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HomeMy WebLinkAboutPacket - 1/15/2025 - Planning and Zoning Commission The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in a customer-oriented, efficient and fiscally responsible manner. PLANNING & ZONING COMMISSION REGULAR MEETING NOTICE DATE: Wednesday, January 15, 2025 TIME: 5:30 p.m. PLACE: City Council Chambers, City Hall. 333 S Green Street, McHenry, IL 60050 AGENDA 1. Call to Order 2. Roll Call 3. Approval of the Agenda 4. Consideration of Approval of the Meeting Minutes: December 18, 2024 5. Public Input – (five minutes total on non-agenda items only) 6. Z-2025-01 A public hearing for consideration of approval of a request for a Conditional Use Permit for McHenry High School – Upper Campus to accommodate the expansion of the parking lot for the property at 4716 W. Crystal Lake Road. Petitioner: McHenry High School District 156 7. Z-2025-02 A public hearing for consideration of approval of a request for a Conditional Use Permit for Chauncey H. Duker Elementary School to accommodate an expansion of the parking lot, and add a new access drive off Grove Avenue for the property at 3711 Kane Avenue. Petitioner: McHenry County Community School District 15 8. Z-2025-03 A public hearing for consideration of approval of a request for a Conditional Use Permit for Riverwood Elementary School to accommodate the expansion of the parking lot and add a new bus lane for the property at 300 S Driftwood Trail. Petitioner: McHenry County Community School District 15 9. Z-2025-04 A public hearing for consideration of approval of a request for a Conditional Use Permit for McHenry Middle School to accommodate the addition of a new Recreational Track & Field for the property at 2120 W. Lincoln Road. Petitioner: McHenry County Community School District 15 10. Z-2025-05 A public hearing for consideration of approval of a request for a Use Variance to allow a Cannabis Craft Grow Facility in conjunction with the existing Cannabis Infusion Facility for the property at 3900 Mercy Drive. Petitioner: Future of the Leaf Infusers LLC 11. Open Discussion The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in a customer-oriented, efficient and fiscally responsible manner. 12. Staff Report: Next Meeting Date: February 19, 2025 13. Adjourn City of McHenry Planning and Zoning Commission Minutes December 18, 2024 Chairwoman Rockweiler called the December 18, 2024, regular meeting of the City of McHenry Planning and Zoning Commission to order at 5:40 p.m. In attendance were the following: Commissioners Locke, Rockweiler, Riley, Gleason, and Lehman. Absent: Commissioners Bremer and Beattie. Also in attendance were City Planner Cody Sheriff, Director of Community Development Ross Polerecky, and Deputy City Clerk Monte Johnson. Approval of the Agenda: Members of the Commission unanimously approved the agenda via voice vote. Approval of Minutes: A motion was made by Commissioner Lehman and seconded by Commissioner Locke for approval of the November 20, 2024, Planning and Zoning Commission Minutes as presented. Voice Vote: 5-ayes: Commissioners Rockweiler, Locke, Gleason, Riley, Lehman. 2-absent: Commissioners Bremer and Beattie. Motion Carried. Public Input No members of the public offered any public input. File No. Z-2024-18 Petitioner: Noah Lloyd-Mietus Request for a Use Variance to accommodate the existing 2- unit residential building, and any Zoning Variations necessary to accommodate all existing principal and accessory structures on the property located at 1411 N Richmond Road Chairwoman Rockweiler opened the file at 5:42 p.m. Petitioner Noah Lloyd-Mietus was sworn in. Planner Cody Sheriff stated that the public notice requirements have been met. He explained that he needs a variance so he can rent one of the units of the property. Planner Sheriff explained that this is currently a non-conforming 2-flat. Staff has been working with the property owner to make sure it becomes compliant. Staff recommends the installation of two parking spaces. The request is in compliance with the future land use map. The property has been used as a 2-flat with a second unit for at least 24 years, so there should be no adverse impacts with the other property owners. Other requests by Staff should be taken care of within one year of approval by Council. Chairwoman Rockweiler opened the public hearing portion of the meeting at 5:45 p.m. With nobody present to testify, she closed the hearing at 5:45 p.m. Planning and Zoning Commission July 17, 2024 Page 2 All members of the Planning & Zoning Commission agreed that there are no issues with the request, and that the Staff’s recommendation is appropriate. A motion was made by Commissioner Gleason and seconded by Commissioner Riley to recommend approval of the Petitioner’s request for a Use Variation to allow a 2-Unit Residential Dwelling on the Subject Property Subject to the following conditions: 1. The Property Owner shall add two additional paved asphalt or concrete parking spaces on the Subject Property to be reviewed and approved at the discretion of the Zoning Administrator; 2. The Property Owner shall address any outstanding building code related issues as noted in the walkthrough inspection comments dated 9/23/2024; and 3. All repair work and additional parking shall be completed within one year of approval by City Council. AND by making said motion, you agree that the approval criteria for Use Variances have been met as outlined in the staff report. Roll Call Vote: 5-ayes: Commissioners Rockweiler, Locke, Gleason, Riley, Lehman. 2-absent: Commissioners Bremer and Beattie. Motion Carried. A motion was made by Commissioner Locke and seconded by Commissioner Lehman to recommend approval of the Petitioner’s request for the following Zoning Variations: 1. Zoning Variation to allow a minimum lot area of 7,250 square feet in lieu of the required 10,000 square feet. 2. Zoning Variation to allow a minimum lot width of 50 feet in lieu of the required 100 feet. 3. Zoning Variation to allow a rear yard setback of 1.35 feet in lieu of the required 6.25 feet to accommodate the existing detached garage. 4. Zoning Variation to allow a Corner Side Yard (Grand Avenue) setback of approximately 2 feet in lieu of the required 15 feet to accommodate the existing detached garage. 5. Any other Zoning Variations necessary to accommodate the existing principal and accessory structures. AND by making said motion, you agree that the approval criteria for Variances have been met as Outlined in the Staff Report. Roll Call Vote: 5-ayes: Commissioners Rockweiler, Locke, Gleason, Riley, Lehman. 2-absent: Commissioners Bremer and Beattie. Motion Carried. File Z-2024-18 was closed at 5:47 p.m. Staff Report: Planner Cody Sheriff reported that the City’s zoning ordinance will be re-done this coming year. This will be an even bigger task than the comprehensive plan. The goal will be to match the comprehensive plan with the future land use map so that a new zoning ordinance will make sense of the areas. Adjourn: A motion was made by Commissioner Lehman and seconded by Commissioner Locke to adjourn the meeting at 5:50 p.m. Voice Vote: 5-ayes: Commissioners Rockweiler, Locke, Gleason, Riley, Lehman. 2-absent: Commissioners Bremer and Beattie. Motion Carried. City of McHenry Police Department Chief of Police John R. Birk 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2200 DATE: January 6, 2025 TO: Director Polerecky, Director of Community Development FROM: Chief John Birk RE: District 15 Parking Lot Expansions: Duker School & Riverwood School ______________________________________________________________________________ Director Polerecky, At your request the McHenry Police Department conducted a review of the parking lot expansion plans for both Duker School and Riverwood School as they relate to traffic flow and roadway safety. Upon a review of plans the Police Department provides the following feedback. Riverwood School: District 15 is proposing a parking lot expansion on the southeast side of Riverwood School. In reviewing these plans the expansion would allow for additional stacking of busses or vehicles on the Riverwood School property during drop off / pickup times. Primary access to this portion of the parking lot is off of the Glenbrook Trail entry/egress. This parking lot expansion would help to prevent the following: 1. Vehicle or Buses standing or stopping on the roadway (on Glenbrook) while waiting to get onto the school property. Opinion: The Police Department feels that this parking lot expansion would increase traffic safety on Glenbrook Trail for vehicles traveling on the roadway, vehicle entering and leaving private driveways and pedestrian traffic. Duker School: District 15 is proposing a parking lot expansion on the southwest side of the Duker School Property. This expansion includes adding an entry/egress off of Grove Avenue, adding an additional 37 parking spaces and implementing a new drive lane for student drop-off pick-up practices. Currently students are dropped off at Duker School (non-bus riders) via the Oak Avenue drop off or they are dropped off on Kane Avenue directly in front of the school. On average one hundred and thirty-five vehicles drop-off and pick-up students daily between the Oak Avenue location and Kane Avenue in front of the school. Currently Kane Avenue on-street parking spaces are also occupied by faculty of Duker School. The current issues observed by police staff include: 1. Significant congestion on Kane Avenue causing increased traffic safety risks. This congestion is linked to: • Bus drop-off / pick-up for Duker School and Edgebrook School. • Student drop-off / pick-up at Edgebrook School. • Student drop-off / pick-up at Duker School. • Occupied on-street parking spaces by faculty. • Cut through traffic between Green Street and Il. Route 31. 2. Significant congestion on Oak Avenue causing traffic safety risks. This congestion is linked to: • Limited available vehicle stacking space in the rear Duker School parking lot causing vehicle to stack up on Oak Avenue, up to and sometime beyond Center Street. • The current traffic flow requires vehicle to enter the rear parking lot via Oak Avenue and exit the rear parking lot via Oak Avenue as well. Opinion: The Police Department feels that the expansion of the rear Duker School parking lot and installation of a new entry/egress off of Grove Avenue would notably improve the traffic flow in and around the school and would increase traffic safety. These enhancements would allow for all student drop-off and pick-up at Duker School to occur in the rear of the school by utilizing a designated traffic flow patterning the optimizes traffic flow between Grove Avenue and Oak Avenue. In addition, the new parking spaces would allow faculty to park on the property and not on the roadway off of Kane Avenue. If I can answer any further questions or be of any further assistance please feel free to contact me. Sincerely, Chief John R. Birk Staff Report for the City of McHenry Planning & Zoning Commission Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUND & REQUEST SUMMARY The applicant, School District 156, is requesting approval of a Conditional Use Permit to allow an expansion of the employee parking lot located adjacent to the administration building on the northeast corner of the property at Upper Campus. Although a minor request, any alteration to the existing footprint of the property requires a new Conditional Use Permit. The project would add 18 additional employee parking spaces. Applicable Zoning/Agreement Approvals: • 1995 – ORD-95-709 – Conditional Use/Variance - Admin Building. School District 156 was granted approval of a Conditional Use Permit and a Variance to allow a second principal structure (administration building) subject to the condition that the building be used for school administrative purposes, special attention given to trash/refuse disposal, landscape requirements, installation of sidewalk between the two buildings, and that no rooftop mechanical units be permitted. • 2009 – ORD-09-1451 – Conditional Use – Amendment to allow accessory solar building. Granted approval of 120 square foot accessory solar building. • 2011 – ORD-11-1551 – Conditional Use – Amendment Church Services. School District 156 was granted approval of an amendment to allow The Chapel to hold services on Sundays, subject to the following conditions: 1. Conditional Use Permit expansion is contingent on entering into a lease extension with McHenry High School District 156; 2. Conditional Use Permit shall expire if religious use ceases operation for three consecutive months; 3. Services shall be limited to one-time/week on Sundays and any religious holidays approved by D156; and 4. No other ancillary uses shall be allowed without prior amendment to the conditional use permit. Ancillary uses shall be defined as: organized daily services, bible studies, choir practice, other uses associated with daily operations of a religious institution, operation of a day care facility or a school of any king, other than Sunday School. • 2016 – Memorandum of Understanding Pertaining to the School Bus Lane at McHenry West Campus. Memorandum voted on by Council agreeing to the following conditions for bus lane access on Oakwood Drive: 1. District 156 agrees to utilize the driveway, generally located at the northwest corner of the SUBJECT PROPERT, which extends from the SUBJECT PROPERTY onto Oakwood Drive, and depicted primarily for the ingress and egress of school buses. 2. Signs stating “DO NOT ENTER” shall perpetually be posted at the SCHOOL BUS DRIVEWAY facing towards Oakwood Drive and the gate which crosses the driveway shall be opened at 6:30 a.m. and closed at 4:00 p.m. daily when school is in session to facilitate the movement of school bus traffic. 3. Agreement to abide by terms. • 2016 – ORD-16-1769 - Variance. Variance approved to allow eight accessory structures: two softball dugouts; two mobile classroom trailers; maintenance garage, a storage shed powered by solar; two press boxes/storage structures. A variance to allow a maximum height for accessory structures by approximately 4’3’’ for the two press boxes/storage structures. Variance to allow maximum permissible height of the two press boxes/storage structures, adjacent to the softball field at the north end of the site and adjacent to a soccer field, shall not exceed 22’ in height. Variance from maximum cumulative square footage for all accessory structures/buildings of 1,000 square feet. • 2019 – ORD-19-1966 – Conditional Use/Variance – 64,000 SF addition. D156 received approval of a new Conditional Use Permit for the science wing expansion/addition, variance to maximum building height, variance to parking lot landscape islands, variance to allow additional accessory structure (salt dome) subject to the following conditions: 1. Project developed in accordance with the approved site plan and landscape plan. 2. Alternative points of access and circulation patterns should be discussed between the school district and the City, particularly the police department, to ensure the safe and efficient movement of traffic to and from the site especially during peak hours. 3. Current parent drop-off/pick-up lane should be reevaluated to ensure adequate stacking. 4. Modified signal timings on area signals should be considered to reduce congestion. 5. A pedestrian connection from the sidewalk along the west side of crystal lake Road into the high school is required. 6. Vehicular and bus access onto West Oakwood Drive should be considered, northbound only for vehicles to access the traffic light at Royal Drive. 7. The administrative parking lot on the north side of the school should be separated more from the adjacent driveway. CITY OF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Conditional Use Permits, listed in §11-15-5 of the City of McHenry Zoning Ordinance STAFF ANALYSIS CURRENT LAND USE & ZONING The Subject Property is zoned RS-3, Medium High-Density Single Family Residential District, and is approved for a Conditional Use Permit for an Assembly Use for the operation of the existing High School. The primary concern is how the parking lot will impact the adjoining residential property. Per the City’s Zoning Ordinance, the School District will be required provide a 3-foot tall, canopy-canopy, evergreen screening, or appropriate substitute, along with 1, 7-foot-tall shade tree every 30 lineal feet of parking lot perimeter. The proposed parking lot is also incompliance with the minimum required 25-foot setback. The school district has indicated their intent to design the landscaping to be incompliance with the City’s Landscape Ordinance and staff have included this as a condition of approval. Given the conformance of the project with the City’s Zoning Ordinance, staff does not anticipate any adverse impacts on the adjoining property owners. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Comprehensive Plan – Future Land Use Map’s character area is defined as Conservation Residential Development which requires residential land uses, that may be a mix of housing types, be arranged around large open spaces that serve as amenities for residents. Schools are an amenity for residents and serve a variety of public and private entities and allow for large amounts of public open space. Therefore, staff believes the schools request is in compliance with the intent of the Future Land Use Map’s recommendation. VISION 2050 COMPREHENSIVE PLAN BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Comprehensive Plan. Staff comments italicized. DESIRED OUTCOMES - Family-oriented "McHenry will balances its growth with a commitment to vibrant public amenities. In the year 2050, families in McHenry will enjoy a wide variety of attainable housing choices, high quality public schools, affordable entertainment downtown, indoor sports such as track and swimming pool, and mixed-use developments with public plazas to neighborhood parks." (p. 73) Staff believes approval of the requested parking lot expansion could be viewed as supporting high quality public schools by relieving parking lot congestion for the school district’s employees. Action 1.3.2: Locate new developments in proximity to existing infrastructure, services, and amenities such as utilities, street network, parks, emergency services, schools and libraries. Staff believes approval of the requested expansion of the parking lot could be viewed as supportive of an existing public amenity (the school) to provide a more comfortable parking environment for its employees. SITE PLAN ANALYSIS • Parking. There is no proposed expansion of the existing principal building(s), the school district only desires to add additional parking spaces to provide additional relief from parking lot congestion for its employees and visitors. STAFF SUMMARY ANALYSIS. • Although there are no specific recommendations from the Comprehensive Plan that are applicable to the proposed expansion, staff believes approval of the request would be supporting a high-quality public school by relieving parking lot congestion for District 156 employees. • The school district has indicated in their application their intent to comply with all ordinance requirements for the proposed parking lot expansion. Staff does not believe the request would generate any adverse impacts on the surrounding property owners. If the Planning & Zoning Commission agrees with the petitioner’s request, then the following motion is recommended: MOTION: I motion/move to recommend approval of the Petitioner’s request for a Conditional Use Permit to allow a parking lot expansion, subject to the following conditions: 1. The Property Owner shall submit a landscape plan in conformance with the City of McHenry Landscaping and Screening Ordinance to be approved at the discretion of the Zoning Administrator. 2. All development on site shall be in accordance with the submitted plans. AND by making said motion, you agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. APPROVAL CRITERIA FOR CONDITIONAL USES (§11-15-5). Staff comments italicized below. A. Traffic: Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. School district is not proposing any expansion of the existing use and is only proposing a change to the site plan to accommodate additional parking to relieve congestion. B. Environmental Nuisance: Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district, have been appropriately controlled. Staff does not believe the proposed request would generate any environmental nuisances. C. Neighborhood Character: The proposed use will fit harmoniously with the existing natural or manmade 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 already existing in the area or normally associated with permitted uses in the district. The surrounding area consists primarily of residential land use. Given the proposed expansion will comply with the City’s setback and landscape regulations, staff believes the proposed expansion will fit harmoniously with the existing character of the area. D. 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 site is currently serviced by city water and sanitary sewer. E. 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. Staff believes the proposed use would not endanger local public health and safety within the vicinity of the subject property. F. Other Factors: The proposed use is in harmony with all other elements of compatibility pertinent to the conditional use and its particular location. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice. 625 Forest Edge Drive Vernon Hills, IL. 60061 TEL 847.478.9700 FAX 847.478.9701 ” ” ” · · · · ·””” · · “” Staff Report for the City of McHenry Planning & Zoning Commission Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUND & REQUEST SUMMARY The applicant, School District 15, is requesting approval of a Conditional Use Permit to accommodate the expansion of the parking lot by 31 parking spaces and add a new vehicular ingress/egress to Grove Avenue for Duker and Edgebrook School. The project is proposed to help alleviate the congestion felt on both Oak Avenue and Kane Avenue and to allow employees to park behind the school as opposed to Kane Avenue. The project would also involve the removal of the southernmost baseball field. Currently, buses for both schools enter/exit the front from Kane Avenue which will not be changing. However, the school district is hoping that relocating employee parking on Kane Avenue to the new parking spaces will help provide some relief of the roadway congestion. Parent pick-up/drop-off for Edgebrook School will also not be changing and will remain on Kane Avenue. The principal change involves the new parent pick-up/drop-off access that will be located on Grove Avenue for Duker Elementary School. Currently, both parent pick-up and drop-off occurs on Oak Avenue and often involves a 3-point turn into the parking lot for larger vehicles (Purple Line) with the current stacking plan. The new access would allow cars to enter on Grove Avenue, navigate through the parking lot to the parent pick up area, and exit onto Oak Avenue. The new proposed access should help alleviate much of the bottleneck issues occurring on site, eliminate the 3-point turn required for larger vehicles, and help reduce the pickup time window. The new plan does leave open the possibility of continuing to allow access on Oak and merge into the parent pick up lane which would allow some additional stacking spaces in the parking lot (see image above). Access from Oak to the parking lot is being analyzed to allow maximum stacking space. The plan also involves the removal of the existing City of McHenry gate (see image below). The City has an easement on the School District’s property to access and maintain the existing sanitary lift station located on the southwest corner of the property. The gate would be relocated further south to prevent unauthorized parking/access. CITY OF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Conditional Use Permits, listed in §11-15-5 of the City of McHenry Zoning Ordinance STAFF ANALYSIS CURRENT LAND USE & ZONING The Subject Property is zoned RS-3, Medium High-Density Single Family Residential District, and is approved for a Conditional Use Permit for an Assembly Use for the operation of the existing Duker and Edgebrook Elementary School. The primary concern is how the parking lot’s new access will impact the adjoining residential properties. Per the City’s Zoning Ordinance, the School District will be required provide a 3-foot tall, canopy-canopy, evergreen screening, or appropriate substitute, along with 1, 7-foot-tall shade tree every 30 lineal feet of parking lot perimeter. The proposed parking lot is also incompliance with the minimum required 10-foot interior side yard setback. The school district has indicated their intent to design the landscaping to be incompliance with the City’s Landscape Ordinance and staff have included this as a condition of approval. The school district is working with the McHenry Police Department on a car staging plan to navigate the new parking lot. Staff has included as a condition of approval that the School District shall continue to work with the McHenry Police Department to resolve or modify the stacking configuration of the parking lot. The largest impact will most likely involve the property owners of the homes along Grove Avenue. Given the existing challenges the school faces, staff believes there is an argument that the public benefit outweighs the hardship imposed on the adjoining residential homes. The impact would also only be limited to certain time periods during the day. The School District has limited options to address pick-up/drop-off issues without acquiring property. Staff believes this is most likely the best solution to an already challenging situation. Staff have been in contact with some of the property owners and they have requested a gate remain at the entrance. Most residents seem to understand the situation on Oak Drive necessitates a secondary access. High School football game attendees often utilize the parking lot at Duker and Edgebrook. Residents have indicated to staff their desire that access be limited to only the elementary school drop off and pick up time. Staff’s primary concern would be cars that would drive down Oak would inevitably need to make a 3-point turn into the residential driveways if there was a gate. However, this could be for a short amount of time as the community learns the new expansion will not remain open to the public. The Commission should discuss whether it believes gated access should be included. Staff has included as a condition of approval that the Property Owner shall install a gated access on Grove Avenue that shall remain closed when the school is not in operation. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Comprehensive Plan – Future Land Use Map Walkable Residential Development which is defined as areas that represent older and historic neighborhoods that should remain mostly residential. Generally, single family homes are appropriate here and they should be connected with sidewalks, safe streets, and bike routes where possible. Downtown walkable residential features smaller lot sizes and may have more homes with multiple units. Schools are an amenity for residents and serve a variety of public and private entities and allow for large amounts of public open space. Therefore, staff believes the schools request is in compliance with the intent of the Future Land Use Map’s recommendation. VISION 2050 COMPREHENSIVE PLAN BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Comprehensive Plan. Staff comments italicized. DESIRED OUTCOMES - Family-oriented "McHenry will balances its growth with a commitment to vibrant public amenities. In the year 2050, families in McHenry will enjoy a wide variety of attainable housing choices, high quality public schools, affordable entertainment downtown, indoor sports such as track and swimming pool, and mixed-use developments with public plazas to neighborhood parks." (p. 73) Staff believes approval of the requested parking lot expansion could be viewed as supporting high quality public schools by relieving parking lot congestion and alleviating traffic congestion on Kane Street and Oak Avenue. Action 1.3.2 – Locate new developments in proximity to existing infrastructure, services, and amenities such as utilities, street network, parks, emergency services, schools and libraries. Staff believes approval of the requested expansion of the parking lot could be viewed as supportive of an existing public amenity (the school) to provide a more comfortable parking environment for its employees and alleviate traffic congestion on Kane Street and Oak Avenue. STAFF SUMMARY ANALYSIS. • Although there are no specific recommendations from the Comprehensive Plan that are applicable to the proposed expansion, staff believes approval of the request would be supporting a local amenity by relieving parking and stacking congestion. • The school district has indicated in their application to comply with all ordinance requirements for the proposed parking lot expansion. Staff does not believe the requested parking lot expansion would generate any adverse impacts on the surrounding property owners. • The primary concern is the new access on Grove Avenue. Local residents have indicated their desires for a gate to remain at the entrance to the parking lot when the school is not in operation. Staff have included as a condition of approval that Property Owner shall provide gated access to the parking lot on Grove Avenue that shall remain closed when the school is not in operation. If the Planning & Zoning Commission agrees with the petitioner’s request, then the following motion is recommended: MOTION: I motion/move to recommend approval of the Petitioner’s request for a Conditional Use Permit to accommodate an expansion of the parking lot, and add a new access drive off Grove Avenue, subject to the following conditions: 1. All development on site shall be in accordance with the submitted plans. 2. The School District shall provide gated access to the parking lot on Grove Avenue that shall open at the beginning of the school day and closed by the end of the school day. 3. The School District shall continue to work with the City of McHenry to modify plans as needed for student pick up and drop off to alleviate congestion on local roads. AND by making said motion, you agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. APPROVAL CRITERIA FOR CONDITIONAL USES (§11-15-5). Staff comments italicized below. A. Traffic: Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. School district is not proposing any expansion of the existing use and is only proposing a change to the site plan to accommodate additional parking and new access on Grove Avenue. The proposed changes are predicted to help alleviate congestion on local roads. B. Environmental Nuisance: Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district, have been appropriately controlled. Staff does not believe the proposed request would generate any environmental nuisances. C. Neighborhood Character: The proposed use will fit harmoniously with the existing natural or manmade 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 already existing in the area or normally associated with permitted uses in the district. The surrounding area consists primarily of residential land use. Given the proposed expansion will comply with the City’s setback and landscape regulations, staff believes the proposed parking lot expansion will fit harmoniously with the existing character of the area. D. 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 site is currently serviced by city water and sanitary sewer. E. 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. Staff believes the proposed use would not endanger local public health and safety within the vicinity of the subject property. The employee parking area and new access on Grove Avenue may help alleviate congestion on both Kane Avenue and Oak Avenue. F. Other Factors: The proposed use is in harmony with all other elements of compatibility pertinent to the conditional use and its particular location. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice. 18.3'24.0'18.0'18.0'24.0' R6.5' R15.0' R30.0' R5.0' 26.0' 9.0' 144.0'9.0' TYP. 10.7' 34 17 PROP 12" FES W/GRATE INV = 750.25 PROP 12 LF 12" ST SEWER @ 0.42% PROP CB TA 4' DIA T1FCL W/RESTRICTOR RIM = 753.50 INV = 750.20 PROP 12" FES W/GRATE INV = 750.00 PROP 114 LF 12" ST SEWER @ 0.17% 10.0' 2.0' 10.0' LOT 12LOT 13LOT 14 LOT 12LOT 11 BLOCK 5 LOT 9 LOT 10 BLO C K 6 20 GROVE AVENUE LOT 12LOT 13 LOT 11 EDGEBROOK HEIGHTS ADD. TO MCHENRY LOT 14 LOT 12LOT 11 BLOCK 5 LOT 10 LOT 8 LOT 9 LOT 3 LOT 10 LOT 1LOT 2 BLO C K 6 KANE AVENUE KANE AVENUE GR E E N S T R E E T 756.00 755.50 756.25 755.75 756.25 756.25 756.25 755.25 755.45 756.70 756.70 756.25 755.60 755.45 755.45 750.00 75 0 . 0 0 CE N T E R S T R E E T OAK AVENUE KANE AVENUE KANE AVENUE GR E E N S T R E E T 34 17 20 IP IP 75 3 . 5 0 753 . 5 0 75 2 . 2 5 100 YR OVERFLOW PROP CONTOUR EX CONTOUR PROP 12" FES W/GRATE INV = 750.25 PROP 12 LF 12" ST SEWER @ 0.42% PROP CB TA 4' DIA T1FCL W/RESTRICTOR RIM = 753.50 INV = 750.20 PROP 12" FES W/GRATE INV = 750.00 PROP 114 LF12" ST SEWER@ 0.17% MATCH EXISTING CURB GRADES ON NORTH SIDE OF SIDEWALK 100 YR OVERFLOW 100 YR OVERFLOW 100 YR OVERFLOW AM AM BO BO BOSITE PLAN MAM DUKER PROPOSED PLAN C1.0 for the Issue Date: Project Number: December 12, 2024 2025 MISCELLANEOUS IMPROVEMENTS for the CHAUNCEY H DUKER SCHOOL at 24137 REVISIONS No.Date By Issue Date: Drawn by: Sheet Title Sheet Number Project Number: TH E S E D O C U M E N T S A R E C O P Y R I G H T E D . R E P R O D U C T I O N O F T H I S D R A W I N G , B Y A N Y P H O T O G R A P H I C , X E R O G R A P H I C O R O T H E R S I M I L A R T E C H N I Q U E O R P R O C E S S , D U R I N G T H E B I D D I N G P E R I O D O R F O R I N C O R P O R A T I N G T H E M A T E R I A L C O N T A I N E D H E R E O N I N T O A S H O P D R A W I N G , I S S T R I C T L Y P R O H I B I T E D W I T H O U T T H E E X P R E S S E D C O N S E N T O F A R C O N A S S O C I A T E S , I N C . 2 0 2 2 A R C O N A s s o c i a t e s , I n c . BOARD of EDUCATION McHenry School District 15 420 N. Front St. McHenry, IL 60050 3711 W. Kane Ave. McHenry, IL 60050 HILLTOP ELEMENTARY SCHOOL 2615 W. Lincoln Rd. McHenry, IL 60051 LANDMARK ELEMENTARY SCHOOL 3614 W. Waukegan Rd McHenry, IL 60050 EDGEBROOK ELEMENTARY SCHOOL 701 North Green St. McHenry, IL 60050 RIVERWOOD ELEMENTARY SCHOOL 300 S. Driftwood Trail McHenry, IL 60051 VALLEY VIEW ELEMENTARY SCHOOL 6515 West Route 120 McHenry, IL 60050 IS S U E D F O R B I D D I N G DEMOLITION PLAN DEMOLITION NOTES 1.CONTRACTOR SHALL FIELD VERIFY EXISTING UTILITY LOCATIONS AND ELEVATIONS PRIOR TO DEMOLITION. SOME UTILITIES MAY NOT BE SHOWN. 2.COORDINATE WITH LOCAL AUTHORITIES AND UTILITY PURVEYORS FOR THE REMOVAL/RELOCATION OF EXISTING UTILITIES. 3.SAWCUTTING OF EXISTING PAVEMENT SHALL BE FULL DEPTH TO PROVIDE A CLEAN VERTICAL FACE TO MATCH PROPOSED PAVEMENT. 4.KEEP ALL PUBLIC AND PRIVATE STREETS CLEAR OF CONSTRUCTION DEBRIS, TRASH, AND MATERIALS. ALL ADJOINING PUBLIC AND PRIVATE PROPERTIES SHALL BE PROTECTED FROM DAMAGED CAUSED BY CONSTRUCTION. 5.ALL WASTE MATERIALS SHALL BE DISPOSED OF OFFSITE IN AN APPROVED FACILITY. 6.ALL WASTE MATERIALS SHALL BE REMOVED IN A MANNER THAT PREVENTS INJURY OR DAMAGE TO PERSONS, ADJOINING PROPERTIES AND/OR RIGHT-OF-WAY. 7.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED PRIOR TO DEMOLITION OPERATIONS. 8.THE SITE SHALL BE GRADED TO MINIMIZE ACCUMULATION OF WATER OR DAMAGE TO ANY FOUNDATIONS ON THE PREMISES OF ADJOINING PROPERTY. = EXISTING BITUMINOUS PAVEMENT = EXISTING CONCRETE SIDEWALK = BITUMINOUS PAVEMENT TO BE REMOVED = FULL DEPTH SAWCUT LEGEND = EXISTING BITUMINOUS PAVEMENT = EXISTING CONCRETE SIDEWALK = PROPOSED BITUMINOUS PAVEMENT LEGEND OVERALL PLAN NTS WORK AREA C1.0 & 1.1 WORK AREA C1.5 X = PROPOSED PARKING SPACE COUNT X = PARKING SPACES TO BE REMOVED GROVE AVENUE GROVE AVENUE REMOVE/REPLACE FENCE SECTION FOR STORM SEWER INSTALLATION EXISTING BALLFIELD, BENCHES AND BACKSTOP TO BE REMOVED BFE = 753.40 DETERMINED FROM 2018 STUDY PREPARED BY HEY & ASSOCIATES. SEE ENGINEERING REPORT FOR MORE INFORMATION X: \ 2 0 2 4 \ 2 4 0 9 2 \ c a d \ 2 4 0 9 2 - 3 n e w . d w g , 1 2 / 2 0 / 2 0 2 4 1 0 : 0 5 : 5 2 A M , D W G T o P D F . p c 3 , 1 : 1 GROVE AVENUE AM AM BO BO BO SHEET NUMBER SHEET TITLE PROJECT NUMBER QUALITY CONTROL DESIGNER PROJECT MANAGER ISSUE DATE SCALE ARCO-24092-3 JEC LRT MAM 12/19/24 5415 BUSINESS PARKWAY RINGWOOD, ILLINOIS 60072 815.728.0068 McHENRY, ILLINOIS 2025 MISC. IMPROVEMENTS FOR CHAUNCEY H DUKER SCHOOL ARCON LOMBARD, ILLINOIS IL DESIGN FIRM # 184-006759 1" = 30' CX1.0 LANDSCAPE PLAN NO . DA T E DE S C R I P T I O N PLANT SCHEDULE KEY COMMON NAME SIZE CONDITION SPACING QUANTITY SHADE TREE AM AUTUMN BLAZE MAPLE 3" CAL. B&B SPECIMEN 2 BO BURR OAK 3" CAL. B&B SPECIMEN 3 EVERGREEN SHRUBS EA EMERALD GREEN ARBORVITAE 4' HT. B&B SPECIMEN 18 SG SEA GREEN JUNIPER 36" B&B SPECIMEN 12 = EXISTING BITUMINOUS PAVEMENT = PROPOSED BITUMINOUS PAVEMENT LEGEND X: \ 2 0 2 4 \ 2 4 0 9 2 \ c a d \ 2 4 0 9 2 - 3 n e w . d w g , 1 2 / 2 0 / 2 0 2 4 1 0 : 0 3 : 1 4 A M , D W G T o P D F . p c 3 , 1 : 1 Staff Report for the City of McHenry Planning & Zoning Commission Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUND & REQUEST SUMMARY The applicant, School District 15, is requesting approval of a Conditional Use Permit to accommodate the expansion of the parking lot to add an additional bus lane. Currently, bus pick up/drop off (shown in dark blue) is in the front of the building on Driftwood Trail. Parent pick up/drop off (shown in red) enters on Glenbrook Trail and exits onto Driftwood Trail. This often leads to conflict with the buses entering on Driftwood Trail with stacking/back up occurring into the intersection of Glenbrook Trail and Driftwood Trail to the west. As a result of the expansion, bus pick up/drop off will be relocated to the back (southeast) parking lot with the addition of a new bus lane. Buses would enter and exit from Glenbrook Trail. Parent pick up/drop off would enter/exit on Driftwood Trail in the front. CITY OF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Conditional Use Permits, listed in §11-15-5 of the City of McHenry Zoning Ordinance STAFF ANALYSIS CURRENT LAND USE & ZONING The Subject Property is zoned RS-3 Medium High-Density Single Family Residential District and is approved for a Conditional Use Permit for an Assembly Use for the operation of the existing Riverwood Elementary School. The primary concern is how the new bus and parent pick up/drop off configuration will impact the adjoining property owners. The proposed configuration does not resolve the stacking of cars into local roads but it should prevent busses from being in conflict with parent pick up/drop off by allowing all busses to be accommodated on site. This outcome is preferable since it is less difficult for drivers to navigate around single occupancy vehicles in the roadway as opposed to larger school buses. Overall, staff anticipates this new configuration should provide some relief to the current traffic congestion. Similar to the other school district developments, staff is including a condition of approval that the School District shall continue to work with the McHenry Police Department to resolve or modify the stacking configuration of the parking lot as needed. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Comprehensive Plan – Future Land Use Map recommends Conservation Residential Development which require the residential land uses which may be a mix of housing types be arranged around large open spaces that serve as amenities for residents. Schools are an amenity for residents and serve a variety of public and private entities and allow for large amounts of public open space. Therefore, staff believes the schools request is in compliance with the intent of the Future Land Use Map’s recommendation. VISION 2050 COMPREHENSIVE PLAN BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Comprehensive Plan. Staff comments italicized. DESIRED OUTCOMES - Family-oriented "McHenry will balances its growth with a commitment to vibrant public amenities. In the year 2050, families in McHenry will enjoy a wide variety of attainable housing choices, high quality public schools, affordable entertainment downtown, indoor sports such as track and swimming pool, and mixed-use developments with public plazas to neighborhood parks." (p. 73) Staff believes approval of the requested parking lot expansion and additional bus lane could be viewed as supporting high quality public schools by relieving stacking congestion for nearby local roads by relocated bus traffic to an area where they can be fully accommodated. Action 1.3.2 – Locate new developments in proximity to existing infrastructure, services, and amenities such as utilities, street network, parks, emergency services, schools and libraries. Staff believes approval of the requested expansion of the parking lot and reconfiguration of bus access could be viewed as supportive of an existing public amenity (the school) to mitigate traffic congestion on Glenbrook and Driftwood Trail. STAFF SUMMARY ANALYSIS. • There are no specific recommendations from the Comprehensive Plan that are applicable to the proposed expansion, however staff believes approval of the request would be supporting a local amenity by relieving stacking congestion during school drop off and pick up times. • The proposed expansion of the parking lot is in compliance with the City’s Zoning Ordinance. Staff does not believe the requested parking lot expansion and additional bus lane would generate any adverse impacts on the surrounding property owners. • Although the proposed reconfiguration won’t resolve single occupancy vehicle stacking issues, it should help alleviate some of the congestion on the adjoining roadways by allowing buses to be fully accommodated in the new bus lane. If the Planning & Zoning Commission agrees with the petitioner’s request, then the following motion is recommended: MOTION: I motion/move to recommend approval of the Petitioner’s request for a Conditional Use Permit to accommodate an expansion of the parking lot and bus lane addition, subject to the following conditions: 1. All development on site shall be in accordance with the submitted plans. 2. The School District shall continue to work with the City of McHenry to modify plans as needed for student pick up and drop off to alleviate congestion on local roads. AND by making said motion, you agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. APPROVAL CRITERIA FOR CONDITIONAL USES (§11-15-5). Staff comments italicized below. A. Traffic: Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. The school district is not proposing any expansion to the existing use and is only proposing a change to the site plan to accommodate the reconfiguration of school bus access. The proposed changes are predicted to help alleviate congestion on local roads by accommodating all school buses in the southeast parking lot. B. Environmental Nuisance: Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district, have been appropriately controlled. Staff does not believe the proposed request would generate any environmental nuisances. C. Neighborhood Character: The proposed use will fit harmoniously with the existing natural or manmade 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 already existing in the area or normally associated with permitted uses in the district. The surrounding area consists primarily of residential land use. Given the proposed expansion will comply with the City’s setback regulations, staff believes the proposed parking lot expansion and new bus lane will fit harmoniously with the existing character of the area. D. 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 site is currently serviced by city water and sanitary sewer. E. 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. Staff believes the proposed use would not endanger local public health and safety within the vicinity of the subject property. The new bus lane and accommodations should help alleviate some of the congestion felt on the roadway during student drop off/pick up. F. Other Factors: The proposed use is in harmony with all other elements of compatibility pertinent to the conditional use and its particular location. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice. for the Issue Date: Project Number: December 16, 2024 2025 MISCELLANEOUS IMPROVEMENTS for the CHAUNCEY H DUKER SCHOOL at 24137 REVISIONS No.Date By Issue Date: Drawn by: Sheet Title Sheet Number Project Number: TH E S E D O C U M E N T S A R E C O P Y R I G H T E D . R E P R O D U C T I O N O F T H I S D R A W I N G , B Y A N Y P H O T O G R A P H I C , X E R O G R A P H I C O R O T H E R S I M I L A R T E C H N I Q U E O R P R O C E S S , D U R I N G T H E B I D D I N G P E R I O D O R F O R I N C O R P O R A T I N G T H E M A T E R I A L C O N T A I N E D H E R E O N I N T O A S H O P D R A W I N G , I S S T R I C T L Y P R O H I B I T E D W I T H O U T T H E E X P R E S S E D C O N S E N T O F A R C O N A S S O C I A T E S , I N C . 2 0 2 2 A R C O N A s s o c i a t e s , I n c . BOARD of EDUCATION McHenry School District 15 420 N. Front St. McHenry, IL 60050 3711 W. Kane Ave. McHenry, IL 60050 HILLTOP ELEMENTARY SCHOOL 2615 W. Lincoln Rd. McHenry, IL 60051 LANDMARK ELEMENTARY SCHOOL 3614 W. Waukegan Rd McHenry, IL 60050 EDGEBROOK ELEMENTARY SCHOOL 701 North Green St. McHenry, IL 60050 RIVERWOOD ELEMENTARY SCHOOL 300 S. Driftwood Trail McHenry, IL 60051 VALLEY VIEW ELEMENTARY SCHOOL 6515 West Route 120 McHenry, IL 60050 IS S U E D F O R B I D D I N G = 8" P.C.C. CLASS SI = 6x6 x W2.9 WWF 1 3 1 2 2 CONCRETE DUMPSTER PAD N.T.S. = 4" AGGREGATE BASE COURSE, TYPE B CA-6, CRUSHED3 CONCRETE SIDEWALK PAVEMENT SECTION N.T.S. = 4" P.C.C. CLASS SI = 2" AGGREGATE BASE COURSE, TYPE B CA-6, CRUSHED 1 2 1 2 HEAVY DUTY ASPHALT PAVEMENT SECTION N.T.S. 2 4 1 3 5 = 1.50" HMA SURFACE COURSE, MIX "D", IL-9.5, N50 = 3.50" HMA BINDER COURSE, IL-19.0, N50 1 2 3 = BITUMINOUS MATERIALS PRIME COAT, MC-30, 0.35 GAL/SY 4 = 10" AGGREGATE BASE COURSE, TYPE B CA-6, CRUSHED 5 = SUBGRADE, COMPACTED & PROOF ROLLED PARKING LOT ASPHALT PAVEMENT SECTION N.T.S. 2 4 1 3 5 = 1.50" HMA SURFACE COURSE, MIX "D", IL-9.5, N50 = 2.50" HMA BINDER COURSE, IL-19.0, N50 1 2 3 = BITUMINOUS MATERIALS PRIME COAT, MC-30, 0.35 GAL/SY 4 = 8" AGGREGATE BASE COURSE, TYPE B CA-6, CRUSHED 5 = SUBGRADE, COMPACTED & PROOF ROLLED WW DS BOL CO Know what's below. before you dig.Call R LEGEND PROPOSEDDESCRIPTIONEXISTING SOIL BORING A/C UNIT FLAG POLE WATERMAIN SANITARY SEWER STORM SEWER TELEPHONE SERVICE FENCE ELECTRIC SERVICE OVERHEAD ELECTRIC GAS SERVICE COMBINED SEWER CURB INLET DOWN GUY DRAIN ELECTRIC TELEPHONE TV RISERS UTILITY HANDHOLE MANHOLE ELECTRIC GAS WATER METER UTILITY MARKER LIFT STATION SPIGOT TRAFFIC CONTROL BOX TRAFFIC CONTROL SIGNAL TRANSFORMER WELL SANITARY MANHOLE STORM CATCH BASIN STORM INLET FLARED END SECTION VALVE VAULT FIRE HYDRANT SIGN POST DOWNSPOUT LIGHT POLE WATER VALVE STORM MANHOLE BOLLARD UTILITY POLE MAILBOX CLEANOUT CALL JULIE 1-800-892-0123 WITH THE FOLLOWING: COUNTY ___________________________________ CITY-TOWNSHIP _________________________________________ SEC. & SEC. NO.# ___________________________________1/4 48 Hours Before You Dig. EXCLUDING SAT., SUN., & HOLIDAYS OPERATES 24 Hours365 Days MCHENRY MCHENRY NE 1/4 SEC 8, T45N, R8E Design Special Provisions The Standard Specifications for Road and Bridge Construction prepared by the Department of Transportation of the State of Illinois (latest edition), Supplemental Specifications, the Standard Specifications for Water and Sewer Main Construction in Illinois (latest edition) and the Illinois Urban Manual (blue book) as published by the IEPA shall govern the construction of this project. In addition, the following special provisions supplement the said specifications, and in case of conflict with any part or parts of said specifications, these special provisions shall take precedence and shall govern. 1.Scope of Work The proposed improvement consists of supplying all the necessary labor, material and equipment to satisfactorily construct and install all improvements according to the plans designated "2024 MISCELLANEOUS WORK AT RIVERSIDE ELEMENTARY SCHOOL" 2.Construction Of Underground Utilities A.Excavation: Where working conditions and right-of-way permit, pipe line trenches with sloping sides may be used. The slopes shall not extend below the top of the pipe, and the trench excavations below this point shall be made with vertical sides with widths not exceeding those specified herein for the various sizes of pipe. Open-cut trenches shall be sheeted and braced as required by the governing state, federal laws and municipal ordinances, and as may be necessary to protect life, property or the work. Where firm foundation is not encountered at the grade established, due to unsuitable soil, all such unsuitable material shall be removed and replaced with approved compacted granular material. B.Width of Trenches: The maximum width of the trench at the top of the pipe shall be as follows: Nominal Pipe Sizes Trench Widths (inches) (inches) 12 or smaller 30 14-18 36 20-24 42 27-30 48 33 and larger 1-1/3 times pipe O.D. C.Removal of Water: Contractors shall, at all times during construction, provide and maintain ample means and devices with which to remove and properly dispose of all water entering the excavations. No sanitary sewer shall be used for disposal of trench water, unless specifically approved by the City Engineer and then only if the trench water does not ultimately arrive at existing pumping or sewage treatment facilities. D.Bedding of Pipe: All pipe shall be installed on a bedding of approved, compacted granular material unless otherwise approved by the City Engineer. The bedding material shall be installed as per the typical trench backfill detail. E.Trench Backfill: Whenever the excavation is in or within 2 feet of existing or proposed streets, parking areas, driveways, sidewalks or other paved areas, the trench shall be backfilled with approved selected granular material compacted in place. The granular material shall consist of CA-6 and extend away from the back of curb or any edge of pavement at a 1 to 1 slope. The top 12 inches of the backfill shall be filled with road gravel or crushed stone and maintained as a temporary surface for the normal use of the area when the trench is in existing pavements. F.Restoration of Drainage: As soon as possible after backfilling the trench, all ditching, grading and shaping necessary to restore the original drainage in the area of work shall be performed. Culverts removed during the course of the work shall be replaced as soon as practical after backfilling is complete. G.Utilities: The contractor shall notify all utilities prior to the installation of any pipelines. Where conflicts exists between underground utilities and the proposed underground pipeline requiring a revision to the plans, such construction shall not be undertaken until such changes are approved by the City Engineer in writing. 3.Inspection All improvements shall be subject to inspection by a duly authorized and qualified Owner's Representative both during the course of construction and after construction is complete. The Owner's Representative shall have authority over materials of construction, methods of construction and workmanship to ensure compliance with working drawings and specifications. The contractor shall provide for reasonable tests and proof of quality of materials as requested by the inspector. Upon due cause, which shall include weather conditions, workmanship or non-adherence to the approved plans and specifications, the inspector shall have the authority to stop construction. 4.Sanitary Sewers Materials permitted for use in sanitary sewers are as follows: ABS Composite sewer pipe conforming to ASTM D-2680. Void shall be filled with lightweight concrete. Joints shall conform to ASTM D-2680 for solvent welded (SC) or Mechanical Joint Compressed "O" ring (OR) type conforming to ASTM D-3213 for Flexible Elastomeric Seals. or PVC sewer pipe conforming to ASTM D-3034. Joints shall be solvent welded joints per ASTM D-2855 or Flexible Elastomeric Seals per ASTM D-3212. The PVC pipe shall have a minimum SDR rating of 26 for 4-inch to 15-inch diameter pipe. 5.Sanitary Service Lines Service lines shall be a minimum of 6 inches inside diameter. Required trench backfill shall be considered in the cost of the service being installed. 6.Earth Excavation This item shall include stripping and stockpiling of all topsoil in areas designated by the Owner's Representative. All material deposited in embankment areas shall be compacted under the direction of the Owner's Representative. Topsoil shall be stripped in all fill areas before placement of material. All excess material shall be disposed of off-site at an approved facility by the contractor unless otherwise directed by the Owner. 7.Topsoil Placement The contractor shall place topsoil to a minimum depth of 6 inches over all unpaved disturbed areas ready for landscaping. The surface of the topsoil shall be free from clods, stones, sticks and debris. Placement shall include spreading, cultivating, lightly compacting, dragging and grading. Topsoil, when placed, shall be dry enough so as not to puddle or bond. Topsoil shall not be placed when the subgrade is frozen, excessively wet, or in any other condition detrimental to proper grading. Remove all foreign matter and soil clods larger than 1" in diameter. If undesirable vegetation is present prior to seeding, the topsoil shall be disked until all vegetation has been removed 8.Sodding All disturbed unpaved areas shall be sodded with certified Turfgrass Sod or with another mixture approved by the owner's representative. The owner's representative shall approve the subgrade prior to laying sod. Lay sod within 24 hours of stripping. Do not lay sod if dormant or if ground is frozen. Lay sod across slope and tightly together to result in solid coverage free of gaps. Roll or firmly but lightly tamp new sod with suitable wooden or metal tamper. Tamper sufficiently to set or press sod into underlying soil. The contractor shall maintain the turf grass until final acceptance. Maintenance to include grade repair, resodding, mowing, insect & weed control, trimming & edging. Each mowing shall occur when the grass has reached a height of 4 inches. Mow to a height of 3 inches, turf shall be mowed so as not to remove more than 1/3 of the total height. The cost of such maintenance shall be included in the turf grass installation cost. All sodded areas shall have an adequate growth of grass before work is accepted. 9.Traffic Control The contractor shall obtain, erect, maintain and remove all signs, barricades, flagman, and other traffic control devices as may be necessary for the purpose of regulating, warning or guiding traffic or pedestrians. Placement and maintenance of all traffic control devices shall be as directed by the municipal inspector and in accordance with the applicable parts of Article 701 of the Standard Specifications for Road and Bridge Construction. All traffic protection will be considered incidental to the contract. 10.Engineer's Responsibility The engineer shall be responsible for the following: A.To visit the construction site in order to better carry out the duties and responsibilities assigned by the Owner and undertaken by the engineer; B.The engineer shall not, during such visits or as a result of such observations of the contractor's work in progress, supervise, direct, have control over the contractor's work, nor shall the engineer have the authority over the responsibility for the means, methods, techniques, sequences, or procedures of construction selected by the contractor for safety precautions and programs incidental to the work of the contractor, or for any failure of the contractor to comply with the laws, rules, regulations, ordinances, codes or orders applicable to the contractor furnishing and performing his work. Accordingly, the engineer can neither guarantee the performance of the construction contracts by the contractor nor assume responsibility for the contractor's failure to furnish and perform his work in accordance with the contract documents. 10.Construction Drawings/Contractor's Responsibility No construction plans shall be used for construction unless specifically marked "For Construction." Prior to commencement of construction, the contractor shall verify all dimensions and conditions affecting their work with the actual conditions at the job site. In addition, the contractor must verify the engineer's line and grade stakes. If there are any discrepancies from what is shown on the construction plans, he must immediately report same to the engineer before doing any work, otherwise, the contractor assumes full responsibility. In the event of disagreement between the construction plans, Standard Specifications and/or special details, the contractor shall secure written instructions from the engineer prior to proceeding with any part of the work effected by omissions or discrepancies. Failing to secure such instructions, the contractor will be considered to have proceeded at his own risk and expense. In the event of any doubt or question arising with respect to specifications, the decision of the engineer shall be final and conclusive. 11.Indemnification The contractor shall indemnify and hold harmless the Owner and J. Condon & Associates, Inc. from and against all claims, damages, losses and expenses, including attorney's fees arising out of or resulting from the performance of the contractor's work. In any and all claims against the owner or J. Condon & Associates, Inc., by any employee of the contractor, or anyone directly or indirectly employed by the contractor, or anyone for whose acts the contractor may be liable, the indemnification obligation shall not be limited in any way by any limitation on the amount of damages, compensation or benefits payable by or for the contractor under Worker's Compensation acts, disability benefit acts or other employee benefit acts. 12.Preconstruction Conference A preconstruction conference for representatives of the developer, municipality and contractor will be held before the contractor proceeds with construction, at a time and place convenient for all parties, for review of the contractor's construction schedules, to establish procedures for handling shop drawing and other submittals and to establish a working understanding among the parties to the contract work. 13.Project Quantities The quantities given by the engineer are intended as a guide for the contractor in determining the scope of the completed project. It is the contractor's responsibility to determine all material quantities and appraise himself of all site conditions. The contract price submitted by the contractor shall be considered as lump sum for the completed project. No claims for extra work will be recognized unless ordered in writing by the Owner. 14.Insurance Requirements The contractor shall purchase and maintain Comprehensive General Liability and other insurance set forth below which will provide protection from claims which may arise out of or resulting from the performance of work by anyone directly or indirectly employed by the contractor or by anyone for whose acts the contractor may be liable. A.Worker's Compensation and Employer's Liability insurance in any amount not less than statutory limits required by law. B.Comprehensive General Liability insurance including coverage in the amount of $500,000 per accident for property damage and $1,000,000 per person and $2,000,000 aggregate per accident for bodily injury, sickness or disease, or death of any person. C.Comprehensive Automobile Liability insurance covering all automobiles, trucks, trailers and any other motorized equipment owned or leased by the contractor. 15.Certificate of Insurance The contractor shall not commence work until he has filed with the Owner's Representative a certificate of insurance showing complete coverage of all insurance required, signed by the insurance companies or their authorized agents. Each certificate shall provide that coverage shall not be terminated or reduced without 30 days advance written notice to the Owner's Representative. The contractor shall name the Owner & J. Condon & Associates, Inc. as additional insureds on the Comprehensive General Liability and Automobile Liability policies. 16.Erosion Control It shall be the contractor's responsibility to properly control erosion on the job site through the use of siltation ponds, filter fabrics, etc. Any siltation of conduits, structures, or ditches shall be cleaned and maintained by the contractor until the seeding has taken hold. All washouts, gullies, etc. will be regraded and reseeded by the contractor. The contractor's responsibility for erosion control shall extend throughout the construction process. The contractor shall be responsible for clean-up of paved surfaces within and outside of the project. All erosion control practices shall comply with the latest revision of the Illinois Urban Manual (Blue Book) as published by the IEPA. XXXXXXMAJOR CONTOUR XXX XXXMINOR CONTOUR DATED AT RINGWOOD, ILLINOIS THIS 12TH DAY OF DECEMBER, 2023 I HEREBY CERTIFY THAT THE PLANS WITH THE FIRM'S NAME LISTED BELOW WERE PREPARED UNDER MY DIRECT SUPERVISION. FURTHERMORE, THE PROPOSED PROJECT WILL NOT RESULT IN DRAINAGE, EROSION OR RUNOFF WHICH ADVERSELY IMPACTS ADJACENT PROPERTIES OR THE PUBLIC RIGHT-OF-WAY. THE PLANS PREPARED MEET THE MINIMUM REQUIREMENTS OF THE MCHENRY COUNTY STORMWATER MANAGEMENT ORDINANCE.EG H A N A .MIC H E L I L L I N O I S 062-057170 LICENSED PROFESSIONAL ENGINEER OF M MEGHAN A. MICHEL, P. E. , J. CONDON & ASSOCIATES, INC. ILLINOIS REG. PROF. ENGINEER No. 062-057170 EXPIRATION DATE 11-30-2025 ILLINOIS DEPARTMENT OF PROFESSIONAL REGULATION FIRM NUMBER: 184-006759 Standard Soil Erosion and Sediment Control Notes 1. 2. 3. 4. 6. 7. 8. Control measures shall meet the minimum standards and specifications of the Illinois Urban Manual (www.aiswcd.org/IUM) unless stated otherwise. Soil disturbance shall be conducted in such a manner as to minimize erosion. Areas of the development site that are not to be disturbed shall be protected from construction traffic or other disturbance until final stabilization is achieved. Soil stabilization measures shall consider the time of year, development site conditions and the use of temporary or permanent measures. Stabilization by seeding shall include topsoil placement and fertilization, as necessary. 5. Native seed mixtures shall include rapid-growing annual grasses or small grains to provide initial, temporary soil stabilization. Offsite property shall be protected from erosion and sedimentation. Velocity dissipation devices shall be placed at concentrated discharge locations and along the length of any outfall channel, as necessary to prevent erosion. Sediment control measures shall be installed prior to the disturbance of tributary areas. Stabilization of disturbed areas shall be initiated immediately whenever any clearing, grading, excavating or other earth disturbing activities have permanently ceased on any portion of the development site, or temporarily ceased on any portion of the development site and will not resume for a period exceeding 14 calendar days. Stabilization of disturbed areas shall be initiated within 1 working day of permanent or temporary cessation of earth disturbing activities and shall be completed as soon as possible, but not later than 14 calendar days from the initiation of stabilization work in an area. Exceptions to these time frames are specified below: a. Where the initiation of stabilization measures is precluded by snow cover, stabilization measures shall be initiated as soon as practicable; and b. 9. In areas where construction activity has temporarily ceased and will resume after 14 days, a temporary stabilization method may be used. Disturbance of steep slopes shall be minimized. Areas or embankments having slopes steeper than 3:1 shall be stabilized with staked in place sod, erosion control blanket in combination with seeding, or an equivalent control measure. 10. Perimeter control measures shall be provided downslope and perpendicular to the flow of runoff from disturbed areas, where the tributary area is greater than 5,000 square feet, and where runoff will flow in a sheet flow manner. Perimeter erosion control shall also be provided at the base of soil stockpiles. 11.The stormwater management system shall be protected from erosion and sedimentation downslope from disturbed areas. Inlet protection that reduces sediment loading, while allowing runoff to enter the inlet shall be required for all storm sewers. Check dams, or an equivalent control measure, shall be required for all channels. Filter fabric inlet protection and straw bale ditch checks are not acceptable control measures. 12.If dewatering services are used, discharges shall be routed through an effective sediment control measure (e.g., sediment trap or an equivalent control measure). The Enforcement Officer shall be notified prior to the commencement of dewatering activities. 13.All temporary soil erosion and sediment control measures shall be removed within 30 days after final stabilization of the development site is achieved or after the temporary measures are no longer necessary. Trapped sediment shall be removed and disturbed areas shall be permanently stabilized. 14.Stockpiled soil and materials shall be removed from flood hazard areas at the end of each work day. Soil and materials stockpiled in IWMC or buffer areas shall be placed on timber mats, or an equivalent control measure. 15.Effective control measures shall be utilized to minimize the discharge of pollutants from the development site. At a minimum, control measures shall be implemented in order to: a. b. Minimize the discharge of pollutants from equipment and vehicle washing, wheel wash water, and other wash water; and Minimize the exposure of building materials, building products, construction wastes, trash, landscape materials, fertilizers, pesticides, herbicides, detergents, vehicle fluids, sanitary waste, and other materials present on the development site to precipitation and to stormwater. 16.Adequate receptacles shall be provided for the depositing of all construction material debris generated during the development process. The applicant shall not cause or permit the dumping, depositing, dropping, throwing, discarding or leaving of construction material debris upon or into any development site, channel, or IWMC. The development site shall be maintained free of construction material debris. 17.The Enforcement Officer may require additional or alternate soil erosion and sediment control measures, based on development site specific considerations and the effectiveness of the installed control measures. Standard Drain Tile Notes 1.Drain tiles disturbed during regulated development shall be reconnected by those responsible for their disturbance, unless the development plans specify abandonment of the drain tiles. 2.All abandoned drain tiles within disturbed areas shall be removed in their entirety. 3.Drain tiles within the disturbed area of a development site shall be replaced, bypassed around the development site or intercepted and connected to the stormwater management system for the development site. The size of the replaced or bypassed drain tile shall be equivalent to the existing drain tile. 1 MAM SPECIFICATIONS & TYP. SECTIONS C0.0 X: \ 2 0 2 4 \ 2 4 0 9 1 \ c a d \ 2 4 0 9 1 - 3 n e w . d w g , 1 2 / 1 2 / 2 0 2 4 1 1 : 3 2 : 4 7 A M , D W G T o P D F . p c 3 , 1 : 1 for the Issue Date: Project Number: December 16, 2024 2025 MISCELLANEOUS IMPROVEMENTS for the CHAUNCEY H DUKER SCHOOL at 24137 REVISIONS No.Date By Issue Date: Drawn by: Sheet Title Sheet Number Project Number: TH E S E D O C U M E N T S A R E C O P Y R I G H T E D . R E P R O D U C T I O N O F T H I S D R A W I N G , B Y A N Y P H O T O G R A P H I C , X E R O G R A P H I C O R O T H E R S I M I L A R T E C H N I Q U E O R P R O C E S S , D U R I N G T H E B I D D I N G P E R I O D O R F O R I N C O R P O R A T I N G T H E M A T E R I A L C O N T A I N E D H E R E O N I N T O A S H O P D R A W I N G , I S S T R I C T L Y P R O H I B I T E D W I T H O U T T H E E X P R E S S E D C O N S E N T O F A R C O N A S S O C I A T E S , I N C . 2 0 2 2 A R C O N A s s o c i a t e s , I n c . BOARD of EDUCATION McHenry School District 15 420 N. Front St. McHenry, IL 60050 3711 W. Kane Ave. McHenry, IL 60050 HILLTOP ELEMENTARY SCHOOL 2615 W. Lincoln Rd. McHenry, IL 60051 LANDMARK ELEMENTARY SCHOOL 3614 W. Waukegan Rd McHenry, IL 60050 EDGEBROOK ELEMENTARY SCHOOL 701 North Green St. McHenry, IL 60050 RIVERWOOD ELEMENTARY SCHOOL 300 S. Driftwood Trail McHenry, IL 60051 VALLEY VIEW ELEMENTARY SCHOOL 6515 West Route 120 McHenry, IL 60050 IS S U E D F O R B I D D I N G 1 MAM SPECIFICATIONS & TYP. SECTIONS C0.1 Tie bars shall be placed on 9'± centers (minimum 2 per joint). steel tie bars 30' long conforming to AASHTO M-31 of M-53. All construction joints shall be provided with 1/2" dia. deformed cap having a pinched stop that will provide 1" of expansion. Standard Specifications. The dowel bar shall be fitted with a coated smooth dowel bar conforming to Article 706.11b of the All expansion joints shall be provided with a 1 1/4 dia. X 18" 25 feet. be placed between expansion joints at distances not to exceed curves and at construction joints. Contraction joints shall shall be installed at points of curvature for short radius conforming to the cross section of the curb and gutter pavement, a 1" thick preformed expansion joint filler, When curb and gutter is constructed adjacent to flexible P.C.C. pavement or base course. the curb and gutter in prolongation with joints in adjacent Contraction joints and expansion joints shall be installed in Standard Specifications, joints shall be constructed as follows. JOINTS - In addition to the requirements of Article 606 of the curb shall be made at the rate of 3" per foot of length or flatter. TRANSITIONS - The transition from full height curb to depressed the continuous portion of concrete gutter in front of the casting. rebars (L = 12" + casting length + 12") shall be incorporated in casing is less than the width of the curb and gutter, 2 - No. 4 each side of the metal casing. When the width of the metal shall be installed in the curb and gutter a distance of 10 ft. from filler, conforming to the cross sections of the curb and gutter, be incorporated in the curb and gutter, a 1" thick preformed joint DRAINAGE OPENINGS - At all locations where metal casings are to of the gutter flag shall be 9". Also, tie bars shall be omitted. is constructed adjacent to flexible pavement, the vertical thickness THICKNESS - T - Thickness of pavement. When curb & gutter when sub-base is omitted Slope same as sub-base or 3/4" per f t . Slope 3/4" per ft. 12" for Type B6.12 & B9.1218" for Type B6.18 & B9.1824" for Type B6.24 & B9.24 BARRIER CURB MOUNTABLE CURB Slope 3/4" per ft. 24" for Type M6.24 18" for Type M6.18 12" for Type M6.12 6" for Type M6.06 PAVEMENT T TIE BAR 6"2" R=2" 6" TIE BAR PAVEMENT T R=1" 6"1" 6" f o r B 6 . 1 2 , B 6 . 1 8 , B 6 . 2 4 9" f o r B 9 . 1 2 , B 9 . 1 8 , B 9 . 2 4 12" for Type M4.12 4":M4.12 3":M4.12 3":M4.12 4" : M 4 . 1 2 CONCRETE CURB DETAIL N.T.S.R-9.DWG 20' 70' 70' 20' E-5 CONSTRUCTION ENTRANCE - IF NEEDED. EXISTING PAVEMENT IS ANTICIPATED TO BE THE TEMPORARY CONSTRUCTION ENTRANCE DURING CONSTRUCTION X: \ 2 0 2 4 \ 2 4 0 9 1 \ c a d \ 2 4 0 9 1 - 3 n e w . d w g , 1 2 / 1 2 / 2 0 2 4 3 : 4 1 : 2 7 P M , D W G T o P D F . p c 3 , 1 : 1 SO U T H D R I F T W O O D T R A I L C R O S S T R A I L LOT 1 LOT 2 LOT 3 LOT 4 LOT 5 LOT 6 LOT 10 LOT 11 LOT 12 LOT 13 LOT 14 LOT 15 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 21 LOT 23 LOT 24 LOT 25 LOT 26 LOT 27 LOT 28 LOT 29 LOT 30 LOT 30 LOT 31LOT 33 LOT 34 LOT 22 W E S T C O U R T L A N D T R A I L )) )) WEST GLENBROOK TRAIL LOT 7 LOT 8 LOT 9 LOT A SITE BENCHMARK WINDING CREEK 5 UNIT 2 12 15 WEST GLENBROOK TRAIL LOT 7 LOT 8 LOT 9 LOT A SITE BENCHMARK WINDING CREEK 5 UNIT 2 PROP DOGHOUSE STRUCTURE MH TYP A 4' DIA. T11 F&G T/C = 804.30 INV = MATCH EX. ADJUST EX. FRAME AND GRATE PROP RIM = 805.20 10 17 17.7' 17.7' 24.5' 8.0' 17.7' 13.0' 8.0' R40.0' PROP 190 LF B6.12 CURB & GUTTER PROP STRIPING (TYP.) PROP 5' X 5' CONCRETE COLLAR R10.0' R10.0' R2.0' R8.0' R10.0' R3.9' 9.0' TYP. 24.0' DEMOLITION PLAN SITE PLAN DEMOLITION NOTES 1.CONTRACTOR SHALL FIELD VERIFY EXISTING UTILITY LOCATIONS AND ELEVATIONS PRIOR TO DEMOLITION. SOME UTILITIES MAY NOT BE SHOWN. 2.COORDINATE WITH LOCAL AUTHORITIES AND UTILITY PURVEYORS FOR THE REMOVAL/RELOCATION OF EXISTING UTILITIES. 3.SAWCUTTING OF EXISTING PAVEMENT SHALL BE FULL DEPTH TO PROVIDE A CLEAN VERTICAL FACE TO MATCH PROPOSED PAVEMENT. 4.KEEP ALL PUBLIC AND PRIVATE STREETS CLEAR OF CONSTRUCTION DEBRIS, TRASH, AND MATERIALS. ALL ADJOINING PUBLIC AND PRIVATE PROPERTIES SHALL BE PROTECTED FROM DAMAGED CAUSED BY CONSTRUCTION. 5.ALL WASTE MATERIALS SHALL BE DISPOSED OF OFFSITE IN AN APPROVED FACILITY. 6.ALL WASTE MATERIALS SHALL BE REMOVED IN A MANNER THAT PREVENTS INJURY OR DAMAGE TO PERSONS, ADJOINING PROPERTIES AND/OR RIGHT-OF-WAY. 7.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED PRIOR TO DEMOLITION OPERATIONS. 8.THE SITE SHALL BE GRADED TO MINIMIZE ACCUMULATION OF WATER OR DAMAGE TO ANY FOUNDATIONS ON THE PREMISES OF ADJOINING PROPERTY. = EXISTING BITUMINOUS PAVEMENT = EXISTING CONCRETE SIDEWALK = PAVEMENT TO BE REMOVED = FULL DEPTH SAWCUT LEGEND = EXISTING BUILDING = CURB REMOVAL = EXISTING BITUMINOUS PAVEMENT = EXISTING CONCRETE SIDEWALK = EX PAVEMENT TO BE CRACKED FILLED & SEALCOATED PROPOSED SITE PLAN LEGEND = EXISTING BUILDING MAM RW REAR DEMO & SITE PLAN C3.0 RIVERWOOD SCHOOL for the Issue Date: Project Number: December 16, 2024 2025 MISCELLANEOUS IMPROVEMENTS for the CHAUNCEY H DUKER SCHOOL at 24137 REVISIONS No.Date By Issue Date: Drawn by: Sheet Title Sheet Number Project Number: TH E S E D O C U M E N T S A R E C O P Y R I G H T E D . R E P R O D U C T I O N O F T H I S D R A W I N G , B Y A N Y P H O T O G R A P H I C , X E R O G R A P H I C O R O T H E R S I M I L A R T E C H N I Q U E O R P R O C E S S , D U R I N G T H E B I D D I N G P E R I O D O R F O R I N C O R P O R A T I N G T H E M A T E R I A L C O N T A I N E D H E R E O N I N T O A S H O P D R A W I N G , I S S T R I C T L Y P R O H I B I T E D W I T H O U T T H E E X P R E S S E D C O N S E N T O F A R C O N A S S O C I A T E S , I N C . 2 0 2 2 A R C O N A s s o c i a t e s , I n c . BOARD of EDUCATION McHenry School District 15 420 N. Front St. McHenry, IL 60050 3711 W. Kane Ave. McHenry, IL 60050 HILLTOP ELEMENTARY SCHOOL 2615 W. Lincoln Rd. McHenry, IL 60051 LANDMARK ELEMENTARY SCHOOL 3614 W. Waukegan Rd McHenry, IL 60050 EDGEBROOK ELEMENTARY SCHOOL 701 North Green St. McHenry, IL 60050 RIVERWOOD ELEMENTARY SCHOOL 300 S. Driftwood Trail McHenry, IL 60051 VALLEY VIEW ELEMENTARY SCHOOL 6515 West Route 120 McHenry, IL 60050 IS S U E D F O R B I D D I N G WORK AREA C3.2 WORK AREA C3.0 & 3.1 REMOVE EX BOLLARDS = PROP PARKING LOT PAVEMENT = PROP HEAVY DUTY PAVEMENT OVERALL NOTES 1.ALL SIGNING AND PAVEMENT MARKINGS SHALL MEET MUTCD STANDARDS. 2.PAVEMENT MARKINGS TO BE 4" WIDE PAINT UNLESS OTHERWISE NOTED. 3.ALL DIMENSIONS ARE TO BACK OF CURB, EDGE OF PAVEMENT, AND OUTSIDE OF BUILDING FOUNDATION UNLESS OTHERWISE NOTED. 4.STRIPING DIMENSIONS ARE FROM CENTER TO CENTER OF PAVEMENT MARKING. 5.ALL ONSITE CURB SHOWN IS B6.12 CURB & GUTTER UNLESS OTHERWISE NOTED. X: \ 2 0 2 4 \ 2 4 0 9 1 \ c a d \ 2 4 0 9 1 - 3 n e w . d w g , 1 2 / 1 2 / 2 0 2 4 1 1 : 2 9 : 5 1 A M , D W G T o P D F . p c 3 , 1 : 1 WEST GLENBROOK TRAIL LOT 7 LOT 8 LOT 9 LOT 10 LOT 11 LOT A SITE BENCHMARK WINDING CREEK 5 UNIT 2 W803.45 M.E. C 8 0 4 . 9 0 P 8 0 4 . 9 0 C804.7 0 HP P805 . 8 0 C805.50 P805.00 W80 4 . 9 0 C804.30 W80 5 . 4 0 P805.65 M.E. P805.55 M.E. P805.75 M.E. P806.02 M.E. P806.10 M.E. P805.90 M.E. P805.30 P80 4 . 4 5 P8 0 4 . 5 5 P805.30 804 805 80 5 TRANSITION CURB FROM FULL HEIGHT IN 10' BULLNOSE CURB C 80 3 . 5 5 M.E. C804.90 W80 4 . 8 0 W80 4 . 6 0 W80 4 . 2 0 806 80 7 80 8 805 803 804 804 GRADING & EROSION CONTROL LEGEND EDGE OF CONCRETE SIDEWALK W XXX.XX TOP OF CONCRETE CURB C XXX.XX PROPOSED ELEVATIONS: EDGE OF PAVEMENT P XXX.XX STABILIZED CONSTRUCTION ENTRANCE (USE EXISTING PAVEMENT) PERMIT DISPLAY BOARD PORTABLE CONCRETE WASHOUT AREA ONSITE TRASH DUMPSTER CE DB CW TD GRADING & EROSION CONTROL PLAN MAM RW REAR GRADING PLAN C3.1 for the Issue Date: Project Number: December 16, 2024 2025 MISCELLANEOUS IMPROVEMENTS for the CHAUNCEY H DUKER SCHOOL at 24137 REVISIONS No.Date By Issue Date: Drawn by: Sheet Title Sheet Number Project Number: TH E S E D O C U M E N T S A R E C O P Y R I G H T E D . R E P R O D U C T I O N O F T H I S D R A W I N G , B Y A N Y P H O T O G R A P H I C , X E R O G R A P H I C O R O T H E R S I M I L A R T E C H N I Q U E O R P R O C E S S , D U R I N G T H E B I D D I N G P E R I O D O R F O R I N C O R P O R A T I N G T H E M A T E R I A L C O N T A I N E D H E R E O N I N T O A S H O P D R A W I N G , I S S T R I C T L Y P R O H I B I T E D W I T H O U T T H E E X P R E S S E D C O N S E N T O F A R C O N A S S O C I A T E S , I N C . 2 0 2 2 A R C O N A s s o c i a t e s , I n c . BOARD of EDUCATION McHenry School District 15 420 N. Front St. McHenry, IL 60050 3711 W. Kane Ave. McHenry, IL 60050 HILLTOP ELEMENTARY SCHOOL 2615 W. Lincoln Rd. McHenry, IL 60051 LANDMARK ELEMENTARY SCHOOL 3614 W. Waukegan Rd McHenry, IL 60050 EDGEBROOK ELEMENTARY SCHOOL 701 North Green St. McHenry, IL 60050 RIVERWOOD ELEMENTARY SCHOOL 300 S. Driftwood Trail McHenry, IL 60051 VALLEY VIEW ELEMENTARY SCHOOL 6515 West Route 120 McHenry, IL 60050 IS S U E D F O R B I D D I N G GRADING & EROSION CONTROL NOTES: 1.ALL DISTURBED AREAS SHALL BE STABILIZED WITH NA GREEN DS75 EROSION BLANKET OR APPROVED EQUAL OR HYDROSEEDED UNLESS OTHERWISE NOTED WITHIN THE PLAN SET. 2.CONTRACTOR RESPONSIBLE FOR MAINTENANCE/REPAIR OF EROSION CONTROL MEASURES UNTIL ADEQUATE VEGETATION GROWTH HAS OCCURRED. MAINTENANCE/REPAIR WORK SHALL BE INCIDENTAL TO THE INSTALLATION COSTS. 3.CONTRACTOR RESPONSIBLE FOR ADDITIONAL EROSION CONTROL MEASURES AS RECOMMENDED BY THE ENFORCEMENT OFFICER OR THE DESIGNATED EROSION INSPECTOR AS SITE CONDITIONS WARRANT. 4.ALL TRAPPED SEDIMENT IS TO BE PROPERLY STABILIZED OR DISPOSED OF. 5.IF CONTRACTOR NEEDS TO DEWATER WHEN EXCAVATING, THEY MUST PUMP TO A "DIRT BAG" OR APPROVED EQUAL. 6.WHERE THE USE OF TREE PROTECTION FENCING DOES NOT PROVIDE AMPLE ROOM FOR CONSTRUCTION, TREE TRUNK PROTECTION SHALL BE USED. 7.TEMPORARY SEEDING SHALL BE REQUIRED TO TEMPORARILY STABILIZE DISTURBED AREAS THAT WILL NOT BE BROUGHT TO FINAL GRADE OR ON WHICH CONSTRUCTION WILL BE STOPPED FOR A PERIOD OF MORE THAN 14 DAYS. THE COVER CROP SEED MIX SHALL BE UTILIZED FOR TEMPORARY SEEDING. 8.CONTRACTOR IS RESPONSIBLE TO EMPLOY DUST CONTROL METHODS TO REDUCE & PREVENT THE SURFACE AND AIR TRANSPORT OF DUST DURING CONSTRUCTION. IN ADDITION TO MINIMIZATION OF SOIL DISTURBANCE, CONTRACTOR SHALL UTILIZE MULCHING METHODS (IDOT 251.03 OR 251.04), IRRIGATION AND BARRIERS. CE DB CW TD INLET PROTECTION IP IP IP CONTRACTOR TO RESPREAD TOPSOIL AS NECESSARY TO WITHIN 100' OF NEW IMPROVEMENTS X: \ 2 0 2 4 \ 2 4 0 9 1 \ c a d \ 2 4 0 9 1 - 3 n e w . d w g , 1 2 / 1 2 / 2 0 2 4 1 1 : 3 1 : 1 2 A M , D W G T o P D F . p c 3 , 1 : 1 MATCH EX W812.65 W812. 9 0 MATCH E X W812.65 W812.65 W812.65 1.5% M I N 1.5% M I N 1.5% M I N EX AT&T MH SO U T H D R I F T W O O D T R A I L EXISTING VEGETATIVE STRIP IN LIEU OF SILT FENCE 20.0' EX AT&T MH SO U T H D R I F T W O O D T R A I L PROP 1418 SF OF CONCRETE SIDEWALK EX AT&T MH SO U T H D R I F T W O O D T R A I L EXISTING CONDITIONS PLAN SITE PLAN GRADING & EROSION CONTROL PLAN DEMOLITION NOTES 1.CONTRACTOR SHALL FIELD VERIFY EXISTING UTILITY LOCATIONS AND ELEVATIONS PRIOR TO DEMOLITION. SOME UTILITIES MAY NOT BE SHOWN. 2.COORDINATE WITH LOCAL AUTHORITIES AND UTILITY PURVEYORS FOR THE REMOVAL/RELOCATION OF EXISTING UTILITIES. 3.SAWCUTTING OF EXISTING PAVEMENT SHALL BE FULL DEPTH TO PROVIDE A CLEAN VERTICAL FACE TO MATCH PROPOSED PAVEMENT. 4.KEEP ALL PUBLIC AND PRIVATE STREETS CLEAR OF CONSTRUCTION DEBRIS, TRASH, AND MATERIALS. ALL ADJOINING PUBLIC AND PRIVATE PROPERTIES SHALL BE PROTECTED FROM DAMAGED CAUSED BY CONSTRUCTION. 5.ALL WASTE MATERIALS SHALL BE DISPOSED OF OFFSITE IN AN APPROVED FACILITY. 6.ALL WASTE MATERIALS SHALL BE REMOVED IN A MANNER THAT PREVENTS INJURY OR DAMAGE TO PERSONS, ADJOINING PROPERTIES AND/OR RIGHT-OF-WAY. 7.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED PRIOR TO DEMOLITION OPERATIONS. 8.THE SITE SHALL BE GRADED TO MINIMIZE ACCUMULATION OF WATER OR DAMAGE TO ANY FOUNDATIONS ON THE PREMISES OF ADJOINING PROPERTY. = EXISTING BITUMINOUS PAVEMENT LEGEND = EXISTING BITUMINOUS PAVEMENT = EXISTING CONCRETE SIDEWALK = PROPOSED SIDEWALK PROPOSED SITE PLAN LEGEND = EXISTING CONCRETE PAVEMENT GRADING & EROSION CONTROL LEGEND EDGE OF CONCRETE SIDEWALK W XXX.XX PROPOSED ELEVATIONS: STABILIZED CONSTRUCTION ENTRANCE (USE EXISTING PAVEMENT) PORTABLE CONCRETE WASHOUT AREA CE CW MAM RW SIDEWALK OVERALL PLAN C3.2 for the Issue Date: Project Number: December 16, 2024 2025 MISCELLANEOUS IMPROVEMENTS for the CHAUNCEY H DUKER SCHOOL at 24137 REVISIONS No.Date By Issue Date: Drawn by: Sheet Title Sheet Number Project Number: TH E S E D O C U M E N T S A R E C O P Y R I G H T E D . R E P R O D U C T I O N O F T H I S D R A W I N G , B Y A N Y P H O T O G R A P H I C , X E R O G R A P H I C O R O T H E R S I M I L A R T E C H N I Q U E O R P R O C E S S , D U R I N G T H E B I D D I N G P E R I O D O R F O R I N C O R P O R A T I N G T H E M A T E R I A L C O N T A I N E D H E R E O N I N T O A S H O P D R A W I N G , I S S T R I C T L Y P R O H I B I T E D W I T H O U T T H E E X P R E S S E D C O N S E N T O F A R C O N A S S O C I A T E S , I N C . 2 0 2 2 A R C O N A s s o c i a t e s , I n c . BOARD of EDUCATION McHenry School District 15 420 N. Front St. McHenry, IL 60050 3711 W. Kane Ave. McHenry, IL 60050 HILLTOP ELEMENTARY SCHOOL 2615 W. Lincoln Rd. McHenry, IL 60051 LANDMARK ELEMENTARY SCHOOL 3614 W. Waukegan Rd McHenry, IL 60050 EDGEBROOK ELEMENTARY SCHOOL 701 North Green St. McHenry, IL 60050 RIVERWOOD ELEMENTARY SCHOOL 300 S. Driftwood Trail McHenry, IL 60051 VALLEY VIEW ELEMENTARY SCHOOL 6515 West Route 120 McHenry, IL 60050 IS S U E D F O R B I D D I N G = EXISTING CONCRETE SIDEWALK = EXISTING CONCRETE PAVEMENT CE CW X: \ 2 0 2 4 \ 2 4 0 9 1 \ c a d \ 2 4 0 9 1 - 3 n e w . d w g , 1 2 / 1 2 / 2 0 2 4 1 1 : 3 0 : 4 0 A M , D W G T o P D F . p c 3 , 1 : 1 Riverwood Narrative Update 1/2/25 Riverwood- Drop off time is tentatively between 8:30-9:00am. Pick up time is tentatively between 3:30- 4:30pm. Currently the buses pick up/drop off in the front of the building on Driftwood. The parent pick up/drop off enters on Glenbrook and exits to Driftwood. As a result of the expansion, the bus pick up/drop off will occur in the back expanded parking lot. The buses would enter and exit from Glenbrook. Parent pick up/drop off would enter and exit from Driftwood. Staff Report for the City of McHenry Planning & Zoning Commission Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUND & REQUEST SUMMARY The applicant, School District 15, is requesting approval of a Conditional Use Permit to accommodate the addition of a new recreational track & field at McHenry Middle School. The project involves the construction of a new athletic field consisting of an asphalt running track, field events, bleacher pad, score board, 54-unit parking lot expansion, and natural grass field. The School District is not proposing any stadium lights or sound amplification devices. CITY OF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Conditional Use Permits, listed in §11-15-5 of the City of McHenry Zoning Ordinance STAFF ANALYSIS CURRENT LAND USE & ZONING The Subject Property is zoned E Estate District and is approved for a Conditional Use Permit for an Assembly Use for the operation of the existing McHenry Middle School. The primary concern is how the new recreational field will impact the adjoining property owners. Since the project is not proposing any lighting or sound, the primary impact is the separation distance between the new addition and the adjoining single-family residences. The proposed long jump area is approximately 231.71 feet away from the westernmost property line. It is very unlikely the field nor long jump area would have any significant impact on the property owner. Several residential properties are located to the north of the discus throwing area which is approximately 263.46 feet away the property line of the nearest single-family residence. For the Commission’s reference, the Olympic world record for men’s discus is 229 feet set by Roje Stona of Jamaica in the 2024 Olympic Games. Staff does not anticipate a middle school-aged child would be able to surpass the Olympic world record and achieve a 263.46-foot discus throw. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Comprehensive Plan – Future Land Use Map Walkable Residential Development which is defined as areas that represent older and historic neighborhoods that should remain mostly residential. Generally, single family homes are appropriate here and they should be connected with sidewalks, safe streets, and bike routes where possible. Downtown walkable residential features smaller lot sizes and may have more homes with multiple units. Schools are an amenity for residents and serve a variety of public and private entities and allow for large amounts of public open space. Therefore, staff believes the schools request is in compliance with the intent of the Future Land Use Map’s recommendation. VISION 2050 COMPREHENSIVE PLAN BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Comprehensive Plan. Staff comments italicized. DESIRED OUTCOMES - Family-oriented "McHenry will balances its growth with a commitment to vibrant public amenities. In the year 2050, families in McHenry will enjoy a wide variety of attainable housing choices, high quality public schools, affordable entertainment downtown, indoor sports such as track and swimming pool, and mixed-use developments with public plazas to neighborhood parks." (p. 73) Staff believes approval of the requested addition could be viewed as supporting high quality public schools by providing additional recreational opportunities for middle school-aged children. Action 1.3.2 – Locate new developments in proximity to existing infrastructure, services, and amenities such as utilities, street network, parks, emergency services, schools and libraries. Staff believes approval of the requested addition could be viewed as supporting a local school amenity by expanding the recreational opportunities available to middle school-aged children. STAFF SUMMARY ANALYSIS. • Staff believes approval of the request would be supporting a local amenity by providing school aged children with new extracurricular opportunities. • The School District is not adding any new lighting or sound amplification devices. The primary concern is the setback distance from the nearest single-family residences. The nearest point to the west of the long jump area is 231 feet, and 263 feet to the north of the discus throwing area. Given the large setback distances proposed, staff does not anticipate any adverse impacts on the adjoining residential property. If the Planning & Zoning Commission agrees with the petitioner’s request, then the following motion is recommended: MOTION: I motion/move to recommend approval of the Petitioner’s request for a Conditional Use Permit to accommodate the addition of a new recreational track & field subject to the condition that all development on site shall be in accordance with the submitted plans. AND by making said motion, you agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. APPROVAL CRITERIA FOR CONDITIONAL USES (§11-15-5). Staff comments italicized below. A. Traffic: Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. Staff believes the new track and field addition will not generate any adverse impact to the types or volumes of traffic flow not otherwise typical in the zoning district. The School District is adding 54 additional parking spaces to accommodate the track and field. B. Environmental Nuisance: Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district, have been appropriately controlled. Staff does not believe the proposed request would generate any environmental nuisances. C. Neighborhood Character: The proposed use will fit harmoniously with the existing natural or manmade 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 already existing in the area or normally associated with permitted uses in the district. The surrounding area consists primarily of residential land use. Given the proposed expansion will comply with the City’s setback regulations and that no stadium lighting and sound amplification is being proposed, staff does not anticipate any negative impacts on the neighborhood character. D. 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 site is currently serviced by city water and sanitary sewer. E. 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. Staff believes the proposed use would not endanger local public health and safety within the vicinity of the subject property. F. Other Factors: The proposed use is in harmony with all other elements of compatibility pertinent to the conditional use and its particular location. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice. PLAT OF SURVEY FOUND 1-1/4" IRON PIPE IN CONC. AT THE NORTHWEST CORNER OF THE NORTHEAST 1/4 OF SEC. 25-45-B (FOUND 5/B* IRON PIPE IN CONC, 15.00' E. & 0.20' N. FOUND 5/flT IRON PIPE IN CONC. 13,52" S. k 10 07* E.) i a ft d <p J * to CM s p tfi- /00 200 GRAPHIC SCALE ; 1"=100' FOUND 3/4" IRON RPE 0.03' S. k 0.15' W. OF NORTHEAST CORNER OF THE SOUTH HALF OF THE N.E. 1/4 OF SEC, 25-*5-8 LOCATION MAP STOP AHEAD SIGN SUBJECT PROPERTY LINCOLN ROAD STATE ROUTE 120 NOTE: THIS PROPERTY IS ZONED A-1 AG/RESIDENTIAL. FOLLOWING ARE THE REQUIREMENTS LISTED IN THE McHENRY COUNTY ZONING ORDINANCE, MINIMUM WIDTH FRONTAGE - 330 FEET MINIMUM YARD SETBACK ABUTTING ROAD OR STREET - 50 FEET MINIMUM REAR YARD SETBACK = 75 FEET MINIMUM SIDE YARD SETBACK = 50 FEET THERE ARE NO REQUIREMENTS LISTED FOR TRANSITIONAL YARD, MAXIMUM LAND COVERAGE OF BUILDING OR STRUCTURE, HEIGHT LIMIT FOR PRINCIPAL USE OR HEIGHT LIMIT FOR ACCESSORY USE. LEGAL DESCRIPTION THE SOUTH HALF OF THE NORTHEAST QUARTER OF SECTION 25. TOWNSHIP 45 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN. (EXCEPT THE WEST 1320 FEET THEREOF AND ALSO EXCEPT THAT PART THEREOF DESCRIBED AS FOLLOWS: THAT PART OF THE AFORESAID PROPERTY LYING BETWEEN THE PROPOSED CENTER LINE OF LINCOLN ROAD AND A LINE LYING 40 FEET NORTH OF. AND PARALLEL TO. SAID CENTER LINE). IN McHENRY COUNTY, ILLINOIS. SPEED LIMIT 45 SIGN STOP SIGN STATE OF ILLINOIS COUNTY OF MCHENRY TO: CHICAGO TITLE INSURANCE COMPANY & McHENRY ELEMENTARY SCHOOL DIST- NO. 15 S. S. V| FOUND 3/4" IRON PIPE AT y / THE WEST QUARTER CORNER / /OF SEC 30-45-9 (27 67' N.) FOUND 3/4" IRON ROD AT THE EAST QUARTER CORNER OF SEC. 25-45-8 (FOUND IRON ROD 8.22' N. Jc 0.46' W.) This is to certify that this plat and the survey on which it is based were made in accordance with the "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Survey", jointly established and adopted by ALTA and ACSM in I992 and includes Items 1-4, 6, 8, 10, 11 and 13 of Table A thereof, and meets the accuracy requirements of a Suburban Class Survey, as defined therein. Doted this 23rd day of December, 1997 at Crystal Lake, Illinois. oTariJs~X"m"ons~e ™ ILLINOIS PROFESSIONAL LAND SURVEYOR #1790 PASS WITH CARE SIGN LINCOLN DO NOT PASS SIGN o o O LxJ CHURCH ENTRANCE ROAD INDICATES IRON STAKE tn 2i 3 SS'REFER TO DEED OR GUARANTEE POLICY FOR BUILDING LINES AND EASEMENTS NOT SHOWN HEREON F COMPARE DESCRIPTION AND POINTS BEFORE BUILDING AND REPORT ANY APPARENT DIFFERENCE TO THE SURVEYOR NOTE: 1. THIS PROPERTY DOES NOT FALL WITHIN A 100 OR 500 YEAR FLOODWAY PER F.E.MA COMMUNITY PANEL NUMBER 170732 0230 DATED SEPTEMBER 30. 1981. 2. ALL UTILITIES SHOWN WERE LOCATED PER A J.U.L.I.E. LOCATE ON DECEMBER 22nd, 1997. AERIAL COMED AND AMERrTECH LINES RUN BETWEEN POWER POLES SHOWN. ELEMENTARY SCHOOL DISTRICT #15 Charles k. SURVEYING / LAND PLANNING 2024 STATE ROUTE 176 CRYSTAL LAKE, ILLINOIS 60014 M (815)^455-3252 iouske lnc. PREPARED FOR: ELEMENTARY SCHOOL DISTRICT § 15 DRAWN BY: MTB CHECKED BY: CAM SCALE: V 100' DATE : 12-23-97 ADDRESS: LINCOLN & CHAPEL HILL RQADS JOB NO. 97298 REVISIONS DISK: A-497 RLE NM. 97298SUR DISK: DS-171 PAC. NO. 97298P © 2024 Microsoft Corporation © 2024 TomTom McHenry Middle School TRACK & FIELD ADDITION 2120 W. Lincoln Rd. McHenry, IL 60051 Byrne & Jones CONSTRUCTION SITE LAT. 42°21'06"N LON. 88°14'22"W By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 80'40' SCALE: 1" = 40' 0 By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 SCALE: 1" = 50' 0 50'100' CASCO LOAM, 6 TO 12 PERCENT SLOPES, ERODED NRCS SOIL TYPE FOX SILT LOAM, 2 TO 4 PERCENT SLOPES PELLA SILT LOAM, 0 TO 2 PERCENT SLOPES, OVERWASH RIP RAP PIPE OUTLET LIMITS OF DISTURBANCE CONSTRUCTION ENTRANCE / EXIT TEMPORARY CHECK DAM SILT FENCE INLET PROTECTION (SILT FENCE) (AS NEEDED) TEMPORARY SEED* (AS NEEDED) PERMANENT SEED* CONSTRUCTION ENTRANCE / EXIT EROSION BLANKETS CASCO CLAY LOAM, 6 TO 12 PERCENT SLOPES, SEVERELY ERODED CASCO LOAM, 4 TO 6 PERCENT SLOPES, ERODED D T UCTILEIRON SALPOLYNDTUCTILEIRON SALPOLYN D TUCTILEIRON SALPOLYN D TUCTILEIRON SALPOLYN D TUCTILEIRON SALPOLYND T UCTILEIRONSALPOLYN D T UCTILEIRONSALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 SCALE: 1" = 50' 0 50'100' CASCO LOAM, 6 TO 12 PERCENT SLOPES, ERODED NRCS SOIL TYPE FOX SILT LOAM, 2 TO 4 PERCENT SLOPES PELLA SILT LOAM, 0 TO 2 PERCENT SLOPES, OVERWASH RIP RAP PIPE OUTLET LIMITS OF DISTURBANCE CONSTRUCTION ENTRANCE / EXIT TEMPORARY CHECK DAM SILT FENCE INLET PROTECTION (SILT FENCE) (AS NEEDED) TEMPORARY SEED* (AS NEEDED) PERMANENT SEED* CONSTRUCTION ENTRANCE / EXIT EROSION BLANKETS CASCO CLAY LOAM, 6 TO 12 PERCENT SLOPES, SEVERELY ERODED CASCO LOAM, 4 TO 6 PERCENT SLOPES, ERODED D T UCTILEIRON SALPOLYNDTUCTILEIRON SALPOLYN D TUCTILEIRON SALPOLYN D TUCTILEIRON SALPOLYN D TUCTILEIRON SALPOLYND T UCTILEIRONSALPOLYN D T UCTILEIRONSALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 RIP RAP PIPE OUTLET LIMITS OF DISTURBANCE CONSTRUCTION ENTRANCE / EXIT TEMPORARY CHECK DAM SILT FENCE INLET PROTECTION (SILT FENCE) (AS NEEDED) *TEMPORARY SEED MIX (AS NEEDED FOR RAPID COVER WHEN APPLICABLE IN THE JOHNSBURG STORMWATER MANAGEMENT ORDINANCE NOTES ON SHEETS C2.0 & C2.1): IDOT CLASS 7 TEMPORARY EROSION CONTROL MIXTURE PERENNIAL RYEGRASS 50LBS/ACRE SPRING OATS 64 LBS/ACRE 114 LBS/ACRE CONSTRUCTION ENTRANCE / EXIT STRAW WATTLES EROSION BLANKETS PERMANENT SEED - IDOT CLASS 1 LAWN MIXTURE: KENTUCKY BLUEGRASS 100 LBS/ACRE PERENNIAL RYEGRASS 60 LBS/ACRE CREEPING RED FESCUE 40 LBS/ACRE 200 LBS/ACRE FERTILIZERS: STARTER FERTILIZER: COMMERCIAL-GRADE COMPLETE FERTILIZER OF NEUTRAL CHARACTER, CONSISTING OF FASTER AND SLOW RELEASE NITROGEN, 50% DERIVED FROM NATURAL ORGANIC SOURCES OF UREA FORMALDEHYDE, PHOSPHORUS, AND POTASSIUM IN THE FOLLOWING COMPOSITION: 12% NITROGEN BY WEIGHT 24% PHOSPHOROUS BY WEIGHT 6% POTASSIUM BY WEIGHT APPLY STARTER FERTILIZER AT A RATE OF 3.2 POUNDS PER 1,000 S.F. MULCH: STRAW MULCH: PROVIDE AIR-DRY, CLEAN, MILDEW AND SEED-FREE, SALT HAY, OR THRESHED STRAW OF WHEAT, RYE, OATS, OR BARLEY. SPREAD UNIFORMLY AT A MINIMUM RATE OF 2 TONS/ACRE TO FORM A CONTINUOUS BLANKET 1-1/2" IN LOOSE THICKNESS OVER SEEDED AREAS. INFILTRATION BASIN GRASS (IDOT CLASS 4B WETLAND GRASS AND SEDGE MIXTURE ANNUAL RYEGRASS 25 LBS/ACRE SPRING OATS 25 LBS/ACRE WETLAND GRASSES (BELOW)6 LBS/ACRE 56 LBS/ACRE Blue Joint Grass 12% Lake-Bank Sedge 6% Awl-Fruited Sedge 6% Tussock Sedge 6% Fox Sedge 6% Needle Spike Rush 3% Blunt Spike Rush 3% Fowl Manna Grass 14% Common Rush 6% Slender Rush 6% Torrey's Rush 6% Rice Cut Grass 10% Hard-Stemmed Bulrush 3% Dark Green Rush 3% River Bulrush 3% Softstem Bulrush 3% Cord Grass 4% FERTILIZERS: NO FERTILIZER SHALL BE USED FOR THIS PLANTING MULCH (WHERE EROSION CONTROL BLANKETS ARE NOT PRESENT): STRAW MULCH: PROVIDE AIR-DRY, CLEAN, MILDEW AND SEED-FREE, SALT HAY, OR THRESHED STRAW OF WHEAT, RYE, OATS, OR BARLEY. SPREAD UNIFORMLY AT A MINIMUM RATE OF 2 TONS/ACRE TO FORM A CONTINUOUS BLANKET 1-1/2" IN LOOSE THICKNESS OVER SEEDED AREAS. INFILTRATION BASIN GRASS PERMANENT SEED - IDOT CLASS 1 LAWN MIXTURE SCALE: 1" = 50' 0 50'100' ’ © 2024 Microsoft Corporation © 2024 TomTom By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 SITE LAT. 42°21'06"N LON. 88°14'22"W By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 D T UCTILEIRON SALPOLYN D T UCTILEIRONSALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYNDT UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN SCALE: 1" = 50' 0 50'100' By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 D T UCTILEIRON SALPOLYN D T UCTILEIRONSALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYNDT UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN SCALE: 1" = 50' 0 50'100' By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 D T UCTILEIRON SALPOLYN D T UCTILEIRONSALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYNDT UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN SCALE: 1" = 50' 0 50'100' By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 D T UCTILEIRON SALPOLYN D T UCTILEIRONSALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYNDT UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN SCALE: 1" = 50' 0 50'100' By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 3' - 0 " 3" c l r . 4X Post Dia. Minimum 10'-0" Max. See Specs.CHAIN LINK FENCE Framing NPSMember Fabric Height O.D.LB/FT Footing Line Posts Less than 6'1.9" Top Rails 1 5/8" Inter. Rail Bottom Rail 1 5/8" 1 5/8" Swing Gate Frame 6' and less 1 5/8" 4' and less SWING GATE POSTS Over 4' to 10' Over 10' to 16' FabricGate Leaf Width Height NPS LB/FTO.D. 6' or less 2"2 3/8"3.65 4"6.56 3'-6"x12" 4'-0"x18" CHAIN LINK FENCE (continued) 6'-8'3" 2 1/2"2.375" 8' 3.12 10' 6'-8' 10' 1 5/8"1.84 1 5/8"1.84 1 5/8"1.84 Less than 6'2 1/2" 4"6.56 2" 3"2.875"4.64 4" 2 1/2"2.375" 3"2.875"4.64 3'-6"x18" 3'-6"x12" 3'-6"x10" 3'-6"x18" 3'-6"x12" Depth & Dia. 1 5/8"1.84 3.12 2.28 4.64 3.12 2.875" 2.375" Footing Depth & Dia. 4'-0"x18" 4" 4'-0"x12" By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 TOTAL SITE: PRE 18.03 ACRES PAVEMENT=3.84 AC GREENSPACE=14.19 AC EX. CON.-1 11.62 ACRES PAVEMENT=3.84 AC GREENSPACE=7.78 AC EX. CON.-2 6.41 ACRES PAVEMENT=0.00 AC GREENSPACE=6.41 AC By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 60'120' SCALE: 1" = 60' 0 D T UCTILEIRONSALPOLYN D TUCTILEIRONSALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN DTUCTILEIRON SALPOLYND T UCTILEIRON SALPOLYND T UCTILEIRON SALPOLYND T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN D T UCTILEIRON SALPOLYN TOTAL SITE: POST 18.03 ACRES PAVEMENT=2.68 AC GREENSPACE=15.35 AC By r n e & J o n e s CO N S T R U C T I O N 13 9 4 0 S t . C h a r l e s R o c k R d . St . L o u i s , M i s s o u r i 6 3 0 4 4 (3 1 4 ) 5 6 7 - 7 9 9 7 ww w . b y r n e a n d j o n e s . c o m AS P H A L T | C O N C R E T E | S T A B I L I Z A T I O N | M I C R O S U R F A C I N G | S P O R T S TR A C K & F I E L D A D D I T I O N Mc H e n r y M i d d l e S c h o o l 21 2 0 W . L i n c o l n R d . Mc H e n r y , I L 6 0 0 5 1 OF ILL I N O I S LICENSED P R O F E S SIONAL E N G I N E E R MA R K H A R R I M A N 06 2 - 0 7 2 4 5 0 60'120' SCALE: 1" = 60' 0 SStafff Reportt forr thee Cityy off McHenryy Planningg && Zoningg Commissionn Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUNDD && REQUESTT SUMMARYY The petitioner, Future of the Leaf Infusers LLC, is requesting approval of Use Variance to allow a Cannabis Craft Grow Facility in conjunction with their existing Use Variance approval for a Cannabis Infusion Facility at 3900 Mercy Drive. The petitioner has indicated to staff their intent, although defined as cannabis craft grow, is not to grow cannabis flower on the facility. The petitioner is required by the state to seek local approval for a cannabis craft grow facility in order to handle raw agricultural cannabis flower that will be turned into a butter for their infusion operations. Staff have included conditions of approval that would protect the adjoining property owners from any noxious smells as well as any costs incurred by the City to investigate odor complaints. CITYY OFF MCHENRYY ORDINANCESS •The petitioner must meet the Approval Criteria for Use Variances, listed in §11-19-6 of the City of McHenry Zoning Ordinance SSTAFF ANALYSIS CURRENT LAND USE & ZONING The subject property is currently zoned O-2 Office Park District and is approved for a Conditional Use Permit for the operation of a Cannabis Infusion Facility. The surrounding properties consist of RS-2 Medium Density Single Family (east), O-2 Office Park to the south and west, and unincorporated McHenry County to the north. The primary concern from operations are potential nuisances generated from production. The City of McHenry has adopted performance standards that provide a basis for determining the compatibility of land uses that may produce measurable adverse environmental effects on their surroundings. The City’s ordinance does not allow any use to generate odorous particulates that exceed the odor concentration threshold (amount of particulate measured in parts per billion to generate a detectable smell) at an adjacent property owner’s property line. Failure to meet these performance standards will result in fines until corrective action is taken to mitigate the nuisance. Safeguards are in place to address potentially odorous emissions generated from businesses; however, staff have included additional conditions of approval to provide protection to the City for any costs associated with testing. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Future Land Use Map recommends Employment Center character area which is defined as an “…area that has concentrated industrial and commercial development. These are important areas for local employment and should be accessible to workers who walk, bike, drive, or take transit” (p. 74). Overall, the commercial development appears to be in compliance with the Future Land Use Map’s recommendation. VISION 2050 PLAN - BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Plan. Staff comments italicized. x GOAL 2 - Economic Resilience - "Plan development initiatives and investments that strengthen community’s economic capacity and capability to withstand uncertainties. Support unique local businesses and context-sensitive big box retail in appropriate locations. Promote activities that will increase entrepreneurship and tax revenues in the city."(p. 73) Staff believes approval of the request would be considered supportive of unique local business by allowing the infusion facility to help self-sustain its own operations by turning raw cannabis into butter. Staff have included a condition of approval related to odor control that would be context-sensitive of its proximity to residential. x ACTION 2.3.3 - Require all areas shown as Employment Center character areas in the Future Land Use Map to develop as a mix of manufacturing, warehouses, heavy commercial and office and limit residential uses by including specific regulations including design standards in the zoning ordinance or the updated unified development code. Staff believes approval of the request would be consistent allowing a mix of heavy commercial/manufacturing type use within the Employment Center Character Area. STAFF SUMMARY ANALYSIS. x The petitioner has indicated they do not intend to grow cannabis on site but zoning approval for a Cannabis Craft Grow Facility is necessary for the infusion operations to handle raw cannabis flower that will be delivered on site. xx All operations would be incorporated into the existing building. Staff have included as a condition of approval that any expansion of the building footprint would require a new Conditional Use Permit. x Staff have included as a condition of approval that no odor shall be detected at the adjoining property line and that the Property Owner shall be responsible for any costs incurred for investigating odor complaints. The petitioner has indicated they are comfortable with said condition. If the Planning & Zoning Commission agrees with the petitioner’s request, then the following motion is recommended: MOTION: I motion/move to recommend approval of the Petitioner’s request for a Use Variation to allow a Cannabis Craft Grow Facility in conjunction with the existing Cannabis Infusion Operation, subject to the following conditions: 1. No noxious odor resulting from cannabis business operations shall be detectable at any adjoining property line. 2. The Property Owner shall submit an Odor Mitigation Plan that shall be reviewed and approved at the discretion of the Zoning Administrator prior to the issuance of a certificate of occupancy for the Cannabis Craft Grow Facility. 3. The Property Owner shall be responsible for the reimbursement of any costs incurred by the City for investigation of any odor complaints. Odor complaints may be investigated by a Certified Industrial Hygienist or other accredited odor sampling professional as determined by the Zoning Administrator. 4. Any expansion of the principal building shall require a new Conditional Use Permit. AND by making said motion, you agree that the approval criteria for Use Variances have been met as outlined in the staff report. APPROVAL CRITERIA FOR USE VARIANCES (§11-19-6) Comments of staff italicized below. A. Practical Difficulties or Particular Hardship: For reasons fully set forth in the written findings, the strict application of the provisions of this title relating to the use of the buildings or structures, or the use of the land, would result in unnecessary and undue hardship upon the applicant, as distinguished from mere inconvenience. Staff believes a hardship maybe present. The petitioner has indicated that it is a struggle to obtain cannabis leaf for their infusion operations. An argument could be made that without the approval that there is a practical difficulty in operating their Cannabis Infusion Facility. B. Reasonable Return: The property cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in this title for the pertinent zoning district. N/A C. Unique Circumstance: Special circumstances, fully described in the written findings, exist that are peculiar to the property for which the use variance is sought and that they do not apply generally to other properties in the same zoning district. Staff does believe the request is under special circumstances uniquely for this property because the property is approved for a Cannabis Infusion Facility and a Craft Grow would support the existing approved operations. D. Not Alter Local Character: The granting of the use variance will not alter the essential character of the locality, nor substantially impair environmental quality, property values or public safety or welfare in the vicinity. Staff does not believe approval of the request will generate any adverse impacts on the surrounding area. Staff have included conditions of approval related to odor that will require corrective action if found to be in violation. E. Consistent With Title And Comprehensive Plan: The granting of a use variance will be in harmony with the general purpose and intent of this title and of the Comprehensive Plan of the City. Staff believes the overall request is consistent with the Title and Comprehensive Plan of supporting manufacturing/heavy commercial operations within the Employment Center Character area. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice. Public Hearing Application Packet Page 2 of 8 ______ File Number PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry 333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173 1.Name of Applicant Future Of The Leaf Infusers Tel 773.710.1500 Fax Address 3900 Mercy Drive0F+HQU\,/ (PDLOPatricia@FutureLeafLLC.com 2.Name of Property Owner (If other than Applicant) Build It Enterprises LLC Tel 8012014033 Address 5810 West 3400 South, WELLVILLE, Utah Fax Email Patricia@FutureLeafLLC.com 3.Name of Engineer Tel (If represented) Address Fax Email 4.Name of Attorney Tel (If represented) Address Fax Email 5.Common Address or Location of Property 3900 Mercy Drive McHenry, IL PIN#(s)DQG Requested Action(s) (check all that apply) Zoning Map Amendment (Rezoning) Zoning Variance –Minor (Residential) Conditional Use Permit Zoning Text Amendment Zoning Variance (Non-residential) Use Variance Planned Unit Development Subdivision/Plat Development FORM A Public Hearing Application Packet Page 3 of 8 NARRATIVE 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. The narrative description may also be included as a separate attachment. We are requesting a Use Variance to allow the housing of our Cannabis Craft Grow in Fonjunction with our existing Cannabis Infusion Facility LQ the property located at 3900 Mercy Dr. McHenry, IL 60050 Public Hearing Application Packet Page 4 of 8 8.Current Use of Property Cannabis Infusers' Kitchen 9.Current Zoning Classification of Property, Including Variances or Conditional Uses (Interactive Zoning Map) O-2 10.Current Zoning Classification and Land Use of Adjoining Properties (Interactive Zoning Map) North: South: East: West: O-2 O-2 O-2 O-2 11.Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. ݲ 1. Application Fee (amount) $ 950 2. Narrative Description of Request 3. FORM A –Public Hearing Application 4. FORM B –Zoning Map Amendment (Rezoning) Application 5. FORM C –Conditional Use Application 6. FORM D –Zoning Variance Application 7. FORM E –Use Variance Application 8. FORM F –Planned Unit Development Application 9. FORM G –Subdivision/Plat Development Application 10. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit 11. Plat of Survey with Legal Description 12. List of Owners of all Adjoining Properties 13. Public Hearing Notice 14. Sign (Provided by the City) 15. Site Plan 16. Landscape Plan 17. Architectural Rendering of Building Elevations 18. Performance Standards Certification 19. Traffic Analysis 20. School Impact Analysis Public Hearing Application Packet Page 5 of 8 12.Disclosure of Interest The party signing the application shall be considered the Applicant. The Applicant must be the owner or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property or his or her agent or 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. 13.Certification I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property and that the proposed use or development described in this application shall comply with all such codes. I hereby request that a public hearing to consider this application be held before the Planning and Zoning Commission, and thereafter that a recommendation 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 City Council. Signature of Applicant(s) Print Name and Designation of Applicant(s) Patricia Van Pelt-Scott $JHQW)XWXUHRIWKH/HDI//& Public Hearing Application Packet Page 6 of 8 AFFIDAVIT OF COMPLIANCE WITH PUBLIC NOTICE REQUIREMENTS (TO BE COMPLETED AFTER ALL PUBLIC HEARING REQUIREMENTS ARE FULFILLED) The undersigned, being first duly sworn, on oath deposes and states that the attached list of adjoining property owners have been properly notified via First Class Mail or Certified Mail, and all other public notice requirements provided in the City of McHenry Zoning Ordinance have been met in connection with the current application before the City of McHenry. Filed by: For approval of: See attached notice. (Applicant’s Signature) (Applicant’s Name and Address) Subscribed and sworn to before me this day of , 2024. Notary Public REQUIRED ATTACHMENT: List of Adjoining Property Owners & Legal Notice Publication Public Hearing Application Packet Page 7 of 8 File Number USE VARIANCE Planning and Zoning Commission City of McHenry 333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173 §11-19-6 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a use variance, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request. 1.Practical Difficulties or Particular Hardship The strict application of the provisions of the Zoning Ordinance relating to the use of the buildings or structures, or the use of the land, would result in unnecessary and undue hardship upon the applicant, as distinguished from a mere inconvenience. Our business relies heavily on securing cannabis distillate, terpenes, and other essential supplies at reasonable costs. Over the past two years, the rising prices of these critical ingredients have made it increasingly challenging to remain competitive, underscoring the need to diversify our offerings. It has become evident that operating our infusion kitchen cost-effectively is not feasible without access to craft grow flower. Without the approval of the zoning Use Variance, the applicant may be compelled to abandon the property, forfeiting the substantial financial investments and efforts dedicated to it thus far. We respectfully urge that this application be given thorough consideration and expedited approval to prevent undue hardship and ensure adherence to state regulations. 2.Reasonable Return The property cannot yield a reasonable return if permitted to be used only under the conditions allowed by the Zoning Ordinance for the pertinent zoning district. According to city and state law, we cannot use flower in our infusers’ kitchen in the property at 3900 Mercy Drive unless the city grants a Use Variance. Therefore, it would be impossible to operate our infusers’kitchen as a profitable business without zoning use approval, resulting in a great loss of revenue. 3.Unique Circumstance Special circumstances exist that are peculiar to the property for which the use variance is sought which do not apply generally to other properties in the same zoning district. The Use Variance is essential for this property to comply with city and state regulations, which require proper zoning for cannabis craft grow and cannabis infusion facilities. Combining these operations offers significant economies of scale, as purchasing flower wholesale is considerably more cost-effective than buying cannabis distillate. Securing the Use Variance will enhance our capacity to expand product offerings, create more local job opportunities, and streamline production, ultimately delivering products at more competitive prices. FORM E Public Hearing Application Packet Page 8 of 8 4.Not Alter Local Character The granting of the use variance will not alter the essential character of the locality nor substantially impair environmental quality, property values, or public safety or welfare in the vicinity. Granting the Use Variance will not disrupt the essential character of the locality or compromise environmental quality, property values, public safety, or welfare in the vicinity. State and local laws mandate strict compliance with regulations, including measures to maintain air quality, proper disposal of unused products, and regular weekly inspections to ensure adherence to these standards. Thus, there will be no impact to the surrounding area as a result of the granting of this Use Variance. 5.Consistent with Comprehensive Plan The granting of the use 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. This request for the Use Variance aligns with the Comprehensive Plan of the City and is in congruence with general objectives and aims of the Zoning Ordinance. Tax CodeTownship Property Class Taxing Body Rate Tax This Year Change from Prior Year 0.597566MCHENRY COUNTY $537.53$283.41 PENSION 0.067372MCHENRY COUNTY $60.61$30.98 0.001517NUNDA TWP CEMETERY $1.36$0.73 0.203024MCHENRY CO CONSV $182.62$96.27 0.281960COLLEGE DISTRICT 528 MCC $253.62$129.29 PENSION 0.000098COLLEGE DISTRICT 528 MCC $0.09$0.05 4.177094SCHOOL DIST 15 $3,757.34$2,029.62 PENSION 0.159026SCHOOL DIST 15 $143.04$77.42 2.091914SCHOOL DIST 156 $1,881.70$1,007.14 PENSION 0.062526SCHOOL DIST 156 $56.24$30.31 0.494762MCHENRY FIRE DIST $445.04$241.08 0.268775MCHENRY LIBRARY $241.77$130.41 0.069686NUNDA TOWNSHIP $62.68$33.27 0.201363NUNDA TWP RD & BR $181.13$93.12 PENSION 0.012500NUNDA TWP RD & BR $11.24$6.16 0.333504MCHENRY CITY $299.99$152.05 PENSION 0.182096MCHENRY CITY $163.80$85.89 9.204783Totals $8,279.80$4,427.20 PARCEL NUMBER / PIN: $4,139.90   2023 PROPERTY TAX BILL AMOUNT PAID 62962 AMOUNT PAID 2023 PROPERTY TAX BILL BALANCE DUE BALANCE DUE MCHENRY COUNTY COLLECTOR PO BOX 8730 CAROL STREAM, IL 60197-8730 MCHENRY COUNTY COLLECTOR PO BOX 8730 CAROL STREAM, IL 60197-8730 62962 2023 PROPERTY TAX BILL Donna M Kurtz - McHenry County Treasurer MCHENRY COUNTY COLLECTOR Mail to: 2100 N Seminary Ave Woodstock, IL 60098 Phone: 815-334-4260 treasurer.mchenrycountyil.gov Bd of Rev Eq Assessed Value 89,951 - Home Improv./Vet Exemptions 0 x State Multiplier 1.0000 = State Equalized Value 89,951 + Farmland and Bldgs. Value 0 Total Assessed Value 89,951 - General Homestead Exemption 0 - Senior Homestead Exemption 0 - Senior Freeze 0 - Returning Veteran Exemption 0 - Disabled Person Exemption 0 - Disabled Vet Homestead Ex 0 Net Taxable Amount 89,951 x Tax Rate 9.204783 = Property Tax $8,279.80 + SSA / Drainage $0.00 Paid on 06/07/2024 $0.00 $4,139.90 $4,139.90 $4,139.90 $0.00 $4,202.00 Property's Fair Market Value 269,880 TAX BILL INFORMATION WHO IS TAXING ME?HOW ARE MY TAXES DETERMINED? 1st Installment 2nd Installment Total Amount Due $8,279.80 Property location: Assessed to: Legal Description: $4,274.10 $4,336.20 $4,202.00 $4,264.10 $4,326.20 $4,388.29 $4,450.39 $4,512.49 $4,139.90 $4,139.90 Donna M Kurtz - McHenry County Treasurer INCLUDE THIS COUPON WITH YOUR PAYMENT **DUPLICATE** Make Checks Payable to: Or pay on-line at: MCHENRY COUNTY COLLECTOR treasurer.mchenrycountyil.gov WELLSVILLE UT 84339- BUILD IT ENT LLC 5810 W 3400 S CHECK HERE IF CHANGING ADDRESS ON THE BACK INCLUDE THIS COUPON WITH YOUR PAYMENT **DUPLICATE** Make Checks Payable to: Or pay on-line at: MCHENRY COUNTY COLLECTOR treasurer.mchenrycountyil.gov -'UH47356853495'- -'UH47356853494'- WELLSVILLE UT 84339- BUILD IT ENT LLC 5810 W 3400 S 2nd 2023 1st 2023 07/11 - 08/10 DOC 2023R0005998 LT 3 PROFESSIONAL PLAZA SUB 3900 MERCY DR MCHENRY, IL 60050 BUILD IT ENT LLC BUILD IT ENT LLC 5810 W 3400 S WELLSVILLE UT 84339- NU 14013 0070 Acres Back Taxes NO 1 WHAT IS MY PAYMENT STATUS? FIRST PAYMENT Paid on 09/09/2024 2 SECOND PAYMENT 14-02-352-016 PARCEL NUMBER / PIN: Donna M Kurtz - McHenry County Treasurer PARCEL NUMBER / PIN:14-02-352-016 14-02-352-016 11/11 - 11/12 10/11 - 11/10 09/11 - 10/10 08/11 - 09/10 AMOUNT DUE BETWEEN 06/11 - 07/10 11/11 - 11/12 10/11 - 11/10 AMOUNT DUE BETWEEN 09/11 - 10/10 PAY THIS AMOUNT ON OR BEFORE 06/10/2024 PAY THIS AMOUNT ON OR BEFORE 09/10/2024