl E�deriot Elevations pam 1260 N, GreenS del T 8 W Mmapry,R8 50 fn 3 � �' 'B= n Proposed Extedor Elevations � � � �� Si New Restaurant txao rv.creen sveei D � IAWenry.IL60050 a 3 B=i�B 4N 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 wl w w C7 w aI N z it a I 1 ELM STREET (U.S. RTE. 120) e 6 o �GV 4.� a d .133.68e 8 d r I � I ' I l` I I I a, I e I l 24:.= u e la I I 00 I N A ` r I ®off I PAW E o I e41 0 0 I <a H-H_ L e Ia e I e �IpLKFNfYA50AYl e< d' �1 PROPOSED SITE PLAN ST. LAMP DINING SEATS ......................_.92-164 BARSEATING.................................63 OUTDOOR CAFE SEATING...........24 OUTDOORSEATING All TOTAL SEATING ........................... 241 REVISION BY c m d N � C7 Z N �N 0 Q Q o a C � N � _ � y N m Z x � � Bj ARCHITECTS PFOFE590NA1 COSFORATION 3321 YANTERGREEN TER. AlGON0UIN, ILUNOIS MU P: B4]�99]�9533 F: 84]-65&0096 wuv.cb'artl�tetls-wm OB: i&Wt DATE- 3F 18 SCALE 1I3'=1'-0' DRAWN: CO CHECKED CS SHEET AO 8 p WAITING HOSTESS OWING AREA -II VESTIBULE ❑ I] OIN1ww uTTs -1s -I I ■1 ■ .ff" ■- `IIIII,tII■1IIIII,1II■'II■'II■.II■1II■' HUM UMN SCULLERY pRZAAREA OANING BAR S ASING WO ME TOILET r I ORY STORAGE MECHIELEC ROOM /r NEWWS TOILET I �I II ❑ ❑ L \ I I spwxNLEft ouTDooa V a00M STORAGE PATIO O 52SEATS O BEER TMSH COOLER REVISION BY C N a 0 _O � In V Z N O Q O p a` c � m N � On Q � y m N J Z Z x 3 0 Bj ARCHITECTS P0.0FESAQW L COMMTION 3521 WINTERGREENTER. ALGON'OUIN, ILUNOISWIM P: B4]-99]-9838 F. B4]i560G95 wmv.ttjaNNedswm OB: VMH DATE: Will SCALE: 118'=1'-O' DRAWN: CS CHECKED CB SHEET Al �, WEST ELEVATION (NORTH ELEVATION REVISION BY M C O N W O � W � a Z_ N O O p a` C � � N p (0 � N � X 3 0 Bj ARCHITECTS PROFE59IXJ ICORi MTION 3021 WIHTERGREENTER ALGONONIN, ILWHYS W102 P.89)-99)-9838 E Si)-fi5&0095 mw.cyarweeas.c«n Jog: 1&Wi GATE Ma SCA1E: Aa HoW DRAV N: CB CHECKED- CB SHEET A2 NORTH NIP AND n 1111 / \ NIP/ EAST ELEVATIONON t ! Atf ! ! / ! / 1 1 1 ! 1 ! / !//! //!/ SOUTH ELEVATION REVISION BY N C O N W 0 iii w Z w 0 0 ❑ a C N � N 7 � �O N � � N J m z r X 3 Bj ARC HITECTS PROF avoNAL coaoaanav 3521419 NTERGREENTER. ALGONONN,I UNOISSO102 P. edl-99)-9830 F. 04)E5&W95 N'aNtiiMs.wm OB: 16001 DATE WI8 SCALE As Holed DRANY: CR CHECKED. CD SHEET A3 NOR HNIS REVISION BY N C O N W 0 iii w Z w 0 0 ❑ a C N � N 7 � �O N � � N J m z r X 3 Bj ARC HITECTS PROF avoNAL coaoaanav 3521419 NTERGREENTER. ALGONONN,I UNOISSO102 P. edl-99)-9830 F. 04)E5&W95 N'aNtiiMs.wm OB: 16001 DATE WI8 SCALE As Holed DRANY: CR CHECKED. CD SHEET A3 NOR HNIS [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 ..6666111614 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. Speedway Gas Station KLO�i McHenry, Illinois 1 Wonder 0 AIGCiViiUnl Loke Fm lJand School 0 411illlc Cuu,ace File VIA .�M McHenry OMclienry Recreation (� Boone Creek Golt Course Go ,g e Site Location Speedway Gas Station McHenry, Illinois Tigm�e ] ;1 I DiltlenYiDf_.f grMUILYZ iCn*Pceke'p/ At I `. 1% I �� t r .baeki • _ F r `•11 mDYhe ry Sha hi _Drl' is IP S;,Cliossp" r q�. Northl' hore Bank NI 1 Google Eder Casella & Go I .I 1k Mclienp Special a 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 ��'����� McHeivy, Illinois 4 r I I CHESAPEAKE r Gx{Es4pF 20 ��'c kK 'I 1 HILLS r J 1f LEGEND --► -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 SITE LJ 45 � I 35 Y O � r ILLINOIS y BANKSTATS 35 Y► Existing Roadway Characteristics NOT TO SCALE PARKLAND MIDDLE SCHOOL ion uo: 18-044 Figure: 3 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 r 0 10) (21 T 4 (0) 121 u M 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 22 (17) [201 r 16 110) 161 01 O � N BRITTANY MN DRIVE L 2 Ill [3] 14 (2) [4 ` N �E-13(13)131 42 (26) [131 �— 38 1151 1II1 r- 126 (40) [451 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 /2 I Cal '� cc s, '.I //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 N .O 1 8 (8) 7 t ti s 3a _ 00 NM Z� M m L 22 (20) j 4 r 16 (6) i �► 14 (4)SH t [ H � •-• N M � Q N L 13 (3) 1 r 42 (13) 0 t M O O N �[t �t38(11) 126 (45) _ SITE I � 130 \33 ��� 5) t =iom Q N V' O• 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 C N N ILf .11 31 (36) t m 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 O D N N N M M I U I U I U I U U 00 N U M co) U r4 O U 4 D N M N M M N M M M I U I U I U I A D h N 00 Uo Uo A00 Ate N M M M W l� V A O 00 W M 00 A w vi V I vi V I I A A I W A W aO; U 0.10 UCS N N N O N O U vi U �C O U 4 ., U 00 00 N N N tr; N .d: N b N N N N U U U U on a ry U to U o Fb N �6 N 6 N b N N N I N I N I a F I I U U U U I a F d rn 00 rn ai m- Vl b C G 'aaU �bAp TpA7 0 Cl m am {� 'p ,%q v x 3�a 3wa ��w 3Wa. s v C a A O N 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. 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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 — SETBACKUNE SETBACK LINE - I uvr umor IF. ml a. 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BRI dJLTNA F R F@tEMDCNG msIXL ROLX AA DEBRIS REN.ovAL FERTPJIxG aHD SW @d$TAWTIML THECONTRACTORMSTSUMMUT FERTI-MER MCRTARE TAGS APPROVASODL BY ME - SCAPE ARCHRECT OR ONMME4 0.N E APREPREBBYmE ARCHTECTGRTTE gMLRs REPRESENTATIVE vRwRToary wsraaATrora 1.2 PROWCTOELNERY, STORAGE AND HANDLWD ALLSW. FERTLNFAAJAOMER MATERwb TO BE USED FM THE DAMAGE gRWiGTIMA RR` ID VANDALISM VUST BE PROTECTED M0.E STORED AT ME PROKOT SIT E ANY MAGE BY ANY OF THE ABOVE NLLNA BE ACCEMATERIALS THATPTABLE FOR VE DIEDUSE ONO THE PRC�CT. f.J PRotECTlO4 ME CCITTRACTCR WILL BE RESPONNN-E FOR THE PROTECTION FM UTILm iAYo EYUSE BARRICADES, 1MWOES OOH. RE COTRMTOR MAY ONEY' USE BVRRIOME ORT HEsoN PRODUCTS LINTAREACCEPTABLE TOTE SEEMED AOR REAA ASCAREA3RGYTECTFOR PROTECTOR DGSWOED J.OPRODUCTS w TER: TEcadrwuraRLuaI.eEREWwEorosuPPLY WATER pMLUO WO ALL METERS ICSES aH0 COWlE TIONS. ETG ECESSARYTO WATER MENRF +. Pll 6W USEDFT Tf05 PROJECT N. TBE BLEIAED SECFEOBELOW. KITH POVEg E 1 WNN 5%NEEDS Ot omFR q:As5E5. THE SODY.USi BE FREE OF ROCKS. STOES O3OEBR14 µ MusrlwvEAPNenMUM THIcwNEss oFSOL CUrwTO P' E UI sWPRESTPROSECiCNS BIG ROLL SOD LV 1'.•Am9 CF ]0'ARE•LL50 ACCEPTABLE z sEDuusrcoxrA@IEWUPEftcExraLEs OFAT AVIG: FOUR DFFERFM VARIETIES OFTIE &MIDNIGHT e. COLW Bw C. NUMADE D.RUGSYV F. NUMUEE J. BESWPLED BTGRtlAERSNTRLWA sW WJSTMBE DELNEREO TTOTIERWFRDCETsrtSNEINf ftW ANY YELUCAE IS NOT PERMrtiEO, DAMAGED SW cR NT TEATAPPTFG.M-SE 0.RY TWECLLE NLL VATDE ACCEPTED. AlLSW MUST BE R IT HAS HARVESTED. C1r149)HOURS AFTER RHAS BEEN HARVESTED. C. FERTLMER: AYi PERC wE FERTPJ2 lRUSiCOTAW TTE FOLLO'rN FMAGES BYKEILTRIXS PRCR TO SEED WO 181 B18 VAm SOtb IMRALEItE NITROGILN 10% POTASHORCAcro AFTER SEEDING IS-5-9 IPOTAUSHHI CAC& OS%% 2 ALLFFATeMER MUSTBE DELNFREDTOTE PROJECTSRE W UXWEEO BAGS.NWGi BCLVOE A THE CONTRACTOR MUST VSPSCPREPARED BY THE CAMINO TTALL FWeL GRADMRAOTOR MID EST waPPAaLovMTFROMTEAiNE roeEGARPs EoopOsEDsTLAION,MIT WPARMES NOTED w THE FIRM. T®LGRNMzSMUSTBEREYEWEUBTMELMDSCAPE ARCHENECTCOMMENCE EROFSOEDFRIO TOME E FPEG4MNG 1. All.ATiEASTO BE SOWED SHALLEPREPARED BY PULVERQCG 1HE SOIL TO A k1YL W M DEPTH OF EE(�) WCHES.T10.4 PROCESSSYALL WCLUpE AAADAXROSK@K], CE W OUGGVGMESOLTO PRODUCEASI!OOCO mBED MEANS INCH VAlroHA11RO CREATED REAT DMUS PI DIAMETERORRIM TOSMUSKBE' ENOYEO FROM MESURFMEPRWRTO SODONG. L cONPACTED�BCY1\EATNER,CIXISTRUCTKKI�COME EM PNEITGR OTHER MEALS, THE AREA SHALL BE RECONORCHEOASPA' TEDA1 OM J.1 LVSTALWT ON A PIAMYGSEASOIS 1. Jl£fE t51NAlA3FROMA F�ROII MSARTDCHT I�ST�WgT 2 PEWESrFD PIYAUrVGALD PPPRWEORYTLE f !'iMt+i4i13i R FERTLNPK2 ERTILIZEA OUST E NECHAN CALY BROADCAST OR AJA T1LlED MO THE TOP THEE (]) OUCHES OF SOY pTIE RATE OU S3 LBS PER 1.00V SQUARE FEETCR 2W LBSMACRE +. soosHULeE e1T�TULEOTIWTrT«EMERvmm LOONEQUASIONOFTE SBO STAGGERED CIAFASHIOI EOVALTO RUNNING BOND BRKX Z AFTER ME NO IS LAID, It MUST BE WATERED THOROUGHLY AMA ROLLEO R WOESSARY TO MWxEmESOD TOTE SOIL ]S MAYTEUANCE, CLEANUP NO ACCEPTANCE A rtFRANCE: THE CONTRACTOR OUST PROVXE FLAVTE NANCE OF SO W ED AREAS UNR ME MTE OF f. VNTFRWG OFTIatF. THE RATE OF 5.5 LBS, PER W0 SQUARE FEEF(2]0 LGVACRE)GV ONE CCuNSIka 3. G40W OR IS tV &STALE W DECLINE USPiGTE SAVESW a. AIL BOOMED AREAS xusr BE xArTA@EOAs r+OreO W StatATloN oR LATE A UMF�4 µOYs AFTEfl GRASS NAS BEEN ESiARUBE0. A U�HE'OLRN AND C4M131 STEeTt STAID � LK1m N084RE AREAS THATIS FULL i. REWAIS FROM RESITE mfs LYDRK SHALLE REMOTEDFRON mEs1rE Z ALL FAVEMENIS NO XVM.KS MST BE CLEAN NO VVMSEO OF ANY (AT HEAVY CONCENTRATON DL A ALL PVJR4YG BEDS MUST BE EDGED M SPMEO TO G FVW.tYSPECIIONAAACCEPTMYE: P W09TTOlJ1E W.b5cAPEMCHRE iTO SCHEWLEA FCLV. W sPECT10N of TE TUFF AREAS TE AMwCJKXL UPOf4INSPECTION, TESwro3CAPEOlrt3T ARCHf1ECTFELZSTHATTE TURFAREAs AREIAT TABLCEOV.IMP1 sPECFYATIOtI.THECOTRACTOR YM CCEREWWEDTO UNTIL A FINAL H GRANTED. MACTAPi THOSE EciroH 339300-PLANTS A GENERAL A WSTN.UTION, SACAFFLUX% CARE AND NUNTENMSNc OF LANDSCAPE PtMTVASS THE B THIS SPE 44CCAATION MJSTAC ATORN INLATHTE'AVEERRICPNW STANDARD FOR NV RSERY STOCK BTTEA.VERCAI A NHETI�E D�ED�w�THE wAN�STUEaxmEo e'Aii�f£ATERwt �1 f A] PRODUCT DELVE RY, STORAGE 6 XAI:M@NO a sTORAGEOFMATERIAES FLaT vwn OBYTEgNVU{ BUTNUST BE PROTECTEDBT TE covTRACTOR FRat TEFr, DAMAGE oR vaAAE15N. P AYMMATSEREI TNTARESTOLENTR DAMAGEDw Ary BE REPIAGEO BY THE COMMCTO9 AT NO ADOTIONN. TEDTOETOTILEOMIT, FERNLMJR.INCLUDVG Bt T CMIA+ITEDTOMARKPiOPA@R, FER TM S SMANOTRANSPORTTEEOTO iNESREEACHTDAYFORUN- fl WSPECTIGNS 1. LWJrt MATERIASSHALE SUB£CT TO WSPECitOI aUPPPRWPl BY ME LaroSC.. _ ARCNTECT OTHTHEE aANFRS REPRESEMgTNEATTHE PRARiowsrau.J�w1 uDT nrTSTE, MATEftIA138E wsTALED PRCR TO WSECTIOJ{ TIFI! RACTORVALLASSUM.EMLRESPONSIBRRT FG4TEW REPUCEMENT WCLUDRG IXCAVATG.•L H41AA"G AND AE W 61ATERL4Ls, sHG1AD THEr BE FORA 2 SHOULOPNY %aT MATERIASHEFORATOE TEYSINLT BE REPWCEO BYMETCONTRgCTOR AAT b pDOTONLEXPENSETOTHEOANFA 3. TECGNRNCTIX{ATTrEBR EXPENSE CAN ASo ARRANC#FORTE WSECMINOFPLANTMATERlAL3 DGM � 9nWiLMgVIH NUR E�UVRMNITMHUSi AGP silnoE`awwnE�Nra.A v�EVTERc EF�iN mIEEsaroA NPLE of sH W u3s AND PERERNw. xATERw.s ro eE usED FOR THE PRwEcr. ME wlOscaPE ARCHPrEcr THE P RE -TAGGED P W rt MATERIV S aA EonDECISCN REGnR04 Gl16W ACCEPTPeLIn T� PROJEcr. sHagH ary PRE-rA«;E D PLA•rt CONTRACTOt YALLBE RESPONSRLE FO3loCAl@IG A40MERSatPIES FORREv V/. 0. THE COTRACTO MUSTREOUESi MElANOSCAPE WSPECTb)IS 3. IXE COST OF THE INSPECTIOS KLL BE BANE AA FOR THE COTRACTOt CAL W N6 ISHOU OBYMTCF S1SO.WHOVR, X)UNLESS FOR OORE TLYB WANEDBYTEA4CfIrtECigt PAC FGR e.YMEOVIIERL rtATNECFTECGNTRACTORSWSTBE MESENTDIINPIGALLPWTTMATERLLLWSPECT S. c. D;cGWGA.ro HArollNG OF PLANT MATERWLI 'a' ALL 1 EVERGREEN TREES RNMAMAL MUST BALLED BUAIPPPED. 6WRUB5 VAYBE BALLEDANO BURLAREOOR AD AND BUYocoVER] SHALL eE GRtlMI Po F WTs Oft POTS. 2 MATERIALS 451TH caACXED oR BROKEN BALLS NRLNOTBEACCFPTED. 3. ALLeAllEDPND wgUPPEDFWTSTNT CA@roTeE TELY WON DELIVERY SHNLLBE IEaEDINNAm sMCH NAlTRV1A'ro MUSTBE VNTERED OMV L@IlL PLFMEO. P W T NATERLLL8ALL ACCEPTED. TH4YTHWn IN)DATS NLLAVTBE 4. Pth`NTNATERIALSMUSTBEDELIVEREOTO ME PROJECTSRENCOVEREDTIMERSORPRURWG O BY TRANSIT O{APPROPRIATE COVERCNG4 DURING s. PLAHt MATERW.s MUSTBE MANED FOR MJF/NTFXNTKKI Vmm TEAM r1AMEO3MEIR THEPLA TMLEY SYMBOL VAPCH CAHEFWNDON TE PWTLiSi. 1.0]PROTECTGN 1WSTA4ATCN A ALL PLANT MATERIALS MUST BE PROTECTED SY THE A PWLLWGSEA50.YS oNTMCTORFROM THEFT OR VA:DAJSM UNTIL THE COMPLETEDPWD�TBGHN9 RECEIVED PRELIMUNARY 1. DECWWUSPWTS MUSTBE PLANTED DuuYomE PLANT MATERIAL TCONTIS BRACORTOMEN OPT E19iatD O NLL BE REPLACE BY TIE OCTi3TT0 DECENBER+SM oeER rvJOARalmliloJULEXrFzasETomaarA:Ea 2 EVERGREEN PIAMrtb MUSt E tAl WANNTEE SE TO MAY 15M NO TO MAY 13maA EPTEMBGDSE TO OCTOSET sEPTENHEN iSTTOOCTOBEN IST A GUARNMEDTO GAMA:O THRNEFGCEANYPLIaF OYEYFAN l OMAYBEIXTORS. MATARAL ACCEPTANCE urc naTnNTERlasmarAREw aeo�NAnT«+s onamERFAcroRs. OECIN.S,ORMERNR`EDBYTHEIPNITEEPEARCJOT KHM LNU9TBE APPIROVEO BYTHE WiDSCPPE MST OR ME DIJRPGTBS GUAAAITEE PERCONusi AROPTECT. EPEE TO ATNOMLCEFTM MASER PRIOR TO ME MASER PRIOR AE �ROJECT.MAV,LLeEWARATEED J THE COrTRACTOR KILLBE RELINED FOR HIS OFTE WARMREE FOR AN FOR AN REWRTEDDUR ADDTKKNN.ONE (II TEAR PFAIW. QUAYS "IT MATE IALNSItIXrtomEaM1ER TERHERMELATANSTO BE CCMMISSP WRPGOTERTNESTNN THE S CONTRACTOR VMLL EREEMNNINE BPNRPG PWITI.NG PERIODS VACATED. CAUSED AT MANAGE TOTVRF� PAVEMENTS GUNMEN BY PLANT TRIG NATERl61REPLACEMElT. IL PWETW¢ 3A PROWCTSANOMATEFUMS 1. ALL SHADE TREES, q'U14NEMALTREES. EVERGREEN BEES. SHRUBS PND PER FJJ: W.S IMPEL BE PL ARM0 A MACTHE CONTRACTOR KILL BE RECLMRED TO SUPPLY EXCAVATED AT LEAST WAFE THE KIDTH OF INCLUDING AJL METERS. HOSES AA DWFETEA oFTHEHPLLCR CORPINERAA DEEP IONS. ETC, NECESSARY TOWATER ME EJX%TOH 60 THNTRETCP OFmEBPLLOR SOAK LANDSCAPE PVJTPR]S. CONTM£R RIATOR.USTABOVE EUBTVG B. OR HIMIUb: CO]etERcw.IYPE SPHAGNUA GiA� PEAT MOSS. 3 WSiALAGFORN FERTUIER TABLETS RI EXCAVATED HGLHsurERFPxWolwsvmruPmERaora+u. C. O� FOLOVIMAMJFMNRERSAPPLCATCN RATES. COMPANY,LED <. ,LEG. WROTE FOLLGNM1VGawLY51S SAM THE FOLTSBYG ANALY II S NL TN£LYFROPE HTFOSPHOft� AM FROMTNDRENO MOMM POF E TM.L. PNOSSHORICACU 10% O TH EXCAVED NMUS BE ACKF RLLLTEIXCAVATRE MUSTBTERMAIED\NTH AT PoTA % ME PLMITVAG NY SETREVENTWVLBEFE0.1EMID 0 K1mAREFLAJTt�aW3 MJXMRE, D. CHA BARKL!UC11 EA USED. sIUNTTSAVRETORE A A gOEEPSAUCER,SIVMM TE OAVETFROFTE ESHAILBE Wro MCI4TEct FGRAPPRWAL PWfiIHOHOLEIMWLBECRFgTED US@G%IHTTO E TOPSOIL TOPSOIL REQUIRED FOR PWITWO MllRURE MSTPULVERVED, CLEAN SOP, FEE OFMEEDS. b GtaUACOVERS aLPERErmw.aA s312OVIDCOYER ROOTS STALXS, NO OTHER DEBRIS. SUBMR SAMPLE TO BEDS SHALL BE TILLED TO DEPTH OF SIX(6) MHES Wro APE ARO9TECTFORAPPRWAL M4EE(])INCESOFMIESFFOOM O33MLAR _ coNrosrxusrmFNBETLLED erroTE soLAIA F. BEO RNtED SMMTH PRKKRTo 6TOPBOL T�OPPEED VAm THRENE])R HUTER OF OLE PiAN1111G sTFPDDucEocarortroNER vAm Mrc«RRHMSF As Y NnAESTTRADL GHORTIgJLTURAI. 4 PRI.4NX: UPPLES WGILLPITHVEE IS) OUCH WTEfl OFCNESTEP SO0.CWATrosER TOADEPm CFTSELVE N3)PNCIES 1. ALLTEES aro SHgUBs 6HUL BE PRUNED TO LL FERRIZEA TABlET85HALBE ENIAlICETE HAIURILCHMACTER OFTE PLNrT, UDEONMEINSTALLATCNINACCORDANCE\NTH aT BROItE.Y Oft DaIAGEO NMVFMNRERS WSTRUCTJONS BRANCHES. G USEOFMME 0. MLLO2.G PROWECT MUST BE NURSERY GRrASN APIA LOCATION MITHIN A FFTY IN) MILE RPDUSOF THE PROJECT SM 1. ALL SHADE TEES, ORNAMENTAL TEES, AND 1. PLLPLWi NATERw81MED FORTHIS PROJECT COVERME MAYT6 PREAYITHA PtIWMOF i BEFRESHLYOUGORCOMAwERGRaJAa TNEI$(3)kAHE3 aATGTMORETFWIFOUR N) PI DEPM IAMULCH INTERNE NAY COVER z ALLr'LVat NATEIiIALS MUST HAVEATYPMAE TNEialAIKORPIAFT STELI Lxovrtx fNBR, BEAPPROPRIATeLY B4aXHEou:D SFIL FOLIATEDAA5HAILBEOISEASEAA BENtWE OKTTHA 3. ALMUMOF PERT FREE HREE(IGSKLL kPNIW.N OF THREE I]) NCHESAW NOTMOREIHWI S CONFOLN TOTESVFs CWfrO oHl kIOUiLCHEO UfAFSA TWitE P1AIR5 ASP�oEWE NST E PWTu$TAroTE IN TEBw SHFPEAS @AICAiw OPI RfWWEMENrs sETFORTHwTEaMERrw MEFLARS. A' S�\i1mTT�EvamINiARPRo riT�THseE W:06CAPE RMTORNUST AI BSTRUTONS PMRITNGTO THE LANDSCAPE RCHITECT. H FERBCCE SHALLBEAGCVAAAR FILE -AMEN ANC-Aa0EJ1KEEU PREVFNTER m15 MICR VRN -E M*I IN ALL PLANNING GBEDS AT DATE OF ONE DIA(1) OUNCE PER TER (IOU SQUARE FEEETTAMTE ER PI AFTER WSTAWTIO. FCLLO'N MANUFACTURERS INSTALLATION INSTRUCTIONS A PLAMMATERIFL WYWtAND LocATOt i. MUST L OATS wLPLANE X@{TEMATERIALS UNICTors ARCHITECT ME OR FLAGS TEWroEIR E OR THE OANERs REPRESEITATNE 1NL L RE VEYJ AND ARPROYE P W T MATERIAL LOCATIONS. 2 THECOTRACT04 MUSTUTLIiEJ.U.LLE,TELOCAI MUNIOPALT' OR ME OhNERS REPREs EMATNE aLUTLTIESPRARTOurr EXCAVATION. B. RANPOHNEEXCAVATOt f. ME CONTRACTOR MUST IXCAVATE AS NECESSARY FOR ENSTALL-ARON OF MEANT MATERIALS Ml ROCK. REMOVED FROM PLATCG HOV SAND NAMED BE ROM TIESNEATNOADOMONM EXPENSETOTHE 2 SSSCLS GFNERAMOFROM PVMWD CPERATJOlfS OUST BE HAULED FROM THE SATE AT HOAWTgfNL IXPENSETOMEOVNNER S G40UNDCOVERARFA3\ALLIATRECENEaNYJMCH E. PRE£MERGEJKEHERBCCE pPPLXATCNt i. GgAAAMNEED PREYFTfTERVALL BEaT4E0PFTER OUNCE PER OVE LVY.EO4TELY WATER wTwPFTER/to/10 WSTALIATpH EOLLa.Y MaUFACTRER3 LYSTaIATCN INSTRUCTIONS. E NRAwPa STmB*&CUYCG IU9EES YOU NRAPPED KTRI BURIAP O.S. AN APPROVED TREE THE TREE TO THE-., STAR TOfTEFIRSTBRaCRES. _ 2 ETEgGREENmEES S HGII AND LARGER MUST BE MDI O MDM�U30.OEEOaAGWEDSO• R S EDAMREE.PCPR WYWG STSTEN snaLLBE usEoi vslsTwa af¢otvwN¢ED KwEs, HOSE100.=S.NRrI BUCIO.ESaNDYAXlDF118TPE3. DTERCO OPPRESENTEO BYTECOTRMTORAND APPRWEo BY ME WroSCAPEARCHRECT. ALL WY l'A4E5 MUST NAVE ILKCI V LSE RTY MFrGE FLA W VNO ANo uL sralEs x V ST eE PA W rEB K9M LnGx ECTION]E 9s00-PLAJii J.03W.sYTENPHCE,CLENNUPANOACCEPTa10E A IIAVTEHWKEaf PWVr LNTFAW.S: 1. MAINTENANCE OF PLANT MATERIAS V.^ILL PEON iHON OF THE INSTALLATON OF THE LAST �ftMATERwL NO ME CONTINUE FOR A FERMI �san IN) DAYS. 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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 �� , :f i' , �`'7 � `� Y �� °��,} -- :�'''�1��` _ •� �r April 11, 2108 i '_ i-- i k ,'�- -��-� ��� `'. .��� «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 •. .� � •� r .� •� �� 1 ' � �' i i ,� 1 i i •' � i- i�i i � i i � i b ii i �; i i m; i i��.� 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 %� /' `� ♦,` �+21 (+10j � "STREET 1 � i �?' �'� 7r �°��•� SITE ; +; '• P •� �.. 31 �% •� � ��; � � . � l�� � .` •�•� '� I •� � ��� I / �� I i- h I � I p 9jMF o� kwY d I � 1 r r f16 r+/S/ I +' _r ' �r ARFTV I�� I 1_�.J Speedway McHenry, Illinois LEGEND 00 -AM PEAK HOUR (7:15-8:15 AM) (001 - PM PEAK HOUR (4:15-5:15 PM) Pass -By Traffic Volumes ��� ion em: re-ods Flgure: 7 15 ��0� NOT TO SCALE b b� �ry � 4 y 30 �91 � � i1 '�. � .. ,� a� /� �, 9g �sqg� ti i � xk �B6 xk I o /�}� a �� .� �� �9� f- XX 1791 4 / i �,� r ) 13i � � • •STREET •r �� iqs� �� ' � � � 1 �. - , IMP ., , �- =��• SITE ; .` r •� ; I '� r .� � I • ` � J • ` I / ��� I / � I • / �� I i� bs o`�P O ��O * � . ./ r 4 � 9 /JO/ 11 I 3? 1 �1i�y � r 3B ��9� i ; i �i � %� � A B ���� l I r :: S ANY ' ,�,�,(� EFT � ��. J ^`� Speedway McHenry, Illinois LEGEND 00 - AM PEAK HOUR (7:15-8:15 AM) (00) - PM PEAK HOUR (4:15-5:15 PM) 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 � � U Ud� Ut��' Uv Ao N N M V �O O � M � O � � � � d: � � � �-. � N O � N UN UN N A<r � Av I I I U U A A 00 fir; � �� o0 ¢�� 00 �� �o do Qo �o 0o d� o; o �� cl U A N N� a' N M I U U U A W �c 0.1 �i W a� U vl �O M � � � � � .--i � � A� A� M W� \O A� VNl F I I I I A A W A e i� I � I i A: � �,� l� 0.lM � � N 0.l00 'r ^, ,--� DO V ct N � o �n I � I � I � I U A U A a F 1 1 I 1 U . b i,bAp i,bpO �+bAp TbA7 � o R q p '°'jai e7 p p R p p � p 4i �•d� �."e� .�°x'ax vv, �.e 3� � 3W � �� d 3W � a a a. a a Y 0 a 'a L1 <.� 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. 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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 �ewo-m9w artM�) is wE•suv nr o xn) ��ar arzlss iw�c�na x19•�.cn o rcn"-ei]�' car a vq r�a�e'�0.6w+ ¢rtt nwicnra Rnv]x cr � Ns) 0.".Y.�rc cr'�Nn� ��a�vovwa s�w.c�vrs eoasr /r nc waq �;ruY.r�som�xtu"swx� tr..v � �nr�r-m t (: ✓ova) Dir��m �rzt siacNa cr 91c E.a QR1kWLnY (V.lfn)(( Nn�EmeJY (Y G O�acY7 ALTA / NSPS LAND TITLE SURVEY vARm u N TONYMh hWa118At PNK U.Vi NA 1, eEVVO A SUBgN90N rc 1N.1i PARL rc 11¢ Na11EA5i WIAIFA OF 9EOmW la, 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 I.YY n4J9RNL PARK ENT N0. ; efak .A St9aMSM EY ,xAT RIAi a irk MnnaAsi �� R,� ��'a'� RR�A�R��9E N,� � ,NE N�R�YE�, aN�NR � �E„�, ,�. Au M ,�N� .a "]]e;<a rc �rc n,� "" AIR ]a ,� �. ,� RED NARa 9., r9eA A9 . a'� � aYAN:.,,„,s,aAE EA�r � Na ,. �" �� rc R^,i R,AE rc R9: Na,NE,si aAR,ER � �<,�, �a SE W �11�Orc�YC1�111 ALL 4Y i0'Ri9W 1a NaM FNIGE a FAST rc CgRlrc v,NO¢ K YFRO'.AV. Attt1'�atl N TE MT A 19]l. w5 W Wmli hV. s916]] q YR¢1:YY �\ LOT 17 ��"'+� ^nA rr .; � .fib \n c^ a[ 5. \ � 1' �whot LOCATION MAP LrEciac � Y�NE� � WNUiWEAL1H Y�jy 5�Q9 YIS�NEk��ONK �EO�{gSIXI SCO fRA'&lCi 600{9 vN�c'si]) eSRssso �� NAB c, pr �r�� • RN fees) saz e]ae s_rnw a� srcvws�i�iA�i oro� u.Ar�mr. R sooso °'>. �, LOT 2 � CB=S TONYAN S INDUSTRIAL e':n nn;; �/�Npnlsn Lor T _ a _ o o jam � � a' o --- ©� ..�.•, .R ^.oa Y,�a eo„aA u.E�� � �® — — �F�irb f4w.q..] 8 vm ..s ) utt u[ p �an.s' , ��-,��fv„°P��/a000 nasr �s a]er P'�\"�,, 'C"� rx�) / r� � �".009 xa � R i^� „'�`\ N 89 23'47" E 17.49' Fw.ro7 \ 'an � .�arieo>FEa.a r.�a�ma onv>nmri�+o t° \�` -a l � i PARCEL 1 ��� q^� 1�"r)? -; \ � °_9�' � LOT 18 „�� \\, � ,' d° TONYAQ/'S I�NOUSTR/AL PARK LNIT A a \ +naMn o-ae renm , ` , p4m - sao.at am � � ��� nog ooe ran �n>a "rn i �- � �L' 4 ' L I � '' 04 e aJ �� � � � $" R s ,s' 1 ,9 i � § � ' � Zd � _' `� O � g IJUm I O_� '�i-io25 � `a � � v a --t--- � LOT 19`9-'°�° .3 � i V-- TONYAN'S I�NDUSTR/AL PARK UNIT NO. � 75 3 ` � I>� N'-o-,a9 � nmm� As orG pars,] N j a . ar �� O'4 � '' Sam/-/IIXSWAL rlel �` FFF ARC=78 50 �o7�,€Y � r°O' I ICB=N 712915�E�;,�"�ara�r,a RR oar: sn�v] j � a CD.70.71 // - ha..... ,fie d` rid° .t/-l-l�-"r—°'°s` � '1 — — —/.ems ——��.,`, n„'°^"—,' ali (�9' PP (1n' �. 1 , �� \ `d S 6�� LOT 40 \ s° a°�c""� .• e" a .x na.ro-a bus, uc �°b �� �'�� q. uEY.�mr..r'.eA n 9 o, ct �. e � ' d" � •�'� ' �' S �1 p' so' mroic sr s.a ua am ooc mnnE b rte!—% � Aa �" � `\ +} i' aaa %- �`��"`� LOT 39.4` �+`''� ° � c° TONYAN'S I�NOUSTRlAL PARK UNIT NO. 3 � ¢ 0 ��` _m_a" `� 0 ,r'----' cam• v=.n9sr.vox nnu. 5 � p `',s� z+ o As r�n�ro-zm-wb`• �spo Y% :�\�'�%'�_--� ,�� ,r rx oRme,nEr� s9,R omi NJ, 9 yis rcx 9rease"Y""tl1O .,-s>o OZo E,a° ,�e�..-� -�� � a� j�3;'��`+`,A°`" `k ARC£L s EJ�'- iW" ° °y .a Nrt�E"' } �� LOT 36 �\ �------�-- _�._Q=_ S �3'30'45" E 12.13' �d�'� -`xim uc°f'vm1°'vAo'r`�°�°'O � `V i rc n - AVRm 9ni or i�x,Ni rx ,Nc sanN QE as RerRr s^ELt in.9r r m�� _`_____� �� \ AI MGER I w/�a uEYAMtI-M]AY iMAW!!) 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NO E�vrErceanaAu9 venom rroMEsmavm rRuxRrc MCHENRY, ILLINOIS '� S n� a2iaa.n3' Q.`/ml) Eatlrtac Oem Yaisi' (xMN7 _ r 5 mOE Naem Rrvn a niwas s1AiE ftM£ OOOWM"iE MtF4 srMOS gUiR 1•v� N0. 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