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HomeMy WebLinkAboutPacket - 06/13/2018 - Planning and Zoning CommissionPLANNING AND ZONING COMMISSION SPECIAL MEETING NOTICE DATE: Wednesday, June 13, 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 Allel;iance 3. Roll Call 4. Public Input— (five minutes total on non -agenda items only) S. Consideration of Approval of Meetint; Minutes: May 16, 2018 Regular Meeting 6. Z-931 Public Hearint; —Zoning Map Amendment from E, Estate to RM-2 High Density Multi -Family Residential and other Variances to develop the subject property in accordance with the site plan to construct an approximately 74,000 square foot 72 unit independent unit living facility. Applicant: Haitham Ramadan, 8113 Pickens Drive, Orland Park, IL 60462. Requested Actions: Zoning Map Amendment from E, Estate to RM-2 High Density Multi -Family Residential and other Variances to develop the subject property in accordance with the site plan to construct an approximately 74,000 square foot 72 unit independent unit living facility. Location of Subject Property: The subject property is located at 414 Crystal Lake Rd. 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, efficient and fiscally responsible manner. 7. M32 Public Hearing — Conditional use permit for an automobile fueling station and a Variance from the Landscaping and Screening chapter of the Zoning Ordinance and a Variance from outdoor lighting from the provision in the Zoning Ordinance. Applicant: Graham Enterprise, Inc., 750 Bunker Court, Suite 100, Vernon Hills, IL 60061. Requested Actions: Conditional use permit for an automobile fueling station and a variance from the Landscaping and Screening chapter of the Zoning Ordinance and a variance from outdoor lighting from the provision in the Zoning Ordinance. Location of Subject Property: The subject property is located at 5301 Bull Valley Rd, 8. 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) 9. Staff Report: Next Meeting Date July 11, 2018 at 7:30 p.m. 10. Adjourn 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, efficient and fiscally responsible manner. City of McHenry Planning and Zoning Commission Minutes May 16, 2018 Vice -Chairman Thacker called the May 16, 2018 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:33 p.m. In attendance were the following: Doherty, Gurda, Thacker and Walsh. Absent: Miller, Sobotta, and Strach. Also in attendance were: Director of Economic Development Martin, City Attorney Cahill, Economic Development Coordinator Wolf and Economic Development Assistant Conaway. Vice -Chairman Thacker opened the public portion of the meeting at 7:34 p.m. Wayne Jett, 7016 Liam Lane, McHenry, thanked all of the commissioners on behalf of the City Of McHenry for their dedication and commitment of the Planning & Zoning Commission. He stated it is an honor to appoint the commissioners and thanked them for their service. Mayor Jett welcomed Art Gurda to the Planning & Zoning Commission. Vice -Chairman Thacker closed the public comment portion of the meeting at 7:35 p.m. Approval of Minutes Motion by Walsh seconded by Doherty to approve the April 11, 2018 Regular Meeting minutes of the Planning and Zoning Commission as presented: Voting Aye: Doherty, Walsh, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: Gurda. Absent: Miller, Strach, and Sobotta, Motion carried 3-0. Public Hearing: John Koch File No. Z-929 1706 Beach Variance to exceed maximum permissible setback and Variance to exceed maximum cumulative square footage for all accessory structures/buildings Vice -Chairman Thacker called the Public Hearing to order at 7:36 p.m. regarding File No. Z-929 an application for a Variance to exceed maximum permissible setback and Variance to exceed maximum cumulative square footage for all accessory structures/buildings for the property located at 1706 Beach. Vice -Chairman Thacker stated Notice of the Public Hearing was published in the Northwest Herald on April 20, 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 John Koch, 1706 Beach, McHenry, IL who was sworn in by Chairman Thacker. Thacker. Mr. Koch stated that he is here to get approval for a garage variance. He stated that he is building a barn style garage and would like a variance from 15' to 5' back yard setback. Director of Economic Development Martin stated the applicant would like to construct an approximately 998 square foot detached garage off W Beach Place and needs two variances. One is to construct a detached garage in the required side yard and the other is to exceed the maximum cumulative square footage for accessary structures to 1,238 square feet (1,000 square feet permitted). Director Martin stated the applicant is proposing to construct a 24' X 41' 6" detached garage approximately 4'6" from the side property line. The RS-4 zoning district requires a 6' side yard setback; therefore a Variance is required because the garage would be 1'6" inside the side yard setback. Additionally, the application has an existing 240 square foot shed, and the detached garage is approximately 998 square feet, which if approved, will total 1,238 square feet. This will require a variance of 238 square feet. Director Martin believes the proposed detached garage will not detract or adversely impact neighboring properties and is appropriately located on the lot. This situation is unusual to this property in that the City property (W Beach Place) exists and contains an unimproved driveway. Table 32, approval criteria for variances, states special circumstances that do not apply generally to other properties in the same zoning district. It may apply to one or two others; however, it certainly does not apply to many. Further, the variance will not alter the local character and is consistent with the zoning ordinance and comprehensive plan. Director Martin stated the applicant has a double lot and would like to construct the garage as close to the property line as possible. Director Martin stated Staff recommends Approval of Variances to allow the applicant to exceed the cumulative accessory square footage requirement by 238 square foot and to allow the construction of the proposed garage in the side yard setback in accordance with the plans submitted as part of the public hearing application. Vice -Chairman Thacker invited questions and/or comments from the Commission. Commissioner Walsh inquired if W Beach Place was paved and maintained. Director Martin stated that the City of McHenry owns the lot. Commissioner Walsh inquired where the garage access would be. Mr. Koch stated access would be on the south side of the road. He further stated that his corner is twenty feet from back lot line. Commissioner Walsh inquired what would be stored in the garage. Mr. Koch stated it would be a workshop with tools. Commissioner Doherty inquired if the entry would be off Beach Place. Mr. Koch stated it would. Commissioner Doherty inquired if there was any runoff of water towards the rear of the lot. Mr. Koch stated that the City of McHenry had come out and stated that there was a 6" drop in back for sewage. Director Martin stated that the City of McHenry Public Works Department would come out to shoot the grade for the culvert and that they would address the situation. Mr. Koch stated that the Public Works Department would need to reshoot the grade. Vice -Chairman Thacker inquired what Mr. Koch meant by barn style. Mr. Koch stated the garage would be sided to match his home. Vice -Chairman Thacker opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Vice -Chairman Thacker closed the public comment portion of the hearing at 7:47 Pima Motion by Doherty seconded by Gurda to recommend to the City Council with regard to File No. Z-929 an application for a Variance to exceed maximum permissible setback and Variance to exceed maximum cumulative square footage for all accessory structures/buildings for the property located at 1706 Beach, as presented. Staff finds that requirements for Table 32 have been satisfied. Voting Aye: Doherty, Walsh, Gurda, and Thacker. Voting Nay: None. Not Voting: None, Abstaining: None. Absent: Miller, Strach, and Sobotta Motion carried 4-0. Vice -Chairman Thacker closed the Public Hearing regarding File No. Z-929 at 7:48 p.m. Public Hearing: Aldi, Inc. File No. Z-930 2226 N. Richmond Road Variance from Article V. Commercial Districts, Table 6: Commercial District Requirements, to allow a reduction in the required front yard building setback requirement, from 30' to 14' to allow the expansion of an existing retail grocery store and construction of a 2,947 square -foot addition to the existing building Vice -Chairman Thacker called the Public Hearing to order at 7:49 p.m. regarding File No. Z 930 an application for a Variance from Article V. Commercial Districts, Table 6: Commercial District Requirements, to allow a reduction in the required front yard building setback requirement, from 30' to 14' to allow the expansion of an existing retail grocery store and construction of a 2,947 square -foot addition to the existing building for the property located at 2226 N. Richmond Road. Vice -Chairman Thacker stated Notice of the Public Hearing was published in the Northwest Herald on April 18, 2018. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were Peter Thomas, Aldi Inc., 1200 N. Kirk Road, Batavia, IL, Chris Stair, Aldi Inc., 1200 N. Kirk Road, Batavia, IL 60510, and Robert Gudmundson, RWG Engineering, LLC, 975 E. 22°d Street, Wheaton, IL 60189. Mr. Thomas stated that Aldi Inc. is expanding to increase the store size to allow for an additional 400 products. Mr. Thomas stated that the extension is the new sleek, prototype store design and that Aldi is doing a "long wall" expansion, to accommodate a new freezer cooler, lunchroom, office, bathrooms. He further stated that Aldi would need a front yard setback variance to expand to the south. Mr. Thomas stated for the record that the new elevation plan submitted has not been approved by corporate. Mr. Thomas stated a cart coral expansion, if needed, would not affect parking and has been approved by the property owner. Director of Economic Development Martin stated Aldi relocated their store to its current location several years ago and since that time has done extremely well. He stated that the lot is unusual since it ends in the middle of a parking lot and that Blake Blvd. makes that a "front yard". Director Martin stated that Aldi is a great company to deal with professionally and personally. He state they are currently seeking to expand their footprint to the south by about 2,947 square feet. In order to do so however they require a 16' front yard setback variance. The addition will be located north of the 6' sidewalk and utility relocation will be required however, there will be no adverse impact on adjacent properties. Aldi will also be improving their fagade and upgrading the interior of their store so this is a major improvement. Director Martin believes the proposed addition will not detract or adversely impact neighboring properties. Conversely, posve addition to the city this situation is unique to this property. Table 32, approval criteria for variances, states special circumstances that do not apply generally to other properties in the same zoning district. This situation most likely does not specifically apply to other properties in this zoning district. It may apply to a few however; it certainly is not ubiquitous to all lots in the same zoning classification. Director Martin stated additionally, due to the minimum 30-foot setback required if a variance were not granted, it would result in an unnecessary hardship on the property owner. Further, the variance will not alter the local character and is consistent with the zoning ordinance and comprehensive plan. He stated that there is vacant land across the street to the east that is still available. Director of Economic Development stated Staff Recommends Approval of a Variance from Article V. Commercial Districts, Table 6: Commercial District Requirements, to allow a reduction in the required front yard building setback requirement, from 30' to 14' to allow the expansion of an existing retail grocery store and construction of a 2,947 square -foot addition to the existing building for the property located at 2226 N Richmond Road and that Table 32 requirements have been satisfied. Vice -Chairman Thacker invited questions and/or comments from the Commission. Commissioner Doherty inquired ifthe cart coral would be in the same location. Mr. Thomas stated yes and further stated the cart coral could be extended. He stated that Aldi would use the current front entrance. Commissioner Doherty inquired if there would be any new doors on the addition side. Mr. Thomas stated there would not. Vice -Chairman Thacker inquired about the current size of the store. Mr. Gudmundson stated the addition would be an increase of fifteen percent to 21,667 square feet. Mr. Gudmundson opined the addition would give Aldi ample space to add products. Mr. Gudmundson stated for the record the survey of the existing wall shows the wall is not parallel with the south property line. He further stated he would like the terminology to reflect an average of fourteen feet for permitting purposes. Director Martin stated that when the motion is made, the commission could state the term "an average of fourteen feet" for the variance. Mr. Gudmundson stated there is no impact to the utilities or sidewalk easements. Mr. Thomas stated that Aldi would replace any trees that would be disrupted in the construction process. Vice -Chairman Thacker opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Vice -Chairman Thacker closed the public comment portion of the hearing 8:00 p.m. Motion by Doherty seconded by Walsh to recommend to the City Council with regard to File No. Z-930 approval of a Variance from Article V. Commercial Districts, Table 6: Commercial District Requirements, to allow a reduction in the required front yard building setback requirement, from 30' to an average of 14' variance to allow the expansion of an existing retail grocery store and construction of a 2,947 square -foot addition to the existing building for the property located at 2226 N. Richmond Road, as presented. Staff finds that the requirements of Table 32 have been met. Voting Aye: Doherty, Walsh, Gurda, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Miller, Strach, and Sobotta. Motion carried 4-0. Vice -Chairman Thacker closed the Public Hearing regarding File No. Z-930 at 8:05 p.m. Staff Report Director Martin welcomed Art Gurda to the Planning &Zoning Commission and thanked him for his involvement in the community. Director Martin stated that the June 20, 2018 regularly scheduled meeting had been cancelled and a special meeting is scheduled for June 13, 2018, which would be held at 7:30 p.m. in the Council Chambers. There are presently two cases for the June 13, 2018 meeting as well as continued discussion of the Comprehensive Plan. Adjournment Motion by Doherty seconded by Walsh to adjourn the meeting at 8:uu p.m. Voting Aye: Doherty, Walsh, Gu, a, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Miller, Strach, and Sobotta. Motion carried 4-0. The meeting was adjourned at 8:06 p.m. Respectfully submitted, Tina Conaway, Economic Development Asst. City of McHenry [PLANNING AND ZONING COMMISSION STAFF REPORT Z-931 ZONING MAP AMENDMENT TO RM-2 HIGH -DENSITY MULTI -FAMILY RESIDENTIAL AND A PARKING VARIANCE TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 74,000 SQUARE FEET, 72 UNIT INDEPENDENT LIVING FACILITY AT 414 S CRYSTAL LAKE ROAD] Applicant Haitham Ramadan 8113 Pickens Drive Orland Park, IL 60462 Requested Actions • Zoning Map Amendment to RM-2 High -Density Multi -Family Residential • Variance from the Off -Street Parking and Loading Requirements Site Information Location and Size of Property The subject property is located at 414 S Crystal Lake Road and consists of approximately 12.36 acres Comprehensive Plan Desienation Medium -Density -Residential Existing Zoning and Land Use The subject property is currently vacant and zoned E Estate and contains a silo and shed and is currently being farmed. Adjacent Zoning and Land Use North: RS-3 Medium -High Density Single -Family Residential, Trails of Winding Creek and A-1 Agriculture Unincorporated McHenry County, Single Family Residential South: RM-2 High -Density Multi -Family Residential (approved for 202 independent and assistant living units); C-1 Convenience Commercial, Vacant and A-1 Agriculture Unincorporated McHenry County, Vacant East: Al Unincorporated McHenry County, Vacant West: C-3 Convenience Commercial, Vacant and RM-2 High Density Multi -Family Residential —Abbey Ridge Town homes/Condominiums Background The Planning and Zoning Commission considered an application submitted by the Chapel for a 25,000 square foot church a couple of years ago on this property. At that time the property was annexed however the Chapel decided to rehabilitate an existing building at 1809 S Illinois Route 31. An annexation agreement with the Chapel exists which will require amendment at the City Council level. 1 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-931 ZONING MAP AMENDMENT TO RM-2 HIGH -DENSITY MULTI -FAMILY RESIDENTIAL AND A PARKING VARIANCE TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 74,000 SQUARE FEET, 72 UNIT INDEPENDENT LIVING FACILITYAT414S CRYSTAL LAKE ROAD] Description of Request The building proposed on the subject property is an independent living facility consisting of approximately 74,000 square feet and 74 units with 50 proposed parking spaces. The requested actions are to rezone the property to RM-2 High -Density Multi -Family Residential with a parking variance. These types of facilities typically only require .5 parking spaces/dwelling unit. In this case that would equate to 36 spaces. The applicant is providing 50. The building proposed is a two-story structure. Staff Analysis Zoning Map Amendment The character of the area near the subject property consists of a mixture of land uses, with single- family residential, commercial, multi -family and vacant land. The City's Comprehensive Plan designates the subject property as medium -density residential. Staff is recommending the subject property be rezoned to RM-2, for the following reasons: proposed use is transitional, low -impact, does not generate a lot of traffic (traffic memo provided). No additional offsite traffic improvements required however staff will recommend, as with the Chapel a signal contribution at Bull Valley and Cunat Drive and a driveway connection when feasible. The use is consistent with comprehensive plan (4-9 dwelling units/gross acre). Variance The applicant is seeking a variance from the off-street parking and loading requirements. Typically, one space is require for an efficiency unit; two spaces for a one bedroom unit and 2.33 spaces for anything larger however being independent living .5 spaces/living unit is plenty of parking. Staff is not concerned about the parking. Staff Recommendation Prior to Public Hearing Approval of a Zoning Map Amendment to RM-2Hlgh-Density Multi -Family Residential. Staff finds that there uirementsin Tables 33 (Zoning Map Amendments) ofthe Zoning Ordinance have been met. Approval of a Variance from the Off -Street Parking and Loading Requirements to develop the property in property in accordance with the site plan and building elevations submitted as part of the application packet subject to the following conditions: [PLANNING AND ZONING COMMISSION STAFF REPORT Z-931 ZONING MAP AMENDMENT TO RM-2 HIGH -DENSITY MULTI -FAMILY RESIDENTIAL AND A PARKING VARIANCE TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 74,000 SQUARE FEET, 72 UNIT INDEPENDENT LIVING FACILITY AT414 S CRYSTAL LAKE ROAD] • Site is developed as an independent living facility and if use changes to something else, such as apartments, applicant must appear before Planning and Zoning Commission at an additional public hearing and at an additional City Council meeting; • As much vegetation as possible remain on the north property line; • Subject Property is cleaned of all structures, trash and rubbish and dead vegetation prior to development; • Developer shall extend public sidewalks along entire length of Subject Property along Crystal Lake Road; • Developer shall enter into amended annexation agreement at City Council level; • Developer shall reserve adequate open space to provide for the future construction of a two-way private driveway connecting its southern most parking lot to an intersection at Cunat Drive and Bull Valley Road; the developer shall within 12 months complete construction of the future driveway improvement. Stafffinds that the requirements in Tables 32 (Variances) of the Zoning Ordinance have been met. Attachments • Location Map • Application Packet 3 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-931 ZONING MAP AMENDMENT TO RM-2 HIGH -DENSITY MULTI -FAMILY RESIDENTIAL AND A PARKING VARIANCE TO ALLOW THE CONSTRUCTION OF AN APPROXIMATELY 74,000 SQUARE FEET, 72 UNIT INDEPENDENT LIVING FACILITY AT414 S CRYSTAL LAKE ROAD] Location Map of Subject Property: 414 S Crystal Lake Road 0 CITY OF MCHENRY COUNTY OF MCHENRY ) SS STATE OF ILLINOIS NARRATIVE DESCRIPTION OF REQUEST File Number ZA31. PETITIONER, HAITHAM RAMADAN'S PETITION FOR ZONING AMENDMENT and VARIATION NARRATIVE DESCRIPTION OF PROPOSED PROJECT: The Petitioner, Haitham Ramadan, is the contingent contract purchaser for the property commonly known as 414 S, Crystal Lake Road, McHenry, Illinois. The property is composed of approximately 12.36 acres and had previously been annexed into the City and zoned "E" Estate with a Conditional Use Permit for assembly use. The Petitioner is a contingent contract purchaser ofthe property; the contingency beingthat the property be rezoned to "RM-2" High -Density Multi -Family Residential, with a parking variation. The Petitioner proposes to develop an independent senior living facility on the property consisting of a 74,000 SF 2-level building with approximately 72 units with a variation of the City's parking ordinance and such other variations as may be necessary for the construction of the building in substantial conformance with the site plan. FORM A PUBLIC DARING APPLICATION Planning and Zoning Commission City of McHenry File Number Z-931 333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173 I. N.vne of Applicant: Haitham Ramadan Tel: 708-269-9116 Address: 8113 Pickens Drive, Orlazid Park, IL 60462 E-Mail: lnram adan70n gmail.com 2. Name of Property Owner: The Chapel, arr Illinois Not -For -Profit Corp. Tel: 847-310-0054 Address: c/o Attorney Ron Senechalle, Pluynnert, MacDonald & Hargrove, Ltd 2300 Barrington Road, Suite 220 Hoffinan Estates, IL 60169 E-Mail: rsenechalleGa lawpmh.com 3. Name of Architect: Frank R Talbert, AIA, NCARB Tel: 312-999-0315 Address: 200 W. Madison Street, Suite 2100, Chicago, IL 60606 E-Mail: ftalbertfir�abrawerks.conl 4. Name of Attorney: Samuel J. Diamond, Diamond & LeSueur, P.C. Tel: 815-385-6840 Address: 3431 W. Elm Street, McHenry, IL 60050 E-Mail: sam@dlfirm.conn Fax: 815-385-6875 5. Common Address or Location of Property: 414 S. Crystal Lake Road, McHenry, IL 60050 6. Requested Actions) (checlr all that apply) x Zoning Map Amendment (Rezoning) _Zoning Variance -Minor Conditional Use Permit _ 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, dre specific Zoning Variance needed, or the new zoning classification that is requested: The Petitioner is requesting to reclassify the property to "RM-2" High -Density Multi - Family Residential, with a variation for parking. FORMA Page I of 3 7. Current Use of Property: Fanning 8. Current Zoning Classification of Property, Including Variances m• Conditional Uses Currently classified "E" Estate District with a Conditional Use Permit for assembly use. 9. Current Zoning Classification and Land Use of Adjoining Properties North: Use: House; Zoned "RS-2" Medium -Density Single Fancily Residential Family and "A- I" Agricultural in the County; South: Use: Agricultural; Zoned "C4" Convenience Commercial and "RM-2" High -Density Multi -Family Residential; East: Use: Agricultural; Zoned "C-3" Community Commercial District and "RM-2" High - Density Multi -Family Residential; West: Use: Agricultural; Zoned "A4" Agricultural in the Comity. 10. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to detemnhne dte required attaclunents. �1. _seL.2. 3. 4. 5. 6. _7. 'V 8. City providedl0. 11. 12. _ V 13. V_14. _V 15. 16, previously submittedl7. 18. Application Fee (muouut) $ sso.00 Narrative Description of Request FORM A —Public Hearing Application FORM B — Zoning Map Amendment (Rezoning) Application FORM C — Conditional Use Application FORM D — Zoning Variance Application FORM E —Use Variance Application Proof of Ownership and/or Written Consent from Property Owner FORMA Page 2 of 3 11. Disclosure of Interest The party signing the application shall be considered the Applicant. The Applicantmust be the owner or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property or his or her agent or nominee. Applicant is Not Owner If the Applicant is not the owner of record of the subject property, the application shall disclose the legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In addition, all 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. AUUlicunt 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 lhnited 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 Lund 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 tine application. 12. Cm•tificatimn I hereby certify that I am aware of all code requirements of the City of McHenry that relate to tlis 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 tlis application be held before the Plamnitg and Zoning Commission, and thereafter that a recomnnendation be forwarded to the City Council for the adoption of all ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by the Zoning Board of Appeals or City Council. Si¢natuxe of Applicant(s) Print Name and Designation of Applicants) Haitham Ramadan, Contract Purchaser FORtv1 A Page 3 of 3 FORM B File Number Z-931 ZONING TVIAP AMENDMENT (REZONING) Planning an Zoning Commission City of McHenry 333 Soutlr Green Street � McHemy, 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 o�quest. 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 existing uses in the environs of the Subject Property are Multi -Family Residential to the West and Single -Family Residential to the North. The City zoning to the North is "RS-2" Medium -Density Single - Family Residential District and to the West, "RM-2" High -Density Multi -Family Residential District and "C-3" Community Commercial District. To the South, the City zoning is "C-1" Convenience Commercial District and "RM-2" High -Density Multi -Family Residential District. The Comprehensive Plan for the City provides for Commercial and High -Density Residential to the South, High -Density Residential to the West, and Medium -Density Residential to the North and East. All are compatible with the proposed rezoning of the subject parcel to "RM-2" High -Density Multi -Family Residential District. 2. Supported by Trend of Development Tire trend of development in the general area since the original zoning of the affected property was established supports the proposed use(s) or zoning classification. The trend of development in the general areas has also been for single family to the North, multiple to the West, as well as cornrnercial and residential South of the Subject Property along the Bull Valley Road corridor. 3. Consistent with Comprehensive Plarr Obiectives 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 proposed zoning classification and use is in harmony with the objectives of the Comprehensive Plan in light of the actual multi -family development to the West and the plans proposed High -Density Multi - Family Residential uses to the West and South, 4. Furthers Public Interest The proposed use(s) or zoning classification promotes the public interest and not solely the interest of the applicant. Tire proposed zoning use and classification promotes not only the interest of the applicant, but also the public interest by providing seniors with facilities for independent living. FORM B Page 1 of 1 FORM D File Number Z-931 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 Ordunance provides that in recommending approval or conditional approval of a variance, the Planning and Zoning Commission shalltransmitto 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. The special circumstances that are particular for this property for the parking space variation sought that do not generally apply to other properties in the same zoning district are that the use of the property will be for independent living facilities for seniors. This results in substantially less vehicles than the normal high -density multi -family living units frequently utilized by more individuals and families of all ages. The users of these units will be restrictedto seniors and have substantially less vehicles than projects with users including younger users. 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. The special circmnstances that relate only to this property variance are that the use is limited to independent living units for seniors. 3 Not Resulting from Applicant Action The special circumstances that are the basis for a variance have not resulted from any act of the applicant or of any other party with interest in the property. The special circumstances that are the basis for the variance are not resulting from the act of the applicant but resulting from the limited use of the facilities to be developed for independent living for seniors. FORM D Page 1 of 2 4. Unmecessmy Hard shik 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 strict application of provisions of the Zoning Ordinance would result in the unnecessary and undue hardship of the applicant by requiring the building and maintaining of unnecessary and unneeded parking spaces as distinguished from a mere inconvenience. 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 variance of parking spaces for the applicant to preserve substantially the same rights for other properties in the same zoning district and does not confer any special privileges. The variance is appropriate since the particular limited use to seniors for independent living has less need for parking spaces than multifamily residential units that have no such restrictions. 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. The variance is necessary for the applicant in this case because without it, dre applicant would be incurring substantial additional expense for parking spaces in areasthat are unnecessary and unneeded for this project's use of the property, limited to seniors for independent living. 7. Not Alter Local Character The granting of a variance will not alter the essential character of the locality nor substantially impair enviromnental quality, property values, or public safety or welfare in the vicinity. The grunting of the variance will not alter the character of the locality, nor impair environmental quality or property values, or public safety and welfare and will, in fact, allow more open space and green area on the subject site. 8. Consistent with Zoning Ordinance and Comprehensive Plan The granting of the variance will be in harmony with the general purpose and intent of die Zoning Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption. The granting of the variance will be in hannmry with the general purpose and intent of the Zoning Ordinance and Comprehensive Plur of the City, as viewed in light of any change condifions since their adoption which conditions include the development of multifamily units to the West, single family units to the North, and commercial and residential development along the Bull Valley Road corridor to the South. 9, Minimum Variance Required The variance requested is the minimum required to provide the applicant with reasonable use and enjoyment of the property. Considering the limitations on the proposed use of the property to seniors for independent living, the variance requested is minimal and will have uo negative impact to the use and enjoyment of the subject property. FORM D Page 2 of 2 Z-931 AFFIllAV IT NOW COMES, Ey" , being first duly sworn and upon oath, and states as follows: That I am over the age of 18 years and have the mental capacity to execute this Affidavit. 2. That I am Pr a.4F :ten to of The Chapel, an Illinois Not -For -Profit Corporation, 3. That The Chapel is the title holder of record of the property commonly known as 414 S. Crystal Lake Road, McHenry, Illinois. 4. The current Tax I.D. numbers of the subject property are: 14-04-200-007, 14-D3-t00- 027. 5. That the legal description of the subject property is described on Exhibit "A"attached hereto and by this reference made a part hereof, being Page I on Exhibit "A" of an Owner's Policy of Title Insurance issued by Commonwealth Land Title Company, 6. The Chapel does hereby authorize Haitham Ramadan to petition the City for a rezoning of the subject property. Further Afiiant teeth naught. SUBSCRIBED and SWORN to before me this Z 0Y day of tii ( jt�, 2018. � x Ficiii6a 6 9c,%naterCy publ cl 3tpto or Illinois iCJ My Commiselon Expires NOTARY PUBLIC MAY A6, 2o2p Prenared hP.m Samuel J. Diamond Diamond & LeSueur, P.C. 3431 W. Elm Street McHenry, IL 60050 Ph.: 815-385-6840 Email• saw ridllir n.com zq�� :, -�� :-,- :i -�� � ;,-% ���, i �, Mg � __1V 6ERM // � ®®® ��'�■ �� r OBRAW��� 50 PARKING SPACES 5'SIDEWALK 1 o o ""` I WATERFCOW y lO E BERM ___e_ 10'BERA1 -�_�_� "" "� I 1 I DETENTION O QQII`'36r EMrlPLOYEE PARKING 1 POND i 74 UNITS DRIES � � 0 I I � , O C) , _ o �. __ __________ _______ > ___ a _________SURE ORNE TO BULLVALLEY ROAO�_ ______________________ _______ o BUMesTER PARCEL 1 PARCEL 2 =-----=�----------------- ---�----•------J INDEPENDENT LIVING FACILITY 414 Crystal Lake fed„ McHenry, II_ NV V 0' S0' 100' 200' MAY 2g. 2018 - - - - NORTH ELEVATION 1 OBRAWerks l� U r ;� �' i+"K re _ �� ii INDEPENDENT LIVING FACILITY 414 Crystal Lake Rd., McHenry, IL /~� ia� ii �1M ai MAY 2g. 2018 Aw .. wal i, [is is 11 � , lip :II ���! 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Cbmpm tbV plat, lela dumiptlon and W moreover monuments Wore bWldlag, and immedleteir report ay dmtrep"a" to We dorveyor. 6. The leeg of the property lines them on the fare of then plat us hued on the lela duulptlon "egamed he We We "mmltmanl and whom herein, Than WormaLLon her been fummbed by We client and compared to moored deeds to check far lap and /Of ovulape, neweree, thin mummy my net reflect h4brkal maltery of UUa and wmvenrip that have net form disaued by the aUn "mmllmenl 0. 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Pdh9®TIPPPN SLINDM1O k RNHIMaXLiC. me. �Oene�l�l�ev71j1'rm Na 16{-00'2y�P2� (CW) PB0190NW 1dhT SORP6fOR [PLANNING AND ZONING COMMISSION STAFF REPORT Z-932 CONDITIONAL USE PERMIT AND VARIANCES FOR THE PROPERTY LOCATED AT THE SW CORNER OF CRYSTAL LAKE ROAD AND BULL VALLEY ROAD] Applicant Graham Enterprise, Inc. 750 Bunker Court Suite 100 Vernon Hills, IL 60061 Requested Actions • Conditional Use Permit for a gas station; • Variance to eliminate the front foundation plantings; • Variance to exceed the on -site lighting requirement. ALL SIGN VARIANCES WILL BE CONSIDERED BV THE CITY COUNCIL Site Information Location and Size of Property The site, which consists of 1.244 acres, is located at the southwest corner of Crystal Lake Road and Bull Valley Road ("Subject Property"). There are access points off of Bull Valley Road and Crystal Lake Road. Comprehensive Plan Desisnation Commercial Existing Zoning and Land Use C-1 Convenience Commercial, Gas Station Adjacent Land Use and Zoning North: C-3 Community Commercial, Vacant South: 0-1 Local Office, Office Building West: 0-1 Local Office, Office Building East: BP, Business Park, Vacant (Sign) Background The subject property has been utilized as a gas station and the owner wishes to raze the site and rebuild and rebrand the station. It is located along a major state route and within the middle of numerous businesses at a major intersection near many residences. Description of Request The applicants are proposing to construct: • Fueling center which will include: 12 fueling positions (6 pumps) 1 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-932 CONDITIONAL USE PERMIT AND VARIANCES FOR THE PROPERTY LOCATED AT THE SW CORNER OF CRYSTAL LAKE ROAD AND BULL VALLEY ROAD] • 5,213 square foot convenience store with accompanying overhang (which can protrude into the required yard) Staff Analysis Conditional Use Permit to allow an automobile fueling station The applicant is requesting a Conditional Use Permit to allow an automobile fueling station. Two access points are proposed, one off of Crystal Lake Road and one off of Bull Valley Road. This will not change from what exists now. A traffic study was completed and concludes there is plenty of capacity and there will be no adverse impacts as a result of the proposed redevelopment. 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%). Variances The applicant is seeking the following variances from the zoning ordinance: • Variance to eliminate the front foundation plantings; • Variance to exceed the on -site lighting requirement. Variance to eliminate the front foundation plantings The applicant is requesting a variance from the requirement to do front foundation plantings for the purpose of site safety. The operator believes this, along with the enhanced lighting will make the site safer for its customers. Staff does not have a problem with this variance. The applicant is depicting landscaping on all other sides of the building. Variance to exceed the on -site lighting reauirement The applicant is requesting a variance to exceed the maximum number of foot candles of lighting, specifically under the canopy. The ordinance allows 40, and the applicant has upwards of 60 plus, however this is strictly limited to under the canopy. Due to the concentration of the LED lighting the lighting levels around the remainder of the site are much lower and very low at the property lines. Staff does not have a concern with this. Staff believes with the switch to LED lighting the site will have more of a uniform appearance from a lighting perspective and does not believe this will adversely impact neighboring sites. Staff Recommendations Prior to Public Hearing Approval of the Conditional Use Permit to allow an automobile fueling station subject to the following conditions: 2 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-932 CONDITIONAL USE PERMIT AND VARIANCES FOR THE PROPERTY LOCATED AT THE SW CORNER OF CRYSTAL LAKE ROAD AND BULL VALLEY ROAD] • The project is developed in accordance with the Improvement Plans prepared by W-T Engineering Group dated 5/18/18 and consisting of ten pages; • Sidewalks shall be installed along Bull Valley Road and Crystal Lake Road along the entire frontage of the property; Staff finds the requirements set forth in Table 31 have been met. Approval of a Variance from Chapter VII1. Landscaping and Screening Table 15 to forgo the requirement for building plantings. Approval of a Variance from the Outdoor Lighting Regulations to allow outdoor lighting in conformance with the plan submitted by WT Engineering. Attachments • Location Map • Application Packet 3 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-932 CONDITIONAL USE PERMIT AND VARIANCES FOR THE PROPERTY LOCATED AT THE SW CORNER OF CRYSTAL LAKE ROAD AND BULL VALLEY ROAD] Location Map ' �-• ' Hai .. - ..... t� FORM A PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry File Number 333 Soutli Green Street a McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173 1. Name of Applicant Graham Enterprise. Inc. Tel (847) 837-0777 Address: 750 Bunker Court Suite 100. Vernon Hills. II, 60061 Fax 847 837-0778 Name of Applicant Representative The W-T Group Tel (224) 293-6961 Address: 2675 Pratum Avenue. Hoffman Estates IL 60192 Fax (224) 293-6444 2. Name of Property Owner Red Crown Investments. LLC - 137 Tel (847 837-0777 (If other than Applicant) Address 750 Bunker Court Suite 100, Vernon Hills IL 60061 Fax (847) 837-0778 3. Name ofEngim (If represented) 4. Natne of Attorney (If represented) Address Tel Fax Tel Fax 5. Common Address or Location of Property 5301 Bull Vallev Rd. McHenry IL 60050 6. Requested Actions) (check all that apply) Zoning Map Amendment (Rezoning) X Conditional Use Permit X Zoning Variance Zoning Variance -Minor Zoning Text Amendment 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: We are anplying for three zoning variances and a condition use The first zoninc variance is to move the front foundation plantings to the perimeter of the site The second zoning variance is for four (4) liens on the building instead of the allowed two (2) And the final variance is for site lighting. In addition the conditional use is for fuel sales at the property. Please see the attached narrative for additional details. FORMA Pagel of 3 Current Use of Property The pMerty is currently a BP gas station which includes fuel sales car wash and as a convenience store. 7. Current Zoning Classification of Property, Including Variances or Conditional Uses Currently the property is classified as C4 (Convenience Commercial) with a conditional use permit for fuel sales. S. Current Zoning Classification and Land Use of Adjoining Properties North: C-3 Community Commercial - undeveloped Soukh: O-1 Local Office -office center East: BP Business Park District - undeveloped —owned by Church West: O-1 Local Office -office center 9. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachrnents. X 1. Application Fee (amount) $ 950 2, Narrative Description of Request X 3. FORM A — Public Hearing Application N/A 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 W. 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 10. Disclosure of Interest The party signing the application shall be considered the Applicant. The Applicant must be the owner or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property or his or her agent or nominee. Applicant is Not Owner If the Applicant is not the owner of record of the subject property, the application shall disclose the legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has the authority from the owners(s) to make the application. Applicant or Owner 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. 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. 11. 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 bearing to consider this application be ]veld before the Planning and Zoning Commission, and thereafter that a recormnendation be forwarded to the City Council for the adoption of an ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by the Zoning Board of Appeals or City Council. Signature of Applicant(s) Print Name and Desi nation of Applicants) Matt Ackerman, Project Architect VVT' Group � Design &Program Management FORMA Page 3 of 3 FORM C File Number CONDITIONAL USE PFnMIT Planning and Zoning Commission City of McHenry 333 South Green Street McHemy, II 60050 Tel: (815) 363-2170 Fax: (815) 363-2173 Table 31 of the City of McHemy 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 oy ur re uest 1. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. The proposed Conditional Use is the same as the existing conditional use This work will be a raze and rebuild of what the current use is for the site (fuel sales convenience sale) and removal of the existing car wash. Please see the attached traffic study that has been performed on the site 2. Envhonmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district have been appropriately controlled. The proposed elan is an improvement for the existing conditions of the r�ropertv The proposed redevelopment includes new pavement and additional landsca ing which will be beneficial to the surrounding pro ep rties. 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 property upgrades will improve the existing conditions that are witnessed at the site there will be vast improvements to the existing landscape and will not have a deleterious effect on the character of the existing property. 4. Public Services and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of permitted uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. The proposed fuel center will not require existing community facilities or services any degree a of disproportionate demand This gas station Nhile an upgrade for the rp operty will also be the removal of the car wash which should lighten the load required at the property, FORM 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. The fuel center will not be of any detrimental consequences to the safety or health of any employees sidewalk will make the site safer for pedestrians on site and the additional square footage will allow the convenience store to stock healthier food options 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 all other elements pertinent to the conditional use of the site currently the site is a fuel center and is within harmony with the surroundine areas we lust wish to improve upon this with a modern gas station with improved facilities FORM C Page 2 of 2 FORM D File Number ZONING VARIANC); Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, iL 60050 Tel: (SIS) 363-2170 o Fax: (815) 363-2173 Table 32 of the City of McHeny 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 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 a fuel center. One of the goals of this site unprovement is increased visibility for clients to safely use the site which includes the increased light levels and lack of front foundation plantings that could hamper the visibility between the site and the convenience store. 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 All to the nature of a fuel center The variances requested will not hinder or have deleterrous effects to the existing circumstances of the physical characteristics of the property, 3. Not Resulting from Applicant Action The special circumstances that are the basis for a variance have not resulted from any act of the applicant or of any other party with interest in the property. All variances that are being requested are due to the nature of a fuel center promoting a safe accessible and clean environment for workers and customers. 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, r�xrvt t� Page I of 2 The requested variances create a safer environment for drivers and pedestrians Low light levels and plantings that obstruct vision would create an unsafe environment that would not function well and create an unnecessary hazard. Good sightlines into the store are necessary to deter crime and allow pedestrians to be 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 are due to the nature of a fuel 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. The variances are due to the nature of a fuel center and are to provide a safe clean environment for workers and patrons. The requested variances are the minimum variances required to promote the safe use of the site Additional number of wall signs, though lower square footage than maximum allowed is due to the site being on a corner lot and the angle the roads intersect 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. The variances are due to the nature of a fuel center and are to provide a safe clean environment for workers and patrons that will not affect the environmental quality, property values public safety, or welfare in the vicinity. The new development and additional landscaping will beautify the site and enhance the local 8. Consistent witlr 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 variances are due to the nature of a fuel center and are to provide a safe clean environment for workers and patrons These variances will be in harmony with the general purpose and intent of the zoning ordnance and comprehensive plan of the city. 9. Minimum Variance Require oft variance requested is the minimum required to provide the applicant with reasonable use and enjoyment of the property. The variances requested are the minimal required for the fueling center and will provide a safe and clean environment for all workers and patrons Building signage is less square footage than allowed althou Ig r a higher number of signs than allowed is proposed Also the foundation plantino that have been eliminated from the front of the building have been placed around the site in a way that allows the required visibility on site and beautifies the site for neighbors and people passing by rutcivi ll Page 2 of 2 adjacent PrOPeny Owners Par<el Numher Omaer 14-0-- 028 HOME ST BK NAIR 4253B 14-04-200037 MCHENRY STATE SK TR 4994 14-04-40D039 HOLY APOSTLES CH OF 14-04402-001 RAO RAIU PRTNS 14-04402402 RAO MU PRTNS 14-04-402-003 MICHAEL) UNTIL PETERSEN 1404-4020 IEFFRYJ 1R IENNIFER C HILL 14-04402-005 MARYJO BELCOREZOGMAN 14-04-402m6 TORY PEASE 1444-402-002 MERRETT BEST LLC I401-402-008 LINDA S GLENN L IR ALLEN 1104402-009 IST MID WEST BK TR 4102 I4U4402-010 15T MIDWEST BK TR 4102 14-04-402-011 ITC PROP LLC 14-04402-012 ITC PROP LLC 1404402-013 JAMES S LYNN M COWLIN 140I 402-017 TORYPEASE 1404-402-018 TORYPEASE 1404-402-020 SANDY UVTR CARMRHIAEL 1404402-021 TORYPEASE 14-04-402-023 THOMASTILOT - 1404402-026 OSCAR SANCHEZ 14-04402-027 BENDANECO LLC 14-01402-ON JAMESAIOANNEPOOSHUN 1404402-0W TORYPEASE 1406402-032 TORYPEASE 14-04-401-033 TORYPEASE 14-04-402-034 JOHN REV TR MCCALLAG 14-03402-035 TORY PEASE 14-04 402-036 TORYPEASE 14-04-402-037 BEHAVIOR MODIFICATION CLINIC 14-04402-OM JOHN HUFF 14-04402-039 TORY PEASE 14-04402040 TORYPEASE 1404-402041 RICHARD PAEGELOW 140144021a42 TORY PEASE 1404-402013 TORY PEASE 14-04-402444 PITBULL INVSTMNTS GRP LLC 1404-402445 TORY PEASE 14-04-402446 CHERRYHILLASSOCLLC 14-04402442 TORY PEASE 14U1402O48 CHRISCTRMORGAN 14-04402-049 TORYPEASE 14-04402-050 MARKACOLLEENA WOLTER 14-04401-051 TORY PEASE 1444402-052 PEAKCAPITALINC 14-04 402-053 TORY PEASE 14-04402-DM TORYPEASE 14-04-402-055 TORYPEASE Mall TO AddressI Mail TOAddress2 Mail To Oty Site Address Street IOGRANT ST CRYSTAL ME, It 60014 NA BACKHAUSFREMONTH 5106GARDEHa MCHENRY, It 600502332 NA 5211BULLVALLEYRD MCHENRY, It 6W507429 5211 BUILVALLEYRO 60OSTRATHMOOR DR ROCKFORO, It 611W 5462 BULL VALLEY RD fi0 O STRATHMOOR DR ROIXFORD, It 61IN M03 BULLVALLEYRD 12IOWEAVE CRYSTAL LAKE, It 60014 U63 BULLVALLEYRD 9608 HIDDEN LN WOODSTOCK, It 600987916 5407 BULL VALLEYRO 5459 BULL VALLEY RD MCHENRY, It BOOM 5459 BULL VALLEY RD 5435 BULL VALLEY RD STE3W MCHENRY, It 6ODSO7436 5411 BULL VALLEY RD 413 N COLD SPRINGS RD WOOml-m, IL, fi0W8 5455 BUILVALLEYRD 353 JUNIPER RD SOMERS, MT, 59932 5415 BULLVALLEYRD 2Wl W JEFFERSON ST JGUET,IL 604355274 5453 BULL VALLEY RD 2WIWIEFFERSDNST JOUET, It 604355224 5419 BUILVALLEYRD 5447 W BULL VALLEY RO MCHENRY, It 6O)S0 5447 BULL VALLEY AD 5/47 W BULL VALLEY RD p MCHENRY, It 6WS0 5423 BULLVALLEYRD 3610TAMARISKCT CRYSTAL LIKE, It 60012 M43 BULL VALLEY RD 5435 BULL VALLEY RD STE 3W MCHENRY, It 60D502436 5435 BULL VALLEYRD 5435BULLVALLEY RD STE 330 MCHENRY, It 600502436 5435 BUILVALLEYRD 22W HAWTHORN RD MARENGO, It W3529622 5435 WILVALLEY RD 5435 BULL VALLEY RO STE 330 MCHENRY, It 6WW74M M55 BULL VALLEY RD 5435 BULL VALLEY RD STE 200 MCHENRY, It 60D50 5435 BULLVALLEY RD 543SBULLVALLEYRD STE 218 MCHENRY, It 600S0 5435 BULL VALLEY RD 5435 BUILVALLEYRD STE 312 MCHENRY, It 60050 5435 BULLVALLEY RD 350 T INDALLS NEST TWIN W(ES, WI 53181 5435 BULLVALLEY RD 5635 BULL VALLEY RD STE 330 MCHENRY,IL 6W502436 U35 BULL VALLEY RD 5435 BULL VALLEY RD STE 3W MCHENRY, It WM7436 M35 BULL VALLEY RD 5935 BULL VALLEY RD STE 330 MCHENRY, It 600507435 M31 BUILVALLEYRD 5427 BULL VALLEY RD UNIT Ni MCHENRY, It MW M27 BULLVALLEYRD 5435 BULL VAILEYRD STE 330 MCHENRY, It 600507436 5435 BULL VALLEY RD 5435 BULL VALLEY RD STE330 MCHENRY, I1600502436 M35 BULL VALLEY RD 5435 BULL VALLEY RD STE 1% MCHENRY, It 60)502209 5435 BULL VALLEY RD 5435 BULL VALLEY RD STEIN MCHENRY, It 6W507433 5435 BUILVALLEYRD 5435 BULLVALLEY RO STE 330 MCHENRY, It 60050MM 5435 BULLVALLEYRD 543S BULL VALLEY RD STEM MCHENRY, It 6WW74M M35 BULL VALLEY RD 5435 BULL VALLEY RD STE 122 MCHENRY, It 600502433 5435 BULL VALLEY RD 5435 BULL VALLEY RD STE 330 MCHENRY,IL MW7436 M35 BULL VALLEY RD 5635 BULL VALLEY RD STE 330 MCHENRY, It 600507436 M35 BULLVALLEY RD 5435 BULL VALLEY RD STE Waal WHERRY, It SODW 5435 BULLVALLEY RD 5435 BULL VALLEY RD STE330 MCHENRY, It 600502436 5435 BUILVALLEYRD 5/35 BULL VALLEY RD STE230 MCHENRY, It 600507435 5435 BULL VALLEY RD 5435 BULL VALLEY RD STE 330 MCHENRY, I L 600507436 5435 BULLVALLEY RD 5435 BULL VALLEY RD STE 224 MCHENRY, It 6WM7435 5435 BUILVALLEYRD 5435 BULL VALLEY RD STE330 MCHENRY, It 600502436 5135 BULLVALLEY RD 5435 BULL VALLEY RD STE 226 MCHENRY, It 600507435 5435 BULLVALLEY RD 5435 BULL VALLEY RD STE 330 MCHENRY, It 600507436 M35 BUILVALLEYRD 5435BULLVALLEYRO STE 302 MCHENRY, It 6WW7436 M35 BULLVALLEYRD 5435 BULL VALLEY RD STE 330 MCHENRY, It 6W502436 5435 BULLVALLEYRD 5135BULLVALLEYRD STE 330 MCHENRY, It 600502436 5435 BUILVALLEYRD 5935 BUILVALLEYRD STE 330 MCHENRY, It 600507436 5435 BUILVALLEYRD «TGroup Engineering • Design • Consulting May 22, mu Attn: our, Martin —Director of Economic Development 333 S. Green Street McHenry, IL60050 Dear Mr. Martin, The proposed Trio Convenience Store raze and rebuild is located at 5301 Bull Valley Road in the City of McHenry, IL. The Parcel totals 1.244 acres and is accessible from both Bull Valley road and Crystal Lake Rd, with a shared drive off Crystal Lake road with Valley View Commons. The improvements include the demolition of the existing Convenience Store, canopy, and car wash and construction of a new 5213 SF Convenience Store, new canopy, landscaping, and associated site work. The site is currently zoned as C-1 (convenience commercial) with a conditional use permit for fuel sales. We are requesting the following Conditional use and variances: • Conditional Use Permit for fuel sales. • Variance for landscape foundation plantings — For site safety, we are proposing moving the required front foundation plantings towards the perimeter of the site. This allows clear visibility between the interior of the convenience store and the site, helping maintain a safer environment. • Variance for wall signage — Due to the corner lot, angle of the streets, and surrounding businesses, we are requesting a wall sign on all four sides of the building instead of the maximum of two. We are allowed one sign at 155 SF and one at 86 SF, for a total of 241 SF. We are proposing 4 signs with a total of I R4 SF of wall signage, which, although we are proposing more signs than allowed, it is actually under the maximum square footage. • Variance for site lighting — For safety and sufficient task lighting we are proposing a maximum under canopy lighting of 67.3 footcandles, with an average undercanopy light level of 44.12 footcandles. Although the zoning ordinance has a maximum of 40 footcandles, the Illuminating Society of North America recommends an average of 50 footcandles again for safety and the proper task lighting level. Additionally, the light level of the parking lot is proposed to be up to a maximum of 20.7 footcandles with an average of 6.59 footcandles instead of the maximum 10 footcandles required. This increased light level is only located directly around the canopy, in the fueling area, due to the lighting requirements under the canopy. Sincerely, art ew Ackerman WT Group I Design & Program Management I Project Architect 2675 Pratum Avenue 224.293.6333 Engineering with Precision, Pace &Passion. Hoffman Estates, IL 60192 wtengineering.com III I1111111111111111111111111111111111111111111111111111111111111111111111111111111 *2009R0024162 1 0 * QUITCLAIM DEED Illinois Statutory PREPARED BY: BP Products North America Inc. BP America Inc. 4101 Winfield Road Warrenville, Illinois 60555 Attn: Real Estate Attorney NAME &ADDRESS OF TAXPAYER (MAIL TO): Red Crown Investments, LLC — 137 c/o Graham Enterprise, Inc. 446 Moms Avenue Mundelein, Illinois 60060-0777 i Attention: John Graham �o 0� c MCHENRY COUNTY RECORDER PHYLLIS K. WALTERS 2009R0024162 OS/12/2009 03:44PR PAGES 10 RECORDING FEE 46.00 COUNTY STAMP FEE 162.50 STATE STAMP FEE 325.00 RHSPS HOUSING FEE MOD STATE OF ILLINOIS u, REAI ESTATE N TRANSFER TAX FO NAY.12.09 0 . 0 0048750 0 0 N MC HENRY COUNTY 'k FP 351004 THE GRANTOR, BP PRODUCTS NORTH AMERICA INC., a Maryland corporation ("Grantor'), with its principal office address at c/o BP America Inc., 4101 Winfield Road, Warrenville, Illinois 60555, for the consideration of One U.S. Dollar and No/100ths (U.S. $1.00) and other good and valuable consideration in hand paid, by these presents does hereby REMISE, RELEASE, CONVEY AND QUIT CLAIM (without any covenant, representation or warranty of any kind), TO: RED CROWN INVESTMENTS, LLC — 137, an Illinois limited liability company ("Grantee"), with an office address at c/o Graham Enterprise, Inc., 446 Morris Avenue, Mundelein, Illinois 60060-0777, as of gfl 1 49 —— 2009 (the "Transfer Date"), the following described real estate (the "Pro a "), situated in the City of McHenry, County of McHenry, State of Illinois, more particularly described as follows, to wit: See legal description set forth on Exhibit A attached hereto and incorporated herein. Address of Real Estate: 5301 Bull Valley Road, McHenry, Illinois 60050 Tax Identification Number: 14-04401-003 Together with all and singular the hereditaments and appurtenances thereunto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim or demand whatsoever, of Grantor, either in law or equity, of, in and to the Property, with the hereditaments and appurtenances; TO HAVE AND TO HOLD the Property as above described, with the appurtenances, unto Grantee, its successors and assigns forever. 1. Use and Ooeratina Restrictions. This conveyance is made by Grantor and accepted by Grantee upon the express condition and subject to the use and operating restrictions, notices, acknowledgments, and covenants described on Exhibit B attached hereto (collectively, the "Use and Operating Restrictions"). Grantor may, in Grantor's sole and absolute discretion (but shall in no event be obligated to), release and/or waive any or 35y(,e0-0c09 r�l t. I p g1 cK t_ c SS #2368 all of the Use and Operating Restrictions at any time, by written instrument duly executed and delivered by Grantor. 2. Grantee's Indemnification of Grantor. Grantee, for and on behalf of itself and its successors and assigns (including, without limitation, all successors in title to the Property or any portion thereof (collectively, the "Grantee Parties"), by acceptance of this Quit Claim Deed ("Deed"), hereby agrees, except as may otherwise be provided in the Agreement (as hereinafter defined), to assume responsibility for, and shall protect, indemnify, defend (with counsel reasonably acceptable to the Grantor Parties (as hereinafter defined), and hold harmless, and does hereby waive, release and discharge, Grantor, its parents, affiliates and subsidiaries, and their respective directors, officers, partners, members, shareholders, employees, contractors, agents, representatives, successors and assigns (collectively, the "Grantor Parties"), from and against any claim for liabilities, any and all actions or causes of action at law or in equity, claims, demands, obligations, losses, damages, liabilities, suits, judgments, fines, penalties, payments, costs and expenses (including reasonable attorneys' fees) of whatever kind or nature, sustained, suffered or incurred by any of the Grantor Parties directly or indirectly arising out of, resulting from, relating to or connected with (a) any breach of Grantee Parties' duties, liabilities, obligations or covenants under Section 8 of the Agreement on the part of Grantee or any other Grantee Parties, including without limitation, any use of the Property which is in violation of or inconsistent with the Use and Operating Restrictions; (b) any and all "Assumed Environmental Liabilities" (as defined in the Agreement), and any Grantee Parties' failure to discharge, or delay in discharging, any and/or all of the Assumed Environmental Liabilities; (c) the use or operation of any of the Property on or after the Transfer Date (including, without limitation, any "Government Required Environmental Work", "Third Party Claims", "Hazardous Materials" occurring on, at or migrating from the Property or other environmental liabilities of any Grantee Parties under the "Environmental Laws" (as those terms are defined in the Agreement)); (d) any act or omission on the part of any Grantee Party during such Grantee Party's presence or activity on or about the Property prior to the Transfer Date, including during any Due Diligence; (e) any legal or equitable claim or cause of action against Grantor arising from or relating to the environmental condition of the Property (except for any "Retained Environmental Liabilities" (as defined in the Agreement)); (i) changes in, modifications to or amendments of Environmental Laws that were in effect prior to the Transfer Date or Environmental Laws promulgated, made or enacted on or after the Transfer Date irrespective of whether the events giving rise to such liabilities occurred prior to, on or after the Transfer Date; (g) any "Development" (as defined in the Agreement), including without limitation, all increased, unanticipated or delay costs directly or indirectly arising out of or relating to any Development or the presence of any "Hydrocarbon Contamination" (as defined in the Agreement) or any other Hazardous Materials, including, without limitation, any costs or expenses for the disposal or remediation of contaminated soils or groundwater and the relocation, replacement, repair or removal of any of Grantor Parties' Corrective Action Equipment. 3. Condition of Pronertv. Grantee has accepted the Property, including without limitation its environmental condition, in its "AS -IS, WHERE -IS, AND WITII ALL FAULTS" condition, subject only to any covenants and obligations of Grantor to Grantee which are expressly set forth in the Agreement or any other documents or instruments executed and delivered by Grantor and Grantee pursuant to the Agreement (collectively, the "Contractual Obligations"). Grantee acknowledges that the purchase price which it has paid for the Property reflects: (a) the fact that all of the Use and Operating Restrictions shall be recorded against the Property and shall be binding on Grantee and the other Grantee Parties, (b) the fact that Grantee has agreed to acquire the Property, including without limitation its environmental condition, in its "AS -IS, WHERE -IS, AND WITH ALL FAULTS" condition (subject only to Grantor's Contractual Obligations to Grantee), and (c) the fact that Grantee has agreed to acquire the Property subject to the presence, whether wvoss 2.00c known or unknown, of any environmental contamination which may have occurred during or prior to the period of Grantor's ownership, use and/or operation of the Property (subject only to Grantor's Contractual Obligations to Grantee). Grantee does, by its acceptance of this Deed, represent and warrant that it is familiar with the condition of the Property and that GRANTOR HAS NOT MADE AND MAKES NO REPRESENTATIONS or WARRANTIES (ORAL OR WRITTEN, EXPRESS OR IMPLIED, BY OPERATION OF LAW OR OTHERWISE, MATERIAL OR IMMATERIAL), CONCERNING THE PROPERTY, INCLUDING WITHOUT LIMITATION, THE HABITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, COMPLIANCE, CONDITION, DESIGN, OPERATION, CAPACITY, MONETARY VALUE, NATURE, AND CONDITION OF THE PROPERTY, INCLUDING WITHOUT LIMITATION, THE WATER, SOIL AND GEOLOGY, AND THE SUITABILITY THEREOF FOR ANY AND ALL PURPOSES, ACTIVITIES AND USES. GRANTEE AGREES THAT THE PROPERTY IS HEREBY CONVEYED BY GRANTOR AND ACCEPTED BY GRANTEE IN ITS "AS -IS, WHERE -IS, AND WITH ALL FAULTS" CONDITION EXISTING ON THE TRANSFER DATE, SUBJECT ONLY TO THE CONTRACTUAL OBLIGATIONS. 4. Grantor's Rieht of Access and Entry Upon the Property; Cooperation. Grantor hereby reserves for itself and the other Grantor Parties the right to enter upon and access the Property (free from any charge or fee) from time to time to remove certain personal property and conduct certain inspections, remediation and other activities, all as more particularly described in Sections 8 and 26 of the Agreement. Such access shall not be interrupted by any transfer, assignment, conveyance, mortgage, lease, hypothecation or pledge by Grantee of the Property or any of Grantee's interests therein. In the event Grantor is involved in any remediation efforts or in obtaining environmental site closure with respect to the Property for any reason whatsoever, Grantee and each of the other Grantee Parties agrees to cooperate with Grantor and with all local, state, and federal environmental agencies having jurisdiction over the Property (the "Government") in obtaining environmental site closure to commercial standards for any environmental contamination relating to or arising out of Grantor's prior use of the Property. Grantor's access to the Properties described in this Section 4 shall at all times be subject to all of the terms and conditions set forth in Section 8(G)M of the Agreement. 5. Further Assurances. Grantor and Grantee shall execute, acknowledge and deliver to the other party at the reasonable request of the other party or the Title Company such instruments and take such other actions, in addition to the instruments and actions specifically provided for herein at any time and from time to time whether before or after the Transfer Date in order to effectuate the provisions of this Quit Claim Deed or the transaction contemplated herein or to confirm or perfect any right or restriction to be created or transferred hereunder or pursuant to this transaction, provided that the party being requested to deliver such instruments or take such other actions shall not be required to incur any material expense in connection therewith. Grantee shall, from time to time, upon request of Grantor, execute and deliver to Grantor, and hereby authorizes Grantor to record in the appropriate governmental or other public records, such further documents and instruments and perform such acts as Grantor may reasonably deem appropriate to perfect, aid or assist in the imposition and/or recording of the Environmental Restrictions as defined in Exhibit B hereto, and/or other environmental restrictions and/or covenants, deed notices, No Further Action Determinations (as defined in the Agreement), including without limitation execution of Illinois form LPC 568, Form DRM-I, or any similar documents or forms required or authorized by the Government, or any similar site closure documents or forms contemplated by the Agreement, including but not limited to any state -specific or other forms that are required or authorized by the Government or the Environmental scvos} z.00c Laws, provided that such further documents, instruments, or actions are consistent with the terms or intent of the Agreement. 6. Entire Understanding. All of the provisions of this Deed, including without limitation, the Use and Operating Restrictions, shall run with the land and each portion thereof, shall bind and restrict the Property and each portion thereof, and shall be binding upon and inure to the benefit of the parties, including without limitation, Grantor, the other Grantor Parties, Grantee, and the other Grantee Parties, as the case may be, and their respective heirs, devisees, representatives, successors and assigns, and any other person or entity (if any) so expressly noted herein, but no other. This Deed, the exhibits annexed hereto and that certain Purchase and Sale Agreement dated as of March 25, 2009 (and any attachments and exhibits thereto) between Grantee, the other purchaser entities party thereto, and Grantor (as amended, the "Agreement') contain the entire understanding and agreement between the parties hereto relative to the subject matter hereof. No representations or statements, other than those expressly set forth herein, were relied upon by the parties in entering into this Deed. No modification, waiver of, addition to, or deletion from the terms of this Deed shall be effective unless reduced to writing and signed by Grantor and Grantee or their respective successors and assigns, each of whom expressly waives, releases and forever forswears any right under the law in the State in which the Property is located which permits a contract, by its terms amendable only in writing, to be orally amended. [The remainder of this page is intentionally left blank.] scsos� zoos 4 IN WITNESS WHEREOF, said Grantor as caused this Q it Clait Deed to be executed by an authorized representative of Grantor this day of 2009. BP PRODUCTS NORTH AMERICA INC., Zt7i/ED a Maryland corporation AS TO FORM i By. AS O Name: Jo nderwood ORM - SM Title: Retail Portfolio Manager, US Fuels Marketing I STATE OF 1,)SS COUNTY 'OOFDUl A61 ) I, &; fi\ L 1_ {J a Notary Public in and for the County and State aforesaid, DO HEREBY CERTIFY that John Underwood, personally known to me to be the Retail Portfolio Manager for US Fuels Marketing of BP Products North America Inc., a Maryland corporation, and personally known to me to be the same person whose name is subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that as such Retail Portfolio Manager for US Fuels Marketing, he signed and delivered such instrument, as his free and voluntary act and deed, and as the free and voluntary act and deed of such corporation, for the uses and purposes therein set forth. � Given under my hand and official seal this rCt t day of 2009. OFFICIAL SEAL SUZANNE L LEIGH NOTARY PUBLIC -STATE OF ILLINOIS MY COMMISSION EXPIRES:08WI t My Commtsston xpires: Notary Pu lic When Recorded, Retum To: Red Crown Investments, LLC —137, c/o Graham Enterprise, Inc., 446 Morris Avenue, Mundelein, Illinois 60060-0777, Attention: John Graham Mail Subsequent Tax Bills To: Red Crown Investments, LLC — 137, c/o Graham Enterprise, Inc., 446 Morris Avenue, Mundelein, Illinois 60060-0777, Attention: John Graham EXHIBIT A TO QUIT CLAIM DEED Legal Description 5301 BuB Valley Road McHenry, IL PARCEL 1: LOT l IN AMOCO M-1 RESUBDIVISION, BEING A RESUBDIVISION OF LOTS 1 AND 2 IN AMOCO M4 SUBDIVISION OF PART OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, TOWNSHIP 44 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AS DOCUMENT 95R028590, ACCORDING TO THE PLAT OF SAID AMOCO M4 RESUBDIVISION RECORDED NOVEMBER 30, 2000 AS DOCUMENT 2000R0065740, IN MCHENRY COUNTY, ILLINOIS, PARCEL2: EASEMENT FOR THE BENEFTI' OF LOT 1 FOR INGRESS AND EGRESS AND ACCESS TO BULL VALLEY ROAD AS CREATED BY EASEMENT AGREEMENT RECORDED DECEMBER 13, 2000 AS DOCUMENT 2000R0068143, Permanent Index Numbers: 14-04-401-003 sssoss_zooc EXHIBIT B TO QUIT CLAIM DEED Use and Operating Restrictions, Notices, Acknowledgments, and Covenants Grantee covenants and agrees, for and on behalf of itself and the other Grantee Parties, that the following use and operating restrictions, notices, acknowledgments, and covenants shall run with the land and each portion thereof, shall bind and restrict the Property and each portion thereof, and shall be binding upon and inure to the benefit of the parties, including without limitation, Grantor, the other Grantor Parties, Grantee and the other Grantee Parties, as the case may be, and their respective heirs, It devisees, representatives, successors and assigns, and any other person or entity (if any) so expressly noted herein, but no other, and shall bind and restrict the Property for the time periods set forth herein: I. Petroleum and Convenience Store Restriction: No part of the Property shall be used by Grantee or any other Grantee Party, directly or indirectly, for an automobile service station, petroleum station, gasoline station, automobile repair shop, convenience store, quick service or take-out restaurant or car wash, or for the purpose of conducting or carrying on the business of selling, offering for sale, storage, handling, distributing or dealing in petroleum, gasoline, motor vehicle fuel, diesel fuel, kerosene, benzol, naphtha, greases, lubricating oils, any fuel used for internal combustion engines, lubricants in any form, automobile parts or accessories, tires, batteries, or other petroleum or petroleum -related products or convenience store items, except for the personal use or consumption of such products by Grantee or its lessees of the Property, unless any such use is in connection with the operation of the Property as a Grantor branded service station. For purposes hereof, "Grantor branded service station" shall mean a motor fuel sales facility operating under the brand BP, Amoco, Arco or any other brand of Grantor or any of its affiliates or their respective successors and assigns. For purposes hereof, "convenience store" shall be defined as any retail store or outlet that sells any of the following items: cigarettes, chewing tobacco, snuff or other tobacco products; prepackaged soda, juice, water or other drinks; prepackaged beer, wine, spirits or other liquor; fountain drinks; coffee; donuts; muffins or other pastries; or candy. The above covenants and use restrictions bind and restrict the Property as covenants and restrictions running with the land and each portion thereof, and are deemed to benefit Grantor as a user of, operator of, or supplier of Grantor branded fuels to lands or retail operations in the County in which the Property is located. These restrictive covenants will remain in full force and effect for a term of twenty- five (25) years from the date of this conveyance whereupon these restrictive covenants will automatically lapse and terminate and be of no further force or effect. II. Environmental Matters. A. Environmental Restrictions. To reduce risks to human health and/or the environment and to permit application of environmental corrective action standards or other protective activities that are consistent with applicable law, this conveyance is made by Grantor and accepted by Grantee on the express condition and subject to the following restrictions, notices, acknowledgments and covenants: 1. Groundwater Exposure Restriction. No water supply wells of any kind (including, without limitation, water wells used for drinking, bathing or other human consumption purposes and water wells used for livestock, farming or irrigation) shall be installed or used on the Property (collectively, the "Groundwater Exposure Restriction"); provided, however, that the Groundwater Exposure Restriction does not prohibit the installation or use of any compliance wells or any groundwater monitoring, recovery or extraction wells or similar devices used for or related to the performance of any remediation or environmental corrective action work on the Property now or in the wvos>_znoc future. 2. Residential Use Restriction. The Property shall not be used or occupied (if used or occupied at all) for residential purposes, and additionally, no part of the Property shall be used for the purpose of operating a child care or elder care facility, a nursing home facility or hospice, a medical or dental facility, a school, a church or other place of worship, a park or a hospital (collectively, the 'Residential Use Restriction"). If applicable state environmental laws and regulations define residential use, any use that is deemed to be a residential use by such laws and regulations will also be a residential use as the terms are used herein. 3. Construction and Excavation Restrictions. 3.1 Engineered Barriers and Below -trade Restriction. Grantee shall place any engineered barrier on the Property as may be required by the Government. Any building or other improvements constructed on the Property shall have a slab -on -grade foundation, with the top of the slab at or above surface level, except for any building footings and/or underground utilities (the "Below - grade Restriction"). 3.2 Construction Workers' Caution Statement, Prior to conducting any intrusive activities with respect to the Property, Grantee and the other Grantee Parties shall cause all construction workers performing or assisting with such activities to be notified of possible petroleum hydrocarbon encounters and appropriately trained and certified in accordance with all environmental, health and safety laws, rules, regulations and ordinances, including, without limitation, any and all Occupational Safety and Health Administration (OSHA) Hazardous Waste Operations and Emergency Response (HAZWOPER) requirements (including, without limitation, those set forth in 29 CFR 1910.120) (collectively, the "Construction Workers' Caution Restriction"): Such training shall at a minimum include both an initial 40 hour and future 8 hour refresher training and certifications in compliance with OSHA HAZWOPER requirements and any similar applicable requirements (whether existing as of the date of this conveyance or enacted or promulgated in the future). 3.3 Removal and Disposal of Soil and Groundwater. No soils shall be excavated at or removed from any portion of the Property, unless and until representative soil samples from such portion of the Property are first tested to determine whether any actionable levels of petroleum - related or other regulated chemicals are present, and if such levels are present, then (a) the excavation, management, disposal and/or removal of any such soils at or from such portion of the Property shall be governed by a written soil management plan ("Soil Management Plan") to be developed by Grantee or any other Grantee Party, as applicable, which shall comply with all applicable laws and regulatory requirements, and (b) Grantee, or any other Grantee Party, as applicable, obtains any required Government approval of the Soil Management Plan. Grantee and the other Grantee Parties shall be solely responsible for the proper and lawful performance and payment of (a) any and all soil excavation, hauling, transportation and disposal pursuant to the Soil Management Plan or otherwise, and (b) any extraction, dewatering and disposal of any groundwater to be extracted or removed from the Property arising out of or resulting from any development or other construction activities at the Property, including any required testing and treatment of such water (collectively, the "Soil and Groundwater Removal Restriction"). Except as may be otherwise expressly provided in the Agreement, Grantor shall not be obligated to pay any costs related to such soil excavation or groundwater extraction or any soil or groundwater removal or disposal, and/or any development of the Property, sssoss z.00c the following address: 3.4 Notice. Any notices required to be given to Grantor shall be given using BP Products North America Inc. c/o Atlantic Richfield Company, VP Operations 28100 Torch Parkway Warrenville, IL 60555 Telephone No.: (630) 836-7138 Facsimile No.: (630) 836-6336 Site SS #: 2368 Property Address: 5301 Bull Valley Road, McHenry, IL 60050 B. Duration. The Groundwater Exposure Restriction, the Residential Use Restriction, the Below -grade Restriction, the Construction Workers' Caution Restriction, and the Soil and Groundwater Removal Restriction, including their related restrictions, notices, acknowledgments and affirmative covenants (collectively, the "Environmental Restrictions"), shall run with land and each portion thereof and shall be binding upon and inure to the benefit of Grantor, the other Grantor Parties, Grantee and the other Grantee Parties, and shall remain in full force and effect and bind and restrict the Property, unless and until the Environmental Restrictions (or any portion thereof) are either: (1) waived in writing by Grantor under conditions which, in Grantor's sole discretion, demonstrate that specific risks to human health and the environment are, have been, and/or will be appropriately reduced; or (2) released in writing by Grantor. Grantor may, at Grantee's request, release a portion or portions of the Environmental Restrictions from the Property upon Grantor's receipt from Grantee of an acknowledgment from the Government, obtained by Grantee at its sole cost and expense, that test results demonstrate that the Property meets the then -current soil and groundwater standards for the Property without that portion or portions of the Environmental Restrictions and that the Government approves the releasing of that portion or portions of the Environmental Restrictions. III. Certain Environmental Acknowledgments, Covenants and Notices. A. Prior Use. Grantee acknowledges that the Property has been used as a service station or for related purposes for the storage, sale, transfer and distribution of motor vehicle fuels, petroleum products or derivatives containing hydrocarbons. B. USTs. Grantee acknowledges that underground storage tanks and associated product piping systems ("USTs'� included in, on or under the Property may contain explosive gases and may have been used for the storage of motor fuels containing tetraethyl lead or other "antiknock" compounds which have made such USTs unfit for the storage of water or any other article or commodity intended for human or animal contact or consumption. Grantee expressly agrees not to use or permit the use of any such USTs for such purposes. C. Notice of Environmental Restrictions upon Conveyance. Each instrument hereafter conveying any interest in the Property or any portion of the Property shall contain a recital acknowledging the Environmental Restrictions and providing the recording location of this Deed upon such conveyance substantially in the following form: "The real property described herein is subject to the Environmental Restrictions made by BP Products North America Inc., as Grantor, for its benefit and for the benefit of other parties and persons as set forth therein, and recorded with the Office of the Recorder of County on the day of 200_, in County Deed Records at Volume _, Page _ and having Document No. as if the same were fully set forth herein." Notwithstanding the foregoing, any failure to include such notice shall not, in and of itself, create any right or claim that any of the Environmental Restrictions or this Deed are void, 369053 1.DOC voidable or otherwise unenforceable in accordance with their terms. N. Defined Terms: Successors: Other. Unless otherwise expressly noted herein, all initially capitalized terms used in this Exhibit B shall have the meanings ascribed to such terms as set forth in the Deed to which this Exhibit B is attached. By taking title to the Property (or otherwise succeeding, directly or indirectly, to any of Grantee's right, title or interest in or to the Property), each Grantee Party shall be conclusively deemed to have agreed to and accepted each and all of the terms, provisions and conditions of this Exhibit B, and to have agreed to be bound thereby. It is the intention of Grantor and Grantee that the terms, provisions, covenants and restrictions set forth in this Exhibit B shall be deemed to have vested upon the execution and delivery of this Deed by Grantor. If any of the covenants or restrictions contained herein shall be unlawful, void or voidable for violation of the rule against perpetuities, then any such covenants and restrictions shall continue only until twenty-one (21) years after the death of the survivor of the now living descendants of President George W. Bush. If any of the covenants or restrictions contained herein shall be unlawful, void or voidable for violation of any other statutory or common law rule(s) or regulation(s) imposing time limits, then any such covenants and restrictions shall continue only for the longest period permitted under such statutory or common law rule(s) or regulation(s). If any term, provision, condition, covenant or restriction in this Exhibit B shall, to any extent, be invalid or unenforceable, the remainder of this Exhibit B (or the application of such term, provision, condition, covenant or restriction to persons or circumstances other than in respect of which it is invalid or unenforceable) shall not be affected thereby, and each term, provision, condition, covenant and restriction set forth in this Exhibit B shall be valid and enforceable to the fullest extent permitted by law. Grantee acknowledges, for itself and the other Grantee Parties, that the breach of any of the covenants or restrictions contained in this Exhibit B on the part of Grantee or any other Grantee Party will result in irreparable harm and continuing damages to Grantor and Grantor's business, and that Grantor's remedy at law for any such breach or threatened breach would be inadequate. Accordingly, in addition to such remedies as may be available to Grantor at law or in equity in the event of any such breach, any court of competent jurisdiction may issue an injunction (both preliminary and permanent), without bond, enjoining and restricting the breach or threatened breach of any such covenant or restriction by Grantee or any other Grantee Party. hi the event that Grantee or any other Grantee Party shall breach any of the covenants or restrictions set forth in this Exhibit B, then Grantee or such other Grantee Party (as applicable) shall pay all of Grantor's costs and expenses (including reasonable attorneys' fees) incurred in enforcing such covenants and restrictions. [End of Exhibit B to Deed] 569U33_2.DOC �� 750 Bunker Court Suite IOD Phone: (847) 837-0777 Vernon Ilills, Illinois C,00(1 Pnx: (847) 837.0778 May 15, 2018 Re: Authorization To Whom It May Concern, WT Group Is hereby authorized to act on my behalf in applying for Zoning Variance for the property at 5301 Bull Valley Rd, McHenry, IL. Should there be any questions, please feel free to contact me at 847-899.4043. Sincerely, (�� Brian D. Wente Senior Vice President Graham Enterprise, Inc. Subscribed and sworn to before me by Brian D. Wente this 15�" day of May, 2018. Notary ublfc N�.�.w�,.,�. �„M.,n� OFFICIAL SCAL M[LISSA Ql11Rl<E NO7hRYPUDLIC-S'fgT[OfILLIR0IS MY COMMISSION EXPIRES:O!U23/10 n.,.u+;wn+vwv.. ." ,,,,5 GrvrGrult: A Nana'e Associated With Peh�oleuar Sblce 1922. 750 Bunkcr Court Suite 100 Phone: (Sd7) R37.0777 Vernon I lilts, Illinois GOOGI Pns: (8d7) 837-0778 May 17, 20l 8 City of McHcnly 333 S. Green St. McHenry, IL 600G0 Re: 5301 Bull Valley, McHenry, IL 'I'o Whom It May ConcerB, Graham )nterprise, hic, leases from Red Crown Investments, LLC - 137 the property located at 530] Bull Valley, McHenry, Illinois. The following is the owuelship oieach entity: Grahaul Huterprise, Iuc. Officers/Shareholders Ownershiu I'ercentase Jolm C. Graham 25% >;ugene W. Graham, III 25% Matthew X. Graham 25% Patrick T. Graham 25% Rcd Crown Lrvcshuents, LLC -137 Memhers Ownershiu Pelroenta>re Jolm C. Graham 25% Eugene W. Graham, III 25% Matthew X. Graham 25% PaU•icic T. Graham 25% Sincerely, Graham Enterprise, Inc. �. Brian D. Wentc Senior Vice President �.�.,1,.,,,,• d N,,,un Acenrinlyd YVilh Peh•n/cola SiNce I �22. May 16, 2018 Re: Authorization from Lessor to Lessee To Whom It May Concern, Red Crown Investments, LLC —137 (lessor) hereby authorizes Graham Enterprise, Inc. (Lessee) to apply for a Special use and zoning variance at 5301 Bull Valley Rd, McHenry, IL in pursuant to the proposed construction at this location. Red Crown Investments, LLC 3 R"TM Fi j ,rl 1"W�All low rVIN \\ le ram— — -- •o © I . . . a 1 I i Ill I 0 qqq D 0 0 1 � I E 1.Introduction ........................0," 2. Existing Conditions.................................................................... SiteLocation.............................................................................. Existing Roadway System Characteristics ................................. Existing Traffic Volumes...................................:.:..................... CrashAnalysis........................................................................... 3. Traffic Cha<acteristics ofthe Proposed Development Proposed Expansion Plan ....................................... Directional Distribution.....",""," . . . . . . . . . Peak Hour Traffic Volumes ................................... Development Traffic Assignment.,,,'.......,... Background (No -Build) Traffic Conditions, Total Projected Traffic Volumes ................. 5. Traffic Analysis and Recommendations... Traffic Analyses. Discussion and Recommendations ........... 6. Conclusion .. 4 :............................. 4 .6 8 8 10 ...... 12 12 12 20 ............... BP Gas Station E��ansion ��0� McHem�% I7/inois Figures Figure1 —Site Location.................................................................................................................. 2 Figure 2 — Aerial View of Site Location......................................................................................... 3 Figure 3 — Existing Roadway Characteristics................................................................................. 5 Figure 4 — Existing Traffic Volumes,.,....."",., . I I I . . . . W"I'veof v I ff I 1 0 9 0 v v I I I I I 1 4 1 1 0 0 0 0 0 0 0 0 0 0 0 0**4 0 4 a 0 0 0 0 4 0 0 0 0 It 9 P III* I a 0 0 7 Figure 5 — Directional Distribution.,,,.,.. 9 Figure 6 — New Passenger Vehicle Site Traffic Assignment....","...... ............... IIIIIIIIIIIIIIIIIIIIIIII'M 13 Figure 7 — Pass -By Site Traffic Assignment................................................................................. 14 Figure 8 — Year 2023 Background Traffic Volumes, 15 Figure 9 — Year 2023 Total Projected Traffic Volumes............................................................... 16 Tables Table 2 — Projected Site Generated Traffic Volumes................................................................... 11 Table 3 — Capacity Analysis Results — Crystal Lake Road with Bull Valley Road - Siganlized..18 Table 4 — Capacity Analysis Results — Existing Conditions — Unsignalized ............................... 19 Table 5 — Capacity Analysis Results — Projected Conditions — Unisgnalized .............................. 19 6P Cas Station Ea�anston KLO� McHen� �% Dli�iois 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 the expansion of the BP gas station located at 5301 Bull Valley Road in McHenry, Illinois. The existing gas station is located in the southwest quadrant of the intersection of Crystal Lake Road with Bull Valley Road. As proposed, the gas station will be expanded to provide four additional fueling positions and two electric vehicle (EV) fueling positions. Additionally, the convenience store will be expanded from 1,034 square -feet to 5,172 square -feet. Access to the site will continue to be provided off Crystal Lake Road and Bull Valley Road via the existing full movement access drives. The purpose of this study was to examine backgrround 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 n aerial view of the site area. The sections of this report present the following: • Existing roadway conditions • A description of the proposed expansion • Directional distribution of the expansion traffic • Vehicle trip generation for the expansion • Future traffic conditions including access to the expansion 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 capacity analyses were conducted for the weekday morning and weekday evening peak hours for the following conditions: 1. Existing Conditions —Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes in the sunounding area. 2. Projected Conditions —Analyzes the capacity of the future roadway system using the projected traffic volumes that include the existing haffic volumes, ambient area growth not attributable to any particular development, and the traffic estimated to be generated by the proposed expansion. BP Gas Station Expansion ��0� McHenry, It/inois 1 Q Parkland School M�pd F�'Qd a F QM SITE McHenry s e.n. j nl QRF v.�--O Boone Creek Goll Course a Creekside Park 7 301 2 India Ridge web Irl Go-gle Ife )..00flt10ll BP Gas Station Expansion McHenry, Illinois Figure 7 Aerial View of Site Location Figure 2 BP Gas Station Expansion ��'�.�� McHenry, I//Jnois 3 Existing transportation conditions in the vicinity of the site were documented based on field visits conducted by KLOA, hic. in order to obtain a database for projecting future conditions. The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location The existing gas station is located at 5301 Bull Valley Road in the southwest quadrant of the intersection of Crystal Lake Road with Bull Valley Road. Land uses in the vicinity include the Valley View Commons, Huntington Bank and the Tree of Life Unitarian Universalist Congregation to the west and the Church of Holy Apostles to the east. Existing Roadway System Characteristics The characteristics of the existing roadways near the development are described below and illustrated in Figure 3. Crystal Lake Road is generally anorth-south roadway that in the vicinity of the site provides one through lane in each direction. South of Bull Valley Road, Crystal Lake Road is classified as an arterial roadway by the McHenry County Division of Transportation (MCDOT) and is designated as County Route 6. At its signalized intersection with Bull Valley Road, Crystal Lake Road provides an exclusive left -turn lane, a through lane and an exclusive right -turn lane on the northbound approach and an exclusive left -turn lane and a shared through/right-tum lane on the southbound approach. Along the site fiontage, Crystal Lake Road is under the jurisdiction of MCDOT. North of Bull Valley Road, Crystal Lake Road carries an annual average daily traffic (AADT) volume of 14,000 vehicles (IDOT AADT 2017) and has a posted speed limit of 35 miles per hour. South of Bull Valley Road, Crystal Lake Road carries an AADT volume of 11,600 vehicles (IDOT AADT 2017) and has a posted speed limit of 50 miles per hour. Bull Valley Road is generally an east -west roadway that in the vicinity of the site provides one tluough lane in each dhectionI East of Crystal Lake Road, Bull Valley Road is classified as a principal arterial roadway by MCDOT and is designated as County Route 51. At its signalized intersection with Crystal Lake Road, Bull Valley Road provides an exclusive left -turn lane, a through lane and an exclusive right-tum lane on both approaches. Along the site fi•ontage, Bull Valley Road is under the jurisdiction of the City of McHenry. East of Crystal Lake Road, Bull Valley Road carries and AADT volume of 13,200 vehicles (IDOT AADT 2017) and has a posted speed limit of 50 miles per hour. West of Crystal Lake Road, Bull Valley Road carries an AADT volume of 10,000 vehicles (IDOT AADT 2017) and has a posted speed limit of 45 miles per hour. BP Gas Station Expanslgn ��0� McHenry, Illinois 4 ZM U 5 o Z �m Z o ¢ z� LL Z p� Z 4 H w i Ig��Z� LLWN°0 z �Y 0 O ol dyb' �bo. I f x 1� U c0 c0 t T a� o 3 0 a_c Ny� CO X r G � W }ok c;n C Existing Traffic Volumes In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted peak period traffic counts utilizing Miovision Scout Video Collection Units on Wednesday, May 9, 2018 during the weekday morning (7:00 to 9:00 A.M.) and evening (4:00 to 6:00 P.M.) peak periods at the intersection of Crystal Lake Road with Bull Valley Road, Crystal Lake Road with the BP full movement access drive and Bull Valley Road with the BP full movement access drive. The results of the traffic counts indicated that the weekday morning peak hour of traffic occurs fiom 7:00 A.M. to 8:00 A.M. and the weekday evening peak hour of traffic occurs from 4:00 P.M. to 5:00 P.M. Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count summary sheets are included in the Appendix. Crash Analysis KLOA, Inc. obtained crash data from IDOT for the most recent available five years (2012 to 2016) for the intersection of Crystal Lake Road with Bull Valley Road. The crash data for the intersection is summarized in Table 1. A review of the crash data indicated that no fatalities were reported at this intersection. Table 1 CRYSTAL LAKE ROAD WITH BULL VALLEY ROAD — CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2012 1 1 1 6 1 2 1 2013 2 1 1 5 1 . 1 13 2014 2 1 1 5 2 7 1 17 2015 1 1 1 0 1 . 1 2016 1 1 8 1 7 1 16 Total I 63 I 12*6 DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of the data recipient(s). BP Gas Station Eayansion KLO� McHenr}; Illinois 6 C O r N � O fn C C d C CD O. C � W 2 N U O a 0 d 7 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 Expansion Plan The existing BP gas station provides eight (8) fueling positions and an`approximately 1,034 square - foot convenience store. Access to the site is provided off Crystal Lake Road and off Bull Valley Road via full movement access drives. Both access drives provide one inbound lane and one outbound lane. Southbound right -turn movements from Crystal Lake Road onto the BP access drive are accommodated by an exclusive southbound right -turn lane and northbound left -turn movements from Crystal Lake Road onto the BP access drive are accommodated via the northbound left -turn lane serving the intersection of Crystal Lake Road with Bull Valley Road. Eastbound right-tum movements from Bull Valley Road onto the BP access drive are accommodated by the eastbound right -turn lane serving the intersection of Bull Valley Road with Crystal Lake Road. It should be noted that the BP gas station has cross -access to the Valley View Commons located south of the site. Valley View Commons also has cross access to Huntington Bank and also provides direct access to Bull Valley Road. The cross access to the BP gas station is the only access connection that allows Valley View Commons traffic to turn directly onto Crystal Lake Road. As proposed, the gas station will be modified to provide a total of 12 fueling positions (four additional fueling positions), an approximately 5,172 square -foot convenience store and two electric vehicle (EV) charging stations will be provided. In order to accommodate the 5,172 square - foot convenience store, the existing 816 square -foot tunnel car wash on the west side of that site, that is not currently in use, will be eliminated. Access to the site will continue to be provided via the existing access system. A site plan depicting the proposed development layout is included in the Appendix. Directional Distribution The directions fiom which customers of the proposed BP gas station expansion will approach and depart the site were estimated based on existing travel patterns, as determined from the intersection and access drive traffic counts. Figure 5 illustrates the directional distribution of the development - generated traffic. BP Gas Station Eayansion ��0� Mcf/err �% I!/inois 8 Lai N N € IL ro 4 W K Z 0 m Z U a o �o 0 0 L C O N_ � O N C C (0 O -_ C� N — d m m O. C O N N W = N U O � O. O a` Peak Hour Traffic Volumes The number or peak hour trips estimated to be generated by the additional fueling positions was based on the existing hip generation of the BP gas station. The results of the of the traffic counts conducted at the existing access drives indicated that the existing gas station generated 164 total trips during the weekday morning peak hour and 230 total trips during the weekday evening peak hour. This equates to a trip rate of 20.5 hips per fueling positions and 28.8 trips per fueling position during the weekday morning and weekday evening peak hours, respectively. Comparatively, information contained in Trip Generation Manual, 10'" Edition, published by the Institute of Transportation Engineers (ITE) shows that the "Gas Station with Convenience Store" land -use (Land -Use Code 945) has a weekday morning peak hour has a trip rate of 12.47 hips per fueling position and the weekday evening peak hour has a hip rate of 13.99 trips per fueling position. As can be seen, the trip generation rates for the ITE hip generation manual are less than the hip rates based on the existing traffic counts. As such, in order to provide a conservative analysis, the hip generation rates based on the existing traffic counts were utilized for the trip generation of the four additional fueling positions. The number of peak hour trips estimated to be generated by the proposed electric vehicle charging stations was based on the operating characteristics of these charging stations. The recharging time of an EV charging station differs by charging locations and range based on the time needed to recharge a vehicle. Direct Current or fast charging units, that are used at most gas stations and convenience store pilot programs, typically recharge a vehicle to full within 30-60 minutes. Comparatively, Level 2 chargers that are used for workplace or home charging typically recharge a vehicle to full in four to six hours. However, the revenue generated by gas stations and convenience store rely on the high turnover of patrons. Additionally, the majority of patrons will utilize these recharging stations to provide a range boost to get the user to their typical home or workplace charging station while other patrons will utilize the opportunity to obtain a full charge on longer trips. As such, the use of EV charging stations at gas stations are primarily targeted for users to charge for a shorter time period while they browse the convenience store. Therefore, it was conservatively assumed that each EV charging station would be used for up to a 10-minute period and would turn over every 10 minutes, equating to six inbound tips and six outbound trips per peak hour. It is important to note,that surveys conducted by ITE have shown that approximately 60 percent of hips made to gas stations are diverted from the existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours when traffic is diverted from the home -to -work and work -to -home trips. 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 2 summarizes the hips projected to be generated by the proposed development Y Gas Station Expansion N/c KLO1M Henry, Illinois 10 Table 2 PROJECTED SITE -GENERATED Proposed BP Expansion 4 Passenger Vehicle Fueling Positions 40 42 82 57 58 2 Electric Vehicle Charging Stations 12 12 24 12 12 Ne tv Expansion Trip Subtotal 52 54 106 69 70 Existing BP Gas Station (8 Fueling Positions) 80 84 164 114 116 BP Gas Station Total 132 138 270 183 186 60%Pass-ByReduction3 -32 32 64 -42 -42 Total New Trips4 20 22 42 27 28 1 —Trip generation based on the TTE Trip Generation Manual for LUC 945 2 — Trip generation based on operating characteristics of EV charging stations 3 — Pass -By reduction was applied only the trips generated by the proposed expansion generated traffic d — Tntnl np.v trine pnvnl flip pvnnneinn npnprnfinn enhfnfal ]pee flip an nprepnf nvee_l.v rrrinrfinn 115 BP Gas S[a[ion Ea/3ansion KLO� A4cHeni}�, Illinois 11 The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject development. Development Traffic Assignment The estimated weekday morning and evening peak hour traffic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with the previously described directional distribution (Figure 5). Figure 6 illustrates the traffic assignment of the new passenger vehicle trips and Figure 7 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 the Permit Procedures and Requirements Manual published by the McHenry County Division of Transportation, an increase of three percent per year was applied for five years (study horizon year) to project Year 2023 conditions. Additionally, the traffic projected to be generated by the proposed independent living facility to be located at on the east side of Crystal Lake Road at Remmington Trail (approximately 1,000 feet north of Bull Valley Road) was included in the Year 2023 background traffic conditions. The Year 2023 Background Traffic Volumes are illustrated in Figure 8 Total Projected Traffic Volumes The development -generated traffic (Figures 6 and 7) were added to the Yeu• 2023 background traffic volumes (Figure 8) to determine the Year 2023 total projected traffic volumes as illustrated in Figure 9. BP Gas Station Expansion ��0� McHenry Illinois 12 Z d m U. OF Ct 0 z L C O a@ N � O N C C U' N - � C @ CD O. C X N � W = U O O. O 0. 13 14 W �€ 00 a ¢ a w z 0 66 00 0 v v 4 O 2 W =Q Oaa J 5 m J z a a x a 2 ¢ a b fib) b� 6 0 0 Hh` O H cn �9y V;s tS/ E Sb /5262 ryv24/ g j/6 O / 62 / 9g i e F p m / riser i rts/ £2g r g0 m 9/ 0e.9 c+) m / ♦ No ry tip / W L r C s N C C m O- C W n- lU � J m a C �aF Lux a) N U mJ 0 0 IL 1!' ¢ a U N O O u � O ov = rn o �U� 0 0 4 0 Z O O m w x = e F .. w 0 a a x a ¢ (L 00 �S16J P q ry .r Cd 0 kn ti ✓1G E 62 \ / Sg w F- imo m ry N U / Pq q • ` a) PH p d t/91. /0966/ o i 1 q N 9/ p �99 h /� o/'� N m / W N �� / .9i, y �. Z; i o ` N N c C w O= > 0•N _ W n N m nc �eIT v W a) O O U G7 CL d l6 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 2023 total projected traffic volumes. The haffic analyses were performed using the methodologies outlined in the Transportation Research Board's Highway Capacity Manual OCR), 2010 and analyzed using the Synchro/SimTraffrc 9 software. The analysis for the traffic -signal controlled intersections were accomplished using field measured cycle lengths and phasings to determine the average overall vehicle delay and levels of service. Synchro/SimTraffic 9 software was utilized to accurately represent the operation of the BP access drives due to their proximity to the signalized intersection of Crystal Lake Road with Bull Valley 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 from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing and Year 2023 total projected conditions are presented in Tables 3 through 5. A discussion of each intersection follows. Summary sheets for the capacity analyses are included in the Appendix. BP Gas Station Expansion KL�l.�� McHenry, I//inois 1? �i F• 00 M 00 0 N N M I M I • I U I U U00 U A rn U rn A v rn A 00 M M M N I I I I U 0.1 r U N N rn o; rn o0 00CD t D en A d U00 CD row UN UNN n n N N 00 to 7 N `� / U A N U C�iN M A 00 M FF 3 N I 7 00 j pa U U A s t, a U U U A 7 N N M M yvi oo M 'n N O� N M N N u-1 A A A v M A v a I M I I I a U U U U 1 ao qct 0 L W v U� W a U v N N w � o s m X Off+ u, Cx i 3w� a 3�wd 3`d u Table 4 CAPACITY ANALYSIS RESULTS EXISING CONDITIONS — UNSIGNALIZED Crystal Lake Road with BP Access Drive • Eastbound Approach • Northbound Left Turn Bull Valley Road with BP Access Drive • Northbound Approach • Westbound Left Turn LOS = Level of Service Delay is measured in seconds. Nnte., Roth access drives operate under two-way stc Table 5 CAPACITY ANALYSIS RESULTS YEAR 2023 PROJECTED CONDITIONS — C 20.8 C 21.0 A 9.4 A 9.5 B 14.5 C 15.1 A 9.2 A 8.2 Crystal Lake Road with BP Access Drive • Eastbound Approach D 33.1 E 47.0 • Northbound Left Turn A 10.0 B 10.2 Bull Valley Road with BP Access Drive • Northbound Approach C 17.1 C 18.9 • Westbound Left Turn A 9.6 A 8A LOS = Level of Service Delay is measured in seconds. Nnte, Roth access drives oocrate under two-way stOP sign control BP Gas Station Expansion ��0� McHenry, I/linois 19 Discussion and Recon nnendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development -generated raffle. Crystal Lake Road with Bull l/al/eyRoad The results of the capacity analysis indicate that overall this intersection can ently operates at level of service (LOS) C during the weekday morning and weekday evening peak hours. Under Year 2023 conditions, this intersection is projected to continue operating at LOS C during the weekday morning and weekday evening peak hours with increases in delay of approximately 15 and four (4) seconds, respectively. Furthermore, all of the approaches are projected to operate at LOS D or better during the peak hours with increases in delay of approximately seven seconds or less. The 95`h percentile queues for the northbound left turn movement are projected to be 185 feet which will not extend beyond the location of the BP access drive. The 95`h percentile queues for the northbound through lane are projected to be approximately 200 feet during the weekday morning peak hour which is an increase of approximately 40 feet over existing conditions and will not extend beyond the BP access drive. During the weekday evening peak hour, the 951 percentile queues for the northbound through lane are projected to be 400 feet which is an increase of approximately 70 feet over existing conditions and will extend beyond the access drive. Furthermore, the 95 h percentile queues for the eastbound approach are projected to be approximately 500 feet during the weekday morning peak hour and 250 feet during the weekday evening peak hour which will extend beyond the existing BP access drive. These queues are an increase of approximately 100 and 40 feet over existing conditions during the weekday morning and weekday evening peak hour, respectively. However, a review of the simulation shows that the queues in both the northbound and eastbound direction are projected to clear the driveways with each green phase. As such, this intersection has sufficient reserve capacity to accommodate the traffic projected to be generated by the proposed BP expansion and no signal modifications or roadway improvements will be required. Crystal Lake Road with BP Access Drive The results of the capacity analysis indicate that outbound movements fiom the BP access drive onto Crystal Lake Road currently operate at LOS C during the weekday morning and weekday evening peak hours. Under Year 2023 conditions, outbound movements fiom the access drive into Crystal Lake Road are projected to operate at LOS D during the weekday morning peak hour and at LOS E during the weekday evening peak hour. However, it should be noted that this level of service is expected for access driveways that have unsignalized intersection with major roadways such as Crystal Lake Road. The 951h percentile queues for the outbound movements are projected to be approximately 75 feet which is an increase of approximately 25 feet (one vehicle length) over existing conditions. BP Gas Station Expansion ��0� McHenry, Illinois 20 Furthermore, northbound left turn movements fiom Crystal Lake Road onto the access drive are projected to operate at LOS B during both peak hours with increases in delay of less than one second and 95's percentile queues of one to two vehicles which will continue to be accommodated by the northbound left turn lane serving the intersection of Crystal Lake Road with Bull Valley Road. As such, the proposed expansion generated traffic will have a limited impact on the operations of this access drive, efficient and flexible access will continue to be provided to the site and no roadway or traffic control improvements will be required. Bull Valley Road tvith BPAccess Drive The results of the capacity analysis indicate that outbound movements fiom the access drive onto Bull Valley Road currently operate at LOS B during the weekday morning peak hour and at LOS C during the weekday evening peak hour. Under Year 2023 conditions, outbound movements from the access drive onto Bull Valley Road are projected to operate at LOS C during both peak hours with increases in delay of approximately four seconds or less. Additionally, westbound left -turn movements onto the access drive are projected to continue operating at LOS A during both peak hours with increases in delay of less than one second and 951 percentile queues of one to two vehicles. As such, the proposed expansion generated traffic will have a limited impact on the operations of this access drive, efficient and flexible access will continue to be provided to the site and no roadway or traffic control improvements will be required. BP Cas Sta[ion Bxpansion KLi�C��� McHenry, /1/inois 21 �i Based on the preceding analyses and recommendations, the following conclusions have been made: The traffic projected to be generated by the proposed BP gas station expansion will be reduced due to pass -by or diverted trips fiom the existing traffic on Crystal Lake Road and BullValley Road. N r The signalized intersection of Crystal Lake Road with Bull Valley Road has sufficient reserve capacity to accommodate the traffic projected to be generated by the proposed development. The existing access system serving the BP gas station will be adequate in accommodating the traffic projected to be generated by the proposed expansion and will have a limited impact on the operations of Crystal Lake Road and Bull Valley Road. BP Gas Statiwr Expansion McHenry, II/urois Appendix Traffic Count Summary Sheets Site Plan Level of Service Criteria Capacity Analysis Summary Sheets Traffic Count Summary Sheets 00 ) :]^ | m\ \\ (f ! 5 5 ! � :! 0 |E ( f!!!E§:;§§§•!■ „ §■§;;■!•�|;,;�:<;�_. „ P! „192 „ rE>.§r;rrV�= 98;E!!,.8 ,,,,,Drip,,,_ „ _,,,,............, 0 ..�; . ,.,r .r�,.;==,E;-=°=,,�_. k)r- !<=.�.�§ .■ §qr—qr— ,,.8�.,;1:,l;-:.loto- 1. 1,,,,,,,�,�.��,,,������::,.�.�.,.�.. 4®-r,■,Ir-qr ;BCE«§:r■; ;|; !ll,..;■�.��:._: /§1;,,.,,�,�r•�;��■.-.;■\j�\;®,�,�;°:' , ,,,.,���1.,�,�!§__;�,-,.,�,. ) 00 „ 0,,,�,__,.,.�.,.�.. 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OM,-! } ! !!§i! ■!,r ;r, a,�,l:�..� r !;!l-;�- / ( )/\)\ f:lE!§••r!;-;.:,_�:•. lB;Blr•;§r;-=-=°:,:.. ,,,.... . !. � | �Br§EF;;§a;�:.:,_,,•. „ _;§0.,101010411 ( |2:r;!•)!E;-,.:.111,:.1 [ l=,=,, .............,. \ !!! „ !;m F. : :'!°_II §,_,,�;�_.. aa0a40.,.,.,..1 ` .,�•;r;;,;._._a;.. 1,,,,, .............,. !|•.0,,A;.:a;0;.. ` |!` !-. a:a_.,,;.. !2 !2 w ! !!!!.|-�!!.l;;z;�• ! ` ■ \ §omz {:;l4•'lr;�;�;�:,;.• l=,=., .............,. , � }1.... Z| „ _,_ .............,. �f|;B;Bl;«!l;�=.:.,,;•. :! |,,,,, .............,. |!� � !�� �r..l,• .!� Owz )/\)ƒ 00 W: i$c *) § !9\ 0 / 6 �A :o ! Or | t Q !` 0 !:4l;! „ rrF=Bl:r§§§§!|'•§;,_,_,;�:' Z 0�:,0,:.. � oI Ol410.,.,.0... |�;;.8;,�.,.erl;Brr „ !!�;l;�:,:�_�:•� l,,,= „ _,,,.,,,,,,,,,.,............_. !� OW \||u,- 1.,,,...,,......,.,�-,,:,;0;0,.. ,,,,I1*111,,,,,I,o,,,::,.0.0.,.,... !�; „ !l;;m§�,��E■,r�.;§�;§;r;.,,:�;.. � l,,.ElB,lr;r,,:■-�r,■==.,,;�;•. „,,,,,.0 00,,,,,00::,.,.,.0.,... ! \{ ° . « ;_`;_:;;!|�|.§�.��.! OCZ \� 7 �O sm 0 �!f a- I r | (:;!§B•�§ „ �,-_�;�;�� |.�..�•;§;;.:,:�;,;.. |_ „ _ :............._. !! � ! ; { !_ „ _, .............,. .............,. r., , � „ ;rl;;§l;�=�:�:�;�• ,,,,,_;§,.�.�.�.�... :BE!!'����.-;!I|. ljo|§ ;!/ {OOZ )/\)/ |,..,,.............,. !� ! ;.:,;.. 0:0_,;.. ; \,.,E■�;§;;._._�:,;.. |; 0.0.0.,.,... ! !!!c ! !!! „ �«'!!! !:�-|,•. !, Site Plan rA,�r��.�'I rli�4 Qr A31NA 1o Yl9 ral E vn�.snvxrumxm.w,.ss vvmmio°ai:v vavww,o».�, \ y4�,ob rv�.vioa,�vxxrnaarv,nn ouvnov 4E O all S! !3 Level of Service Criteria VICE CRITERIA A Favorable progression. Most vehicles anive during the <] 0 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 fiequent. 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. C >15-25 D >25-35 E >35-50 F > 50 Source: HiQh�vavCapacltvManuab 2010. Analysis S Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road 05/1612018 i W�* fop T ti 1 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations T t r ►) T r r( T+ Traffic Volume (vph) 38 432 208 209 136 72 74 157 361 210 321 21 Future Volume (vph) 38 432 208 209 136 72 74 157 361 210 321 21 Ideal Flow (vphpl) 1900 2000 1900 1900 2000 1900 1900 2000 1900 1900 1900 1900 Storage Length (ft) 80 275 200 415 240 240 345 0 Storage Lanes 1 1 1 1 0 1 1 0 Taper Length (It) 140 175 25 135 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 Frt 0.850 0.850 0.850 0.991 Fit Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1752 1980 1615 1787 1961 1495 1805 1980 1568 1770 1843 0 Fit Permitted 0.668 0.212 0.451 0.532 Said. Flow (perm) 1232 1980 1615 399 1961 1495 857 1980 1568 991 1843 0 Right Turn on Red Yes Yes Yes Yes Sald. Flow (RTOR) 214 99 372 3 Link Speed (mph) 45 50 50 35 Link Distance (it) 232 670 335 840 Travel Time (s) 3.5 9.1 4.6 16.4 Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 Heavy Vehicles(%) 3% 1% 0% 1% 2% 8% 0% 1% 3% 2% 2% 5% Shared Lane Traffic (%) Lane Group Flow (vph) 39 445 214 215 140 74 76 162 372 216 353 0 Turn Type pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 8 2 2 6 Detector Phase 7 4 4 3 8 8 5 2 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 Minimum Split (s) 6.5 21.13 21.0 6.5 21.0 21.0 6.5 21.0 21.0 6.5 21.0 Total Split (s) 20.0 40.0 40.0 20.0 40.0 40.0 2040 30.0 30.0 20.0 30.0 Total Split (°k) 18.2% 36.4% 36.4% 18.2% 36.4% 36.4% 1842% 27.3% 27.3% 18.2% 27.3% Yellow Time (s) 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 All -Red Time (s) 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None None None None None Act Effct Green (s) 37.0 27.6 27.6 45.9 37.5 37.5 31.7 21.0 21.0 40.1 28.3 Actuated g/C Ratio 0.40 0.30 0.30 0.49 0.40 0.40 0.34 0.23 0.23 0.43 0.30 v/c Ratio 0.07 0.76 0.34 0.57 0.18 0.11 0.20 0.36 0.58 0.40 0.63 Control Delay 14.0 40.1 5.5 20.6 21.1 2.7 19.8 36.0 7.9 21.3 36.8 Queue Delay 0.0 0.0 O.D 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 14.0 40.1 5.5 20.6 21.1 2.7 19.8 36.0 7.9 21.3 36.8 LOS B D A C C A B D A C D Approach Delay 28.1 17.7 16.8 30.9 Approach LOS C B B C Queue Length 501h (it) 12 241 0 72 57 0 28 85 0 85 192 Queue Length 95th (it) 31 399 53 128 110 18 62 162 81 155 330 18.090 - BP Expansion - McHenry Synchro 9 Report Existing AM Peak Hour Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road 05/1612018 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR mernal Link Dist (It) 152 590 255 760 Turn Bay Length (ft) 80 275 200 415 240 240 345 Base Capacity (vph) 690 747 743 450 824 685 530 527 690 569 562 Starvation Cap Reducin 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reducin 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reducin 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.06 0.60 0.29 0.48 0.17 0.11 0.14 0.31 0.54 0.38 0.63 �nlefseclion Summary Area Type: Other Cycle Length: 110 Actuated Cycle Length: 93.2 Natural Cycle: 55 Control Type: Actuated -Uncoordinated Maximum v/c Ratio: 0.76 Intersection Signal Delay: 23.9 Intersection LOS: C Intersection Capacity Utilization 74.0% ICU Level of Service D Analysis Period (min)15 Splits and Phases: 1: Crystal Lake Road &Bull Valley Road 11�h 01 102 3 __�04 20 s 305 A Ms .. 4 OS I ♦ 06 �# 07 F 03 20 s 30 s 111 20 s 4o s 18-090 - BP Expansion -McHenry Synchro 9 Report Existing AM Peak Hour Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road * 105/16/2018 i 7 'm E*\ I t aane�roup EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations T r T r T+ Traffic Volume (vph) 57 199 158 329 442 212 240 369 274 127 294 39 Future Volume (vph) 57 199 158 329 442 212 240 369 274 127 294 39 Ideal Flow (vphpq 1900 2000 1900 1900 2000 1900 1900 2000 1900 1900 1900 1900 Storage Length (ft) 80 275 200 415 240 240 345 0 Storage Lanes 1 1 1 1 0 1 1 0 Taper Length (it) 140 175 25 135 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 FH 0.850 0.850 0.850 0.983 Fit Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1805 1923 1599 1787 1961 1583 1787 1980 1568 1770 1835 0 Fit Permitted 0.341 0.466 0.343 0.383 Said. Flow (perm) 648 1923 1599 877 1961 1583 645 1980 1568 713 1835 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow (RTOR) 160 214 277 6 Link Speed (mph) 45 50 50 35 Link Distance (it) 232 670 335 840 Travel Time (s) 3.5 9.1 4.6 16.4 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 Heavy Vehicles(%) 0% 4% 1% 1% 2% 2% 1% 1% 3% 2% 2% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 58 201 160 332 446 214 242 373 277 128 336 0 Turn Type pm+pl NA Perm pm+pl NA Perm pm+pt NA Perm pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 8 2 2 6 Detector Phase 7 4 4 3 8 8 5 2 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 Minimum Split (s) 6.5 21.0 21.0 6.5 21.0 21.0 6.5 21.0 21.0 6.5 21.0 Total Split (s) 20.0 42.0 42.0 20.0 42.0 42.0 17.0 51.0 51.0 17.0 51.0 Total Split (°/u) 15.4% 32.3% 32.3% 15.4% 32.3% 32.3% 13.1 % 39.2% 39.2% 13.1% 39.2% Yellow Time (s) 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 All -Red Time (s) 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None None None None None Act Effct Green (s) 33.8 23A 23.4 44.8 33.3 33.3 49.2 34.2 34.2 43.7 31.3 Actuated g/C Ratio 0.33 0.23 0.23 0.44 0.33 0.33 0.48 0.33 0.33 0.43 0.31 vlc Ratio 0.19 0.46 0.33 0.64 0.70 0.32 0.54 0.56 0.39 0.32 0.59 Control Delay 21.4 39.9 7.8 282 40.2 5.8 20.7 32.4 4.9 17.3 34.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 21A 39.9 7.8 28.2 40.2 5.8 20.7 32.4 4.9 17.3 34.7 LOS C D A C D A C C A B C Approach Delay 25.1 28.7 20.7 29,9 Approach LOS C C C C Queue Length 501h (ft) 22 118 0 150 267 0 96 208 0 47 193 Queue Length 951h (it) 55 211 55 268 455 58 156 328 57 86 296 18-090 - BP Expansion - McHenry Synchro 9 Report Existing PM Peak Hour Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road oS/tslzota t Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Internal Link Dist (ft) 152 590 255 760 Turn Bay Length (fl) 80 275 200 415 240 240 345 Base Capacity (vph) 463 703 686 536 717 714 468 905 867 477 842 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.13 0.29 0.23 0.62 0.62 0.30 0.52 0.41 0.32 0.27 0.40 Intersection Summary ' - - Area Type: Other Cycle Length:130 Actuated Cycle Length:102.3 Natural Cycle: 60 Control Type: Actuated -Uncoordinated Maximum v/c Ratio: 0.70 Intersection Signal Delay: 25.8 Intersection LOS: C Intersection Capacity Utilization 78.5% ICU Level of Service D Analysis Period (min)15 Splits and Phases: 1: Crvslal Lake Road &Bull Vallnv Rn�ri \0 01 t02 • 03 �4 177s 51I5 2"i1s•g-..._.._ 92s.. \ 05 ■ 06 J 07 F 06 17s I Sls -. 20s 42s 18090 - BP Expansion -McHenry Synchro 9 Report Existing PM Peak Hour Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road 05/16/2018 Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NOR SBL SBT SBR Lane Configurations R T P ►j t r t IN I T+ Traffic Volume (vph) 48 498 239 243 157 83 85 189 418 242 380 24 Future Volume (vph) 48 498 239 243 157 83 85 189 418 242 380 24 Ideal Flow (vphpl) 1900 2000 1900 1900 2000 1900 1900 2000 1900 1900 1900 1900 Storage Length (fi) 80 275 200 415 240 240 345 0 Storage Lanes 1 1 1 1 0 1 1 0 Taper Length (It) 140 175 25 135 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 Fri 0.850 0.850 0.850 0.991 Fit Protected 0.950 0.950 0.950 0.950 Said. Flow (pro[) 1752 1980 1615 1787 1961 1495 1805 1980 1568 1770 1843 0 Fit Permitted 0.654 0.140 0.324 0.463 Said. Flow (perm) 1206 1980 1615 263 1961 1495 616 1980 1568 862 1843 0 Right Turn on Red Yes Yes Yes Yes Said. Flow (RTOR) 246 99 411 3 Link Speed (mph) 45 50 50 35 Link Distance (fl) 232 670 335 840 Travel Time (s) 3.5 9.1 4.6 16.4 Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 Heavy Vehicles(%) 3% 1% 0% 1% 2% 8% 0% 1% 3% 2% 2% 5% Shared Lane Traffic (%) Lane Group Flow (vph) 49 513 246 251 162 86 88 195 431 249 417 0 Turn Type pm+pt NA Perm pm+pt NA Perm pm+pt NA Perm pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 8 2 2 6 Detector Phase 7 4 4 3 8 8 5 2 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 Minimum Split (s) 6.5 21.0 21.0 6.5 21.0 21.0 6.5 21.0 21.0 6.5 21.0 Total Split (s) 20.0 40.0 40.0 20.0 40.0 40.0 20.0 30.0 30.0 20.0 30.0 Total Split(%) 18.2% 36.4% 36.4% 18.2% 36.4% 36.4% 18.2% 27.3% 27.3% 18.2% 27.3% Yellow Time (s) 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 All -Red Time (s) 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None None None None None Act Effct Green (s) 40.6 31.0 31.0 50.5 39.8 39.8 32.8 21.6 21.6 41.8 29.6 Actuated g/C Ratio 0.41 0.31 0.31 0.51 0.40 0.40 0.33 0.22 0.22 0.42 0.30 vlc Ratio 0.09 0.83 0.37 0.74 0.21 0.13 0.29 0.45 0.65 0.51 0.76 Control Delay 14A 46.3 5.3 32.1 22.5 4.1 22.0 39.5 9.9 24A 44.4 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 14A 46.3 5.3 32.1 22.5 4.1 22.0 39.5 9.9 24A 44.4 LOS B D A C C A C D A C D Approach Delay 31.9 24.2 19A 36.9 Approach LOS C C B D Queue Length 501h (it) 16 322 0 95 73 0 36 116 11 111 260 Queue Length 95th (it) 36 #511 57 183 126 26 69 191 105 179 #448 18.090 - BP Expansion - McHenry Synchro 9 Report Projected AM Peak Hour Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road 05/1612018 ILane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Internal Link Dist (ft) 152 590 255 760 Turn Bay Length (ft) 80 275 200 415 240 240 345 Base Capacity (vph) 686 692 724 391 784 657 449 488 696 516 550 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0,07 0,74 0,34 0.64 0.21 0.13 0,20 0,40 0,62 0.48 0.76 Intersection Summary - Area Type: Other Cycle Length:110 Actuated Cycle Length: 99.5 Natural Cycle: 75 Control Type: Actuated -Uncoordinated Maximum v/c Ratio: 0.83 Intersection Signal Delay: 28.4 Intersection LOS: C Intersection Capacity Utilization 81.2% ICU Level of Service D Analysis Period (min) 15 N 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 1: Crystal Lake Road R Rull valley enact IMF 5 0 I 18090 - BP Expansion -McHenry Synchro 9 Report Projected AM Peak Hour Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road 05/16/2018 � -i %V r t 4\ T r' 1 41 EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations T r ►) It r rl t is T+ Traffic Volume (vph) 71 233 182 382 509 244 276 433 317 146 350 46 Future Volume (vph) 71 233 182 382 509 244 276 433 317 146 350 46 Ideal Flow (vphpp 1900 2000 1900 1900 2000 1900 1900 2000 1900 1900 1900 1900 Storage Length (ft) 80 275 200 415 240 240 345 0 Storage Lanes 1 1 1 1 0 1 1 0 Taper Length (ft) 140 175 25 135 Lane LIU 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 Fa 0.850 0.850 0.850 0.983 Flt Protected 0.950 0.950 0.950 0.950 Said. Flow (prol) 1805 1923 1599 1787 1961 1583 1787 1980 1568 1770 1835 0 Fll Permitted 0.213 0.406 0.282 0.304 Satd. Flow (perm) 405 1923 1599 764 1961 1583 530 1980 1568 566 1835 0 Right Turn on Red Yes Yes Yes Yes Said. Flow (RTOR) 184 246 320 6 Link Speed (mph) 45 50 50 35 Link Distance (ft) 232 670 335 840 Travel Time (s) 3.5 9.1 4.6 16A 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 Heavy Vehicles(%) 00/a 4% 1% 1% 2% 2% 1% 1% 3% 2% 2% 0% Shared Lane Traffic (%) Lane Group Flow (vph) 72 235 184 386 514 246 279 437 320 147 400 0 Turn Type pm+pt NA Perm pm+pl NA Perm pm+pl NA Perm pm+pi NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 4 8 8 2 2 6 Detector Phase 7 4 4 3 8 8 5 2 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 15.0 3.0 15.0 Minimum Split (s) 6.5 21.0 21.0 6.5 21.0 21.0 6.5 21.0 21.0 6.5 21.0 Total Split (s) 20.0 42.0 42.0 20.0 42.0 42.0 17.0 51.0 51.0 17.0 51.0 Total Split (%) 15.4% 32.3% 32.3% 15.4% 32.3% 32.3% 13.1% 39.2% 39.2% 13.1% 39.2% Yellow Time (s) 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 4.5 3.5 4.5 All -Red Time (s) 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 6.0 3.5 6.0 Lead/Lag Lead Lag Lag Lead Lag Lag Lead Lag Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Recall Mode None None None None None None None None None None None Act Effct Green (s) 36.7 25.7 25.7 48.0 36.0 36.0 54.3 38.8 38.8 49.2 36.2 Actuated g/C Ratio 0.33 0.23 023 0.43 0.33 0.33 0.49 0.35 0.35 0.44 0.33 v/c Ratio 0.30 0.53 0.36 0.80 0.81 0.36 0.68 0.63 0.42 0.40 0.66 Control Delay 24.4 43.2 7.5 39A 48.2 5.7 26.9 35A 4.8 19.2 37.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 24A 43.2 7.5 39A 48.2 5.7 26.9 35A 4.8 19.2 37.8 LOS C D A D D A C D A B D Approach Delay 27.1 36.1 23.6 32.8 Approach LOS C D C C Queue Length 501h (ft) 32 157 0 212 370 0 119 266 0 58 248 Queue Length 95th (ft) 65 246 58 #364 #600 61 185 402 61 100 367 18.090 - BP Expansion - McHenry Synchro 9 Report Projected PM Peak Hour Lanes, Volumes, Timings 1: Crystal Lake Road & Bull Valley Road 05/16/2018 EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Internal Link Dist (it) 152 590 255 760 Turn Bay Length (ft) 80 275 200 415 240 240 345 Base Capacity (vph) 379 642 656 488 657 694 417 827 841 420 770 Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0,19 0,37 0,28 0,79 0,78 0.35 0,67 0,53 0,38 0,35 0.52 Intersection Summary Area Type: Other Cycle Length: 130 Actuated Cycle Length:110.6 Natural Cycle: 70 Control Type: Actuated -Uncoordinated Maximum v/c Ratio: 0,81 Intersection Signal Delay: 30.1 Intersection LOS: C Intersection Capacity Utilization 86.8% ICU Level of Service E Analysis Period (min)15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. 18-090 - BP Expansion -McHenry Synchro 9 Report Projected PM Peak Hour HCM 2010 TWSC 2: Crystal Lake Road & BP Access Drive 05/16/2018 Intersection Int Delay, s/veh 1 Movement SEL SER NEL NET ivy SWR Lane Configurations 4f T if Traffic Vol, veh1h 18 35 16 574 707 31 Future Vol, veh/h 18 35 16 574 707 31 Conflicting Peds, #Ihr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None Storage Length 0 290 65 Veh in Median Storage, # 0 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 89 89 89 89 89 89 Heavy Vehicles, % 6 3 0 2 1 6 Mvmt Flow 20 39 18 645 794 35 MalorlMinor Minor2 Majorl Malor2 Conflicting Flow All 1152 794 794 0 0 Stage 1 794 Stage 2 358 - Critical Hdwy 6,69 6.245 4.1 Critical Hdwy Sig 1 5,49 - Critical Hdwy Sig 2 5,89 - Follow-up Hdwy 3,5573,3285 2.2 Pot Cap-1 Maneuver 199 385 836 Stage 1 435 - Stage 2 669 - Platoon blocked, % Mov Cap-1 Maneuver 192 385 836 - Mov Cap-2 Maneuver 192 - Stage 1 435 - Stage 2 646 Approach SE NE SW HCM Control Delay, s 20.8 0.4 0 HCM LOS C MinorLanelMalorMvmi NEL NETSELn1 SWi SWR � � Capacdy(vehmj 836 - 287 - - HCM Lane VIC Ratio 0.022 . 0,207 HCM Control Delay (s) 9.4 0.2 20.8 HCM Lane LOS A A C HCM 95th %tile Q(veh) 0.1 0.8 18.090 - BP Expansion -McHenry Synchro 9 Report Existing AM Peak Hour HCM 2010 TWSC 3: BP Access Drive & Bull Valley Road 05116/2018 Intersection =� Int Delay, slveh 0.5 Lane Configurations Traffic Vol, vehIh Future Vol, veh1h Conflicting Peds, #mr Sign Control RT Channelized Storage Length Veh in Median Storage, Grade, % Peak Hour Factor Heavy Vehicles, % Mvmt Flow EBT EDR WBL WBT NBL NBR 654 40 4 227 654 40 4 227 0 0 0 0 Free Free Free Free Stop Stop - None - None a -None 0 # 0 0 0 0 0 0 93 93 93 93 93 93 1 0 0 1 0 4 703 43 4 244 9 26 Major/Minor Malorl Malor2 Minorl Conflicting Flow All 0 0 746 0 978 725 Stage 1 725 Stage 2 - 253 - CriBcal Hdwy 4.1 6A 624 Critical Hdwy Sig 1 5.4 - Critical Hdwy Stg 2 5A - Follow-up Hdwy 2.2 3.5 3,336 Pot Cap-1 Maneuver 871 280 422 Stage 1 483 Stage 2 794 Platoon blocked, % Mov Cap-1 Maneuver 871 279 422 Mov Cap-2 Maneuver 388 Stage 1 483 Stage 2 790 Approach EB WB NB � HCM Control Delay, s 0 0.2 14.5 HCM LOS B NBLn1 EBT capaary tvemnl 413 - - 871 - HCM Lane VIC Ratio 0.083- HCM Control Delay (s) 14.5 9.2 0 HCM Lane LOS B A A HCM 951h %tile Q(veh) 0.3 0 18-090 - BP Expansion -McHenry Synchro 9 Report Existing AM Peak Hour HCM 2010 TWSC 2: Crystal Lake Road & BP Access Drive 05/16/2018 Int Delay, slveh Movement - 1.2 SEL SER NEL NET SWT SWR Lane Configurations Y 4T+ T r Traffic Vol, vehm 13 51 39 870 729 52 Future Vol, vehlh 13 51 39 870 729 52 Conflicting Peds, #mr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None None Storage Length 0 290 - 65 Veh in Median Storage, # 0 0 0 - Grade, % 0 - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles,% 8 2 3 2 1 2 Mvmt Flow 14 54 41 916 767 55 �FajorlMinor MinoR Maiorl MajoR Conflicting Flow All 1307 767 767 0 0 Stage 1 767 - - Stage 2 540 - Crilical Hdwy 6,72 6.23 4,145 Critical Hdwy Stg 1 5,52 - Critical Hdwy Slg 2 5.92 - Follow-up Hdwy 3,576 3,3192,2285 Pot Cap-1 Maneuver 157 401 839 Stage 1 444 - Stage 2 535 - Platoon blocked, % Mov Cap-1 Maneuver 141 401 839 Mov Cap-2 Maneuver 141 - Stage 1 444 Stage 2 482 Approach SE NE SW � HCM Control Delay, s 21 O.II 0 HCM LOS C Minor LanelMalor Mvmt NEL NET SELn1 SWT SWR Capacity (vehlh) HCM Lane VIC Ratio HCM Control Delay (s) HCM Lane LOS HCM 95th %tile Q(veh) 839 0,049 9.5 A 0.2 - - 0.4 A 292 - - 0.231 21 C 0.9 18-090 - BP Expansion -McHenry Synchro 9 Report Existing PM Peak Hour HCM 2010 TWSC 3: BP Access Drive & Bull Valley Road 05/1612018 Intersection Int Delay, slveh 0.9 NBL NBR Lane Configurations j. � � Traffic Vol, veh/h 382 25 12 709 37 32 Future Vol, vehm 382 25 12 709 37 32 Conflicting Peds, #mr 0 0 0 0 0 0 Sign Control Free Free Free Free Slop Slop 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,% 2 12 0 2 0 3 Mvml Flow 402 26 13 746 39 34 Conflicting Flow All 0 0 428 0 1187 415 Stage 1 415 Stage 2 772 Critical Hdwy 4.1 6A 6,23 Critical Hdwy Stg 1 - - 5A Critical Hdwy Stg 2 - - 5.4 Follow-up Hdwy - 2.2 - 3.5 3.327 Pot Cap-1 Maneuver - 1142 - 210 635 Stage 1 - - 671 Stage 2 - - 459 Platoon blocked, % - Mov Cap-1 Maneuver - 1142 - 206 635 Mov Cap-2 Maneuver - - 334 Stage 1 - - 671 Stage 2 - - 450 �rppro8ch EB WB NB HCM Control Delay, s 0 0.1 15.1 HCM LOS C Capacity (vehlh) 428 - - 1142 - HCM Lane V/C Ratio 0.17 - - 0.011 - HCM Control Delay (s) 15.1 8.2 0 HCM Lane LOS C A A HCM 95th %tile Q(veh) 0.6 0 18.090 - Synchro 9 Repon BP Expansion -McHenry Existing PM Peak Hour HCM 2010 TWSC 2: Crystal Lake Road & BP Access Drive 05/16/2018 Int Delay, slveh Movement 2 SEL SER NEL NET SWT SWR Lane Configurations Y 4f f r Traffic Vol, vehlh 30 53 30 662 812 50 Future Vol, veh/h 30 53 30 662 812 50 Confiicling Peds, #/hr 0 0 0 0 0 0 Sign Control Slop Stop Free Free Free Free RT Channelize6 - None None None Storage Length 0 290 65 Veh in Median Storage, # 0 0 0 - Grade, % 0 - 0 0 - Peak Hour Factor 89 89 89 89 89 89 Heavy Vehicles, % 6 3 0 2 1 6 Mvmt Flow 34 60 34 744 912 56 MajodMinor Minor2 Majal Maior2 Conflicting Flow All 1351 912 912 0 0 Stage 1 912 - - Stage 2 439 - Critical Hdwy 6,69 6.245 4.1 Critical Hdwy Stg 1 5.49 - - Critical Hdwy Stg 2 5,89 Follow-up Hdwy 3.5573.3285 2.2 Pot Cap-1 Maneuver 149 329 755 Stage 1 382 - - Stage 2 608 - - Platoon blocked, % Mov Cap-1 Maneuver 138 329 755 Mov Cap-2 Maneuver 138 - Stage 1 382 Stage 2 561 iAApproach SE NE SW HCM ConUol Delay, s 33.1 0.8 0 HCM LOS D Minor LanelMalor Mvmt NEL NET SELnt SWT SWR Capacity (vehlh) 755 - 219 - - HCM Lane V/C Ratio 0,045 - 0.426 HCM Control Delay (s) 10 0.4 33.1 HCM Lane LOS A A D HCM 95th %tile Q(veh) 0.1 2 18-090 - BP Expansion -McHenry Synchro 9 Report Projected AM Peak Hour HCM 2010 TWSC 3: BP Access Drive & Bull Valley Road 05/1612018 )ntersecuon nl Delay, slveh 0.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations T+ Y Traffic Vol, vehm 746 55 8 258 17 39 Future Vol, vehfh 746 55 8 258 17 39 Conflicting Pods, Nlhr 0 0 0 0 0 0 Sign Control Free Free Free Free Slop Stop RT Channelized None None - None Storage Length - 0 Veh in Median Storage, k 0 0 0 Grade, % 0 0 0 Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 1 0 0 1 0 4 Mvmt Flow 802 59 9 277 18 42 MajorlMina Maiorl Mala2 Minorl Conflicting Flow All 0 0 861 0 1127 832 Stage 1 - - 832 - Slage 2 - 295 - Cridcal Hdwy - 4.1 6.4 6,24 Critical Hdwy Stg 1 - - 5A - Critical Hdwy Sig 2 - 5A - Follow-up Hdwy - 2.2 3.5 3,336 Pat Cap-1 Maneuver 789 228 366 Stage 1 - 431 Stage 2 760 Platoon blocked, % Mov Cap-1 Maneuver 789 225 366 Mov Cap-2 Maneuver - 340 Stage 1 431 Stage 2 750 HCM Control Delay, s 0 0.3 17.1 HCM LOS C inor LanolMaior Mvmt NBLn1 EBT EBR WBL WBT Capacity (vehm) 358 - - 789 - HCM Lane VIC Ratio 0.168 - - 0.011 HCM Control Delay (s) 17.1 9.6 0 HCM Lane LOS C A A HCM 95th %tile Q(veh) 0.6 0 18-090 - BP Expansion -McHenry Synchro 9 Report Projected AM Peak Hour HCM 2010 TWSC 2: Crystal Lake Road & BP Access Drive 05/16/2018 Intersection Int Delay, s/veh 3 Movement SEL SER NEL NE7 SWi SWR Lane Configurations Y 0 T r Traffic Vol, veh/h 30 70 60 996 841 73 Future Vol, veh/h 30 70 60 996 841 73 Cori icling Peds, #mr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized None None - 'None Storage Length 0 290 65 Veh in Median Storage, I 0 - 0 0 - Grade, % 0 - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 8 2 3 2 1 2 Mvmt Flow 32 74 63 1048 885 77 M�orlMinor Minor2 Majorl Major2 Conflicting Flow All 1536 885 885 0 0 Stage 1 885 - Stage 2 651 - Crilical Hdwy 6,72 6,23 4,145 Critical Hdwy Stg 1 5,52 Critical Hdwy Stg 2 5,92 - Follow-up Hdwy 3,576 3.3192.2285 Pot Cap-1 Maneuver 112 343 757 Stage 1 390 Stage 2 469 Platoon blocked, % Mov Cap-1 Maneuver 90 343 757 Mov Cap-2 Maneuver 90 Stage 1 390 Stage 2 376 Approach SE NE SW HCM Control Delay, s 47 1.4 0 HCM LOS E inor Lane/Malor Mvmt NEL NET SELnt SWT SWR Capacity (vehm) 757 - 186 - - HCM Lane V/C Ratio 0.083 - 0.566 - - HCM Control Delay (s) 10.2 0.9 47 HCM Lane LOS B A E HCM 951h %tile Q(veh) 0.3 3 18-090 - BP Expansion -McHenry Synchro 9 Report Projected PM Peak Hour Uodaa g ayau (S moH Aead Ad Paloafad (uuaHoW - uolsuedaj d9 - 060-8 L l'0 - - Z'L (yan)Deln%4156WOH V 0 SOl auel WOH 6'8 6*9L (s) bla0 10nu00 WOH 9Z0'0 96Z40 onea 0/A auel WOH ELOL 99E (uaan)6mdee) i1LId 0 SOIWOH 6'BL E40 0 s'bela010Au00 WOH _ - 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LSJt92 ?E�1:aib A 21�19163J3 YECNANICAL ELECTRICAL Nf0 aUYBprG FNCRFEER CML THE W-T G401W, LLC GRiUNOKv.4V5 ENGtl1EF1W4 LTO_ SO GREEN BW.00q.TPY 2BI5 PRATUMAVEINE i¢SERRO HJEFIWIESTATES L6GI92 IA 2trtuf.H,iegVal Yi119161J3 Bfr119.1103E%T, Ift DRAWING INDEX —Gbol rn2ERsxEEr b„E�f IG�NG6REaN SIZE SK,H aAH 1 IANOSCAEE lP-1 VNGSCAa aAN ECTURRL EA'IERgRElEVATNAI3 A292 FATERKMi EIEVAIpN. 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Q AWYINUM FR4AE AND SOIA OOOIL PANITTO WTCM Es5 SIX! PAH 'S� UfRI EEPMTC ORTO ERCOVI wYTEiµ Or TWO•siGY- PHONDfOEINSMLEOBYOTHERS O MAYOOIIGNIEOFACEIXI YETALLW.•EREO A•ANNG. COLOR TO YATCM NNOORANGE. GIfAR A1pgZED ALUM W Y FMME. ODOR E TRANSOM � wmTEAIPERED c1Ass p TwooPEaG«APNNTEOPARK GRAY p DGroaoasFATYn. SET TO BE DETERIAWO BY d1NER. 0 O.W WE IpRVMNIAL &AMD O� WHO � J j mmw � F- os� Q U¢ 2 U w ISSUE DATE EOVUIG wlH l! U U Q J d � SOUTH ELEVATION NORTH ELEVATION 3 scie,rc=,•a EAST ELEVATION �l WEST ELEVATION scae,re.ro• 0 N N woo 0 J �jZ Q J J Z Oo� N w � ISSUE i U U 0 a flEptw oanwxera ____ - _ _ �f�� �x � .%rw LOT 2 AMOCO M-1 RESUBOINSION ise �V.b/� ax ere su N 93 °05'40" 23. t a ��` ys?b�i� a. 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OEVAPCN 52.i.OJ' (NA1006) z prmumiT raEx innfira (p1N. )} 1E u ai-aw a THE Eoc Twx a uroxaaiwxo ununES Y[As oErFn�aiEo fiv FxTn o xvAnax uro Nserc uAxxacs aA A PROPFRtt MFA: 1.2111 ACxE (54,0]6 SCUARE FEEL) G FpD V9M( Cd6lElw ON W) tOth S118 �m u�a Eo�cn�moEs roman ,wr Fw�sEvtH� i mm�'�wc�ie,wi�s ,uo o]iaoin �s��crarr's xor sxoav irxai. ). SUNKT PREPA4E0 FCR giANA.V OL 0. BIkLW1C TIES k bXNSQYS SNOMi ARE VEA9lREO TROY TIE WiS11E FACE CF nE 9U10Y1G 9. 6AS5 OF 9EU6NCS IS 1MlE HORM BA5E0 ON ALMOS 6TAlE ftNR: CIXROxAIE SrS1EV, uwas Fur rmi zoxE 10. ANY OSCIIPAVOES fOHtO W.1K4 nv5 WCUVEHT iEEa TO BE fdY iIEO TO 1HE 9R1lrtYt AS SOON AS POS�LE. 6TAR of AlPitlS ) 55 CORfiY OF COOC ) uwi uroEa wa xAw Aza sru Tres 1Hn oAr a wv Ao. pie AT HOFTYNi ESTATES ETHOS 1ME W-T OtOW, LLC o".a�iµOS�gF�i o ,n FaAN.���A _ �� �E��S,:..m:�ti6m,.: �: �a5pa�r } w K � � $ di � n� W � a � ?� 's� % �� �g� � �� g�e P� �� ���E� FSg Res z 7W C7 � 0 � � z 0 z z 0 z m / w U Q � ¢a z � _�"' / (, W Q � J J J ; - U � � z =m= O � m � N � � H 2 m a U w i ZU w ISSUE � TD wTe � aiFm U U Q _a [PLANNING AND ZONING COMMISSION STAFF REPORT: CONSIDERATION OF VARIOUS AMENDMENTS AND UPDATES TO THE CITY OF MCHENRY COMPREHENSIVE PLAN AND DEVELOPMENT POLICIES AND CITY OF MCHENRY FUTURE LAND USE MAP] Applicant City of McHenry 333 S Green Street McHenry, IL 60050 OBJECTIVES FOR MEETING • Discuss Future Land Use Map -Western and Southwestern Quadrant of City with Bull Valley and Prairie Grove Boundary Agreements; • Come to consensus on Future Land Uses in the Western and Southwestern Quadrants of City/Extraterritorial Planning Jurisdiction; • Review the McHenry County Agricultural Districts, BACKGROUND As was discussed a couple of meetings ago staff the Commission discussed the northern half of the City and the City's northern extraterritorial jurisdiction. Staff worked with HR Green in having a couple of maps prepared depicting the central "McHenry Pedestrian Loop" with the land uses the Commission chose, as well as a map depicting the northern half of the City with the same. Staff also had a map done depicting the western and southwestern portions of the City. Also attached are the two the boundary agreements which impact these areas, Bull Valley and Prairie Grove. The discussion at the June 13 will center on the western and southwestern quadrants, 1.5 extraterritorial planning Jurisdiction, of the City. The City currently has boundary agreements. The Bull Valley Agreement expires in August 2022 and the Prairie Grove Agreement expires in December 2023. The boundary agreements are attached, along with a couple of maps depicting the boundary agreement lines. If a developers 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. GOALS FOR MEETING The goals for the meeting are to focus on the parcels of land, specifically the large vacant ones, and ones the most likely will be redeveloped and/or developed in the City of McHenry. There are a couple of key factors to take into consideration: • On the map the City's Facilities Planning Area Boundary Line (hashed marked) 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 municipality must go through; [PLANNING AND ZONING COMMISSION STAFF REPORT: CONSIDERATION OF VARIOUS AMENDMENTS AND UPDATES TO THE CITY OF MCHENRY COMPREHENSIVE PLAN AND DEVELOPMENT POLICIES AND CITY OF MCHENRY FUTURE LAND USE MAP] • It's important to keep in mind the original sheet 'A GRASSROOTS COMMUNITY -WIDE PLANNING EFFORT: THE FUTURE OF COMMUNITY IS BEING PLANNED NOW! GET INVOLVED! #MCHENRYMATTERS" and the four main headings/goals on that sheet and the objectives and long-term challenges we will be facing as a community; • It's also important to keep in mind environmental and buffer zones; • While the City can plan 1.5 miles behind its borders it's important to keep in mind the City would also have to service any property which were annexed to the City however at the same time sometimes smaller villages may plan for higher density housing or commercial/industrial, which the City of McHenry may not believe is appropriate and could negatively impact the City of McHenry, therefore these buffer areas should be considered just that -buffer areas between one municipality and another so while it may be impractical for a property to be annexed to the City it is still important to take serious consideration of what land use could serve as an appropriate buffer area. STAFF RECOMMENDATION PRIOR TO PUBLIC HEARING: It is the goal to gain acceptance of the Commission of the general layout of the western and southwestern quadrants of the City, agree on the general future land uses for this area. ATTACHMENT • City of McHenry "A Grassroots Community -Wide Planning Effort: The Future of Our Community is Being Planning Now! Get Involved! #McHenryMatters' • Bull Valley Boundary Agreement • Prairie Grove Boundary Agreement • Official City of McHenry Future Land Use Map revised 5.10.18 (west and southwest quadrants) • Official City of McHenry Future Bike Path Map Downtown Loop revised 5.10.18 • Official City of McHenry Future Land Use Map McHenry, IL revised 5.10.18 • McHenry County Agricultural Land Use Districts "A GRASSROOTS COMMUNITY -WIDE PLANNING EFFORT. THE FUTURE OF OUR COMMUNITY IS BEING PLANNED NOW! GET INVOLVED! #MCHENRYMATTERS" Global Overview, Regional Placement: The "New Reality," "New Normal!" • Climate Change • Energy and Emerging Technologies (Biodiesel) • Water Supply "Constrained Resources" • Government Transparency —Limited Resources • Community Engagement • Governmental Consolidation (Regional Dispatch Center) Demographic, Socioeconomic, Technology and Social Media • Baby Boomer Generation overtaken by Millennials (NextGen!) (24/7/365) • Impact of Changing Demographics • Big Data • Upcoming 2020 Census • Healthy and Active Communities and Sustainability (Bike Sharing (Zagster; Divvy) Land Use and Travel Trends • Downtown Revitalization (Density vs Large Lots) • Autonomous Cars tuber; High -Speed Trail; Zipcar Transit) • Infrastructure Maintenance and Expansion • Commuting and Emerging Modes of Transportation Housing and Workforce and "Shrinking/Global Economy" • Aging Workforce • Manufacturing Brick and Mortar v. E-Commerce ("Clicks and Bricks") • Ownership vs Rental • Local Stores • Workforce Demands and Sustaining Viable Workforce EXHIBIT PHYLLIS K. WALTERS McHENRY COUNTY RECORDER WOODSTOCK, ILLINOIS EXHIBIT TO DOC. NO: NO: OF PAGES NOTES: I'1 {1i 17/J, 0 exhibit 11/03/1999 04-021e6991 r a €g Tj a ui d z �r. v U W V N Z 7 Z U� Y-L!-67 a$� n V 80-67 v wi �, �� U W a ui vi a alZ �� z £-91-b7 ebb 0!-Yz m s S il N a 4 O Z 7 Z k � 9 S r X N V W N Ill fN dg F 6 z z z IT-6T� 6'ZI6I !T'bT 14-12-1 aD911kA03d63Rim V06 az wn am am JO im LL mr Qq� S aq a e-0 -0s. tea$ b$a_9 a "•� °S ep ° � • y �, �A �So- p^x "y —• R R g i i 6 R e,, _ $ .w 44 as a n N amo m� a„m noft v� "si§vs , all O`y�fre eti 140 at lu 14-13 NUNDA TWP° S.W.1/4 SEC° 12 TAM R.8E. 1442,3 r OPY MCHENkY COUNTY BECORDER fHY LT8U�UN WRETERS Ip 'r R i t 6 4r1 01i09l2003 04*15OPM PAGES 13 kEWRDING FEE `d7.00 WGitiP STAMP FEE STATE STAMP FEE RAF*:P***:kxx•k:F•k*i:F*xiex:P:F �: 9rfBs`•xx*:F k:kA•k*�••kx�: A kk�•A•i: •kx**�F:td: :l•*:Fi: $:F ;Fx9: ird•k�t$*9: *ikx r. r.:tx•k Be-recardiug of ORbINANCE 1V0.2002-03-OS An Or•rliraar:ceArrtlsorizingEa-ectrtior: of a Boundary Agreentent Behveerr the City ofl feHinny. and the Village ofBrdl Valley Adding a 1ega1 doscriptiou def"iuiug the boundary Iiue ��rx�xx•x:rxr:+x�***xxr:xrx*xx:�***�*x:�:r*�:�•�xxxK,���*�xxx�•���+�s::�x�xx*�**x*r:xxxx:�xx�:r ZIIICOWSKI, ROGERS, �LOOb & McARDLE X ' Sb VIRCIIdIA STREET CRYSTAL LAKE, ILLMOIS 60014 03-003-6�;93 MCHENRY COUNTY RECORDER PHYLLIS K. WALTERS 09/30/2002 04:35F'M GNGES 16 HECORDIMS FEE 2448 CGGMTY STAMG FEE STATE STAHP FEE ORDINANCE N0. 2002-03-05 An Ordinance Aufhorizing Execution of a Boundary Agreement BetWe&n the City of McHenry \ and the Village ofBulf valley BE IT ORDAINED by the President and Board of Trustees of the VILLAGE OP BULL VALLEY, McHenry County, Illinois, as follows: SECTION 1: That t� resident be, and is hercfiyfa�thorized and directed to execute, and the Village Clg0o-!authorized and direc"ted'to..attest, duplicate original copies of the Boundary Ag"egme-nt, a copy of which � atfached�hereto and made a part hereof as Exhibit A, beeeh the Village of Bull Valley and City of McHenry. SECTION 2: That after said Agreement has been fully executed it shall be recorded in the office of the McHenry County Recorder of Deeds, SECTION 3: If any section, paragraph, subdivision, clause, sentence or provision of this Ordinance shall be adjudged by any Court of competent jurisdiction to be invalid, such judgment shall not affect, impair, invalidate or nullify the remainder thereof, which remainder shall remain and continue in full force -and effect. SECTION 4: All ordinances or parts of ordinances in conflict herewith are hereby repealed to the extent of such conflict. 03-OD3-6�94 02-D56-1I�0 SECTION 5: This Ordinance shall be in full force and effect upon its passage, approval and publication in pamphlet form (which publication is hereby authorized) as provided by law. Ayes: Trustees Margaret D. Bailey; David F. Bengston, Paul T. Kinsella, Jr., Patrick O'Brien, and Edward Woodson 4 ZSA Wb w Nuc0it"' Nayes; None Abstain; Nono APPROVED: i 1 Village Preside n Han J. Miller <-r�r : r Aff `xe.Ip y \ r. ,{iF• f 'C4s4 I ` ke 'ilia e Clerk ^yllis Keinz Passed: August 26, 2002 Approved; August 26, 2002 Published; ate, �ba Prepared by: Michael J. Smoron, Village Attorney Zukowski, Rogers, Flood & McArdle 50 Virginia Street Crystal Lake, IL 60014 Telephone: (815) 459-2050 Facsimile: (815) 459-9057 ,n'n10ADINANCESiOuNVaf(eyV3ovndaryAq�eemen(wdfcyenry Covny.�05.wpd Q3-003-64�5 U2-OS6- I.I�.I EXHIBIT A Boundary Agreement •By and Between the City of McHenry and the Village of Bull Valley 03-003-6��96 02-0�u~ f I!�t BOZ"JNVA.ICX A(XREEA7ENT by and behveett the CNYO.F'AfcHENRY and e VILLAGE O.F' B ULL XILLEY THIS BOTINDARYAGI2EFMENT (the "Agreement") made and entered into this 12"I day of August 2002, by and between the VIILAGA OF BALL IrALLEY, a municipal corporation in the State of Illinois (hereinafter referred to as "Bull Valley"), and the CITY OF MCHSNRY, a municipal corporation in the State of•Illinois (hereinafter referred to as "McHenry"). WHIlME AS, Bull Valley and McHenry wish to enter into an intergovernmental agreement to plan for growth in the area thai Iies between the existing corporate bouhdar_ies of Bull Valley and the existing corporate boundaries of McHenry; and GVMMEAS, Bull Valley and Mcllemy realize, agree and acknowledge that current plans and 'opportunities for development in said area will be accompanied by significantly higher demands for transportation services,.govemmental police power services, utilities services and other municipal.. .. services and financial commiturents td meet the necessities of such services; and •VVHERBAS, Bull Valley and McHenry recognize that the land lying between their existing municipal boundaries, hereinafter referred to as the "Boundary Line" as depicted on a map, marked as Exhibit A, which are attached hereto and incorporated by reference as if fully set forth herein, is an area in which problems related to open space preservation, population density, joint operation of public facilities, ecological and economic impact and multipurpose developments could detrimentally affect both McHenry and Bull Valley; and �'V.H1iREAS, Bull Valley and Mcllemy and their xespective citizens are vitally affected by said problems and any attempt to solve them and provide for the wel#nre, prosperity and quality of life of the residents of said mumoipalifies will be benefitted by mutual action and intergovernmental cooperation with respect thereto; and «rHEREAS, Bull Valley and McHenry are "units of local goverment" as defined by Article V1I, Section I, ofthe Constitution o£the State o£Illinois; and WHEREAS, units of Iocal government are enabled by Article V1T, Section 10 0£ the . Constitution of Alinois to enter into agreements•among themselves to: "...obtain or share services and to exercise, combine or transfer any power or function, in any manner not prohibited by law or ordnrance....Participafingunrts of government may use their credit revenues and any other resources to pay costs and to service debt related to intergovernmental activities." Intergovernmental Agreement, Page 1 03-003-6�Y97 Q�-056-1143 vy EIMAS, Bull Valley and McHenry recognize the necessity and desirability to provide for logical, planned municipal boundaries and areas of municipal influence and authority between their respective municipalities in order to plan effectively and efficiently for the growth and potential development between their municipalities and the conservation of the available resources for their respective citizens; and WHEREAS, in examinhig and shaping their plazts, Bull Valley and Mel-Iemy ackndwledge that the planning required should be free from the influence of developers' fmances; and 'WHEREAS, Bull Valley and McHenry have authorized, by ordinance, the execution of Phis Agreement as an exercise of their intergovernmental cooperation authority under the Constitution of Illinois, the Intergovernmental Cooperation Act, 5 ILCS 220/1 et, §M., as well as. 65 ILCS 5/II42-9; and WHEREAS, the Boundary Line is uhincorporated territory tvithiu one and one-hal£miles of the boundaries of both Bull Valley and McHenry, each of which have adopted official plans; and VS'HEREAS, Bu11 Valley and McHenry wish to agree upon a line which shall mark flue boundaries of the jurisdiction of each of the municipalities; and Vi'HEREAS, the corporate authorities for each o£ Bull Valley and McHenry have given consideration to the natural flow of storm water drainage and, when practical, included all of any single tract having common ownership within the jurisdiction of one corporate authority. NOW x'BE12ES�ORE, in consideration o£ the mutual promises contained herein and upon the further consideration of the recitals hereinabove set forth, it is hereby mutually agreed by and between Bull Valley and McHenry as follows: 1. The boundary ]ine betveeu Bull Valley and McHenry for municipal govenrment planning, zoning control, subdivision control, annexation and other municipal purposes ("PIannting Area') shall be in accordance with the boundary line as depicted on the map, marked as Exhibit A, which are attached hereto and incorporated by reference as if filly set forth herein. 2. Bull Valley's Planning Area shall be that portion west and south of said Iine and Mcllenry's Planning Area shall be that portion east and north of said line. 30 The cross -hatched parcels designated as the "neutral area' on Exhibit A, shall be Planning Areas of either the Village or Citl; depending upon fhe property owners) desire in the future. Parcel numbers located in the "neutral area" are 09-19400-001; 0949-400-010; 09-30400-007; 09-30- 400-008; 09-30400-009; 09-30-400-010; 09-31-200-004; 09-31-200-008; 0949-200-001; and 0949- 400-009. 4. In the event of a county rezoning or subdivision west or south of the Boundary Line McHenry agrees that Bull Valley shall have the sole and -exclusive authority between the municipalities Intergovernmental Agreement, Page 2 43-003-6►�98 02-056- I f �14 to obWE W the proposed county rezoning or subdivision. 5. In the event of a county rezoning or subdivision east or north of the Boundary Line Bull Valley agrees that McHenry shall have the sole and exclusive authority between the municipalities to Object to the proposed county rezoning or subdivision. This Agreement shall not be construed so as to limit or adversely affect the right of either municipality to file a statutory objection to a proposed rezoning or subdivision, in an unincorporated area of the County, within 1 % miles of its corporate Emits. G. Neither municipality shall annex, solicit the annexation of, enter into any agreement to annex nor commence proceedings to annex any Planning Area which lies within the aforesaid jurisdictional boundary of the other municipality. Each municipality further agrees that it shall not h, any manner, become directly or indirectly involved with the annexation of the aforesaid territory which lies wither the jurisdictional boundary of the other municipality. 7. In the event that either municipality is contacted by any person or entity is connection with any matter involving the aforesaid territory lying within the other's jurisdictional boundary, including but not limited to the annexation thereof,the contacted municipality shall immeiliately refer such person or entity to the other municipality for exclusive disposition thereof. 8. Upon annexation Of any property contiguous to the Boundary Line, the municipality annexing the property shall use its best efforts to notify the other municipality of the annexation. The purpose of this paragraph is simply to notify the other municipality of the annexation and not to provide. the other municipality with grounds to object or participate in -the annexation proceeding. 9. Any and all future annexation agreements and/or ordinances adopted by the corporate authorities of both municipalities shall be adopted in such form as to conform with the provisions of this Agreement. 10. The parties agree to cooperate in the establishment of Facilities Planning Area lines in accordance and consistent with the boundary line set forth in paragraph 1 herein and in Exhibit A and, if either party shall file a petition with•Northeastern Illinois Plan Commission to implement the terms of this Agreemnn; the other party shall cooperate, 11. Unless consented to by Bull•Valley, Mciienry agrees that it shall not provide water, sewer or sewer treatment services, directly or indirectly, to that area west and/or south of the boundary line sat forth in Exhibit A. 12. Each municipality fiuthar agrees that it will actively oppose any attempt to effectuate any annexation to ifs respective municipality which annexation would have the effect of chaugiag the corporate planning boundary as established by this Agreement, 13. It is mutually agreed that neither Bull VaEey nor McHenry shall either directly or indirectly seek any nrddification oz reacisshon of this Agreement through court action and that this Agreement shall remain in full force and effect in accordance with paragraph Merein. or until amended Intergovernmental Agreement, Page 3 /J BJrz PK PJA JCJ 03-0.03M6499 02-056-1145� or changed by the mutual agreement of both respective corporate authorities. 14. Notwithstanding any provisions of this Agreement to the contrary, both municipalities acknowledge that should an annexation occur within either municipality relating to property abutting public roads divided in some mamier by the boundary, the annexation will in fact go to the far side of 0 public roads as provided by law. 1S, In addition, with respect to that portion of Boone Creek which is outside the corporate boundaries of Bull Valley and McHenry as of the date of this Agreement, and to the extent that such Portion of Boone Creek is within a party's subdivision jurisdiction, each party agrees to use its best efforts to create and establish a 150' buffer or protective easement on each side of such portion of Boone Creek within its respective side of the boundary line set forth in Exhibit A attached hereto if a tentative or final plat of subdivision encompassing such area is presented to it for approval. 166. It is further agreed that in the event of breach of this Agreement the non -breaching municipality may pursue injunctive relief to enjoin tiro conduct or activities of the breaching municipality. Pursuit of irtjunctive•relief hereunder is not a limitation on any other legal or equitable remedies available to the non -breaching party. I7. If any provision of this Agreement shall be declared invalid for any reason by a court of competent jurisdiction, such invalidation shall not affect any other provisions of this Agreement which can be given effect without the invalid provision and to this end the provisions of this Agreement are to be severable, . 1S, This Agreement shall be valid and binding for a term of 20 years fiom the date of ifs execution and any additional period in accordance with the provisions of the Illinois Compiled Statutes. 19, This Agreement shall inure to the benefit of each municipality's respective successors, heirs, executors, administrators, personal representatives and assigns. 20, This Agreement shall be construed in accordance with the laivs of the State of Illinois, and shall be filed in the Recorder's office for McHemy County, Illinois, and made available in the offices of the Clerks of Bull Valley and McHemy as provided by statute, 219 Each party hereto represents that it has taken all appropriate corporate action under Timis law to duly adopt this Agreement. Intergovernmental Agreement, Page 4 03-003-6500 p2-056-1146 IN WIIN1;+S5 V, 4MREOF, the parties have hereunto set their hands and seals this day of , 2002. • VB LAGE•OFBULL VALLEY, an Illinois mumelpal co oration P4 By: � ATT l PresidentBri� J. Miller Village Jerk Phyllis Iz ATTEST: �' Fz11�h% i Clerk Janice . Jones FL•1MC Y1B0 ARYA .BULLVALLEY.wpd CITY OF McHENRX, an Illinois municipal corporation Mayor Pamefa J. AIthoff lutergovernnrental Agreement, Page 5 03-003-E50 t 02-056-If47 BOUNDARY AGRBBMBNT FOR THE CITY OF MCFJENRY, H-LINOTS AND THE VILLAGE OFBULL VALLEY, ILLINOIS 7 EGAL DESCRIPTION: COMn�NCTNG AT THB CENTER OF SECTION 21, 1OWNSHTP 44 NORTH, RANGE 8 EAST OF TH$ TWD PRINCIPALMEWDMN; THENCENORTHTO THE SOUTHWEST CORNER (OF THE SOUTHEAST QUARTER) OF SECTION 16, TOWNSHIP 44 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCBEAST ALONG THE SOUTH LINE OF THE SOUTHEAST QUARTER OFAFORESAIIJ SECTION 16 TO THE SOUTHWEST CORNER OF A PARCEL RECORDED AS DOCUMENT NUMBER 5$1765 IN MCHBNRY COUNTY, ILLINOIS; THENCE NORTHERLY ALONG THE S4FST LINE TO THE NORTHWEST CORNER OF AFORESAID PARCEL; TfIENCE EAST ALONG THE NORTH LINE OF AFORESAID PARCEL TO THE WEST L(NE OF MIBERLANBESTATES; THENCBNORTH ALONG THE WESTLINE TO T HE NORTHWEST CORNER 4OF TRvIBERLANB ESTATES; THENCE EAST ALONG TILE NORTHIM OF TiMBBRLANBESTATES TO T HESOUTHEAST CORNER OF SECTION 95 TOWNSW 44 NORTH, RANGE 8 EAST OF TIM THIRD PRINCIPALMBRIDIAN; THENCE WEST ALONG THE SOUTH LINE OF SECTION 9 TO APOINT THAT INTTRSECTS WITH THE CENTERLINE OFMCHENRYCOUNI Y HIGHWAY NUMBER " V34" ATC.A, CRYSTAL LAKE ROAD; THENCE NORTHERLY -ALONG AFORESAID CENTERLINE TO A POINT THAT INTERSECTS WITH THE SOUTH LINE OF SECTION 41 TOWNSHIP 44 hTORTH, RANGE 8, EAST OF THE TmD PRINCIPAL MERIDIAN; THENCE WEST ALONG THE SOUTH LINE OF SECTION 4 TO THE SOUTHEAST CORNER OF SECTION 5, TOWNSHIP 44 NORTH) RANGE 8, EAST OF THE THIRD PRINCIPAL MERmm,& THEI a WEST TO THE SOUTHWEST CORNER WTHE SOUTHEAST QUARTER OF TIM SOUTHEAST QUARTER OF SAID SECTION 5; THENCE NORM TO THE NORITMPEST CORNER OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SAID SECTION 5; THENCE WEST ALONG THE NORTH LINE OF THE SOUTH HALF OF SAID SECTION 5 TO THE SOUTHEAST CORNER OF TIM SOUTH 65 RODS OF THE WEST 98 6/13 RODS OF THE NORTHWEST QUARTER OF SAID SECTION 5; THENCE NORTH ALONG THE EAST LINE TO THE NORTHEAST CORNER OF THE SOUTH 65 RODS OF THE WEST 98 6I13 RODS OF THE NORTHP wT QUARTER OF SAID SECTION 5; THENCE WEST ALONG THE NORTH LINE TO THE NORTHWEST CORNER OF THE SOUTH 65 RODS OF THE WEST 98 6/13 RODS OF THE NORTHWEST QUARTER OF SAID SECTION 5; THENCE NORTH ALONG THE WEST LINE OF SAID SECTION 5 TO THE SOUTHEAST CORNER OF SECTION 32; TOWNSHIP 45 NORTW RANGE 8 EAST OF THE THIRD PRINCIFAL MERIDIAN; THENCE NORTH ALONG THE WEST LINE OF SAID SECTION 32 TO POINT THAT RMRSECTS WITH THE CENTERLINE OF DRAPER ROAD TO THE NORTHEAST; THENCE NORTHEASTERLY ALONGTHE CENTERLINE OFDRAPBRROAD TO APOINT THATMERSEM'S WITH THE SOUTHLINE OFTHE NORTH 528 FEET OF THEEAST 1650 FEET OF THE SOUTmvEST QUARTER OF SAID SECTION 32; THENCE WEST TO THE SOUTHWEST CORNER OF THE NORTH 528 FEET OF THE BAST 1650 FEET OF THE SOUTHWEST QUARTER OF SAID SECTION 32; THENCE NORTH ALONG THE EAST LINE OF THE WEST 12 ACRES OF THE NORTH 32 ACRES OF THE SOUTHWEST QUARTER OF SAID SECTIONT 32 TO THE NORTHEAST CORNER THEREOF, THENCE VPEST ALONG THE NORTH LINE OF SAID 12 ACRES TO THE WEST LINE OF SAID SECTION 32; THENCE WEST ALONG THE SOUTHLINE OF THE NORTHEAST QUARTER OF SECTION 31 TO THE SOUTHWEST CORNER OFTHE 0 NORTHEAST QUARTER OF SAID SECTION 31; THENCE NORTH ALONG THE WEST LINE OF THE NORTHEAST QUARTER OF SAID SECTION 31 TO THE SOUTHWEST CORNER OFTHE EAST HALF OF SECTION 30; THENCE NORTH ALONG THE WEST LINE OF THE BASTHALF OF SAID SECTION 30 TO TM SOUTHWEST CORNER OF THE BASTHALF OF SECTION 19; THBNCENORTH ALONG THE WEST T D E OF THE EAST HALF OF SAID SECTION 19, TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN TO THE NORTHWEST CORNER THBREOF, ACCEPTING THEREFROM; PARCEL 1: THE WEST RAU OF THE NORTHEAST QUARTER OF SECTION 19, TOWNSHIP 45 NORTH, RANGE 8, EAST OF THE THIRD PRINCI PAL MERMIAN; ALSO THE WEST HALF OF THE SOUTHEAST QUARTER OF SAID SECTION 19 EXCLUDING THEREFROM THE NORTH 1650 FEET OF THE EAST 792 FEET THEREOF; THE ABOVE DESCRIBED PROPERTY HAVING THE FOLLOWING PROPERTY INDEX NUMBERS: 09-19.-201=001. A.x.A. nocu.�NTNorteER 877573• 09-19400-001 A,K.A, DOCUWNTNOMSER 91RO48951 09-19400-009 A.K.A. DocuMENTNUMBBR 877573 0949-400-010 A.K.A. DOCUMENTMNIBER 877573 PARCBI, 2: THE SOUTH 1320 FEET OFTHE•S4EST'FZALF OFTHE SO0IIISAST QUARTER OF SIICTION 30, TOWNSHIP 45 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MBRIDAN. THE ABOVE DESCRIBED PROPERTY HAVING THE FOLLOWING PROPERTY MEN NUMBERS: 09-30-400-007 A.x.A. noouMENTN[mrEER 97R052811 09-30400-008 A.K,A. nocuhMmNLWBR 933702 09-30400-009 A,K,A. DOCUMEaNTNUMBER 781437 09-30400-010 A.K.A. DOCUMENTNUMBER 933703 PARCEL 3: 09-31-200-008 A.x.A. DocummNT NvrrmER 98R00035681 PARCEL 4: 09-31-200-004 A,K,A, nocuMENTNi;mmBR2001R0022642 ALLINMCHENRY COUNTY, IIPLINOTS. B A X T E R WOObMAN 0 3 0 0 0— 6 5 0 4 ComulrfngEngine rs CCMI IrIUAI I N I, PHYLI IS KEINZ, do hereby certify that I am the duly appolnfed, acting and qualified Clerk of the Village of Bull Valley, McHenry County, Illinois, and that as such Clerk, I am the keeper of the records and minutes and proceedings of the President and Board of Trustees of said Village of Bull Valley. I do hereby further cerfify That of a regular meefing of the Presldenf and Board of Trustees of the Village of Bull Valley, held on the 26th day of August, 2002, the foregoing Ordinance entitled An Ordinance Authorizing Execution of a Boundary Agreement Between the City of McHenry and the Village of Bull Valley was duly. passed by the President and Board of Trustees of the Village of Bull Valley, The pamphlet form of Ordinance N9.2002-03-05, including the Ordinance and a cover sheet thereof, was prepared, and a copy of such Ordinance was posted in the Sfi ney House, 1856 Cherry Valley Road, commencing on the �� day of _�� 2002, and continuing for at least 10 days fhereafter. Copies of such Ordin ce were also available for public inspection upon request In the office ofthe'Village Clerk. . I QO FURTHER certify fhaf the original, of which the attached is a true and correct copy, is entrusted to me as the Clerk of said Village for safekeeping, and that I am the lawful custodian and keeper of the same. IN WITNESS WHEREOF, I have affixed my name s Clerk and caused ttie seal of said Village fo be affixed hereto this CV fur. day of r �l 2002. Phyllis tfeinz, Villag lerk • " Village of Bull Valley, McHenry County, Illinois to 0 t C�) 02-D�6-{1�9 Qre City of McHenry Am 333 South Green Street McHenry, Illinois 60050.5642 (815) 363-2100 FAX: (815) 363-2119 C E R T I F I C A T I O N HCHENRY COUNTY RECORDER PHYLLIS I(. HALTERS fI ZUR0KD3.-Cr3!5 04/20/2004 MOM PAGES 6 RECOROINO FEE f20100 CIXRITY STAW FEE 0, 00 STATE STAMP FEE 0.00 I, Janice C, Jonea, City Clerk in and for the City of McHenry, Illinois, and keeper of the official records, files, and seal thereof, do hereby certify that the attached document is a true and correct copy of the Boundary Agreement between the City of McHenry and the Village of Prairie Grove, Said Agreement was passed and approved by the McHenry City Council at a regularly scheduled meeting held on the 41h day of December, 2003, and was signed by the Mayor of the City of McHenry on December 4, 2003V IN F72TNES9 WHEREOF, 2 have hereunto set my hand and �ffixed''ahe corporate seal of the City of McHenry, Illinois this E,tf .19th40 dad �c�f4 April, 2004. d •f.S 6hCi lcn�..�JanJoes�iClerk ,, t §:.,•� of y of cHen y, Illinois Pre byAuD A)A-It, To! . City of McHenry I� Office of the City Clerk 333 S. Green Street McHenry IL 60050 0�-021-6986 boagI m�; 435 ROUNDARYAGREEMENT by and behveen Me CITYOFMcHENRY and /lte VILLAGE OFPRAIRIE GROVE THIS BOUNDARY AGREEMENT (the "Agreement") made and entered into this A"day oMecember, 2003, by and between the VILLAGE OF PRAIRIE GROVE, a municipal corporation in the State of Illinois (hereinafter referred to as "Prairie Grove"), and the CITY OF MCHENRY, a municipal corporation in the State of Illinois (hereinafter referred to as "McHenry"). WHEREAS, Prairie Grove and McHenrywish to enter into an intergovernmental agreement to plan r growth in the area that lies between the existing corporate boundaries of Prairie Grove and the existing corporate boundaries of McHenry; and WHEREAS, Prairie Grove and McHernry realize, agree and acknowledge that current plans and opportunities for development in said area will be accompanied by significantly higher demands for transportation services, governmental police power services, utilities services and other municipal services and financial cormnitments to meet the necessities of such services, and WHEREAS, Prairie Grove and McHenry and their respective citizens are vitally affected by said problems and any attemptto solve them and provide forthe welfare, prosperity and quality of life of the residents ofsaid municipalities will be benefitted by mutual action and intergovernmental cooperation with respect thereto; and WHEREAS, Prairie Grove and McHenry are "units of local government" as defined by Article VII, Section I, of the constitution of the State of Illinois; and WHEREAS, Prairie Grove and McHenry recognize the necessity and desirability to provide for logical, plantted munpal boundaries and areas of municipal influence and authority behveen their respective municipalities in order to plan effectively and efficiently for the growth and potential development between their municipalities and the conservation of the available resources for their respective citizens; mtd WHEREAS, in examining and shaping their plans, Prairie Grove and McHenry acknowledge that the planning required should be free from the influence of developers' finances; and WHEREAS, Prairie Grove and McHeurry have authorized, by ordinance, the execution ofthts Agreement as an exercise of their itttergovcrnttucntal cooperation authority rtnder tare Constihrtion of Illinois, tine Intergovernmental Cooperation Act, 5 ILCS 220/1 et, sM., as well as 65 ILCS 5/1142-9; and WHEREAS, Prairie Grove and McHenry wish to agree upon a line which shall mark the boundaries of ihejurisdicfionofeachoftlremunicipalities. NOW THEREFORE, inconsideration of the mutual promises contained herein and upon the further consideration ofthe recitals hereinabove setforth, it is hereby mutually agreed by and behveen Prairie Grove and McHenry as follows: Boundary Agreement, Page 1 04-021�6987 1. The boundary line between Prairie Grove and McHenry for municipal government planning, zoning control, subdivision control, annexation and other municipal purposes ("Planning Area") shall be in accordance with the boundary line legally described on ExhibitA and as depicted on the map, marked as Exhibit B, which are attached hereto and incorporated by reference as if fully set forthherein. With respect to the Koerbor property identified by crosshatching on Exhibit B, the parties hereto agree that, in the event this parcel is bisected by the proposed county bypass in the future, that portion north of said bypass road will be deemed within the McHenry boundary and that portion south of said bypass road shall be deemed within Prairie Grove's boundary. 2. Prairie Grove's Planning Area sluall be that portion east and south of said line and McHenry's Planning Area shall be that portion west and north of said line. 3. This Agreementshallnotbeconstruedsoastolimitoradverselyaffecttherightofeither municipality to file a statutory objection to a proposed rezoning or subdivision, in an unincorporated area of the County, within I %z miles of its, corporate limits. 4. Neither municipality shall annex, solicit the annexation of, enter into any agreement to annex nor commence proceedings to annex any Planning Area, which lies within the aforesaid jurisdictional boundary of the other municipality. Each municipality further agrees that it shall not, in any manner, become directly or indirectly involved with the annexation ofthe aforesaid territory, which lies within the jurisdictional boundary of the other municipality. 5. In the event that either municipality is contacted by any person or entity in connection with any matter involving the aforesaid territory lying within the other's jurisdictional boundary, including but not limited to the annexation thereof, the contacted municipality shall immediately refer such person or entity to the other municipality for exclusive disposition thereof. 6. Any and all future annexation agreements and(or ordinances adopted by the corporate authorities of both municipalities shall be adopted in such form as to conform with the provisions of this Agreement. 7. The puties agree to cooperate in the establislnnent of Facilities Platming Area lines in accordance and consistent with the boundary Iine set forth in paragraph I herein and in Exhibits A and B and, if either party shall file a petition with Northeastern Illinois Plan Commission to implement the terms of this Agreement, the other party shall cooperate. 8. Each municipality further agrees that it will actively oppose any attempt to effectuate any annexation to its respective municipality which annexation would have the effect of changing the corporate planning boundary as established by this Agreement. Boundary Agreement, Page 2 0�-0?I-C�988 9. Notwithstanding any provisions of this Agreement to the contrary, both municipalities acknowledge that should an annexation occur witlrin either municipality relating to property abutting public roads divided in some manner by the boundary, the annexation will in fact go to the far side of all public roads as provided by law. 10. This Agreement shall be valid and binding for a term of 20 years from the date of its execution and any additional period in accordance with the provisions ofthe Illinois Compiled Statutes, 11. This Agreement shall be construed in accordance with the laws of the State of Illinois, and shall be filed in the Recorders Office for McHenry County, Illinois, and made available hi the offices of the Clerks of Prairie Grove and McHenry as provided by statute. IN WITNESS WHEREOF, the parties have hereunto set their hands and seals this 4s' day of DecemUer, 2003. VILLAGE OF PRAIIZIE GROVE, an Illinois municipal corporation President Susan M. Friedman ATT - L Vi age Clerk Linda Davies CITY OF McHENRY, anIllinois municipal corporation By: z2 d ayor Susan E. Low ATTEST; =Janice s ou OUNNDARAIRIEOROVE.%Vd t3oundary Agreement, Page 3 EXHIBIT A LEGAL DESCRIPTION FOR: BOUNDARY AGREEMENT BY AND BETWEEN THE CITY OF MCHENRY AND THE VILLAGE OF PRAIRIE GROVE, SAID BOUNDARY COMMENCING AT THE SOUTHWEST CORNER OF SECTION 182 TOWNSHIP 44 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCE EAST ALONG THE SOUTH LINE OF SAID SECTION 18 TO THE SOUTHWEST CORNER OF SECTION 17; THENCE EAST ALONG THE SOUTH LINE OF SAID SECTION 17 TO THE SOUTHWEST CORNER OF SECTION 16; THENCE EAST ALONG THE SOUTH LINE OF SAID SECTION 16 TO THE WESTERLY LINE OF THE UNION PACIFIC RAILROAD (FORMERLY KNOWN AS THE CHICAGO AND NORTHWESTERN RAILWAY); THENCE NORTHERLY ALONG SAIDWESTERLY LINE TO A POINT THAT INTERSECTS WITH THE SOUTH LINE OF SECTION 9; THENCE EAST ALONG THE SOUTH LINE OF SECTION 9 TO THE SOUTHWEST CORNER OF SECTION 10; THENCE EAST ALONG THE SOUTH LINE OF SAID SECTION 10 TO THE SOUTHWEST CORNER OF SECTION 11; THENCE EAST ALONG THE SOUTH LINE OF SAID SECTION 11 TO THE SOUTHWEST CORNER OF SECTION 12; THENCE EAST ALONG THE SOUTH LINE OF SAID SECTION 12 TO THE SOUTHEAST CORNER OF SECTION 12, TOWNSHIP 44 NORTH RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN, ALL N NUNDA TOWNSHIP, MCHENRY COUNTY ILLINOIS, o w x T e n II:U'ROn�1CF1[�J00951I.CCA1. DG�SCR rfCHENRY•PRIAftl[S OR 012I61.DOC 4 O4 F 02 WOODMAN 9 (� 0 rh A,wrngr.•ngAem Table on1: Zoning District Uses i PRINCIPAL USE nnnnnnnnnnnnnnn [iMilt nn■■■■■■m■■■■■■� nn■■■■■■■nnn■■■� ■■■■■■■■■■■■■ee� .: , :::. ,: ■■■■■■■■■eee■■■m Alcoliollc Package Solos Beverages ■■■■■■■■■eee■■■� ■■■■■■■■■■■n■nn� ■■■■■■■■■nnn■nn� : ■■■■■■■■■nnn■nn ■■■■■■■■■■■n■■■� AnImalCaraShollor n■■■■■■■■nnn■n■� ■■■■■■■■■■■n■nn� ©■■■■■■■■none■■� n■■■■■■■■nnn■■■AlhloticFacilit Asphal FaclIlly e■■■■■■■■■■■■■ems Indoor ■■■■■■■■■nnnnnn� ■■■■■■■■■■ n■nn� ■■■■■■■■■n�n■n■� ■■■■■■■■■nnnnn■� ■■■■■■■■■■■n■nn� n■■■■■■■■nnn■nn ', nnnnnnnnnn■■■■■� , : ■■■■■■eon■■■■■■ : ■■■■■■■■■■■nee■� ■■■■■■■■■eon■■■� ■■©nnnnnnnnnn■■� nnnnnnnnnnnnnnn� McHenry County, IIIlnois ARTICLE 8. ZONING DISTRICTS AND MAP Unified Development Ordinance Page 112 Amended 3119H0 NMI ®®®ffiffilliflfe®® n■nnn=M=■■■■■■■� Crematorlurn ■■■■■■■■■■■n■nn n.eonnneennn...0 ■■■■■■■■■nnn■■■� ■■■■■■■■nnnnn■�' ,. nnnnnnnnn■■■■■■� n■■■■■■■■■■■■■■� ■■■■■■■■■nnsne■� nneenne■■■■■■■■� ■■■■■■■■n■■■■■■� ': nnnnnnnn■■■■■■■■■ Sim ■ ■■ MMM=M■■■■ ■= Educational r sONENESS eNM . � e■eeeeeeeeee Brooding Exotic Animal TraInIn e■■■■■■■■eee■■■M o■■■■■■■■■■■■■■ Farm Chemical and Ferilikor Sales e■■■■■■■■■■■■ee� Farmers Market ■■■■■■■■■nnnnn■� nnnnnnnnnnnnnnn nnnn■■■■■■■■■■■� Sales e■■■■■■■■eee■■■� Ffnancialinsillution ■■■■■■■■■nnnn■■� Food Processing ■■■■■■■■■■■i■ee WOW ■■■■■■■■■■■■■ens ■■■■■■■■■nnn■■■� nnnnnnnnnnnnnnn� <. n■■■■■■■■nnn■■■� ■■■■■■■■■nnn■n■� 0: eeeeeeeee■■e■■■M eeeeeeeeeeeeaae® vain wevalorocommercial n■■■■■■■■■■■■nn� nn■■■■■■■nnn■■■� McHenry County, Illinois ARTICLE g. ZONING DISTRICTS AND MAP Unified Development Ordinance Page N3 AmeMed 3/19/18 PRINCIPAL USE Awl A•2 E•5 E•3 E•2 E•l R•l R•2 R•3 B•1 M B3 0 I.1 1.2 USE STANDARDS Halfivay House C C C C. C C C C C Heavy Retail Sales and Service P P p HellporOHallslop • Public Use or Private Use C C C C Soo. 14.3E HonlelesslDorllestic Violence Sheller C C C C C C C C C Horse Arena Indoor I Outdoor p P p P P P p P Horse Racing Spectator Sport Event for a Commercial Purpose C C C Horse Stables P P P p p P p p sec.14.3.v Hospital C C C C C C C C C C C Hotel/Motel p p P P Sec. 14.3.IY Household Hazardous Waste Collection Facility C P P Industry, Heavy p Industry, Light P p Kennel • Commercial C C P p p p Sec. 14.3x Laboratory p p p P Landing Area Restricted C C C C Sea 14.3.v Landing Area, Restricted — Personal Use C C C C C C Sec. aa.Y Landscape Business — No Outdoor Storage p P P P P P Se. 14.3z Lendscape Business — With OutdoorSlora o C C C P P P W.14.3.z Landscape Waste Composting Facility C P P Se 143AA Landscape Waste Transfer Facility C C P Lumber Yard p P p Marina C C P P Sec. 14.3 BB Massage TheraCenter p P p p MedlcaliDental Clinic P P p p Medical Cannabis Cultivation Center P P C Sec. 14&M Medical Cannabis Dispensary C Sec.143CC fAInMarehouse p p p Mobile Home Park C Sec. 14ADD Office p P p p P p Off•Premise Commercial Advertising Sign — Diital C C is C C C Ste. 14.3 EE McHenry County, Illinois ARTICLE 8. ZONING DISTRICTS AND MAP UnlBed Development Ordinance Page 114 Amended 3I10/18 PRINCIPAL USE Ad A•2 E3 E•3 E•2 E4 Rol R•2 R•3 B4 B•2 BP3 0 14 1.2 USE STANDARDS Off•Premise Commercial Advertising Sign — NoneDihall P P P P P P Sec. 14.3.EE Olfslle Services Business C C P P P Park C P P P P P P P C C C C C C Parkin Lot (Principal Use P P P P P P Parking Structure (Principal Use) P P P P P P Passenger Terminal P P P P P Pawn Shop P Personal Service Establishment P P P P Place of Worship C C C C C C C C C P P P P P P Sec.14.3FF Planned Development C C C C C C I C C I C I C C C C aar Pollution Control Facility C Sec.14.3.60 Poultry and Small Animal Processing Plant P P Sec. 141HH Power Production C C C C C C C C C C C C C C C So. u.an Printing Establishment P P P P Public Safety Facility P P P P P P P P P P P P P P P Public Safety Training Facility C P C P P SeC. t4.3JJ Reception Facility C P P P Recreational Vehicle Sales P P Recycling Collection Center C P P Sec %3M Recycling Processing Facility C P SK KILL Residential Caro Facility C C C C C C P C C P seaH.aru4 Resort C P Restaurant P P P P P P Retail Goode Establishment P P P P Salvage Yard C C Seal42101 Sawmill C C P Shooting Range, Indoor — Commercial C I C P Shooting Range, Outdoor — Commercial C C Sea 143.00 Sober Living Home Pic PIC PIG P/C PIC Pic P/C Pic P anK&YY Solar Farm C C C C seo.H.arv. Storage Yard C P P Sec.R3.a0 Temporary dtourtsmEvent T T T T T T T T Sm14.4A Temporary Conlraclor's OfNco T T T T T T T T T T T T T T S. HAD Temporary Emergency Residence T T T T T T T T T Sm14'4C McHenry County, Illinois ARTICLE 8.20NING DISTRICTS AND MAP UnlDed Development Ordinance Page 115 Amended 3Ii9/18 PRINCIPAL USE 'Mobile A•l A•2 E•5 E•3 E•2 E•1 R•1 R•2 R•3 $d B•2 B•ffOl 1,2 E STANDUSARDS Temporary Entertainment Event T T T T T T T T T T T T T Sea H.4.o Temporary Farmers Market T T T T T T T T T seaue,E Temporary Fireworks Display T T T T T T T T T T T T T T T Sea HAT Temporary HomalesslDomosllc Violence Shelter T T T T T T T T T T T T T T T Seau.{.o Temporary Portable As hal9Conorete Batch plant T T T T T T T T T T T T T T T See. HAIL Temporary Real Estate Project Salo$Office T T T T T T T T T T T T T Sea 14.4.1 Tomporaq Sales Event T T T T T T T T T T T T T T T Sea 1{.4.J Tower and Antenna • Class I P P P P P P P P p P P P P P P Sea 14 amt Tower and Antenna • Class II C C C C C C C C C C C C C C C sea a.alw Tower and Antenna • Wireless Telecommunlcallons Carrier P P P P P P P P P P P P P Sea fuss Truck Wash p P P Vacation Rental PIC PIC PIC PIC PIC PIC PIC PIC PIC PIC seaHAW Veterinary Clinic • Small and Lar eAnimals C P P P Veterinary CIInic • Small Animal Only p p p Warehouse P p P P P Well, 011, Gas, or Water Commercial C C C C Wholesale Establishment p P P Wind Energy stem Largo C C C C C C C C Soe.HATT Wind Enorfly System,Idicro P P C C C C C C C C C C C P C Sea 14ITT Wind Enemy stem Mld•Size C C C C C C C C C am H.aTT Wine IBrewe IDlslllle r P P P P see. t4auu Zoo C homes maybe placed on a properly to provide housing for (an) agricultural worker(s) without a Conditional Use Permit subject to approval of an agricultural trailer permit In accordance with Section 14.3.C.5. 21-lomeowner or condominium owner association community centers Included In the subdivision covenants and restrictions are allowed by right. 2A Conditional Use Permit maybe required for Non -Digital Off -Premise Commercial Advertising Sign subject to Section 14.3-EE. 4Atlowed In additional zoning districts as part of an Intensive Agritourism operation. McHenry County, Ilenols ARTICLE 8. ZONINO DISTRICTS AND MAP Unified Devetopntenl Ordinance Page 116 Amended 3A9/1S ARTICLE 9. ZONING DISTRICTS 9.1 XONING bISTRICTS PURPOSE STATEMENTS 9.2 A-2 DISTRICT REZONING STANDARDS 9.3 ZONING DISTRICT USES 9A BULK AND SETBACK REGULATIONS 9.5 GENERAL STANDARDS OF APPLICABILITY 9.1 ZONING DISTRICTS PURPOSE STATEMENTS 9.1.A. Agricultural Zoning Distracts Properties In agricultuml zoning districts are located in areas where land is used for commercial agricultural production. Owners, residents, and other users of property in or adjoining these districts may be subjected to inconvenience, discomfort, and the possibility of injury to property and health arising from normal and accepted agricultural practices and operations, including but not limited to noise, odors, dust, the operation of machinery of any kInd. including aircraft, the storage and disposal of manure, the application of fertilizers, soil amendments, herbicides, and pesticides. Therefore, owners, occupants, and users of property within and adjacent to these areas should be prepared to accept such inconveniences, discomfort, and possibility of injury from normal agricultural operations, and are hereby put on official notice that the Illinois °Right to Farm Lawn (Farm Nuisance Suit Act 740 ILCS 701) may bar them from obtaining a legal judgement against such normal agricultural operations. 9.1.A.1. Purpose of A-1 Agriculture District Tine intent of the A-1 Agriculture District is to permit agricultural purposes and activities. Residences are allowed on large agricultural parcels within the County. The standards of the A-1 District promote the continuation of farming and protect agricultural land uses from the encroachment of incompatible uses. 9.1.A.2. Purpose of A-2 Agriculture District The intent of the A-2 Agriculture District is to permit individual single-family residences within agrlctlitural portions of the County. All residences within Ihis district must be compatible with surrounding agricultural operations, and must maintain, preserve, and enhance agricultural activities. Any zoning map amendments to the A-2 District must meet the standards of Section 9.2 (A-2 District Rezoning Standards), 8.1.B. Residential Zoning Districts 9.1.B.1. Purpose of the E-5 Estate District The Intent of the E-5 Estate District is to accommodate single-fannily residences on a minimum of five (5) acres llnat, due io topography and location, are well suited for single- famliy use. The E-5 District is intended to be located in close proximity to municipalities or historic town centers where infrastructure and services are readily accessible, to encourage the compact and contiguous development policy of the 2030 Plan, and shall lake into consideration the densities of the adjacent municipality. 9.1.B.2. Purpose of the E-3 Estate District The Intent of the E-3 Estate District is to accommodate singlo-family residences on a McHenry CoUnly. Illinois ARTICLE 9. AGRICULTURAL ZONING DISTRICTS Unified Development Ordinance Page 117 Amended 3/79/78 minimum of three (3) acres that, due to topography and location, are well suited for single-family use. The E-3 District Is Intended to be located in close proximity to municipalities or historic town centers where Infrastructure and services are readily accessible, to encourage the compact and contiguous development policy of the 2030 Plan, and shall lake Into consideration the densities of the adjacent municipality. 9,1,6,3. Purpose of the E-2 Estate District The intent of the E-2 Estate District is to accommodate single-family residences on a minimum of two (2) acres that, due to topography and location, are well suited for singie- famlly use. The E-2 District is intended to be located in close proximity to municipalities or historic town centers where infrastructure and services are readily accessible, to encourage the compact and contiguous development policy of the 2030 Plan, and shall take into consideration the densities of the adjacent municipality. g.1.B.4. Purpose of the E-1 Estate Dlstrtct The Intent of the E-1 Estate District is to accommodate single-family residences on a minimum of one (1) acre that, due to topography and location, are well suited for single- family use. The E-1 District is intended to be located in close proximity to municipalities or historic town centers where Infrastructure and services are readily accessible, to encourage the compact and contiguous development policy of the 2030 Plan, and shall take into consideration the densities of the adjacent municipality. 9.1.6.5. Purpose of the R-1 Single -Family Resldentlal Dlstrtct The Intent of the R-1 Single•Famfly Resldentlal District is toaccommodate asingle-family residential use on lots a minimum of one-half (%s) acre in s(ze. The R-1 District is for areas of higher residential density, located in close proximity to municipalities or historic town centers where services are available and more accessible. Purpose of the R-2 Two -Family Residential District The intent of the R-2 Two -Family Residential District Is to accommodate both single- familyand lwe-family residential uses on lots a minimum of one (1) acre in size. The R- 2 District is for areas of higher residential density, located in close proximity to municipalities or historic town centers where services are available and more accessible. 9.1.8.7. Purposo of the R-3 Multifamily Residential District The intent of the R-3 Multifamily Residential District is to provide for Inullifamily residential use in areas where central utilities, facilities, and services exist. The R-3 District is for areas of higher residential density, located in close proximity to municipalities or historic town centers where services are available and more accessible. 9.1.C. Commercaa[ Districts 8.1,C.1. Purpose of the B-1 Neighborhood Business Dlstrtct The Intent of the 13-1 Neighborhood Business District is to provide access fo commercial uses for adjacent residential areas, satisfying the basic shopping or service needs of residents. Dwellings are permitted above or behind the ground floor commercial uses to aHow for a mixed -use environment. 9.1.C.2. Purpose of the B-2 Neighborhood Business District McHenry County, IlQnols ARTICLE 9. AGRICULTURAL ZONING DISTRICTS Unified Development Ordinance Page 118 Amended 3A9t18 The intent of the B-2 Neighborhood Business District is to provide access to commercial uses for adjacent residential areas, satisfying the basic shopping or service needs of residents, and to accommodate businesses that serve alcoholic beverages for consumption on -site, as well as package liquor sale. Dwellings are permitted above or behind the ground floor commercial uses to allow for a mixed -use environment. 9.1.C.3. Purpose of the B-3 General Business Dlstrfct The intent of the 8-3 General Business District Is to accommodate commercial uses that cater to the needs of the population from the larger region. The B-3 District allows more Intense non-residential uses, which are often larger In scale and typically generate truck Uaffic. 9.1.D. Office and Industrial Districts 9.1.D.1. purpose of the 0 Office/Research Dlstricf The Intent of the O OfticelResearch District is to accommodate office and research facililles and other related non -manufacturing activities in a campus -like environment. The O District is generally located near or adjacent to municipalities. 9.1.D.2. Purpose of the 1-1 Light Industrial District The purpose of the 1-1 Light Industrial District is to provide for a wide variety of light manufacturing, fabricating, processing, research, wholesale distributing, and warehousing uses. Light industrial uses are enclosed low -intensity, non -nuisance light fabrication, and assembly -type manufacturing, as well as research facilities with little to no outside Impacts. The Industrial zoning districts are generally located away from residential development and near transportation facilities and municipalities. 9.1.D.3. Purpose of the I.2 Heavy Industrial District The purpose of the I-2 Heavy Industrial District is to provide for a wide variety of general manufacturing, fabricating, processing, wholesale distributing, and warehousing uses. General industrial uses include fabrication, warehousing, and assembly -type manufacturing, as well as office and research facilities, which may result in some moderate external effects such as smoke, noise, glare, or vibration, and typically Include outdoor storage and related outdoor activities. The Industrial zoning districts are generally located away from residential development and near transportation facilities and municipalities. DISTRICT REZONING STANDARDS In addition to meeting the standards for a map amendment In Section 5.f (Zoning Map and Text Amendment), all rezonings to the A-2 District must meet the following add(tlonal requirements: 9.2.A. Only properly in the A-1 District is eligible for rezoning to the A-2 District. 9.2.8. The subject property shall have an existing lawfully constructed residential dwelling on the properly. Mobile homes, agricultural trailers, and agriculture employee housing do not qualify under this standard. 9.2.C. The zoning petition shall be restricted to a single existing or proposed parcel. McHenry County, Illinois ARTICLE 9.AGRICUL7URAL ZONING DISTRICTS Unified Development Ordinance Page 119 Amended 3l19Jt8 9.2.D. The subject property shall meet one (1) of the following three (3) relevant exemptions from lice Plat Act (765 ILCS 205/3 et seq.) as amended. In the event that the Plat Act Is amended, the provisions of the Illinois Compiled Statutes shall control. The division or subdivision of land Into parcels or tracts of five (5) acres or more In size which does not involve any new streets or easements of access. 9.2,p,2, The sale or exchange of parcels or tracts of an following the division Into no more than two (2) parts of a particular parcel or tract of land existing on July 17, 1959 and not Involving any new streets or easements of access. 9.2.D.3. The sale of a single lot of less Ihan five (5) acres from a larger tract when a survey Is rnade by an Illinois Registered Land Surveyor, provided that this exemption shall not apply to the sale of any subsequent lots from the same larger tract of land, as determined by the dimensions and configuration of the larger tract on October 1, 1973, and provided also that this exemption does not Invalidate any local requirements applicable to the subdivision of land. 9.3 pISTRICTS USES 9.3.A. Table 8.1: Zoninq District Uses lists permitted and conditional uses for the zoning districts of this Ordinance. 9.3.B. DevalopmentinlhesedistricismustmeetMcHenryCountyDepartmentotHeallhrequirements for septic suitable soils or other wastewater disposal systems approved by the Department of Health. 9.3.C. As a condition of approval of a building permit for a new residential structure for any lot or parcel of an not subdivided, a developer Is required to comply with the requirements of Section 19.10 (School Donation Requirements) as If the lot or parcel were subdivided. 9.4 BULK AND SETBACK REGULATIONS 8.4.A. Table 9-1: Zoninq Districts Bulk and Setback Reoulalions establisfies bulk and setback regulations for zoning districts. Developmenf Is also subject io the standards of Section 15.1 (General Development Standards), 9.4.6. Agricultural exempt structures are exempt from these standards, except for setbacks, subject to Section 14.3.6.3. 9.4.C. Setbacks listed in Table 9-1 are for principal structures only. Setback and height restrictions for accessory structures are in Section 14.5. (Accessory Structure and Use Standards). McHenry County, lllinols ARTICLED. AGRICULTURAL ZONING DISTRICTS Unified Development Ordinance Paget20 Amended 3It9H8 b � �9 +o N u s b E y E a w Q Q W W N Ili W K K2 O - g 'JG R £3 F IZ P 2 a : o c o atoa -a _ Yl N N gii b Pv [, LLsv. 5 0 o c b o a > v o 0 5 o 0 0 - b 3 o o5�7 ,E ins L N oe g'r� o�ss c� R � g D�°EBrS'nSi��i�'���iu�i 8 � k ts v d m � o � ;4 W W W 111 D: m 0 1 1 6' McHenry County, Illinois ARTICLE fl. AGRICULTURAL ZONING DISTRICTS Unified Doveiopntent Ordinanco Page 121 Amended 3/1g/18 ,,I'll, BLOUOlM� Pasuai slouAll iOUGHoW dew ash puel aan}n=l AJUGHoW;o A;IO lepillo �€ sE �4' 35 _ EE i• e .�3 Fi V ZQ i� qa� � ape & 2 2 U) VE II1,1111 - Li 91/01R pawai C r4u�R slouJll AJUGHM c dool uMobuMoa `$ C3 Z�o= deal 4;ed 9)ji8 aanln=l s AjuOH3W jo Apo lemillo ° { o OLL .t�ll�ll�,� to ° of MIA !SC x I it3 °o c N II .. 3- D S m n ■ pc w a n1. �A rn �Il�lt�lll% o m: 0 o UFF y c ; Z N ,..J 2. Ft IF W 1 Z� F- c zU 3 A B c 1�11�� � v i7 1 1■ X N LL tI F NN \ IN INNFIN l" s= -__-� 3 U U o. SIOUIOziOa, N IIl H W ro=3 si h»» ) w deash pueml aan}nd CC AlueH3w10 40 le131110 T. �LL EOJVau Y.aia �Zs_ .G;I f_, wcd ss -tea you n _ olleayissel� r - -.- as(1 Puel eAnlnj 31j - Icrnz�o b�IF ee.wx�«yxty� EPSON Ib 4 K'htt e.a) Aupwea amp � ��-twun.>e wanaw tkN .... - (awY Nxl d*3)A�mNoe u*,gvyq.= f a l oa p:s ara) lrepmaa ev p Mb-�APa t mom sr3l�Hwm .a 'i ' r...MINTSIZZoi f+rc'u.3l lxv.maanlsa� Zvi XMIKIM651 ellJUNO _ NJ K&F aim j i IINI No WIN NAM J - - - -. JUL0 Joe ... I h JOAN JAKTOW ollpo� r 4 j y Y< r r ? IF Flat, If f5fi ,.. ' Y _ '1. / C / . `n - y �/r /�. \ pig �t�to IFf IF �fIk Fe".,41 'I 7 - ,I' t 5 dd / 1 Fab IF P IF I .ld Fr 1 •pt•�� _ a../ .gl ti Fee �`. _ "�� • t , '111i� \ ad OFF at vu;1 IF _ A.�` s a r re u �, r/IRO " IF T a, Feel Fee, I IFIF IF a tell" it Wig• Iat I - "Z _L- IF P yy f ar�.: — �\ _ FIFIFF /- 1 Fm a Fiat IF P9 Fat FIN IF —far a rr wi We IF, IF ad at I el all IFIF{-_ '1- ,Completed Riverwalk - /IF Far ! i �' , :F Z I I� 4 J _ dal iJ /� / { Riverwalk D. . . �� �t r. R} LU ® / Match Existing Riverwalk I".. aW i /I00-Year Flood Plaini- - - 1 y t i Property Line Lw�rr-1c9�FP-1w� t1 Xi l _ ` \ / 'r S 1[9lfP'1N�FP-t9'1 %ft/ / % —FP- \ \ LL - `�!!F149�FP-140�fP-190 -s -t Existing Tree,Typ. 'P-�r> `�J'P1�1_ 'FP-IOa—FPt1+99�PP-10 FP"10'1� I _� 4 ' Miller,Qoint it', Perennial Planting,typ. t i \`�a - Bench under Trellis to It d t ) _ s\\\ 1 I Match Existing Riverwalk j _!� t\ 1t1 (I J - - `k t i t Pedestrian Light ii i Match Existing Riverwalk \ Match as i Proposed B' Walkto Match Existing \�1 `,r�, �/ �'� v� � c 1 r�i ya Pedestrian Light to Match r Fxsting Existing Electrical Boxes P�t'•t�+7� S\ -„ Focal Point (Planting and Par 2r '- rt _ - {,� _ i 1/ , Sculpture) I,--III14l�1' 1p � !ll ��IM11 i� _�� i �I �� ---, _ A -+739/ chlenry Riverwalk5ign Ex istingTree,Typ.�(•��,�•- t t^� !/ ,Outcropping Terrace Steps Light Pole,Typ. -- — --" _ I I �' • a` Boulder-Freatment to match 739,0 B i / Existing Riverwalk - ( i Perennial Planting,typ. to Bench underTrellis Bollard Light to Match t Accessible Kayak Launch �•. 9 Boardwalk Existing Boone Creek' L Bench underTrellis Existing Pier a z a• rr e Boone Creek I Fxist'rw Lanm with Trees I Walk I Fxistina lanrn wiihTrees a Varies, per Plan B' Wnm typical Section A � Miller Pint GROIIF Riverwalk Preliminary Design McHenry, Illinois »e.9 �'� Native Plants Boone Creek Boardwalk Seating Walk Native Plants with FxistingTrees a l g, l 6• I I 8' � a Typical Section B NORM SCALE129 v Ja zn as Draft for Review City of McHenry lit l' r.. ti`, �.r IF. .., -F. y ppo,s - cps r,4- 1V% I7S' '} . s � � . , - — �6.' �� ._ -d ,' AS 4-4( vim-F. T r LIFLIF LIF LIF r.— FILL 1 it _ IF '�� ry 1 I I) 11� i III (1I�1�{V�t ,�, r % �`� .. - + w_. T. good 1 C . 1 1 Y 1 - r�s s � arms !a N:£r-�k . IF -.IFi r IF IF IF ; It I IF '' IF a ;go: It floor > F IF a } { �+ t - . ? - io�- IF rl Film sf r v na�.ao It It IFIF .•„,� ° 6}i `�t1'r Nl.'4 r'1 + - `a{�r •`�� R -- HITCH �I( tv .51 Restaurant Dining Patio with Ornamental Fence 3' Planting Buffer between Patio and Walk Entry Sign 6' Walk Light Pole, Typ. Proposed Tree Sculpture Existing Tree,Typ. Backless Bench Waterfront Steps/ Seating Native Landscape Boardwalk Landscape Area < Boone Creek Perennlalsand5hrubs \Valk I Outdoor Dining Patio with Omamental Fence a 6' Typical Section A Walsh Park/ Nieumvvi�(l�a�CC< �i�� Riverwalk Preliminary Design McHenry, Illinois Mural/Wall Art Bench Sculpture Sculpture Existing Tree,Typ Entry Gateway Feature Chess Table, Typ. 6' Ramp Down to the Waterfront 100 Year Flood Plain Boulders to Match Existing Riverwalk Bench, Typ. II Art e Waterfront Steps/Sea[(ng Boone Creekl Boadwalk Piau with Sculpture (Theater Building , 35' Typical Section B NORTH SCALe120 Z© 0' 10' 20' 40' Draft for Review City of McHenry got t go I w ���S� a -�FT i41- S n �s .,gyp i`14 , rz5. i i� r3 lon 04 •III 1 �y!�I� _ - �. \ Refurbi hed'Pearl Street'lindge �X t Bridge Abutment Boul Brand Outcropping EdgeTreatment \, Ramp to Bridge It I rrr f \ \' r\ Existing Trees Existing 10'Clay Sanitary Serer Pipe Ornamental Tree ShadeTree Existing Retaining Wall � (to Remain) iOrnamental Planting Outcropping Terrace Steps Property Line,Typ. \t i I r—` t � � I t I 1 , Existing grade ]45.0 r it it xi ti- - 753.0 tigw lf Ir .I yJS Sheet Pile Wa (3'Lower than Existing) LleanYh1v Le eel SCALE 1'=4' \ _ BoulderTreatment to Match 737.0 i Existing Riverwalk ` Existing l0' clay sanitary sewer rr a' 4 Inv. 739.0 •� / Benches under -fire to Boon \ \ Boulder/ Outcropping Native 4 i / Match Existing Riverwalk eCY Boone Creek Plan[Edge Overlook l"Jalk Plaza (atexistlng grade) Seating Planting PP�r B, I— 8, 20, i8�g, 204 it 41.00 \ � Native Landscape - Sheet Pile Wall / as PlantingBuffer dsp2 /. — , B'Walkway Turf Connection To Existing Alley I '`\ A Gateway Sign .O _ �•\ +7 Light Pole, Typ. AlignWith Existing Crosswalk f �t`_� e .ti Existing Riverwalk Q\ 100-Year Flood Plain Existing Stairs Replace Wood Retaining Wall with Concrete Retaining Wall � \• y"`KKK/// Existing Trees i \• i tea. Old City Hall r \- ( eti_ Landmark School i I •\ v HITCHCOCK GRUU Riverwalk Preliminary Design J ,,;I McHenry, Illinois rrox]x SCALE 120 1 v ra zr ba Draft for Review City of McHenry ifl y IIIJnid�lll�liilllll' i i• AIL , LL .16 Aral - , ?� _r Al l�',3it1'I k 44 r ly iT# 1. tu, . tr _ It 11 �1��11111rr��i rL kk t. �i .l. s