HomeMy WebLinkAboutPacket - 08/31/2017 - Planning and Zoning CommissionPLANNING AND ZONING COMMISSION SPECIAL MEETING NOTICE
DATE: Thursday August 31, 2017
TIME: 7:30 p.m.
PLACE: McHenry Municipal Center
(City Council Chambers - South Court Entrance)
333 South Green Street, McHenry, IL 60050
AGENDA
1. Call to Order
2. Pledge of Allegiance
3. Roll Call
4. Public Input - (five minutes total on non -agenda items only)
5. Z-913 Public Hearing — Zoning Map Amendment from RS-4 and C-4 to RM-2;
Variances; and Preliminary and Final Plat of Subdivision on the Subject Property consisting of the
following PIN numbers: 09-26-405-016; 09-26-405-017; 09-26-405-018; 09-26405-024; and 09-
26-405-025 which include the following addresses: 3512 W Pearl Street; 3516 W Pearl Street;
3518 W Pearl Street and 1404 N Richmond Road
Applicant: Full Circle Communities, Inc., 310 S Peoria #500 Chicago, IL 60607 for
property owner Jonco Properties LLC c/o John Colomer, 312 Shepherd Hill Lane,
McHenry, IL 60050
Requested Actions:
1, Zoning Map Amendment from RS-4, High -Density Single -Family Residential and
C-4 Downtown Commercial to RM-2 High -Density Multi -Family Residential;
2. Variance from the Minimum Required Front Yard in the RM-2 zoning district;
3. Variance from the off-street parking and loading requirements;
4. Preliminary and Final Subdivision plat approval.
5. Any other variances required to develop the Subject Property in substantial
accordance with the site; landscape plans and building elevations submitted for
this petition.
Location of Subiect Property: The subject property includes 3512 W Pearl Street; 3516
W Pearl Street; 3518 W Pearl Street and 1404 N Richmond Road (Illinois Route 31)
and is generally located at the northeast corner of Pearl Street and Richmond Road
(Illinois Route 31), including the current City right-of-way located immediately
north of the Subject Property.
6. Adjourn
The City of McHenry is dedicated to providing the citizens, businesses and visitors ojMcHenry with the highest
quality of programs and services in a customer -oriented, efficient and fiscally responsible manner.
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
Applicant
Full Circle Communities, Inc.
310 S Peoria #500
Chicago, IL 60607
Requested Actions
• Zoning Map Amendment from RS-4, High -Density Single -Family Residential and C-4
Downtown Commercial to RM-2 High -Density Multi -Family Residential
• Variance from the minimum required front yard building setback requirement
• Variance from the off-street parking and loading requirements
• Preliminary and Final Subdivision Plat Approval
• Any other variances required to develop the Subject Property in substantial conformance
with the site and landscape plans and building elevations submitted as part of the zoning
petition
Site Information
Location and Size of Property
Northeast corner of Route 31 (Richmond Road) and Pearl Street (1.42 acres)
Comprehensive Plan Designation
Medium -Density Residential
Core Downtown Sub -Area Plan
Redevelop as Residential
Existing Zoning and Land Use
RS 4Ri9h-Density Single Family Residential (western half), C-4 Downtown Commercial (eastern
half); Parking Lot and Vacant
Adjacent Land Use and Zoning
North: RS 4, High -Density Single -Family Residential, single-family residential
South: C-4, Downtown Commercial, bank drive-thru and office building
East: RS-4, single-family residential
West: RS-4, St. Mary's Church
Background
Many different types of land uses have been proposed on the subject property in the past. In
2005 Advance Auto Parts proposed an approximately 6,900 square -foot freestanding building,
and in 2006 a strip mall consisting of 14,000 square feet, anchored by Cardinal Fitness, was
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
proposed. Advance Auto Parts received a negative recommendation from the Planning and
Zoning Commission and did not proceed to the City Council. The proposed strip mall received a
positive recommendation from the Planning and Zoning Commission but was not approved by
the City Council. A Thornton's gas station was proposed on the subject property; however the
application was withdrawn prior to going to City Council for consideration. The Veterans
Assistance Clinic, ultimately constructed south of the Municipal Center, was also proposed atthis
location however the petition was also withdrawn.
The subject property has been difficult to find an appropriate land use for a couple reasons
including:
• It's in an infill property in the midst of an established neighborhood;
• Richmond Road, once a two-lane road -now widened to five lane cross-section;
• The property is surrounded by multiple land uses including commercial and residential;
• Traffic and circulation at Pearl and Richmond is heavy and problematic at times and any
use should not spillover and adversely impact adjacent uses -such as create cut -through
traffic through the existing established residential neighborhood;
• Residential is certainly appropriate however single-family residential atthis location is not
the highest and best use;
• Commercial is also appropriate however the intensity of a commercial use must not
adversely impact the surrounding neighborhood to an extent where it becomes more of
a nuisance land use than one of convenience and benefit to the residents;
• The property is close to downtown; shopping; located on the Pace Suburban Bus Route;
Veterans Memorial Park and ideally any use should allow these amenities to be benefits.
The ideal use should be one that istransitional in nature and one that incorporates some features
of the surrounding neighborhood but one that includes more modern conveniences; takes
advantage of the location, on the periphery of downtown; access to transit; within walking
distance to parks; shopping and restaurants.
Description of Request
Attached is a request presented by Full Circle Communities: http://www.fccommunities.org/ in
collaboration with Over the Rainbow http://www,otrassn.org/ and TLS Veterans
http://www,tisveterans.org/ on the Project. They are proposing to build 25 apartment units,
one and two bedrooms, of accessible housing coupled with supportive services targeted to
residents with physical and sensory impairments including many Veterans.
`a
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT, VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
Full Circle first presented to the Community Development Committee on February 8, 2016
(meeting minutes attached) and since then had several meetings with City Staff and has received
full funding for the proposed 25-unit project. The initial project consisted of 47 dwelling units
however Full Circle was unsuccessful in obtaining funding for this building; therefore the project
was scaled down to 25 units using the same partners and having the same objectives as the initial
proposal, simply less units due to the funding being sought. Full Circle would like to continue to
apply for funding and construct a second building in the future, however at this time this is only
conceptual in nature.
The Core -Downtown Sub -Area Plan identifies a lack of affordable rental housing as a threat to
the long term success of the City. In the plan's future land use map it goes on to designate the
land at Richmond and Pearl to be redeveloped as attached residential, fulfilling the goal to "bring
people back to the downtown'. Additionally, the City's Comprehensive Plan highlights the
objective to "approve high -density multi -family zoning in the downtown center of the City where
sufficient services already exist," with the goal to "promote responsible growth while providing
a high quality of life to the residents."
Furthermore, Objective 5.1.b of the City's Economic Development Plan is to "promote affordable
housing" in the effort to make McHenry a "great place to live, work, and play." The applicant is
proposing to construct a 25 dwelling building of rental housing targeted to veterans and people
with physical and sensory impairments. All units will be accessible and built specifically for
people who cannot live without these types of interior daily living accommodations. The
applicant has projects similar to this in other locations, their most recent in Richmond, Illinois.
Staff, Mayor Jett and Alderman Schaefer have worked extensively with Full Circle to address
potential concerns of neighbors from past projects. Below is an invitation to an open house Full
Circle held at St. Mary's Church to introduce the project informally and answer questions and
gauge initial neighborhood feedback.
Full Circle also did a presentation at the McHenry VFW on August 7 which was arranged by the
property owner, developer and VFW. Full Circle chose to hold the open house at St. Mars
Church because they felt it was better to be closer to the site and within the immediate
neighborhood. Initial concerns expressed included: height of the building which is less than 34
feet; forty feet is permitted in the RM-2 zoning district and typically 35 feet is permitted in single-
family districts.
Other concerns included building architecture and proximity to residential and reduction in
property values. Attached to the staff report is an analysis provided by Full Circle which
3
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
summarizes an analysis completed and the relationship between their projects and surrounding
property values.
rW FULLCIRCLE
onin uoiiies VG'rGRANS
we
If
PEARL STREET COMMONS
RICMORD ROAD AND PEARL STREET
llnrl Srrcet ,4 Frurldr Qpwlid9 housi,y and s.n n
mrpefip µ-rio,u ,rllh o dCm6diry red rrtaana, des¢ to the
,entries I dmnno,on .Vellenry. the DnyNrt law rrtrnh're
nnanr land, add to �der ere, rexl ronmbute As de
de�dnrr.,,r�nk,rkinne�i ADm lmedni.
OPEN HOUSE
August 0, 2017
5:00.7:00pm
St. Mary Catholic Church — Mary Hall
Full circle, ttith cooperation from TIS and OTR, is
holding an open house ¢rent for the Pead Street
Commons development located at the writer of Pearl
Street and Richmond Road. lbe event gill be held in
Mary Hall at St. Mary Catholic Church. Tlembers of
the development team ttillbe available to talk about
tM1e project and anstrer questions. t1'elook forward tc
becoming part of the wonderful McHenry
community!
"the.ebeeha'vlatkeanAertMwilheemrcefu,hi•Lin kinimenut
..r:1ftai1
The proposed building would be constructed on the eastern half of the property. Currently the
site consists of numerous parcels and a 25' wide public alley/right-of-way lies directlyto the north
of the site. The applicant is proposing to rezone the entire site to RM-2 High -Density Multi -Family
Residential, obtain a front yard building setback variance from 30 feet to 15 feet; a variance from
the off-street parking and loading requirements from 51 required to 33 spaces provided. Finally,
the applicant is seeking preliminary and final subdivision plat approval. Due to the funding
obtained and the potential for a second building in the future, Full Circle decided to pursue the
subdivision of the site into two lots.
The petitioner is proposing to utilize the existing City right-of-way to the north of the property.
They are not proposing to access their site from this right-of-way (solely for emergency access)
but would be able to provide additional landscaping and buffer to the residential. If vacated by
4
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
the City Council, Full Circle would provide a perpetual access easement to the residences which
currently utilize the alley (one on Richmond and one on Broad); pave a driveway along this alley
and maintain it. They do not need to vacate the alley as part of their project however staff
believes it would be a benefit to the City, residents and Full Circle if it's vacated. The vacation of
the alley would be considered by the City Council,
Staff Analysis
Zoning Map Amendment
The subject property poses a unique challenge due to its proximity to downtown, location along
a major roadway and the fact it lies in the middle of an older established residential
neighborhood. The ultimate land use on the subject property needs to dictate the land use
pattern traveling north on Richmond Road to Washington Street. It is in close proximity to many
different land uses, including single-family homes, apartments, a church, a bank drive-thru and
office building.
The City's Comprehensive Plan designates the site as Medium -Density Residential (4 to 9 units
per acre), and the Core Downtown Sub -Area Plan, adopted by the City Council on August 31,
2009, states the subject property should be redeveloped as residential. The Sub -Area Plan talks
about the property being located in an area of transition due to the fact the planning area which
encompasses the subject property does not have a clearly -defined land use pattern. A variety of
land uses currently exist.
The traffic on both Route 31 and Pearl Street is not conducive to allowing additional single-family
residential dwellings. Also, Route 31 has been expanded to a five -lane cross section from Illinois
Route 120 on the south to Washington Street, When past projects have been proposed on the
subject property, citizen concerns were expressed about negatively impacting the character of
the surrounding neighborhood, traffic congestion, safety of Montini school children and other
miscellaneous impacts including noise and smell.
Staff supports the rezoning to RM-2 because it's consistent with the Comprehensive Plan. The
City's Comprehensive Plan designates the site as Medium -Density Residential (4 to 9 units per
acre), and the Core Downtown Sub -Area Plan, adopted by the City Council on August 31, 2009,
states the subject property should be redeveloped as residential. The Sub -Area Plan, however,
talks about the property being located in an area of transition due to the fact the planning area
which encompasses the subject property does not have a clearly -defined land use pattern. A
variety of land uses currently exist.
During
the Thorntons project proposal
staff stated that
the subject property
is
an
appropriate
site for
a commercial user. The subject
property poses a
unique challenge due
to
its
proximityto
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
downtown, location along a major roadway and the fact it lies in the middle of an older
established residential neighborhood. It is in close proximity to many different land uses,
including single-family homes, apartments, a church, a bank drive-thru and office building.
Staff believed the proposed VA Clinic with off-street parking was an acceptable use for the site
and is compatible with the surrounding area. The Full Circle project is an ideal transitional use.
It is low impact in terms of traffic; within walking distance to downtown; provides housing to
those who for the most part are unable to work and is in directly proximity to public
transportation.
Variances
Front yard building setback variance from 30 feet to 15 feet; a variance from the off-street
parking and loading requirements from 51 required to 33 spaces. Staff supports both variances.
Full Circle, through the development of past projects, has data supportingthe fact that a standard
parking ratio for apartments is not needed. All of these units will be accessible units. Most of
the residents will not drive. Parking will be needed for support services and guests however
having a 1:1 ratio of parking forthis type of use is more practical than a typical apartment parking
ratio, which is: 2 spaces for one -bedroom units and 2.33 spaces for 2-bedroom units.
The building setback variance is from 30 feet to 15 feet. In the RM-2 zoning district, the front
yard building setback required is 30 feet and the corner side yard is 15 feet; however due to the
subdivision of the property, the front yard by zoning definition for the proposed building is on
Pearl Street. Staff believes having the building closer to the road on Pearl Street makes more
sense for a couple of reasons: it provides a more defined streetscape and it's farther from the
residential to the north.
Preliminary and Final Subdivision Plat Approval
The applicant is proposing to subdivide the site into two lots. Proposed Lot 2 is the location of
the 25-unit building and proposed Lot 1 would be developed in the future. The primary purpose
of the proposed subdivision is for financing purposes. It should be noted that if a building is
proposed on Lot 1 in the future the applicant would be required to come back to Planning and
Zoning and City Council because the front yard would be on Pearl Street -currently depicted as
15' but should be changed to 30', and the corner side yard would be off of Richmond Road and
be 15'.
As previously stated staff is supporting the vacation of the alley with the conditions that it be
paved as a driveway for the two users, only utilized by Full Circle for emergency access, and
maintained in perpetuity by Full Circle. If the vacation is not approved by City Council Full Circle
is still required to maintain a 15' landscape buffer to the north and east.
0
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
The proposed plat incorporates easements for servicing all three proposed lots with water,
sewer, gas and electric, as well as to accommodate cross access and drainage. There will be no
additional direct access to Richmond Road, with the exception of emergency only access to the
subject property and will be stipulated on the approved plat. Perceptual access easements for
benefitting property owners currently utilizing the alley, as well as maintenance of alley, shall be
reflected on the final plat.
The preliminary and final plats are being combined due to the relative simplicity of the request.
In accordance with the Subdivision Control and Development Ordinance "The subdivider may
submit a final plat simultaneously with the submission of a preliminary plat" if the proposed
subdivision meets all of the following requirements:
A. The proposed subdivision contains three or fewer lots; and
B. The proposed subdivision does not require or create any new public rights -of -way or
easements for access; and
C. The proposed subdivision requires no extensions of public utilities and no new public
facilities; and
D. The proposed subdivision does not include anyterritory that is located in a Special Flood
Hazard Area, or contain any proposed lots that may be unbuildable because of the nature
of the soils located thereon.
An initial review of the plats, traffic study and engineering has been completed by the Cit�/s
engineer and the project would proceed to City Council once all engineering comments have
been addressed.
Staff Recommendation Prior to Public Hearing
Approval of a zoning map amendment from RS-4 and C 4 to RM-2 for the Subject Property; Staff
finds all requirements in Table 33 of the Zoning Ordinance have been satisfied;
Approval of Variances for off-street parking and loading from 51 spaces to 33 spaces and a front
yard building setback variance from 30 feet to 15 feet with the following conditions:
• Site is developed in substantial conformance with site and landscape plans and building
elevations as submitted;
• Full Circle work with Pace Suburban Bus in locating a bus transit shelter in the proximity
of Richmond Road and Pearl Street and incorporated modifications to site plan, at a
minimum -including a canopy and outdoor seating area on the west side (front of the
building for residents waiting for a Pace Paratransit bus); A conceptual layout shall be
provided to staff prior to City Council consideration;
7
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
• If bus
shelter and/or canopy/seating area cannot be
accommodated
Full Circle
shall
submit
justification/documentation substantiating why
this requirement
cannot be
met.
Staff finds that all requirements in Table 32 of the zoning ordinance have been met.
Approval of the preliminary and final plats of subdivision with the following conditions:
• All recommendations by City engineer to develop property are finalized prior to City
Council consideration;
• If alley is vacated by City Council -Full Circle shall provide a 24' paved driveway to residents
currently utilizing alley, as well as a perpetual access easement and agree to maintain the
alley in perpetuity (this shall be included on the final plat and recorded against both
properties so any future owner would be aware of these conditions);
• If alley is vacated by City Council it shall only be utilized by Full Circle (subject property)
for emergency access only and this shall also be included on the final plat;
• Final plat shall reflect front yard setback of 30 feet for Lot 1.
• Full Circle shall prepare a plat of vacation to be considered by the City Council and be
responsible for publication of public hearing notice;
Attachments
• Location Map
• Community Development Committee Meeting Minutes dated February 8, 2016
• Full Circle Communities Property Value Impacts of Milwaukee Avenue Apartments
• Application Packet
August 31, 2017
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
COMIIIUNITY DEVELOPMENT COMMITTEE
MEETING REPORT
February 8, 2016
McHenry Municipal Center
In Altendnnce: Committee Members: Chairman Alderman Condon, Aldernnut Peterson
and Aldemtan Santi. Absent: None. Also in Attendance: Director of Community Development
Polerecky, Director of Economic Development Martin and City Clerk Jones.
Also in attendance: Aldemtan Glab
Ilelen Glab
Charles "Chip" Eldridge III (Banner Apartments)
Lindsey Haines (Full Circle Communities, Properly Manager)
Eric Huffman (Over the Rainbow)
John Colonter, 312 Shepherd Hill, MelIeary, IL
I. Call to Order:
Chairman Aldemtan Condon called the meeting to order at 7:00 pm.
Chairman Alderman Condon welcomed Mr. Ross Polerecky, newly appointed Director of
Community Development. Mr. Polerecky stated that he is excited abort his new role as Director
of Community Development and looks forward to working with the Council and Staff moving
forward.
2. PublicIutut:
None.
3. Motion to ammrove the November 30. 2015 Special Community Development
Committee Mcetina Renm•t
Chairman Alderman Condon requested the November 30, 2015 Special Community
Development Committee Meeting Repori be approved.
Motion by Peterson, second by Sand, approving the November 30, 2015 Special Community
Development Committee Meeting Report.
Voting Aye: Condon, Peterson, Santi
Voting Nay: None
Absent: None
Motion carried.
A. Presentation of ConeepUml Development Prnnnsal for Pearl Street Apartments
Director of Community Development Marlin informed the Committee that many different types
of land uses bave been proposed on the subject properly, which is located on the northeast comer
of Richmond Road and Pearl Street. In addition to commercial entities, proposals for multi-
10
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
Community Development Committee Meeting Report
February 8, 2016
Page 2
family developments have been considered, but have not come to fruiliar, primarily due to
cost/funding requirements for the property.
Director of Community Dcvelopmenl Marlin presented a proposed development by Full Circle
Communities, in partnership with Over the Rainbow and Transitional Living Services (TLS
Veterans) for a three-story affordable apartment complex including a total of 47 dwelling units
(12 two -bedroom and 35 one -bedroom), which would be dedicated to individuals with mobility
and sensory impairments and some of the units would be specifically targeted to veterans. The
applicant is applying for federal tax credit equity as its primary financing source.
Director Martin reiterated to the Committee that both Banner Apartnrcnts and TIS have
previously applied to do a project in the City of McHenry. Banner Apartment initially presented
a conceptual development plan for the southeast comer of Illinois route 120 and Crystal Lake
Road (formerly the site of Portable Tool), project was considered at the November 21, 2006
Community Development Committee treating and is similar to the current proposal in that the
proposed (rousing would be going to be affordable with a percentage reserved for people with
special needs. Major concerns expressed at the lime by members of the Committee regarding the
redevelopment included: (1) appearance of the fapade on the first Boor; (2) providing additional
landscaping and open space; (3) the high density and height and mass of the building along
Crystal Lake Road; and (4) configuration of the proposed building on the site. The project did
not move forward following the initial presentation to the Community Development Committee,
Subsequently, Banner Apartments presented another project to the Community Devclopmcnt
Committee on April 30, 2013, which consisted of a 7.75 acre site with frontage along Bull
Valley Road and Ridgeview Drive. The project consisted of two 24dwelling unit buildings and
no 22-unit building. The buildings were three stories and consisted of a total of 70 dwelling
The project, similar to the project currently proposer) was relying at tax credit equity from the
Illinois Department of Horsing Anthorily (IDHA) as its primary source of financing. The
project, while well received by the Committee, did not proceed because Banner Apartment was
not awarded the necessary tax credit financing from the IDHA.
Director Martin reiterated Thal T1S also applied to do a project at the southeast comer of Ridge
Road and Illinois Route 120, Irowover, TLS was constrained by regulatory/finding challenges
due to utilizing well and septic, as opposed to City water and sewer, and the project did not
proceed. This project was exclusively dedicated as housing for veterans. In 2013, Council
approved a Use Variance to allow construction of three eight -unit apartment buildings and a
Variance to allow multiple principle buildings on one zoning lot. Some concerns pertaining to
t to project expressed during the approval process involved proximity to public transportation and
that the project was so far from any stropping.
Director Marlin introduced Ms. Lindsey Haines, Project Manager of Full Circle Communities
(Full Circle). Ms. Raines informed the Comm�iltce that Fnll Cirole Communities is please to
11
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
Community Development Committee Meeting Report
February 8, 2016
Page 3
present the proposed project, The Pearl Street Apartments (Pearl Street). The proposed project
would curate 47 units of universally designed service -rich housing at the comer of Pearl Street
and Richmond Road. All [fie units would include design features enabling tenants with mobility
impairments to live independently and also for seniors to age in place.
As. Haines introduced Mr. Eric Huffman, Executive Director of OTR. Ms. Haines stated (flat
Pull Circle is a non-profit owner, developer and manager. Full Circle's mission is one of
expanded access to quality, affordable (rousing through preservation and development,
lhoughllhl design and the provision of significant, targeted supportive services to residents and
the surrounding community. Full Circle utilizes 75% of all project economics to fund resident
services on site. Pull Circle currently owns over 700 units in Illinois and Florida. Full Circle
currently manages Towerview Apartments in the McHenry and is slated to begin construction on
a senior project called Creckview in Riclmrond, Illinois in March 2016.
As. Haines informed the Committee that nearly 24,000 persons with disabilities currently live in
McHenry County, over 2,000 live in the City of McHenry, according to Census figures. Pearl
Strect would be designed with the needs and challenges of this population by incorporating smart
design and on -site case management. Units would have kitchens designed for wheelchair access
and roll in showers. Full Circle's main service provider partner is Over the Rainbow Association
(OTR), a non-profit dedicated to (rousing and services for persons with disabilities. Ms. Haines
slated that OTR is also experiences locally, operating the Northern Point Apartments in Harvard.
Ms. Haines infomred the Conunittee that the Pearl Street project intends to target units to local
veterans; working with 79S veterans, a service provider partner on the Creekview project.
Ms. Haines outlined lbc Pearl Street Project infomting the Committee flint the building would be
four stories of masonry and fiber cement panels, incorporating on -site community areas and
recreation space. The project would be Enterprise Green Communities and Energy Star Certified.
canpleted in winter/spring 2018. Services on -site include:
• Casc managcnncnl;
• Coordination ofunedicalcare;
• 'therapist visits;
• 'transportation coordination; and
• Resident activities.
Ms. Haines stated that Onc project would bring accessible housing to the commurdly and provide
the residents easy access to trvrsil, shopping and recreation. It would also revitalize vacant land,
add to the downtown consumer base, generate property lax revenue and create jobs in the
community.
Director Martin informed the
Conunillce that
obtaining tux credit financing for this
type of
project is extremely difficult and the process is
lengthy and
wmpelitive. He stated that
the City
of McHenry'a Comprehensive
Plan designates
Ilte site as
mcdiunrdensity residential
(4 to 9
12
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
Conununily Development Conunilfec Meeting Report
Pebmary S, 2016
Yage 4
wets per acre) and the Core Downtown Sub -Area Plan, adopted by the Council on August 31,
200% states the subject property should be redeveloped as residential. The proposed apartment
and use is located in close proximity to downtown shopping and restaurants; public
transportation; assembly uses; mid, public gathering places (i.e., Veterans Memorial Park). The
project world provide affordable housing for persons who need it and many residents would not
drive, therefore, there would not be a large amount of traffic generated to and from the site.
Director Martin informed the Committee that the subject property includes 1.42 acres. While the
gross density is high, the project is not a typical apartment development. The project is more
institutional in nature in that residents are provided on -going services.
Director Martin stated that in order to proceed with their funding application to the IDHA the
developer needs a consensus and recommendation from the Committee. Director Marlin stated
that the recommendation does not denote final approval of the site plan, building elevation or
roving, which would require application to the Planning and Zoning Commission, and ultimate
approval by lire fill Council. The applicant is simply, at this time, seeking comments pertaining
to the land use at the location and general comments, questions and/or concerns from the
Committee regarding the Preliminary Site Plat and building elevation.
Aldcmman Smmti opined that the comer of Richmond Road and Pearl Street is a challenging
location. He stated that he likes the project, as presented for this particular area.
Alderman Peterson inquired about screening for residents in the surrounding vicinity. Ms. Haines
responded that the developer is willing to provide whatever screening the Council requires.
RCSp0lnding to Gllmmlan AI(ICn1lflI1 CO» tlott'S Inglllry re$ardlllg W»e[ner U11< IS a privately
funded enterprise, Mr. Hnffmmt informed the Connnittee that OTR is a not -for -profit Chairman
Alderman Condon stated that her primary concern is for traffic congestion. Site opined that the
facility would provide a wonderful service to the community and she supports the project.
Motion by Smmti, second by Peterson, agreeing to the proposed land use, density and general
concephlal proposal in concept, to move the project forwnnl, with time recommendation that the
project be reviewed by full Council and the »onnal protocol of the Planning and Zoning
Couunission and a Public Hearing..
Voting Aye: Condon, Peterson, Santi
Voting Nay: None
Absent: None
Motion carried.
Mr. John Colorer, the property owner, Thanked Ms. Haines for her [borough presentation. }Ie
stated Thal everyone is excited about the project and that he believes the project will be good for
the community and the people in the community of Mclteary,
13
[PLANNING AND ZONING COMMISSION
STAFF REPORT Z-913 ZONING MAP AMENDMENT; VARIANCES
FROM THE ZONING ORDINANCE AND PRELIMINARY AND FINAL
SUBDIVISION PLAT APPROVAL ON THE PROPERTY GENERALLY
LOCATED AT THE NORTHEAST CORNER OF PEARL STREET AND
RICHMOND ROAD (ILLINOIS ROUTE 31)
Commm�ity Development Committee Meeting Report
February 8, 2016
?age 5
Responding to au inquiry from Alderman Santi regarding the review of a project. Director of
Comnnnity Development Polerecky informed the Committee that usually a project comes before
the Community Development Committee, then goes before the Planning and Zoning
Commnission for a recommendation to go to Public Hearing and then the project would collie
before Council. Director Martin stated that the protocol is not carved in stone and the project
could go before Council prior to submission to the Planning and Zoning Commission and the
Public Hearing, Director Martin said the protocol is done both ways, neither is incorrect.
A discussion ensued regarding the collect protocol and procedure. Chairman Aldarnnan Condon
stated that she would like to see a specific protocol in the future regarding what is required to go
before the Planning and Zoning Commission and what may or may now have to go before the
Planning and Zoning Commission, and in what sequence, in order to avoid any confusion in the
finture.
Director Martin, Ms. Haines, Mr. Huffinmt, Mr. Eldridge and Mr. Colomer departed the meeting.
14
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STYLE 2
STYLE 3
STYLE 4
STYLE 5 (for narrower spaces)
STYLE 6 (for narrower spaces)
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at Pace's discretion, based on ridership activity at the proposed location)
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Connecting Communities
Narrative Description of Proposal — Pearl Street Commons
Full Circle Communities hereby requests consideration and approval of a subdivision, property rezoning, and variances
for minimum parking and minimum front yard for the development of Pearl Street Commons, located at 3512 Pearl
Street,
Background:
Full Circle Communities (FCC) proposes the development of Pearl Street Commons (PSC) located at 3512 Pearl Street on
the northeast corner of Richmond Road and Pearl Street in downtown McHenry. The approximately $7MM project will
convert the existing vacant lot into a high -quality affordable rental community targeted to veterans and persons with a
disability. PSC will consist of 25 units made up of 22 one bedroom units and 3 two bedroom units, designed to be highly
accessible including roll -in showers, accessible kitchens, grab bars, and wider turn -radii (see attached images). In
addition to the units, the building will feature on -site property management, community and service space, library and
computer room, resident storage space, laundry room, patio, and 33 off-street parking spaces. The building will achieve
"green" certifications through Enterprise Green Communities and Energy Star. As a non-profit, FCC commits 75% of
developer fee and ongoing cash flow to provide services to our residents to help enrich their lives and remain stably
housed. Full Circle is partnering with TLS Veterans and Over the Rainbow Association, local service providers for veterans
and persons with a disability respectively, to make tenant referrals and provide services at no extra cost to the residents.
Full Circle will provide long-term professional property management and will maintain on -site property management
and maintenance staff.
In 2016, FCC originally presented to the Community Development Committee to do a 47-unit development with the
same target population. The initial applications for state funding were unsuccessful. A subsequent round of funding was
released in early 2017 and FCC received an award, however the building could contain no more than 25 units. The 25-
unit Pearl Street Commons is what is being presented to PU for consideration and approval of rezoning and variances.
As shown on the plans, FCC hopes to complete a Phase II development of an additional 20-25 units sometime in the
future to get back up to the original scope and provide more housing for veterans and persons with a disability. There is
no timeline set for Phase II and Full Circle has not yet applied for funding. While Phase II is still very conceptual, it is
important to show on the plans to demonstrate FCC's intention. Additionally, FCC is in discussion with the city on the
potential vacation of the public alley on the north side of the site. The potential alley vacation is also shown on the
plans.
i o
t e
proposa
an si a
cons ram s,
a nee oapp y- of r—su dtuGsion�rezonmg,-an
aananeesto
the minimum front yard
and
parking
minimum
is necessary.
The following briefly describes the requests.
Subdivision:
Full Circle seeks to subdivide the subject property in order to accommodate the development of Pearl Street Commons
and the future Phase II on separate lots. Subdivision is necessary due to requirements set by the funding sources.
Zoning:
Current zoning for the property is RS-4 High -Density Single Family Residential and C-4 Downtown Commercial. FCC seeks
a rezoning to RM-2 High -Density Multifamily Residential in order to develop 25 units of quality, accessible multifamily
housing for veterans and persons with a disability. McHenry is home to over 1,300 veterans and over 2,000 persons with
a disability. Additionally, 57% of renters are housing cost burdened, meaning they pay more than 30% of their income
towards housing costs. Accessible rental housing is rare in McHenry, where most buildings have front steps and no
elevator. Affordable, accessible housing will allow veterans and persons with a disability on a fixed income to live
independently and thrive in the community.
Variance — Front Yard Minimum:
FCC is requesting a variance to the minimum front yard under the RM-2 zoning because the proposed project does not
meet the minimum requirement. Under the RM-2 zoning the minimum front yard requirement is 30 feet. The variance
would allow the project to have a front yard setback of 15 feet. Fifteen feet is in line with the neighboring residential
and commercial uses which have front yards of 15 feet or lower. PSC is part of the Core -Downtown Sub -Area which is
characterized by higher density and minimal yard setbacks. Granting a variance to do a 15 foot front yard would be
consistent with adjacent uses and the development character of downtown McHenry.
Variance — Parking Minimum:
FCC also requests a variance to the parking minimum because the proposed project does not meet the minimum
requirement. Under the ordinance, the minimum parking requirement is 2.0 spots per 1-bedroom units and 2.33 spots
per 2+ bedroom units. For PSC this would mean 51 off-street parking spaces, a ratio of 2.04:1. The PSC project includes
25 dwelling units and 33 off-street parking spaces, which comes to 1.32 spots per dwelling unit.
FCC believes that due to characteristics of the resident population, excellent access to public transportation, and parking
usage at comparable properties, the request meets the criteria for granting the variance. The city includes transit -
oriented development as a Comprehensive Plan policy and recognizes that it provides benefits to the community such as
reduced traffic congestion and air pollution. One of the tenets of transit -oriented development is lowered parking ratio
requirements. Even with lowered parking ratio requirements, the typical utilization rates are many times much lower
than 100% at any given time. In a survey of other FCC properties (senior and disabled) that have parking ratios below
0.5:1 we found typical utilization rates around 50-70% (see attached chart).
Additionally, the disability and income status of the tenant population is shown to have limited car use and ownership.
According to research from the University of California — Berkeley, low income individuals and families are less likely to
have access to a car. In the U.S., the percentage of low income residents without access to an automobile is over 20%
compared to just 4% for non -low income residents. Research from the U.S. Department of Transportation states that
persons with a disability are 1.35 times less likely to drive or have access to a car than nondisabled individuals. These
populations typically rely more on public transportation options because of their accessibility and affordability. In the
case of the PSC project in downtown, the site has direct access to Pace bus routes 806 and 807, Metra train, and the
MCRide Dial -a -Ride service.
We are excited about the opportunity to pursue this project in a community that is dedicated to local community
planning and revitalization. We believe our requests for subdivision, rezoning, parking variance, and front yard variance
are reasonable and meet the criteria for approval. Thank you for taking the time to review and consider our application
Parking Utilization Study
Project
Address
Units
Spaces
Ratio
Typical
Parking
Utilization
Rate
Pearl Street
3512 Pearl
25 units
33 parking
1.32:1
Commons
Street, McHenry,
spaces
IL
Milwaukee
3064 N.
32 units
14 parking
0.44:1
70%
Avenue
Milwaukee Ave.
spaces
Apartments
Chicago, IL
Goodlette Arms
950 Goodlette
250 units
120 parking
0.48:1
50%
Apartments
Frank Rd. Naples,
spaces
FL
Universal Design Features
Kitchen and 6a[hroom design
Attess161e pull down ca6lne[ system
FORM A
PUBLIC HEARING APPLICATION
Planning and Zoning Commission
City of McHenry
File Number Z-913
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
1. Name of Applicant Full Circle Communities. Inc. Tel 847-849-5302
Address 310 S. Peoria St.. Ste. 500 Fax N!A
City
State IL,_ Zip 60607
2. Name of Property Owner John Colomer Tel 815-482-2376
(If other than Applicant)
Address 312 Shepherd Hill Lane Fax N/A
City McHenry State IL Zip 60050
3. Name of Engineer Ryan Solum— Manhard Consulting Tel 847-325-7084
(If represented)
Address 900 Woodlands Pkwy Fax N/A
City Vernon Hills State IL Zip 60061
4. Name of Attorney Andy Massmann — Ap I�eeate & Thorne -Thomsen Tel 312-491-4433
(If represented)
Address 440 S. LaSalle St., Ste. 1900, Chicago, IL 60605 Fax 312-491-4411
5. Common Address or Location of Property 3512 Pearl Street
6. Requested Actions) (check all that apply)
X Zoning Map Amendment (Rezoning)
Conditional Use Permit
X Zoning Variance
Other
Zoning Variance —Minor
_ Zoning Text Amendment
Use Variance
*Definition of Minor Variance: A variance granted to the fee owner, contract
purchaser or option holder of asingle-family detached or attached dwelling, or
single-family detached or attached building lot for that dwelling or lot.
FORMA Page 1 of 3
7. Current Use of Property The westem half of the subject property is currently undeveloped and
grass covered The eastern half consists of an asphalt paved parking lot formerly used by the bank.
8. Current Zuluug Classification of Property, Lrcluding Variances or Conditional Uses
RS 4• PINS 09-26-405-016. 09-26405-024. 09-26-405-025 (western half of property)
C 4• PINS 09 26 405 017. 09-26-405-018 (eastern half of property)
9. Current Zoning Classification and Land Use of Adjoining Properties
North: RS 4 single family homes
South:
East: RS 4 single familyhomes
West: RS-4 church and school; RM-2 single family homes
10. Required Attachments (check all items submitted)
Please refer to the Public Hearing Requirements Checklist to determine the requhed attachments.
X
1.
Application Fee (amount) $ 950
X
2.
Narrative
Description of Request
X
3,
FORM A
— Public Hearing Application
X
4,
FORM B
— Zoning Map Amendment (Rezoning) Application
5.
FORM C
— Conditional Use Application
X
6,
FORM D
— Zoning Variance Application
FORM E
— Use Variance Application
_7
Proof of
Owners9pand/or Writes Consentrf om Property wner in he—Fon�of an ---
Affidavit
X 9. Plat of Survey with Legal Description
X 10. List of Owners of all Adjoining Properties
X 11. Public Hearing Notice
X 12. Sign (Provided by the City, to be posted by the Applicant)
X 13. Site Plan
X 14. Landscape Plan
X 15. Architectural Rendering of Building Elevations
16. Performance Standards Certification
X 17. Traffic Analysis
18. School Impact Analysis
FORMA Page 2 of 3
11. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner
or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject
property or his or her agent or nominee.
Applicant is Not Owner
If the Applicant is not the owner of record of the subject property, the application shall disclose the
legal capacity of the Applicant and the 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. **See Purchase Agreement**
Applicant or Owner is Coporation or Partnership
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation or partnership, the application shall disclose the name and address of the corporation's
officers, directors, and registered agents, or the partnership's general partners and those shareholders
or limited partners owning in excess of five percent of the outstanding stock or interest in the
corporation or interest shared by the limited partners. **See List of Officers & Directors**
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.
**N/A**
12. Certification
I hereby certify that I am aware of all code requirements of the City of Mcllenry 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 Conuniasion, 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 the Zoning Board of Appeals or City Council,
Print Name and Designation of Applicants)
FORMA Page 3 of 3
FORM B File Number Z-913
ZONING MAP AMENDMENT (REZONING)
Planning and Zoning Commission
City of McHenry
333 South Green Stree[ � McHenry, IL 60050 � Tel: (815) 363-2170 a Fax: (815) 363-2173
Table 33 of the City of McHenry Zoning Ordinance provides that in recommending approval of a Zoning
Map Amendment (Rezoning), the Planning and Zoning Commission shall transmit to the City Council
written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request,
1. Compatible with Use or Zoning of Environs
The proposed use(s) or the uses permitted under the proposed zoning classification are compatible with
existing uses or existing zoning of property in the environs.
Pearl Street Commons, RM-2, is compatible with adjacent uses and zoning as it is located adjacent to RS-
4, C4, and RM-2 zoning with existing uses of single family homes, a bank, a church- and a school. It is
located within the Core -Downtown Sub -Area which prioritizes mixed uses and higher density.
2. Supported by Trend of Development
The trend of development in the general area since the original zoning of the affected property was
established supports the proposed use(s) or zoning classification.
Pearl Street Commons, RM-2, is consistent with the local trend to make the Core -Downtown Sub -Area an
area of higher density, mixed uses. The prroiect redevelops a vacant lot into higher density residential. The
city has invested time, effort, and resources into redeveloping the area and created partnerships with the
private sector to leverage their resources.
The proposed uses) or zoning classification is in harmony with the objectives of the Comprehensive Plan
of the City as viewed in light of any changed conditions since the adoption of the Plan.
Pearl Street Commons, RM-2, is consistent with the Plan and helps the Citv accomplish the goals of
providing high -density multifamily housing in the downtown, near commercial, and in proximity to
transit, connecting residents to services, jobs, and retail in a mixed use environment. The development is
also infill housing that would replace a vacant and underutilized site in an existing neighborhood. The
Core -Downtown Sub -Area Future Land -Use Man also designates the nroiect site as a site for residential
redevelopment.
4. Furthers Public Interest
The proposed uses) or zoning classification promotes the public interest and not solely the interest of the
applicant.
Pearl Street Commons, RM-2, promotes the public interest because it provides accessible housing and
increases housing affordability for veterans and persons with a disability. There is limited availability of
existing accessible, and elevator -served housing in the area. Accessible housing at a reasonable price
FORM B Page 1 of 2
helps tenants remain independent and age in place
FORM B Page 2 of 2
FORM D File Number Z-913
ZONING VARIANCE
Planning and Zoning Commission
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
Table 32 of the City of McHenry Zoning Ordinance provides that irr recommending approval or conditional
approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written
findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to request
I. Special Circumstances Not Found Elsewhere
Special circumstances exist that are particular to the property for which the variance is sought and that do not
apply generally to other properties in the same zoning district; and these circumstances are not of so general
or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them.
The subject property is unique for sites zoned RM-2 because it is located in downtown McHenry which is
characterized by higher density, minimal setbacks, and greater public transportation opportunities This is
unlike the maiority of lots zoned RM-2 which are located in less dense more car -reliant areas of McHenry,
2. Circumstances Relate to Property Only
Since a variance will affect the character of its surroundings long after a property changes hands, the special
circumstances referenced herein relate only to the physical character of the land or building(s) for which a
variance is sought, such as dimensions, topography, or soil conditions; and they do not concenr any business
or aetiyity the -present
-_ ospec v ownc- - yes --on 01seeks-to- cally-on if
_
personal, business or financial circumstances of such owner or tenant or any other party with interest in the
property.
The requested variances to minimum parking and minimum front yard are specific to and necessary for the
development located at the northeast corner of Richmond Road and Pearl Street They are necessary only for
the successful completion of Pearl Street Commons and not related to another personal business or financial
circumstance of the owner or applicant. Additionally, the variances are specific to the Pearl Street Commons
project which Full Circle will own for a minimum of 30 years per the requirements of our funding sources
3. Not Resulting from Applicant Action
The special circumstances that are the basis for a variance have not resulted from any act of the applicant or
of any other party with interest in the property.
The request for variances to the minimum parking and minimum front yard do not result from applicant
downtown development trends.
FORM D Page 1 of 3
density residential in compatible areas, such as downtown McHemy,
9. Minimum Variance Required
The variance requested is the minimum required to provide the applicant with reasonable use and enjoyment
of the property.
The variances for minimum parkin¢ and front yard are the necessary minimum in order to develop quality,
in order to minimize the number of requested variances.
FORM D Page 3 of 3
Form F File Number Z-913
PLAT AM Y ELOPMENT APPLICATION
City of McHenry
333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 Fax: (815) 363-2173
1. Name of Applicant Full Circle Communities. Inc. Tel 847-849-5302
Address 310 S. Peoria St.. Ste. 500 Fax N/A
2. Name of Property Owner John Colomer Tel 815482-2376
(If other than Applicant)
Address 312 Shepherd Hill Lane, McHeriM IL 60050 Fax N/A
3. Name of Engineer Ryan Solum—Manhard Consulting Tel 847-325-7084
(If represented)
Address 900 Woodlands PbU, Vernon Hills, IL 60061 Fax N/A
4. Name of Attorney Andv Massmann—Applegate & Thorne -Thomsen Te1312-491-4433
(If represented)
Address 440 S. LaSalle St.. Ste. 1900, Chicago, IL 60605 Fax 312-491-4411
5. Common Address or Location of Property 3512 Pearl Street
6. Requested Action
X Fival Plat
Development
Provide a brief description of the Requested Action. For example, indicate the number of lots and the
type of subdivision (single-family, towhhome, commercial, industrial, etc.) or include a description of
the development project:
The site will be zoned RM-2 and will be split into two lots for multifamily development One lot will
accommodate Pearl Street Conunons. a 25-unit residential development targeted to veterans and persons
with a disability. A potential Phase H multifamily development will occuMv the second lot
FORM F Page 1 of 3
7. Current Use of Property The western half of the subject property is currently undeveloped and
grass covered. The eastern half consists of an asphalt paved parking lot, formerly used by the bank.
8. Current Zoning Classification of Property, Including Variances or Conditional Uses
RS-4: PINS 09-26-405-016; 09-26-405-024; 09-26-405-025 (western half of property)
C-4: PINs 09-26-405-017; 09-26-405-018 (eastern half of property)
9. Current Zoning Classification and Land Use of Adjoining Properties
North: RS-4 single family homes
South:
East: RS-4 sinele family homes
West: RS-4 church and school; RM-2 sin leg family homes
10. Required Attachments -Please refer to the attached checklist.
1 I. 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. **See Purchase Agreement**
— — Anp icant or Owner is Corporation or arhrers p --
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land tmst 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. **See List of Officers & Directors**
Applicant or Owner is a land Trust
L 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 apphcation.
**N/A**
FORM F Page 2 of 3
12. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
such codes.
I hereby request that the City process this application in accordance with the codes and ordinances of
the City.
Signature of Ag lio CantL)
Print Name and Designation of Applicant(s)
FORM F Page 3 of 3
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TRADED SAM AND TIM
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d
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STATE a ) > SS
aTINTY 6
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FINAL PLAT
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y CTOR CERRFlC TE e5 NORTHN9CNI RANCIE9. EAST OF MfE IN:RD MNOPAL VER.OIAN, IN MCHENRY (MONW. IWNOS
STATE OF ILLIWO )
)ss
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TATE OF LLWvS
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ACCESS NOTES
STATE OF yaws IDS
WuNn OF unuNR'O
COUSIN OF UcKENRY AND ll� STATE OF XlWBL DO HIDDEN DENTEY WT TRIAL ARE NO
DELAWILEAT METAL TAM. SO usatm OANIDiT CONNAL TAXES SO I.Natm FCATETTED TAXES
ENS — DAY OF
INYXIC REALITY
MEi`ow of vAY0. ROaATRN a BY GROO S AT
MASTERY
ONE IN' GASYSTORAw/aa EMAMNY MawSES Su DE Au MED TO Att A%POYAT lYE SEE CAS MAN
EASELENT PROKSICNS
AND SERVICE IS WAYS, AMWED FOR AW CRANYTO TO
DMAJOr
AND
lOw SOF MCz FWAI,,,E TO,SNA
� LEW IMINAKIN AREA OR AREAS- IS DEFIVID AS A LOT, PEACE CIA AREA OF REAL.
APPURTENANCE: TO DOE SENRARly OWNED lo� PARMLS OR AREAS NOTION TtOt FNANSW
EXCLU
STRuD YON F FA u AS .,L a DOFF BY GRANTaS AT COST s �..TENAPT RTADE LOON
O SANE OVA"
"'N'O"`ceAM� r'NwR
w.xEIA�� LITYNE`oN�EA
LARRY "AIDES ON SWEETS WITHAT FIRST ItA� NEXTENTO NOTION AEFTNEVAi WT RTr ON OF
NOYEWE
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OR In SLOW ANY .ORIA ON SAW FEREFORNED
R: o OR A �COST WALTON WIN AN ADD7YXNA- STAN OF "IS) EF"Ra ENTRANCE SFAC «r N EMNEASSERAREA oOR ON ENSTAN, C17 NE ON OF WOKINFly.
O.NTRiA,TaY
SUWLAAD LED
` TR % ESLNO VERNON[ IaIS. E SORT
JSDo
LOW
PERUSSOX TO REMO)
SEAM R SINOs )
CONEY oYua )
ITINDOWAl To IN ASSN W. TO AKOEO INS FLAT
FOR REVIEK ONLY
m
AND SUBTFA9CIR
FAME. It
OFFICE �W%�OwE5uMEOa�WUraa nT z�tNo NAND BEINGF i MOF=N ON Of SIOMACN WON. ILLAW&
COLIK'N MACS FLAT OF KOO[ 12 OF TEE ORDINAL- PLAT OF THEE
NALLACE OF Iw ENSW (iAL- PART OF LOT 2 OF'� E MST BANN OF FDA R AM
OF FSAM a°AX: sROW AS rCLWllS;
' ` OFSAD LOT S BBOW TIE NOR»ESY IAE a PENS S�TAEEn`AAT°O IT ON �P� OF
1NEH FEET TO INE EAST USE OF FWAPOND START. � SOLEFFITRULY OR YEE EAST USE OF
� STREET ?L75 FEET TO � SOtJDf TAM OF LOT Z INDSM EAST ON ITAz SOUlN LIKE
DEW LOT, O
LOCATED IN AND BEAD PART OF � HANDE 5 EAST OF a-v,�r �VOF P'O`�COEM WAAATTwTO TINE KOPE
OF WE STATE ONOSDIPAXN TAT04 IN D® Ro�AS DOCANTNTAIDF
PARTIES. Ek
FART OF
PMfn Nam¢ MN2ITI WOA RDOW TTOI�wnAT UTDOW Nscoam WAY e.M2 N m« z
OF RAT�
PARCEL &
�NY. W THE MST SIDE OF :z C�NDW AT THE SOJWFST AWER AD MOF ONO TO NREMENAT TINETECF RECORAED� Y a
2`zRD0% ITRNCEPEARL
SOLVENTLY ON TIN MST LINE OF LOTS 7, 10 AND 11. IN DCK 3E wO BOQY
DOW Al TIE SOUTIEAST O/ARTEe OF SECTION ze. TOwsw 45 NORM. At a EAST Of TIE
IKS IS ALSO TO DOOLARIz WT RE EROSION AS � ON NE ANNENED FLAT LESS MEMN
IAIE,a S DTw
5N D(ORDERS L07
STATITIES Aw A ANE DASNAS vD;E4AASr FOAM; OF O,AY0WXE n � OTHERWISE TM «oPUA4<E .IIH LEWIS
WT
"X DANSNADW)L
FLOOOPIAOL THS MAE DOES WT NECESSARY SWIT All- AREAS SLWCr TO MCOE* N �
ODIFIAN)" m ALL FEATURES WINCE SMA- MOOD ftXZXv AREAS THIS DOES
�r
O
J
J
FOR REVIMV ONLY
uavSE EmNES SA DNam n we raEaE��RA4 P
(I MAN P� AWSTRAWN
Tel 1N 3EWRES APOL OO. wo _ NO HOItMµ _ Neu E
. 3648 SN ET
� OF NEW STANDARDS HR AA WoNDARY S�nSCY. a �NMLLs.M1 �`
LOCATION SAP
A T2 B ALC
EXISTING ZONING
(S)RGH SISIEL NROAFAYLY RESOwnAL
C4)OONINTOTNCOVV
PROPOSER ZONING
(RM-2) HM. DENSITY MOLD FAMLY RESDENPAL
P�CRANTOR'S LEGAL DESCRIPTION
T)a VMAT vPMWy OF AND , AM OTZ
Ax (EXCEPT iuPART �To Da RECITE OF DiE
TM T
Pu1m rF xv wS x rOmiA4 IN �COUM, ulr»a " A Tw.T�STsis
LA A EAST
R°Wa 6Y � OTT O� ORrsT& � Au'as T+S —DAY OF
PRELIMINARY PLAT
OF
PEARL STREET SUBDIVISION
SUBOINSOY OF THAT PART 0. THE SOU,HEA T WARTER OF wSECnW36, TO'ANSRP
45 HORm, RANCE6, EAST OF THE WRO MN'OPAL YERt RY CWNTY, RUNGS.
PIN'S
09-26-405-017
09-26-405-0a
09-2fi-405- 24
09-2fi-405-024
09-26-40.5-025
�s4
_ 5j4R
46
°'�
\y\ I
5 22'59'33'M� _ ¢®)•Q YE( .,�
ILT1 \�
ADO
\P V ^ v Pe o
LOT 2
SOr a
GRAPHIC SCALH
BASIS OF BEARINCS
,oT Taws) �T%MAXT ,� MI IM vnallor
M
LYRGLE GFNMOx,DES. ING
310 S. PEOSTREET pit
cHrAW, RL bO6oz
-11
�
PROPERTY AREA
LOT I = 3T.510 SO, FT. (0.]23 AMES)
LOT z = 29,013 so FT (0.666 AGES)
TOTAL AREA =60.523 SO- FT. (1.389 ACRES)
�
PROPERTY AREA
LOT I = 3T.510 SO, FT. (0.]23 AMES)
LOT z = 29,013 so FT (0.666 AGES)
TOTAL AREA =60.523 SO- FT. (1.389 ACRES)
ABBREVIATIONS
M Ew
¢®?
e
RIL_�Q6F,6A(1rT
/ v__ y �� /OF rz)`vgT�¢p��' f4, 10, \ _'o ` \ \,T°- a/ANYADD
HEum DEPARTMENT GA,F
a.,�,) A.a
STATE a A.m:as ,
) tt
« a UcTawY,
BE
TOR Or 110i"M
CIE
Rf1ERFl:CE BFlItlW/FN: P'cs PD NN0120)
AT
YCHwflv, W.ONG CREW STREET, MOOT NOWAY
AT
NO STREET. AT
ELN STREET STATE HGHWAY 120 UL
(CE,STAR
THE
SET VERTICALLY 1Y THE hGm FACE W
THE POST Of I
PART a EFFT
hroRmFasr Ix)aEAS
RS LIRE 0." GREEN E
EAST 0 ME EAST STREET, 65
fEEr Y1EST 6 THE RT R OF
CORNER OF THE BU
LEVEE TNG
THE ECRU TOO R"PAKE LEAMET
NEsiEM'0 WHLL TO G Ew STREET
S RUT, A- z MET
BELOW THE I 0. GREEN NO THIS
HOLE 1H15 LONG
cAN 9E REACF O BY 0O..4G AEWT 0.5 MiE EAST
ED
uA:4 STREET S&NG Ahi)
GASSING OF THE 4 'CHE AN0
RN R TLW
xoflm YFSTFax RA0.WAv AND sTATRN T ualxflY ,
OOC-PYV[f NGm—A\T1TGmEAST—ALU4c
GEw STREET.
ELEVAnOY ]6053 DATUM NAVDW GEOD 12R
9Gh BF}ICIN.IN 1:
BOLT ON FIRE HYORAVT LOCATED
OF h04m F442
F OF
APPROX VATELY 40 ETS NGm OF
PEARL SIRE AND 5( EEROO EAST OF THE CwTERU4E
HE GLIDE
flCHNOVO (US RWTE 31)AT THE hOflmUST
PEARL S
CORNER OF PEARL STREET.
LLEVAnON= 7UI DATUM=NAAOM-GE00 123
SITE BFRGWA z
lW 'OR1 HYDRANT
IN 04
VIVA Y 25 TI OF
EEEr: Naxm ES cwF
245 FEETf NEST G THE
TIM
OF PEARL STREET ANDSTREET
Cw1ERlA4E OF GREW SDtEEi.
ElEVADOV=167.25 DATUM=NAVDW-GE00 128
SURVEYOR'S NOTES
MET AND A�WAJL FlXCES OF.
W
°
S�WT a ' �4 "i� n A�
2
D IN
CAL m" OR OTaI AST6 IENT6 Of
la
.1
TIRUT ra N ER Ib,�,3,a
�I,
1,H
e
4
h
PLANT SCHEDULE
Q
uxu.nu �
wmuws wr
,�Q CONCEPTUAL LANDSCAPE PLAN
FULL CIRCLE
.� communities
a PEARL ST.
PEARL STREET COMMONS
RICHMOND &PEARL STREETS MCHENRY, ILLINOIS
0 25' S0' 75' 125'
CORDOGAN CLARK &ASSOCIATES, INC.
ARCHITECTS ENGINEERS
XF
Ke n in, U n dg ren,04Hi%-A,Aboe4ajic.h
9575 Wes( Higgins Road. Suite 400 1 Rosemont, Illinois 60018
p: 847-518-9990 1 r: 847-518-9987
MEMORANDUM TO: Jordan Battle
Full Circle Communities, Inc.
FROM: AndrewN. Bowen
Consultant
Luay R. Aboona, PE
Principal
DATE: August I I, 2017
SUBJECT: Site Access Evaluation
Proposed Affordable Housing Development
McHenry, Illinois
This memorandum sumunarizes the results and findings of a site access evaluation conducted by
Kenig, Lindgren, O'Hara, Aboona, Imo. (KLOA, Inc.) for the proposed affordable housing
development in McHenry, Illinois. The site, which is currently vacant, is located in the northeast
quadrant of the intersection of Richmond Road with Pearl Street. Upon full buildout, the housing
development will provide a total of 50 living units in two buildings, to be developed in two phases.
Access to the development is proposed via an access rive of Pearl-ree .
Figure 1
shows the
location of the site
in relation to the area roadway system. Figure 2 shows
an aerial
view of the
site area.
The purpose of this traffic planning evaluation was as follows:
Determine the existing conditions in the vicinity of the site
2. Determine the amount of traffic the housing development will generate
Evaluate the adequacy of the Pearl Street site access as it relates to the adjacent roadway,
geometric characteristics, and impact on the intersection of Pearl Street with Richmnnd
Drive
KLOA, Inc.'I'ranspoAation and Parking Planning Consultants
F
McCullom i
Lake
SITE
!� ��ha'ftll•'CA
McHenry i
Moraine Hills
Creekside Park Stale Park
Site Location
2
Figure 1
Existing Conditions
Existing transportation conditions in the vicinity of the site were documented based on afield
visit conducted by KLOA, Inc. in order to obtain a database for projecting future conditions.
The following provides a description of the geographical location of the site, physical
characteristics of the area roadway system including lane usage and traffic control devices and
existing peak hour traffic volumes.
Site Location
The site is located in the nor4heast quadrant ofthe intersection of Richmond Road (IL 31) and Pear
Street and contains an unused parking lot, with two frill access drives onto Pearl Street. Land uses
in the vicinity of the site are primarily residential, with single family homes bordering the site to
the north and east. Commercial developments are located south of the site, and St. Mary Church
is located across from the site on Richmond Road,
Existing Roadway System Characteristics
Pear! Street is an east -west collector roadway that in the vicinity of the site provides one lane in
either direction. Pearl Street terminates at its signalized intersection with Richmond Road where
it widens to provide an exclusive left -turn lane and an exclusive right run lane. Pearl Street is under
the jurisdiction of the City of McHenry, carries an annual average daily traffic (AADT) volume of
5,100 vehicles (IDOT AADT 2013) and has a posted speed limit of 25 miles per hour.
Richmond Road (IL 31) is a north -south arterial roadway that in the vicinity of the site provides
wo lanes in each direction. At its signalized intersection with Pearl Street, Richmond Road
provides an exclusive through lane and a shared through/right-turn lane on the northbound
approach and an exclusive left turn lane and two exclusive through lanes on the southbound
approach. Richmond Road has a posted speed limit of 35 mph, with a reduced school speed limit
zone of 20 mph north of Pearl Street. Richmond Road is under the jurisdiction of Illinois
carries an AADT volume of 17,000 vehicles (IDOT AADT 2016).
Existing Traffic Volumes
In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted
peak period traf£c counts using Miovision Scout Video Collection Units on Tuesday, July 25,
2017 during the weekday morning (7:00 A.M. to 9:00 A.M.) and weekday evening (4:00 P.M. to
6:00 P.M.) peak periods. The results of the traffic counts showed that the weekday morning peak
hour of traffic occurs from 8:00 A.M. to 9:00 A.M. and the evening peak hour of traffic occurs
from 4:45 P.M. to 5:45 P.M. Figure 3 Illustrates the existing peak hour traffic volumes. Copies of
the traffic count summary sheets are included in the Appendix.
SCALE
•vvi - � �v� � �r��� i iv ��� �-r �.i-.i.�� i vie
Pearl Street L!/ /'7�
Apartments Existing Traffic Volumes � o ��
McHenry, Illinois Job No:17-174 Figure: 3
5
Traffic Obseivation
Traffic flow on Pearl Street at its intersection with Richmond Road was observed during the
morning and evening peak hours to determine the length oftraffic queue at the traffic signal. Based
on these observations it was determined that the queues did not extend to the proposed location of
the access drive except once during the PM peak hour.
Gap Study
A gap study was performed on Pearl Street during morning and evening peak hours in order to
determine the availability of gaps or interruptions in the Pearl Street traffic stream. The gap study
was conducted on Tuesday, July 23, 2017 during the same period as the traffic counts. The study
examined gaps in the eastbound direction along Pearl Street, which would allow vehicles to turn
left in from Pearl Street onto the development and right out from the development onto Pearl Street
as well as in both directions that would allow vehicles to turn left out from the development onto
the Pearl Street. The results of the gap study, showing the total number of potential movements
based on gaps available, for the peak hours are summarized in Table 1.
Table I
SUMMARY OF PEARL STREET PEAK HOUR GAP STUDY
Left Turn from Pearl Street 855 994
Left Turn from Access Drive 451 4 H
Right Turn from Access Drive 480 521
Proposed Development Plan
As proposed, the plans call for developing the site with two 25-unit buildings for a total of 50
apartment units. Access will be provided via a full movement access drive off Pearl Street to be
located approximately 150 feet east of the stop bar on Pearl Street at Richmond Road. This access
drive will provide one inbound lane and one outbound lane with outbound movements under stop -
sign control. A copy of the site plan depicting the proposed development and access is included in
the Appendix.
Development Traffic Generation
The number of peak hour vehicle trips estimated to be generated by the proposed development of 50
apartment units is based on vehicle trip generation rates contained in Trip Generation, 9°i Edition,
published by the Institute of Transportation Engineers (ITE). Given the type of residential
development proposed that will target veterans and persons with disabilities, it is anticipated that the
residents will have limited vehicle use and ownership. Based on parking utilization at similar
residential developments, the site -generated traffic can be expected to be reduced by 30 percent.
Table 2 shows the site -generated traffic volumes for the proposed development.
Table 2
ESTIMATED SITE -GENERATED TRAFFIC VOLUMES
220 Apartments 6 22 28 28 16 44
(50 Units)
30% 2 6 8 7 S 12
Reduction — — — — —
Total 4 16 20 21 11 32
Total Projected Traffic Conditions
The existing traffic volumes (Figure 3) were increased by a regional growth factor to account for
the increase in existing traffic related to regional growth in the area (i.e., not attributable to any
particular planned development). Based on ADT projections provided by the Chicago
Metropolitan Agency for Planning (CMAP) in a letter dated August 3, 2017 an increase of
approximately 1.6 percent per year for Pearl Street and an increase of approximately 2.9 percent
for six years (buildout year plus five years) was applied to project Year 2023 conditions. As such,
Pearl Street volumes were increased by 9.6 percent and Richmond Road Volumes by 17.4 percent.
A copy of the CMAP 2040 projections letter is included in the Appendix.
The development generated traffic was added to the existing traffic volumes accounting for
background growth and the traffic projected to be generated by other nearby developments, to
determine the Year 2023 total projected traffic volumes, show in Figure 4.
Traffic Analyses
Roadway and adjacent or nearby intersection analyses were performed for the weekday morning and
weekday evening peak hour periods for the future projected (Year 2023) conditions.
The traffic analyses were performed using the methodologies outlined in the Transportation Research
Board's HighnT, Capacty, Manual (HCDII), 2010 and analyzed using SIMTraffic/Synchro 9
software.
The ability of an intersection to accommodate traffic flow is expressed in terms of level of service,
which is assigned a letter from A to F based on the average control delay experienced by vehicles
passing through the intersection. The Highway Capacity Manual definitions for levels of service
and the corresponding control delay for unsignalized intersections are included in the Appendix of
this report.
Summaries of the traffic analysis results showing the level of service and overall intersection delay
(measured in seconds) for the projected conditions (Year 2023) are presented in Table 3 and 4. A
discussion of the intersections follows.
I10
Pearl Street
Apartments
McHenry, Illinois
\
L /
/
L /
i y68 ,
/
30,
T f* v�\•
AM
cm
NOT TO SCALE
LEGEND
00 - AM PEAK HOUR (8:00-9:00 AM)
(00) - PM PEAK HOUR (4:45-5:45 PM)
2023 Total Projected Traffic Volumes �Q
Job No: 17-174 Figure: 3
E
Table 3
CAPACITY ANALYSIS RESULTS
RICHMOND ROAD WITH PEARL STREET- SIGNALIZED
RIAMMMI
Weekday D B
A
A
A
Morning 45.3 15.0
6.0
2.4
3.1
A
A - 6.0
A - 3.1
Peak Hour C - 20.5
6.4
-_
D
C
B
A
A
B
Weekday Evening Peak
45.8
29A
I L l
6.5
4.8
11.9
Hour
C-32.5
13-11.1
A-5.1
Weekday
D
B
A
A
A
Morning
46.2
14.9
6.5
2.7
3.4
A
- - Peak Hour
6'8
A-5.6
A-6.5
A-3.4
Weekday Evening Peak
A
B
4L5
3D
1B5
1A
Hour
15.9
D-39.5
B-15.5
A-8.2
LOS = Level of Service
Dela is measured in seconds
Table 4
CAPACITY ANALYSIS RESULTS
PEARL STREET WITH ACCESS DRIVE - UNSIGNALIZED
Projected Conditimts (2023, 50 Units)
• Southbound Approach
• Eastbound Left -Turns A <1.0 A <1.0
LOS =Level of Service
Delav is measured in seconds.
10
Discussion and Recommendations
The following summarizes now the intersections are projected to operate and identify any roadway
and traffic control improvements to accommodate the development traffic.
Richmond Road with Pearl Sheet
The results of the capacity analysis cate that overall this intersection currently operates at level
of service (LOS) A during the weekday morning and evening peak hours and will continue to do
so under projected future conditions. The increase in delay of seven seconds or less for the
westbound approach is primarily attributed to the background growth and is not significant as
agood LOS will be maintained. As such, the proposed development traffic will have a limited
impact on the operations of this intersection and no roadway or traffic control improvements will
be required.
Pearl Sheet with Access Drire
The results of the capacity analysis indicate that all movements are projected to operate at LOS B
or better during both the morning and evening peak hours. The inbound left turning movements
will operate at LOS A with delays of less than one second while the outbound traffic will operate
at LOS B or better with delays of less than 12 seconds. This indicates that the proposed access
drive will operate adequately and its location will not impede flow of traffic in and out of the
development or the flow of through traffic on Pearl Street.
The intersections of Pearl Street with Richmond Road and the proposed access drive were further
analyzed by simulating the projected traffic using SimTraffic Software. The results of the
simulation found that traffic queues extended beyond the proposed access drive only two percent
of the time. The low probability of blockage confirms the results of the capacity analysis that the
proposed access drive will be adequate in accommodating site traffic.
Evaluation
As indicated earlier, a gap study was conducted of the traffic flow on Pearl Street during the
morning and evening peak hours. Table 5 shows the total number of potential movements
compared to the number of required gaps that are needed to accommodate the projected traffic
turning onto and from the proposed access drives. As shown in Table 5, there are more than
sufficient gaps in the Pearl Street traffic stream to accommodate the eastbound left -turns into the
proposed development, southbound right -turns onto Pearl Street and southbound left -turns onto
Pearl Street for the weekday morning and evening peak hours of adjacent roadway traffic. These
results indicate that these movements will be completed with minimal delays and further confirm
the adequacy of the location of the proposed access drive.
11
Table 5
GAPS —PEARL STREET
Left Turn from Pearl 855 3 994 18
Street
Left Turn from Access 451 2 411 2
Drive
Right Turn from Access 480 14 521 10
Drive
Conclusion
Based on the preceding analyses and recommendations, the following conclusions have been
made:
• The proposed development, given its size and type, will generated a limited amount of
traffic during peak hours
• The proposed access drive will be adequate in accommodating site generated traffic.
• The results of the capacity analysis indicate that the roadway system has adequate reserve
capacity to accommodate the increase in traffic. The location of the access drive will not
impede the ability of site traffic to enter and exit the site efficiently and without negatively
impacting flow of traffic.
• The results of the gap study indicate that more than adequate gaps exist in the Pearl Street
12
Appendix
Traffic Count Summary Sheets
Level of Service Criteria
Capacity Analysis Summary Sheets
Proposed Site Plan
A-1
Traffic Count Summary Sheets
A-�
KLO1�
Keng LWgren O'Hare Moons, Im
S575 W.HiKm RE., Sute 4W
Rosemont, Mnois, UriteE States (MIS
Turning Movement Data
Covet Name: RiCmantl Roatl xiN Pean Sireel
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he Page t5
el of Service Criteria
A-2
LEVEL OF SERVICE CRITERIA
Signalized Intersections
Average Control
Level of Delay
Service Interpretation (seconds per vehicle)
A Favorable progression. Most vehicles arrive during the 510
green indication and travel through the intersection
without stopping.
B Good progression, with more vehicles stopping than for >10 - 20
Level of Service A.
C Individual cycle failures (i.e., one or more queued >20 - 35
vehicles are not able to depart as a result of insufficient
capacity during the cycle) may begin to appear.
Number of vehicles stopping is significant, although many
vehicles still pass through the intersection without
stopping.
D The volume -to -capacity ratio is high and either >35 - 55
progression is ineffective or the cycle length is too long.
Many vehicles stop and individual cycle failures are
noticeable.
E Progression is unfavorable. The volume -to -capacity ratio >55 - 80
is high and the cycle length is long. Individual cycle
failures are frequent.
F The volume -to -capacity ratio is very high, progression is >80A
clear the queue, v v
Lttersections
Level of Service Average Total Delay (SECNEH)
A 0-10
B >10-15
C >15-25
D
>25-35
E
>35-50
F > 50
Source: Higlnray Capacity �17anuaf, 2010.
Capacity Analysis Sheets
A-4
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St 08110/2017
4e 4 f l
Lane Configurations
Traffic Volume (vph)
Future Volume (vph)
Ideal Flow (vphpl)
Lane Width (it)
Storage Length (it)
Storage Lanes
Taper Length (it)
Lane Ulil. Factor
Frt
At Protected
Said. Flow (prol)
Fit Permitted
Said. Flow (perm)
Right Turn on Red
Said. Flow (RTOR)
Link Speed (mph)
Link Distance (it)
Travel Time (s)
Peak Hour Factor
Heavy Vehicles (%)
Shared Lane Traffic (%)
Lane Group Flow (vph)
Turn Type
Protected Phases
Permitted Phases
Detector Phase
Switch Phase
Minimum Initial (s)
Minimum Split (s)
Total Split (s)
Total Split (%)
32 146 486 6 76 636
32 146 486 6 76 636
1900 1900 1900 1900 1900 2000
11 11 12 12 12 12
127 0 0 146
1 1 0 1
120 120
1.00 1.00 0.95 0.95 1.00 0.95
0.850 0.998
0.950 0.950
1745 1546 3339 0 1736 3585
0.950 0.419
1745 1546 3339 0 765 3585
Yes Yes
168 2
25 35 35
783 438 280
21.4 8.5 5.5
0.87 0.87 0.87 0.87 0.87 0.87
0% 1% 8% 0% 4% 6%
37 168 566 0 87 731
Prot Perm NA pm+pt NA
3 2 1 6
3 6
3 3 2 1 6
8.0 8.0 15.0 3.0 15.0
19.0 19.0 24.0 12.0 24.0
19.0 19.0 65.0 16.0 81.0
19.0°% 19.0°% 65.0°% 16.0% 81.0%
All -Red Time to
8.0 8.0 15.0 3.0 15.0
19.0 19.0 24.0 12.0 24.0
19.0 19.0 65.0 16.0 81.0
19.0°% 19.0°% 65.0°% 16.0% 81.0%
All -Red Time to
All -Red Time to
Lost Time Adjusts)
0.0
0.0
0.0
0.0
0.0
Total Lost Time (a)
6.0
6.0
6.0
3.5
6.0
Lead/Lag
Lag
Lead
Lead -Lag Optimize?
Yes
Yes
Recall Mode
None
None
C-Min
None
C-Min
Act Effct Green (s)
9A
9.0
70.8
81.5
79.0
Actuated g/C Ratio
0.09
0.09
0.71
0.82
0.79
v!c Ratio
0.24
0.58
0.24
0.13
0.26
Control Delay
45.3
15.0
6.0
2.4
3.1
Queue Delay
0.0
0.0
0.0
0.0
0.0
Total Delay
45.3
15.0
6.0
2.4
3.1
LOS
D
B
A
A
A
Approach Delay
20.5
6.0
3.1
Approach LOS
C
A
A
Queue Length 501h (it)
23
0
59
7
47
AMEX 8:00 am 08/03/2017 Baseline
Synchro 9 Report
ANB Page 1
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St 08/1012017
4 lv� l
Lane Group
WBL
WBR
NBT 14
SBL
SBT
Queue Length 951h (it)
50
54
95
19
77
Internal Link Dist (ft)
703
358
200
Tom Bay Length (ft)
127
146
Base Capacity (vph)
226
347
2364
744
2831
Starvation Cap Reductn
0
0
0
0
0
Spillback Cap Reductn
0
0
0
0
0
Storage Cap Reductn
0
0
0
0
0
Reduced vlc Ratio
0.16
0.48
0,24
0,12
0,26
Intersection Summa
Area Type: Other
Cycle Length:100
Actuated Cycle Length: 100
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBTL, Start of Green
Natural Cycle: 55
Control Type: Actuated -Coordinated
Maximum We Ratio: 0,58
Intersection Signal Delay: 6.4 Intersection LOS: A
Intersection Capacity Utilization 37.8% ICU Level of Service A
Analysis Period (min)15
AMEX 8:00 am OS/03/2017 Baseline Synchro 9 Report
ANB Page 2
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St
r t t �► 1
LaneConfgurations
- I
r
rP
01
TT
Traffic Volume (vph)
68
296
1021
23
169
821
Future Volume (vph)
68
296
1021
23
169
821
Ideal Flow (vphpl)
1900
1900
1900
1900
1900
2000
Lane Width (ft)
11
11
12
12
12
12
Storage Length (ft)
127
0
0
146
Storage Lanes
1
1
0
1
Taper Length (0)
120
120
Lane U81. Factor
1.00
1.00
0.95
0.95
1.00
0.95
Fit
0.850
0.997
Fit Protected
0.950
0.950
Satd. Flow (prof)
1745
1546
3530
0
1805
3689
Fit Permitted
0.950
0.211
Said. Flow (perm)
1745
1546
3530
0
401
3689
Right Turn on Red
Yes
Yes
Said. Flow (RTOR)
221
4
Link Speed (mph)
25
35
35
Link Distance (ft)
783
438
280
Travel Time (s)
21.4
8.5
5.5
Peak Hour Factor
0.96
0.96
0.96
0.96
0.96
0.96
Heavy Vehicles(%)
0%
1%
2%
0%
0%
3%
Shared Lane Traffic (%)
Lane Group Flow (vph)
71
308
1088
Turn Type
Prot
Perm
NA
Protected Phases
3
2
Permitted Phases
3
Detector Phase
3
3
2
Switch Phase
Minimum Initial (s)
8.0
8.0
15.0
Minimum Split (s)
18.0
18.0
24.0
Total Split (s)
24.0
24.0
74.0
Total Split (%)
21.8%
21.8°%
67.3%
Yellow Time (s)
4.0
4.0
4.0
All -Red Time (s) - - -
_ 2.0
2.0
2.0
Lost Time Adjust (s)
0.0
0.0
0.0
Total Lost Time (s)
6.0
6.0
6.0
Lead/Lag
Lag
Lead -Lag Optimize?
Yes
Recall Mode
None
None
C-Min
Act Effct Green (s)
13.7
13.7
72.6
Actuated g/C Ratio
0.12
0.12
0.66
vlc Ratio
0.33
0.80
0.47
Control Delay
45.8
29.4
11.1
Queue Delay
0.0
0.0
0.0
Total Delay
45.8
29A
11.1
LOS
D
C
8
Approach Delay
32.5
11.1
Approach LOS
C
B
Queue Length 50th (ft)
47
59
170
Ui
176 855
pm+pt NA
1 6
6
1 6
3.0 15.0
12.0 24.0
12.0 86.0
10.9% 78.2%
3.5 4 0
0.0 - 2.0
0.0 0.0
3.5 6.0
Lead
Yes
None C-Min
86.8 84.3
0.79 0.77
0.42 0.30
6.5 4.8
0.0 0.0
6.5 4.8
A A
5.1
A
22 75
08I1012017
PMEX 4:45 pm 08/0312017 Baseline
Synchro 9 Report
ANB Page 1
08I1012017
PMEX 4:45 pm 08/0312017 Baseline
Synchro 9 Report
ANB Page 1
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St 08/10/2017
e t 1 P
Lane Group
WBL
WBR
NBT NBR
SBL
SBT
Queue Length 95th (ft)
83
147
308
58
147
nternal Link Dist (ft)
703
358
200
Turn Bay Length (fl)
127
146
Base Capacity(vph)
300
448
2378
433
2860
Starvation Cap Reductn
0
0
0
0
0
Spillback Cap Reductn
0
0
0
0
0
Storage Cap Reductn
0
0
0
0
0
Reduced v/c Ratio
0.24
0.69
0.46
0.41
0.30
nlerseclion Summa
Area Type: Other
Cycle Length:110
Actuated Cycle Length: 110
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBTL, Start of Green
Natural Cycle: 60
Control Type: Actuated -Coordinated
Maximum We Ratio: 0.80
Intersection Signal Delay:11.9 Intersection LOS: B
Intersection Capacity Utilization 58.3% ICU Level of Service B
Analysis Period (min)15
PMEX 4:45 pm 08/0312017 Baseline Synchro 9 Report
ANB Page 2
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St
fe 4%� t 10� 1
Lane Group WBL WBR NBT NBR SBL SBT
are Conftguralions
Traffic Volume (vph)
Future Volume (vph)
Ideal Flow (vphpl)
Lane Width (ft)
Storage Length (ft)
Storage Lanes
Taper Length (it)
Lane Util. Factor
Frt
Fit Protected
Said. Flow (prot)
Fit Permitted
Said. Flow (perm)
Right Turn on Red
Said. Flow (RTOR)
Link Speed (mph)
Link Distance (ft)
Travel Time (s)
Peak Hour Factor
Heavy Vehicles (%)
Shared Lane Traffic (%)
Lane Group Flow (vph)
Turn Type
Protected Phases
Permitted Phases
Detector Phase
Switch Phase
Minimum Initial (s)
Minimum Split (s)
Total Split (s)
Total Split (%)
Yellow Time (s)
All -Red Time (s)
Lost Time Adjust (s)
Total Lost Time (s)
Lead/Lag
Lead -Lag Optimize?
Recall Mode
Act Effct Green (s)
Actuated g/C Ratio
v/c Ratio
Control Delay
Queue Delay
Total Delay
LOS
Approach Delay
Approach LOS
Queue Length 50th (ft)
41
168
571
8
91
747
8.0 8.0 15.0
19.0 19.0 24.0
19.0 19.0 65.0
19.0% 19.0% 65.0%
4.0 4.0 4.0
2.0 2.0 2.0
0.0 0.0 0.0
6.0 6.0 6.0
Lag
Yes
None None C-Min
9.3 9.3 70.3
0.09 0.09 0.70
0.29 0.61 0.28
46.2 14.9 6.5
0.0 0.0 0.0
46.2 14.9 6.5
D B A
21.0 6.5
C A
29 0 73
3.0 15.0
12.0 24.0
16.0 81.0
16.0% 81.0%
3.5 4.0
0.0 2.0
0.0 0.0
3.5 6.0
Lead
Yes
None C-Min
81.2 78.7
0.81 0.79
0.17 0.30
2.7 3.4
0.0 0.0
2.7 3.4
A A
3.4
A
9 58
osno12017
0023 AM (50 Units) 8:00
2am 08/0312017 Baseline Synchro 9 Report
NB Page 1
3.0 15.0
12.0 24.0
16.0 81.0
16.0% 81.0%
3.5 4.0
0.0 2.0
0.0 0.0
3.5 6.0
Lead
Yes
None C-Min
81.2 78.7
0.81 0.79
0.17 0.30
2.7 3.4
0.0 0.0
2.7 3.4
A A
3.4
A
9 58
osno12017
0023 AM (50 Units) 8:00
2am 08/0312017 Baseline Synchro 9 Report
NB Page 1
osno12017
0023 AM (50 Units) 8:00
2am 08/0312017 Baseline Synchro 9 Report
NB Page 1
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St 08/1012017
j t I
bane Group
WBL
WBR
NBT
NBR SBL
SBT
Queue Length 95th (ft)
60
56
117
23
97
Internal Link Dist (ft)
135
358
200
Turn Bay Length (ft)
145
Base Capacity (vph)
227
367
2347
684
2822
Starvation Cap Reducln
0
0
0
0
0
Spillback Cap Reductn
0
0
0
0
0
Storage Cap Reducln
0
0
0
0
0
Reduced v/c Ratio
0.21
0.53
0.28
0.15
0.30
Intersection Summa
Area Type: Other
Cycle Length:100
Actuated Cycle Length: 100
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBTL, Start of Green
Natural Cycle: 55
Control Type: Actuated -Coordinated
Maximum vlc Ratio: 0.61
Intersection Signal Delay: 6.8 Intersection LOS: A
Intersection Capacity Utilization 41.1% ICU Level of ServiceA
Analysis Period (min)15
20023 AM (50 Units) 8:00 am 0810312017 Baseline Synchro 9 Report
ANB Page 2
HCM Unsignalized Intersection Capacity Analysis
5: Pearl St 08110/2017
Lane Configurations
Traffic Volume (veh1h)
Future Volume (Vehm)
Sign Control
Grade
Peak Hour Factor
Hourly flow rate (vph)
Pedestrians
Lane Width (it)
Walking Speed (fits)
Percent Blockage
Right turn flare (veh)
Median type
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
tC, single (s)
tC, 2 stage (s)
tF (s)
p0 queue free %
cM capacity (vehm)
EBL EDT WBT "DR SBL
3
96
195
3
96
195
Free
Free
0%
0%
0.87
0,87
0,87
3
110
224
None None
215
225
225
4.1
2.2
100
1356
Stop
0%
0.87 0.87 0.87
1 2 16
340 224
340 224
6.4 6.2
3.5 3.3
100 98
658 820
irection, Lane #
EB 1
WB 1
SB 1
Volume Total
113
225
18
Volume Left
3
0
2
Volume Right
0
1
16
cSH
1356
1700
798
Volume to Capacity
0,00
0,13
0,02
Queue Length 951h
(fi)
0
0
2
Lane LOS A A
Approach Delay (s) 0.2 0.0 9.6
Approach LOS A
Intersec0on Summary
Average Delay 0.6
Intersection Capacity Utilization 20.3% ICU Level of Service A
Analysis Period (min) 15
20023 AM (50 Units) 8:00 am 08/0312017 Baseline Synchro 9 Report
ANB Page 1
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St 0811012017
Lane Configurations
Traffic Volume (vph)
Future Volume (vph)
Ideal Flow (vphpl)
Lane Width (ft)
Storage Length (ft)
Storage Lanes
Taper Length (ft)
Lane Util. Factor
Frt
Fit Protected
Satd. Flow (prot)
Fit Permitted
Said. Flow (perm)
Right Turn on Red
Said. Flow (RTOR)
Link Speed (mph)
Link Distance (0)
Travel Time (s)
Peak Hour Factor
Heavy Vehicles (%)
Shared Lane Traffic (%)
Lane Group Flow (vph)
Turn Type
Protected Phases
Permitted Phases
Detector Phase
Switch Phase
Minimum Initial (s)
Minimum Split (s)
Total Split (s)
Total Split (%)
t T 1
79
330
1199
35
208
964
79
330
1199
35
208
964
1900
1900
1900
1900
1900
2000
11
11
12
12
12
12
0
0
0
1000
1
1
0
1
120
100
1.00
1.00
0.95
0.95
1.00
0.95
0.850
0.996
0.950
0.950
1745
1546
3527
0
1805
3689
0.950
0.145
1745
1546
3527
0
276
3689
Yes
Yes
187
5
25
35
35
202
438
280
5.5
8.5
5.5
0.96
0.96
0.96
0.96
0.96
0.96
0%
1%
2%
0%
0%
3%
82 344
1285
0 217
1004
Prot Perm
NA
pm+pt
NA
3
2
1
6
8.0
8.0
15.0
3.0
15.0
18.0
18.0
24.0
12.0
24.0
24.0
24.0
74.0
12.0
86.0
21.8%
21.8%
67.3%
10.9%
78.2%
All -Red Time (s)
20
20
2.0 -
0.0-
20
Lost Time Adjust (s)
0.0
0.0
0.0
0.0
0.0
Total Lost Time (s)
6.0
6.0
6.0
3.5
6A
Lead/Lag
Lag
Lead
Lead -Lag Optimize?
Yes
Yes
Recall Mode
None
None
C-Min
None
C-Min
Act Effct Green (s)
17.8
17.8
67.2
82.7
80.2
Actuated g/C Ratio
0.16
0.16
0.61
0.75
0.73
v/c Ratio
0.29
0.85
0.60
0.64
0.37
Control Delay
41.5
39.0
15.5
15.7
6.5
Queue Delay
0.0
0.0
0.0
0.0
0.0
Total Delay
41.5
39.0
15.5
15.7
6.5
LOS
D
D
B
B
A
Approach Delay
39.5
15.5
8.2
Approach LOS
D
B
A
Queue Length 50th (ft)
50
109
294
39
128
PMEX 4:45 pm 08/03/2017
Baseline
Synchro 9 Report
ANB
Page 1
Lanes, Volumes, Timings
3: Richmond Dr & Pearl St 08/1012017
r t /` �► 1
l.ane Group WBL WBR NBT NBR SBL SBT
Queue Length 95th (9) 94 #237 362 499 174
Internal Link Dist (ft) 122 358 200
Turn Bay Length (ft) 1000
Base Capacity (vph) 320 436 2266 345 2763
Starvation Cap Reductn 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0
Reduced vlc Ratio 0.26 0.79 0,57 0.63 0,36
ntersection Summa
Area Type: Other
Cycle Length:110
Actuated Cycle Length: 110
Offset: 0 (0%), Referenced to phase 2:NBT and 6:SBTL, Start of Green
Natural Cycle: 60
Control Type: Actuated -Coordinated
Maximum vie Ratio: 0.85
Intersection Signal Delay:15.9 Intersection LOS: B
Intersection Capacity Utilization 65.8% ICU Level of Service C
Analysis Period (min)15
# 95th percentile volume exceeds capacity, queue maybe longer.
Queue shown is maximum after two cycles.
PMEX 4:45 pm 08103I2017 Baseline Synchro 9 Report
ANB Page 2
HCM Unsignalized Intersection Capacity Analysis
5: Pearl St
0811012017
Movement
EBL
EBT
WBT
WBR
SBL
SBR
Lane Configurations
r?
�
Traffic Volume (vehlh)
18
225
399
3
1
10
Future Volume (Veh1h)
18
225
399
3
1
10
Sign Control
Free
Free
Stop
Grade
0%
0%
0%
Peak Hour Factor
0,96
0.96
0,96
0,96
0,96
0.96
Hourly flow rate (vph)
19
234
416
3
1
10
Pedestrians
Lane Width (ft)
Walking Speed (ftls)
Percent Blockage
Right turn flare (veh)
Median type
None
None
Median storage veh)
Upstream signal (ft)
202
pX, platoon unblocked
vC, conflicting volume
419
690
418
vC12 stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol
419
690
418
tC, single (s)
4.1
6A
6.2
tC, 2 stage (s)
lF (s)
2.2
3.5
3.3
p0 queue free %
98
100
98
cM capacity (vehm)
1151
407
640
Direction, Lane #
EB 1
WB 1
SB 1
Volume Total
253
419
11
Volume Left
19
0
1
Volume Right
0
3
10
cSH
1151
1700
608
Volume to Capacity
0.02
0.25
0.02
Queue Length 95th (fl)
1
0
1
ControrDetay(s)---a8
0OF--11:0
Lane LOS
A
B
Approach Delay (s)
0.8
0.0
11.0
Approach LOS
B
Intersection Summary
Average Delay 0.5
Intersection Capacity Utilization 36.7% ICU Level of Service A
Analysis Period (min) 15
PMEX 4:45 pm 08/03/2017 Baseline Synchro 9 Report
ANB Page 1
Proposed Site Plan
A-4
PEARL ST.
s
SITE PLAN
o u Sa' ]5 to
FULLCIRCLE PEARL STREET COMMONS conoocnN cLARK s nssocinrEs, iNa
c O m m V J11 i 165
RICHMWJV SPFIWLSTREETS MCMENRYARCHIiEC15 ENGINEERS
, ILLINOIS