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HomeMy WebLinkAboutPacket - 08/24/2016 - Planning and Zoning CommissionCommunity and Economic Development 333 S Green Street Second Floor -McHenry Municipal Center McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 ced@ci.mchenry.il.us www.ci.mchenry.il.us PLANNING AND ZONING COMMISSION MEETING NOTICE DATE: Wednesday August 24, 2016 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 Allei;iance 3. Roll Call 4. Public Input - (five minutes total on non -agenda items only) 5. Consideration of Approval of Meetins Minutes: July 13, 2016 Regular Meeting 6. Z-901 Public Hearing —Minor Variance to allow an addition to encroach about 1.28' into the required side yard setback at 1503 N. Richmond Rd. Applicant: Pat Wirtz, 1503 N. Richmond Rd., McHenry, IL 60050 Requested Actions: Minor Variance to allow an addition encroach 1.28' into the required side yard setback and any other Variances required effectuating the aforementioned request on the subject property Location of Subject Property: The subject property is located at 1503 N. Richmond Road (Illinois Route 31), west of Richmond Road and east of Maple Court The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in a customer -oriented, efficient and fiscally responsible manner. Community and Economic Development 333 S Green Street Second Floor -McHenry Municipal Center McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 ced@ci.mchenry.il.us www.ci.mchenry.il.us 7. Z-900 Public Hearing -Conditional Use Permit to allow a tavern at 2630 Schaid Court, located within the Northgate West Shopping Center (Lots 8-20) and a Variance from the off-street parking and loading requirements for Northgate West Shopping Center (Lots 8-20) and any other Variances required effectuating the aforementioned request on the Subject Property. Applicant: Harry Bockos, 214 51 Place, Western Springs, IL 60558 Requested Actions: Conditional Use Permit to allow a tavern and a Variance from off-street parking and loading requirements and any other Variances required effectuating the aforementioned request Location of Subject Property: The Subject Property is generally located in the Northgate West Shopping Center at 2616-2640 Schaid Court which is west of North Richmond Road and the tavern proposed is in the unit located at 2630 Schaid Court 8. Z-899 Public Hearing —Preliminary Subdivision Plat Approval of a two -lot subdivision; Conditional Use Permit to allow an automobile fueling station and drive-in establishment associated with an automobile washing facility; Conditional Use Permit to allow a drive-in establishment as part of a freestanding retail building and a Variance from off-street parking and loading requirements, Variance from the parking screening strip requirements; Variance to allow multiple principal buildings and land uses on one zoning lot, Variance from minimum the minimum spacing requirement between service stations and any other Variances required to develop the Subject Property in substantial accordance with the site and landscape plans and building elevations submitted for this petition. Applicant: Bluestone Single Tenant Properties, LLC, 410 N. Michigan Ave., Suite 850, Chicago, IL 60611 Requested Actions: • Preliminary Subdivision Plat Approval; • Conditional Use Permit to allow an automobile fueling station and drive- in establishment associated with an automobile washing facility; • Conditional Use Permit to allow a drive-in establishment as part of a proposed freestanding multi -tenant retail building; • Variance from the off-street parking and loading requirements; The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in ncustomer-oriented, efficient and fiscally responsible manner. Community and Economic Development 333 S Green Street Second Floor -McHenry Municipal Center McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 ced@ci.mchenrv.iLus www.ci.mchenrv. il.us • Variance from the parking screening strip requirements • Variance to allow multiple principal buildings and land uses on one zoning lot (convenience store and automobile washing facility); • Variance from the minimum spacing requirement between service stations; • Any other variances required to develop the Subject Property in substantial accordance with the site and landscape plans and building elevations submitted for this petition Location of Subiect Property: The Subject Property is generally located at the northwest corner of Illinois Route 120 and Chapel Hill Road ("Subject Property"), excluding the Riverside Chocolate Factory parcel. The property located at 2207- 2211 W. Country Lane, parcels located immediately adjacent to the east and west of the existing water tower, is also included as part of this request. 9. Staff Report —Next Meeting Date :September 21, 2016 10. Adjourn The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in acustomer-oriented, efficient and fiscally responsible UNAPPROVED City of McHenry Planning and Zoning Commission Minutes July 13, 2016 Chairman Strach called the July 13, 2016 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Doherty, Meyer, Miller, Sobotta, Strach, Thacker, and Walsh. Absent: None. Also in attendance were: Director of Economic Development Martin, City Attorney Cahill, and Administrative Assistant Wolf. No one signed into speak during Public Input. Approval of Minutes Motion by Doherty, seconded by Miller, to approve the June 22, 2016 regular meeting minutes of the Planning and Zoning Commission Meeting as presented: Voting Aye: Doherty, Meyer, Miller, Sobotta, Thacker and Walsh Voting Nay: None. Not Voting: None, Abstaining: Strach. Absent: None. Motion carried 6-0. Public Hearing: Uprooted File No. Z-897 2816 W Illinois Route 120 Conditional Use Permit to Allow a Tavern Chairman Strach called the Public Hearing to order at 7:32 p.m. regarding File No Z-897, an application for a Conditional Use Permit to allow a tavern as submitted by Uprooted for the property located at 2816 W Illinois Route 120, McHenry, IL. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on June 24, 2016. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were Dan Smith and Liz Du Plain, 7716 Burr Oak Dr., McHenry, IL 60050, who were sworn in by Chairman Strach. Mr. Smith provided a summary of the request before the Commission at this Hearing stating they are hoping to obtain a conditional use to allow a tavern use on their property while they continue to make renovations to be able to open their Planning and Zoning Commission July 13, 2016 Page 2 establishment as a restaurant and bar in the near future. They would like to continue renovations updating and cleaning up the dining room and kitchen areas. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the subject property is currently zoned C-5 Highway Commercial District and contains a vacant building, which was formerly a bar/restaurant and is being rehabbed by the applicant to eventually again become a full -service restaurant/bar. In 1996 several properties east of the Fox River were annexed when the City's sewer main was extended. One of the properties was the subject property located at 2816 W Route 120, At that time the property was rezoned to C-5 Highway Commercial District and granted a Conditional Use Permit to allow a restaurant/bar with live entertainment and dancing with a game room; an outdoor recreational establishment with horseshoe pits and outdoor service of food and alcohol on the deck. The property was formerly arestaurant/bar but has been vacant for more than a year. The applicant has completed a lot of work inside and outside in an effort to reopen the restaurant and also owns and has many year's experience running a similar business. While the 1996 ordinance is still valid it only permits the site to be utilized as a restaurant/bar as opposed to solely a bar. The applicant would like to open as a tavern, complete the renovations and eventually open as a full -service restaurant. Therefore at this time the applicant is requesting a conditional use permit to allow a tavern on the subject property. All other aspects of the existing ordinance remain. Staff believes the proposed tavern use is an appropriate land use for the subject property. Reviewing the requirements in Table 31 of the zoning ordinance, staff believes the proposed project will not produce any additional adverse impacts to traffic, the environment, the neighborhood, public service and facilities or public safety and health, than would any other permitted use in the C-5 zoning district. Director of Economic Development Martin stated Staff is recommending Approval of a conditional use permit to allow a tavern at 2816 W Illinois Route 120 and Staff finds all requirements in Table 31 of the zoning ordinance have been satisfied. Chairman Strach invited questions and/or comments from the Commission. Commissioner Thacker asked Director of Economic Development Martin if the applicant has to come back to the PZ commission once the renovations are completed in order to operate as a restaurant. Director Martin stated no, the only reason they are before planning and zoning now is to operate as a tavern only without the restaurant. Commissioner Meyer inquired as to a timetable for opening the kitchen and operating as a restaurant. Mr. Smith stated due to extensive it is difficult to determine but their hope is to Planning and Zoning Commission July 13, 2016 Page 3 open as a full restaurant/bar within 3-5 months. They already have a permit for this phase of construction, but it is time consuming. Commissioner Miller asked, coming from a safety standpoint, if the owners are going to be able to work while the tavern is open or if they will have to continue renovation work only after hours and when the tavern is closed. Mr. Smith stated the restrooms are still accessible but the dining room and kitchen areas are enclosed and closed off from the tavern space so the construction work will be entirely separate from the tavern area, which will allow them to work daily in a safe manner while the tavern is operating. Commissioner Doherty asked if they would be serving any food in the tavern at this time. Mr. Smith stated they may serve pizza but the kitchen needs total renovation so it is not operable yet. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 7:42 p.m. Motion by Meyer, seconded by Doherty, to recommend to the City Council with regard to File No. Z-897, approval of an application for a conditional use permit to allow a tavern at 2816 W Illinois Route 120 be granted, and that all requirements in Table 31 of the Zoning Ordinance have been met. Voting Aye: Doherty, Miller, Meyer, Sobotta, Strach, Thacker and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. Chairman Strach closed the Public Hearing regarding File No. Z-897 at 7:45 p.m. Public Hearing: Three Queens File No. Z-898 810 N Front Street Conditional Use Permit to Allow a Tavern Chairman Strach called the Public Hearing to order at 7:45 p.m. regarding File No Z-898, an application for a Conditional Use Permit to allow a tavern as submitted by Three Queens for the property located at 810 N. Front Street, Unit C, McHenry, IL. Planning and Zoning Commission July 13, 2016 Page 4 Chairman Strach stated Notice of the Public Hearing was published in the Northwest Heraid on June 28, 2016. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance was Suchit Shah, 810 N. Front St., McHenry, IL 60050, who was sworn in by Chairman Strach. Mr. Smith provided a summary of the request before the Commission at this Hearing stating he is attempting to obtain a conditional use for a tavern to serve wine and beer and allow gaming at the property. He further stated the tavern will not be internally connected to the convenient store he operates next door. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating Southgate Retail Center was constructed in 1972 and consists of approximately 9,250 square feet of retail and commercial space anchored by the Food Mart, which is also operated by the applicant. Recently the unit immediately adjacent and to the north, occupied by Kiddy Korner was vacated. This unit is approximately 2,400 square feet, and the applicant is proposing to operate a tavern in the vacant unit. There are residential units behind the strip mall. In addition to the Food Mart, the applicant operates liquor stores at Bull Valley/Charles Miller Road and Illinois Route 31, as well as a location in the McHenry Plaza Shopping Center. The store located in McHenry Plaza is part of the southern inline retail space adjacent to the vacant Aldi's building. He also operates a liquor store in Richmond, IL. Staff believes the proposed tavern use is an appropriate land use for the subject property. Reviewing the requirements in Table 31 of the zoning ordinance, staff believes the proposed project will not produce any additional adverse impacts to traffic, the environment, the neighborhood, public service and facilities or public safety and health, than would any other permitted use in the C-5 zoning district. The applicant has a history of operating successful businesses in the City and does so in a professional manner. While the proposed use adjacent to the Food Mart will be the first tavern the applicant has opened within the City each of his other businesses operates with a liquor license. The parking requirements are met for the proposed use. The applicant is anticipating offering a wide variety of specialty beers and wine at the proposed tavern. Director of Economic Development Martin stated Staff is recommending Approval of a conditional use permit to allow a tavern at 810 N Front Street Unit C. Staff finds all requirements in Table 31 of the zoning ordinance have been satisfied. Chairman Strach invited questions and/or comments from the Commission. Planning and Zoning Commission July 13, 2016 Page 5 Commissioner Thacker inquired if the tavern will operate seven days a week. Mr. Shah replied yes, it would. Commissioner Miller asked what the anticipated occupancy of the property is expected to be. Mr. Shah replied the space is approximately 2400 square feet and depending on the setup he could fit as many as 100 people, however occupancy will be determined by the building department. Commissioner Miller inquired about parking and discussion ensued determining parking requirements have been met but parking on the south side could be striped for additional parking to be more visible. Mr. Shah believes the parking will be sufficient for the use requested. Director of Economic Development Martin inquired as to the number of employees for both the Food Mart and the tavern. Mr. Shah responded there are 6 employees at the Food Mart with only 3 working at any one time and the tavern may have 4 employees total. Chairman Strach opened the floor to questions and comments from the audience. Mr. Ralph Hayward, owner of 810 Front St. stated he wanted to thank Director Martin and the commission for the opportunity to speak and thank Mr. Shah for the exemplary example he has made running his other business on the property. He further stated Mr. Shah has been very customer friendly and he fully supports this request. Chairman Strach closed the public comment portion of the hearing at 8:00 p.m. Motion by Miller, seconded by Walsh, to recommend to the City Council with regard to File No. Z-898, approval of an application for a conditional use permit to allow a tavern at 810 N Front Street, Unit C be granted, and that all requirements in Table 31 of the Zoning Ordinance have been met. Voting Aye: Doherty, Miller, Meyer, Sobotta, Strach, Thacker and Walsh. Voting Nay: None, Not Voting: None. Abstaining: None, Absent: None. Motion carried 7-0. Chairman Strach closed the Public Hearing regarding File No. Z-898 at 8:03 p.m. Staff Report The next Planning and Zoning meeting is scheduled for Wednesday, August 24, 2016. Planning and Zoning Commission July 13, 2016 Page 6 Adjournment Motion by Thacker, seconded by Sobotta, to adjourn the meeting at 8:05 p.m. Voting Aye: Doherty, Miller, Meyer, Sobotta, Strach, Thacker, and Walsh. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: None. Motion carried 7-0. The meeting was adjourned at 8:05 p.m. Respectfully submitted, Dorothy M. Wolf, Administrative Assistant City of McHenry [PLANNING AND ZONING COMMISSION STAFF REPORT Z-901-MINOR VARIANCE FROM ARTICLE IV, RESIDENTIAL DISTRICTS TABLE 4: RESIDENTIAL DISTRICT REQUIREMENTS TO ALLOW A REDUCTION IN THE REQUIRED SIDE YARD BUILDING SETBACK REQUIREMENT AT 1503 RICHMOND ROAD] Applicant Pat Wirtz 1503 N Richmond Road McHenry, IL 60050 Requested Action Variances from Article IV. Residential Districts, Table 4: Residential District Requirements, to allow a reduction in the required side yard building setback requirement to allow the expansion of an existing residence and construction of a 260 square -foot addition to the existing west elevation of the house on the subject property Site Information Location and Size of Property The subject property is located at 1503 Richmond Road and is approximately .17 acres and is located west of Richmond Road and east of Maple Court. Existing Zoning and Land Use The subject property is zoned RS-4, High Density Single -Family Residential, developed with a one- and a half -story frame single-family residence constructed in 1942 with an approximately 220 square -foot detached garage Comprehensive Plan Designation Low -Density Residential Adjacent Zoning and Land Use North: RS-4 -High-Density Single -Family Residential, Single -Family Residences South: RS4 -High-Density Single -Family Residential, Single -Family Residences East: RS-4 -High-Density Single -Family Residential, Single -Family Residences West: RS-4 -High-Density Single -Family Residential, Single -Family Residences Description of Request The applicant is seeking a 1.28-foot side yard building setback variance from the zoning ordinance to allow a home addition, to the west elevation, at 1503 Richmond Road. Staff Analysis The applicant lives on a through or double -frontage lot, Richmond Road on the east and Maple Court to the west and the property requires a six-foot side yard setback. Currently the setback is 4.72' therefore the property must comply with the current ordinance due to the proposed expansion. The zoning ordinance defines this setback as a standards non -conformity and no addition, enlargement or structural alteration can be made to a property having a standards non -conformity with the conformance of any new addition or enlargement portion of the structure to all requirements in the [PLANNING AND ZONING COMMISSION STAFF REPORT Z-901-MINOR VARIANCE FROM ARTICLE IV. RESIDENTIAL DISTRICTS TABLE 4: RESIDENTIAL DISTRICT REQUIREMENTS TO ALLOW A REDUCTION IN THE REQUIRED SIDE YARD BUILDING SETBACK REQUIREMENT AT 1503 RICHMOND ROAD) zoning ordinance. The conformity with the zoning ordinance is being accomplished by seeking a variance to the existing side yard setback. Below is a depiction of the proposed expansion and setback in question. Staff has no problem with this request and the only option to complete the addition, other than razing the entire house, is to obtain a variance. Below are the approval criteria for variances: Table 32: Approval Criteria for Variances In recommending approval or conditional approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written findings of fact that all of the conditions below apply to the application. The City Council shall not be bound by the recommendation of the Planning and Zoning Commission. However, in granting approval, the City Council shall similarly find that all of the following conditions apply: 1. Special Circumstances Not Found Elsewhere Special circumstances, fully described in the written findings, exist that are peculiar 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. 2. Circumstances Relate to the 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. They do not concern any business or activity the present or prospective owner or tenant carries on, or seeks to carry on, therein, nor to the personal, business, or financial circumstances of such owner or tenant or any other party with interest in the property. [PLANNING AND ZONING COMMISSION STAFF REPORT Z-901-MINOR VARIANCE FROM ARTICLE IV, RESIDENTIAL DISTRICTS TABLE 4: RESIDENTIAL DISTRICT REQUIREMENTS TO ALLOW A REDUCTION IN THE REQUIRED SIDE YARD BUILDING SETBACK REQUIREMENT AT 1503 RICHMOND ROAD] 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. 4. Unnecessary Hardship For reasons fully set forth in the written findings, the strict application of the provisions of this Ordinance would result in unnecessary and undue hardship upon the applicant, as distinguished from mere inconvenience. 5. Preserves Rights Conferred by District A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by other properties in the same zoning district and does not confer a special privilege ordinarily denied to other properties in the district. 6. Necessary for Use of Property The grant of a variance is necessary not because it will increase the applicant's economic return, although it may have this effect, but because without a variance the applicant will be deprived of any reasonable use or enjoyment of the property. 7. Not Alter Local Character The granting of the variance will not alter the essential character of the locality nor substantially impair environmental quality, property values, or public safety or welfare in the vicinity. 8. Consistent With Ordinance and Plan The granting of a variance will be in harmony with the general purpose and intent of this Ordinance and of the Comprehensive Plan of the City, as viewed in light of any changed conditions since their adoption. 9. Minimum Variance Recommended The variance recommended by the Planning and Zoning Commission and approved by the City Council is the minimum required to provide the applicant with reasonable use and enjoyment of his property. Staff Recommendation Prior to Public Hearing Approval of Variances from Article IV. Residential Districts, Table 4: Residential District Requirements, to allow a 1.28-foot reduction in the required side yard building setback to allow the expansion of an existing home including a 260' addition in substantial conformance with the floor plan and elevation submitted as part of the public hearing application. Staff finds all requirements in Table 32 of the zoning ordinance have been met. Attachments e Location Maps • Application Packet 3 L August 24, Zulu GILLESPIE DESIGN GROUP August 2, 2016 Douglas P. Martin Director of Economic Development City of McHenry 333 S Green Street McHenry, IL 60050 Mr. Martin, Jul We have been retained by Pat Wirtz, residing at 1503 Richmond Road, McHenry, to design an addition to his residence, proposing a one-story addition to the west (rear). The owner would like to align the addition with the southern face of the residence. Our understanding is that 1503 Richmond Road is zoned R-4 which requires a 6 foot side yard setback from the property line. The owner is seeking a variance allowing the addition to encroach about 14" into the side yard setback. We will assist the owner to prepare the proper documents for potential approval at a public hearing in the City of McHenry. Sincerely, u David J. Gillespie Gillespie Design Group cc: Pat Wirtz 5307 Business Parkway, Suite 101 Ringwood, Illinois 60072 phone 815.653.7100 fax 815.653.7700 www.gillespiedesigngroup.com ptu# of Ourupp JOHN JENNINW r r,1 r,hf III Alrt ri aal1: nie .l• AV: _a, . .. Gt+.ru+ u.,,rw"t CXiS�ih� S, ke • G J17A acres.) c2 04 (kR �o� aVAIF,.E 5�'.,, I. I.NrSA, kalr. i Inrl. r4oah p.� fr•i. I)i.lnnree arr rMun In frl'r and Jrr 4nat Ian. e!„rrnP Ordrrrd h,l: ...s. Clvdol hg _. CImpart, all It Influrr budding. alai rhrA Leal Drrrrlldlon uirh bred. nrdrr No. - 1. Il�l1': IF.'.': N1.\'(:5 torlill,uv. ltrgl•frrrd Land r deh,,, In r,nrd„ tlrr 1l,arr nrn. y„l rhr al,.,;. Jr,. r,x.,l p•, ufy, ,,,,1 d.ar rhr p!nr Lr,an, drn c.. , �, mot vI n'In, n'Ltnla a!n. It •wuy /�E• Cr—ll �i_ .Umrn ,,. IHin,ri, rhi, do, III ti PE f.•alE P." 5unriI t�t vi- sNcrrytd Try 1 i•% PORi�f A PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry File Number 333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (8I5) 363-2173 1. Name of Applicant ��" \�/ W i c 2 . Q Address3 160- ICA(o AMOVII (, City t fir` `�� StateL Zip 2. Name of Property Owner SA� (If other than Applicant) Address City t� n I State_Zip 3. Name of £g r 1 ,/ \A � � �PS�� (Ifrepresented) & fles� -Pi i Q�S� �( . Address 9 City State Zip l n j r vr,P /L 4a 04 -7 Z- 4. Name of Attorney ' (If represented) Address 5. Common Addressor Location of Propert Tel Fax Tel Tel Fax Tel Fax L� (�oOS U G. Requested Actions) (check all that apply) _ Zoning Map Amendment (Rezoning) Conditional Use Permit Zoning Variance _Other 10/ 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. Page-l-of 3- 7. Current Use of Property LC& S, 8. Current Zoning Classification of Property, Including Variances orConditional Uses 9. Current Zoning Classification and Land Use of Adjoining Properties North: South: East: West: 10. Required Attachments (check all items submitted) Plea/se refer to the Public Hearing Requiremeu'%[s Checklist to determine the required attachments. 1. Application Fee (amount) 5 v�7 .L�,12. Narrative Description of Request JC.3. FORM A — Public Hearing Application _4. FORM B —Zoning Map Amendment (Rezoning) Application S. FORM C — Conditional Use Application i/6. FORM D—Zoning Variance Application 7. FORM E — Use Variance Application 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit 1/ 9. Plat of Survey with Legal Description y/ 10. List of Owners of all Adjoining Properties i/11. Public Hearing Notice 12. Sign (Provided by the City, to be posted by the Applicant) _I3. Site Plan 4. Landscape Plan 15. Architectural Rendering of Building Elevations �16. Performance Standards Certification 17. Traffic Analysis 18. School Impact Analysis 11. Disclosure of Interest 2-q0 fhe 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 fill name, address, and telephone number of the owner(s). In addition, an affidavit of the owners(s) shall be tiled with the application stating that the Applicant has the authority from the owners(s) to make the application. Applicant or Owner is Corporation or Partnership If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the application shall disclose the name and address of the corporation's officers, directors, and registered agents, or the partnership's general partners and those shareholders or limited partners owning in excess of five percent of the outstanding stock or interest in the corporation or interest shared by the limited partners. Applicant or Owner is a land Trust [f the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address, telephone number, and extent of interest of each beneficiary shall be disclosed in the application. 12. Certification I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property and that the proposed use or development described in this application shall comply with all such codes. I hereby request that a public hearing to consider this application be held before the Planning and Zoning Commission, and thereafter that a recommendation 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. mature of A Inn icant(s) Print Name and Designation of Applieant(s) ga e3of3 FORM D File Number Z-901 Planning and Zoning Commission City of McHenry 333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173 Table 32 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your quest. 1. Special Circumstances Not Found Elsewhere Special circumstances exist that are particular to the property for which the variance is sought and that do not apply generally to other properties in the same zoning district; and these circumstances are not of so general or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them. The Zoning District R-4 requires a 6'-0" interior side yard setback. The existing setback is 4.72' per the survey. The Owner wishes to build an addition to align with the south wall where this setback occurs. This is particular to this site that is an existing pre-existing condition. 2, Circumstances Relate to Properly Only Since a variance will affect the character of its surroundings long after a %Y changes hands, the special circumstances referenced herein relate only to the physical character of the land or building(s) for which a variance is sought, such as dimensions, topography, or soil conditions; and they do not concern any business or activity the present or prospective owner or tenant carries on or seeks to carry on therein, or to the personal, business or financial circumstances of such owner or tenant or any other party with interest in the property, The character of this property is expected not to change with this variance, due to the variance maintaining the current setback and use. This variance only relates to the physical character of the property, not to any business or particular actives. FORM D Page 1 of 3 Z-901 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 home is a non -conforming pre-existing use to the Zoning Ordinance. The existing sideyard setback appears to pre -date the Zoning Ordinance, The special circumstances have not resulted from any act of the applicant or any other party with interest in the property. 4. Unnecessary Hardship The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue hardship upon the applicant, as distinguished from a mere inconvenience. The hardship of not having the variance would result in having an unnecessary and unwelcome offset in both the exterior and interior walls along the south elevation. 5. Preserves Rights Conferred by District A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by other properties in the same zoning district, and does not confer a special privilege ordinarily denied to other properties in the district. Because of the age of the house, the rooms and their sizes are not on par with other homes in the same zoning district, causing a particular disadvantage to this site. Granting the variance does not confers special privilege to the property, 6. Necessary for Use of Property The granting of a variance is necessary not because it will increase the applicant's economic return, although it may have this effect, but because without a variance the applicant will be deprived of any reasonable use or enjoyment of the property. This variance will allow the expansion of a first floor bedroom which by today's standards and in the McHenry market is considered too small. The rg anting of the variance will allow the Owner to upgrade and renovate a home that has been in the McHenry community very long time. FORM D Page 2 of 3 Z-901 T Not Alter Local Character The granting of a variance will not alter the essential character of the locality nor substantially impair environmental quality, property values, or public safety or welfare in the vicinity. The variance would result in upgrading and renovating an existing home with along history in the community while still retaining its character, its scale, and its appearance from North Richmond Road. 8. Consistent with Zoning Ordinance and Comprehensive Plan The granting of the variance will be in harmony with the general purpose and intent of the Zoning Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption. 9. Minimum Variance Required The variance requested is the minimum required to provide the applicant with reasonable use and enjoyment of the property. This variance request is to maintain the existin side ide yard setback, a difference of a little more than 1'-0" with the current Zoning Ordinance. This represents the minimum request to achieve an addition and up rg ade the house per the intentions of the Owner. FORM D Page 3 of 3 III P u Mnaq.� .��pJ��"a�1 ...: � I i;�:. [PLANNING AND ZONING COMMISSION STAFF REPORT Z-900 CONDITIONAL USE PERMIT TO ALLOW A TAVERN AT 2630 SCHAID COURT AND A VARIANCE FROM THE OFF-STREET PARKING AND LOADING REQUIREMENTS FOR NORTHGATE WEST SHOPPING CENTER (2610-2640 SCHAID COURT LOTS 8=20) Applicant Harry Bockos 214 51'` Place Western Springs, IL 60558 Requested Actions Conditional use permit to allow a tavern (2630 Schaid Court) and a Variance from the Off -Street Parking and Loading Requirements for Northgate West Shopping Center (2610-2640 Schaid Court) Site Information Location and Size of Property Northgate West Shopping Center (Lots 8-20), constructed in 2004, consists of 3.44 acres and includes 14,060 square feet of commercial/retail space and is located on the west side of Richmond Road (Illinois Route 31); south of Diamond Drive and east of Schaid Court The proposed tavern (2630 Schaid Court) is located within the Northgate West Shopping Center and consists of 2,000 square feet (currently vacant) Comprehensive Plan Desienation Business Park Existins Zoning and Land Use The subject property is currently zoned C-5 Highway Commercial District and contains a shopping center consisting of 14,060 square feet of retail, restaurant and service uses Adjacent Zonins and Land Use North: C-5 Highway Commercial District, Diamond Plaza Shopping Center and Common Area South: E Estate, FAP 420 Right -of -Way East: E, FAP 420 Right -of -Way West: C-5, Northgate West Shopping Center (Common Area) Background and Description of Request Northgate West Shopping Center was constructed in 2004 and contains a Dairy Queen, Sprint Store, State Farm Location, Epic Deli and two vacant spaces, one of which will soon be occupied by the Marine Corps Recruiting Center, which was formerly located in the Diamond Plaza Shopping Center. In 2004 an ordinance granting approval for two -drive thru facilities was approved and in 2005 an ordinance granting approval for a restaurant serving alcohol was [PLANNING AND ZONING COMMISSION STAFF REPORT Z-900 CONDITIONAL USE PERMIT TO ALLOW A TAVERN AT 2630 SCHAID COURT AND A VARIANCE FROM THE OFF-STREET PARKING AND LOADING REQUIREMENTS FOR NORTHGATE WEST SHOPPING CENTER (2610-2640 SCHAID COURT LOTS 8-20) approved. In 2006 Mulligan's (Epic Deli site) was granted a conditional use permit to allow outdoor seating and in 2007 their conditional use permit was expanded -to allow additional floor area to their restaurant. The applicant is requesting a conditional use permit to allow a tavern at 2630 Schaid Court and is also seeking a variance from the off-street parking and loading requirements for the Northgate West Shopping Center (Lots 8-20) to accommodate the tavern use. Staff Analysis Conditional Use Permit Staff believes the proposed tavern use is an appropriate land use for the subject property. The shopping center in question, as well as Diamond Plaza, Meijer/Home Depot, Shops at Fox River and McHenry Towne Shopping Centers all contain a diverse selection of retail; restaurant and service -oriented land uses and the proposed tavern will provide an additional element to complement the existing uses and is appropriately situated along a commercial highway corridor. The applicant is one of the owners of this center and has more than four decades of experience in the restaurant industry. Lacey's Place, located in Diamond Plaza Shopping Center was recently approved for a conditional use permit for a similar use. Reviewing the requirements in Table 31 of the zoning ordinance, staff believes the proposed project will not produce any additional adverse impacts to traffic, the environment, the neighborhood, public service and facilities or public safety and health, than would any other permitted use in the C-5 zoning district. As previously stated, all the shopping centers along north Richmond Road offer a diverse business mix. Since Epic Deli has moved into the center, it has become revitalized and the proposed tavern will add to the vitality of the center and mix land uses which include restaurant, retail and service. Parking Variance Northgate West currently has 160 parking spaces and, in accordance with the City's zoning ordinance is classified as a shopping center; therefore the following regulations are applicable: PARKING FOR SHOPPING CENTERS The number of parking spaces required for retail and personal service uses located in a shopping center shall be as provided for shopping centers in Table 13 rather than the sum of the spaces required for the individual uses. Except that the number of spaces for restaurants, taverns, and drive-in facilities located in a shopping center, and for any establishment occupying over 50 percent of the gross leasable area of the center, shall be as provided in Table 13 for these individual uses and shall be added to the number of spaces required under the provisions for shopping centers for the balance of the uses in the center. 2 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-900 CONDITIONAL USE PERMIT TO ALLOW A TAVERN AT 2630 SCHAID COURT AND A VARIANCE FROM THE OFF-STREET PARKING AND LOADING REQUIREMENTS FOR NORTHGATE WEST SHOPPING CENTER (2610-2640 SCHAID COURT LOTS 8-20) Epic Deli is approximately 6,000 square feet and is required to have 150 parking spaces; Dairy Queen (1,500 square feet) is required to have 23 spaces; the proposed tavern is 2,000 square feet and required to have 20 spaces and the remaining uses totaling 5,100 square feet are required to have 20 spaces. Therefore 213 spaces are required and 160 exist, consequently a 43 space parking variance is being sought. It should be noted the parking requirement for restaurants was changed after the construction of Northgate West increasing the sit-down restaurant parking requirement from 20-25 spaces/1,000 square feet of net floor area. There is some opportunity for shared parking between the various uses within the center; and Epic Deli, although by ordinance is required to have 150 spaces, falls in between a sit-down restaurant and a fast -serve restaurant where some people stay and eat but don't stay for long periods of time and many come in and carry out their food. Attached is a photograph of the excess parking taken this week at approximately 1:00 p.m. Staff believes there is sufficient parking for the center and the parking requirement is somewhat skewed by the number of spaces needed by ordinance for Epic Deli. A similar situation occurred when Patroons Mexican Restaurant and Lucky Poker opened at ReMax Plaza on Front Street, which is similar in size. ReMax Plaza, excluding Subway, Patroons and Lucky Poker, requires 4 spaces/1,000 square feet of net floor area (14,933 gross square feet) (51 spaces) plus 25 spaces/1,000 square feet of net floor area for the Subway Restaurant (1,500 gross square feet/32 spaces) and Patroons (1,200 gross square feet/26 spaces) and 10 spaces/1,000 square feet for Lucky Poker (1,500 gross square feet/13 spaces). A total of 122 parking spaces are required by ordinance for the existing and aforementioned uses, therefore a variance of 55 parking spaces was requested. Practically ReMax Plaza does not have a parking problem and staff believes this will be the same for Northgate West. This is a similar situation and practically the parking requirement exceeds the actual parking demand. None of the circumstances creating the need for the requested variance was caused by or a direct result of any action taken by the applicant and the requested variance, if granted, will not alter the local character or adversely impact public, health, safety or welfare. Finally, the variance is consistent with the general purpose and intent of the comprehensive plan and zoning ordinance. Staff does not have any concerns with the parking variance. 3 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-900 CONDITIONAL USE PERMIT TO ALLOW A TAVERN AT 2630 SCHAID COURT AND A VARIANCE FROM THE OFF-STREET PARKING AND LOADING REQUIREMENTS FOR NORTHGATE WEST SHOPPING CENTER (2610-2640 SCHAID COURT LOTS 8=20) Staff Recommendation Prior to Public Hearing Both the conditional use permit and parking variance can be considered contemporaneously because a parking variance is required in order for the proposed tavern to be able to locate within the shopping center. Staff is recommending the following: Approval of a conditional use permit to allow a tavern at 2630 Schaid Court and approval of a parking variance of forty-three spaces for Northgate West Shopping Center with the condition if the use at 2630 Schaid Court ceases operation for six consecutive months, unless waived by City Council, the conditional use permit for a tavern and parking variance shall be null and void. Staff finds all requirements in Tables 31 (Approval Criteria for Conditional Use Permits) and 32 (Approval Criteria for Variances) of the zoning ordinance have been satisfied. Attachments • Location Map Northgate West Shopping Center (Lots 8-20) • Location Map Proposed Sports Bar within Northgate West Shopping Center • Aerial View of Northgate West and Diamond Plaza Shopping Centers and Home State Bank • Photograph of Excess Parking at Northgate West Shopping Center 0 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-900 CONDITIONAL USE PERMIT TO ALLOW A TAVERN AT 2630 SCHAID COURT AND A VARIANCE FROM THE OFF-STREET PARKING AND LOADING REQUIREMENTS FOR NORTHGATE WEST SHOPPING CENTER (2610-2640 SCHAID COURT LOTS 8-20) LOCATION MAP: NORTHGATE WEST SHOPPING CENTER (LOTS 8-20) 1. r TT 0 let law { 5� , ip It 5 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-900 CONDITIONAL USE PERMIT TO ALLOW A TAVERN AT 2630 SCHAID COURT AND A VARIANCE FROM THE OFF-STREET PARKING AND LOADING REQUIREMENTS FOR NORTHGATE WEST SHOPPING CENTER (2610-2640 SCHAID COURT LOTS 8-20) DIAMOND PLAZA SHOPPING CENTER August 24, 2016 NARRATIVE DESCRIPTION OF REQUEST FOR PUBLIC HEARING APPLICATION APPLICANT: HARRY BOCKOS PROPERTY LOCATION: 2630 SCHMD COURT, MCHENRY, ILLINOIS The applicant, Harry Bockos, has over 40 years of experience in the restaurant bar business. Mr. BOCkOS' prior restaurant bar businesses are as follows: Seventeen Restaurant, Chicago, Illinois Key West Restaurant, Countryside, Illinois Bagwell's Restaurant, Norridge, Illinois Harry's Sports Bar & Grill, Countryside, Illinois The focus of Mr. Bockos' new establishment is to bring his many years of experience in the sports bar and restaurant business and merge with a new gaming venue to allow adults a top notch food and spirits experience with fun and entertainment. Mr. Bockos is also one of the owners of the Northgate Center. He is vested in improving the Center. He is currently installing new hunter green awnings and will be seal coating the parking areas and update the garbage areas. The Northgate Center has also recently attracted Epic Deli and the Marines to the Center, which along with Mr. Bockos' new establishment will revitalize this once dormant Center. Despite the large number of parking spaces in the Center, we fall short with the amount required by code. As such, we respectfully request that the City of McHenry approve this application. We look forward to a long and prosperous relationship with the City of McHenry and search for other new opportunities to benefit the City and its constituents. FORMA File Number Z 9 a U PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry 333 South Green Street � McHenry, IL 60050 � Tel: (815) 363 � 170 � Fax: (815) 363-2173 1. Name of Applicant 4JlX!e �jd✓/G� f Tel l�8 307,1137 Address ✓n f /!rt ( State Zip Fas 2. Name of Property Owner J Ch a/ �o u rf L L c Tel 3 / Z l r Gz (If other than Applicant) Address /34 M Ae Fax 3/Z C2,1-62aJ6 City G-�rHvr�t-t/ 3. Name of Engineer (If represented) Address City_ 4. Name of Attorney (If represented) Address State �L Zip w 00 �•1' Tel Fax State_ Zip Tel Fax 5. Common Address or Location of Property ZL .30 �� L..o-/ c� � • /�G �/.¢Hi-e, �/- 6. Requested Actions) (check all that apply) Zoning Map Amendment (Rezoning) Conditional Use Permit Zoning Variance Other Zoning Variance —Minor M Zoning Test Amendment Use Variance Definition of Minor Variance: A variance granted to the fee oHmer, 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 Pagel of 3 ' / y,� i 7. Current Use of PropertyL��� k f f(le � 0 � � 8. Current Zoning Classification of Property, Including Variances or Conditional Uses 9. Current Zoning Classification and Land Use of Adjoining Properties North: C - �57 A 1S iti (0) e 6 41 !-v\ e.—r,; eL � South: JE�c /y/_ LO1- I - Va Clcv.� �1�/"� East: >�SY �"� 2ov ! !� t�a wJ 16L PL4e( W[:ct• C - S / ti .•.�.�„ �� Q ici et-/. V'a•-e 10. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. ()a � ✓ p 1. Application Fee (amount) $ !�d �2. Narrative Description of Request ✓ 3. FORM A — Public Hearing Application 4. FORM B — Zoning Map Amendment (Rezoning) Application —✓5. FORM C — Conditional Use Application ✓6. FORMD—ZoningVarianceApplication T FORM E—Use Variance Application ✓8. Proof of Ownership and/or Written Consent from Property Affidavit ✓ 9. Plat of Survey with Legal Description _10. List of Owners of all Adjoining Properties f 11. Public Hearing Notice ✓ 12. Sign (Provided by the City, to be posted by the Applicant) 13. Site Plan 14. Landscape Plan 15, Architectural Rendering of Building Elevations 16. Performance Standards Certification 17. Traffic Analysis 18. School Impact Analysis ffi Owner in the Form of an FORMA Page 2 of 3 I1. Disclosure of Interest The party signing the application shall be considered the Applicant. The Applicant must be the owner or, trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property or his or her agent or nominee. Applicant is Not Owner If the Applicant is not the owner of record of the subject property, the application shall disclose the legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has the authority from the owners(s) to make the application. Applicant or Owner is Corporation or Partnership If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the application shall disclose the name and address of the corporation's officers, directors, and registered agents, or the partnership's general partners and those shareholders or limited partners owning in excess of five percent of the outstanding stock or interest in the corporation or interest shared by the limited partners. Applicant or Owner is a land Trust If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address, telephone number, and extent of interest of each beneficiary shall be disclosed in the application. l2. Certification I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property and that the proposed use or development described in this application shall comply with all such codes. I hereby request that a public hearing to consider this application be held before the Planning and Zoning Commission, and thereafter that a recommendation be forwarded to the City Council for the adoption of an ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by the Zoning Board of Appeals or City Council. Si¢nahue of Applicants) Print Name and Designation of Applicants) {�✓Qy.� OW he ✓: I �rer- •1. /�Ll�lnar FORM A Page 3 of 3 FORM C File Number Z _ 9d v CONDITIONAL USE PERMIT Planning and Zoning Commission City of McHenry 333 South Green Street � McHenry, IL 60050 � Tel: (815) 363-2170 � Fax: (815) 363-2173 Table 31 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a Conditional Use Permit, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request 1. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. A/o add 1h0 V44 —4 fe W/,'l( re JA, /� ✓u.-/ate eP . 2. Environmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district have been appropriately controlled. (7 d1 itiu)se, 9laie, craws f. `l df 0�-6tR4P!JP Q1%✓IV!)h11%C447 Q/f"pC�( d/ Q htc�� nl°nran�;aFely cah df �c(.Le /r( 7�ip J_d vl/rI4 d/�%� c/ �✓F The proposed use will fit harmoniously with the existing natural or man-made character of its surroundings and with permitted uses in the zoning district. The use will not have undue deleterious effect on the environmental quality, property values, or neighborhood character existing in the area or normally associated with permitted uses in the district. Nd wie s�,is� awd Cok�Lx,'.,��f w, fit �w��hKr FORM C Page l of 2 4. Public Services and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of permitted uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. Wl`/71 ,eK1,t fi.!M Pq4t IVL, I wQ.t'✓1 1. SI nnI �4 Pam/ / N Goa I NAV/ Cl 5. Public Safetyand Health The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use nor of the general public in the vicinity. /AID GXf-< .Ciro/�lr CLrAaP Col2rr TF -t1c1417" i�4If 6. Other Factors The proposed use is in harnrony with all other elements of compatibility pertinent to the Conditional Use and its particular location. al,,p 1 l r e a v z t0 0�1 me 14r r- � FORM C Page 2 of 2 FORM D File Number ZONING VARIANCE Planning and Zoning Commission City of McHenry 333 South Green Street 0 McHenry, IL 60050 Tel: (815) 363-2170 Fax: (8] 5) 363-2173 Table 32 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request. 1 Special Circumstances Not Found Elsewhere Special circumstances exist that are particular to the property for which the variance is sought and that do not apply generally to other properties in the same zoning district; and these circumstances are not of so general or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them. o� P 2 Circumstances Relate to Property Only Since a variance will affect the character of its surroundings long after a property changes hands, the special circumstances referenced herein relate only to the physical character of the land or building(s) for which a variance is sought, such as dimensions, topography, or soil conditions; and they do not concern any business or activity the present or prospective owner or tenant carries on or seeks to carry on therein, or to the personal, business or financial circumstances of such owner or tenant or any other party with interest in the property. A/ 0 L'��-Gr we7� •fo .('c�,�.�Jk�i.� � Qyt Lt ih erI �•_e� /,L N Q✓e FORM D Page 1 of 3 3I 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. �� G✓ � /l�B� GC `�� '�D I16` � ✓� O "1 I 4 Unnecessary Hardshin The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue hardship upon the applicant, as distinguished from a mere inconvenience. h/t' %owh wi✓zdi-v GI.Li UG G w $ Preserves Rights Conferred by District A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by other properties in the same zoning district, and does not confer a special privilege ordinarily denied to other properties in the district. Iy 6 Necessaiy for Use of Property The granting of a variance is necessary not because it will increase the applicant's economic retw•n, although it may have this effect, but because without a variance the applicant will be deprived of any reasonable use or enjoyment of the property. vt/i /� Y✓� ) 7 I LJv�JI FORM D Page 2 of 3 7. Not Alter Local Character The granting of a variance will not alter the essential character of the locality nor substantially impair environmental quality, property values, or public safety or welfare in the vicinity. Ak �,'�r`1� �, tip✓ ��� ��,tf/� homer 8 Consistent with Zoning Ordinance and Comprehensive Plan The granting of the variance will be in harmony with the general purpose and intent of the Zoning Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption. S /rv� r /Ar U-J C {ram-✓ �- //G G� ✓� !�-� ! •-- C.i`/ r J �i� lei 1% L4t 6 Hen,,n 9 Minimum Variance Required The variance requested is the minimum required to provide the applicant with reasonable use and enjoyment of the property. VG��iarlc! ye,c�(wv14��/.. ??Y HrX"u FORM D Page 3 of 3 SCHAID COURT LLC 134 Wilmette Avenue Glenview, Illinois 60025 O: (312) 7184777 F: (312) 621=0306 August 35 2016 Village of McHenry Re: Bockos Public Hearing Application for 2630 Schaid Court, McHenry, Illinois Dear Sir or Madam, I am the Manager of Schaid Court LLC, an Illinois limited liability company (the "LLC"). The LLC is the sole owner of the property located at 2630 Schaid Court, McHenry, Illinois. The LLC consent to the Public Hearing Application filed by Mr. Harry Bockos. Best regards, William S. Lazianos LOCATION MAP ��� l ��� � � �� ��,� � �� �- v '�k• CC}IV LJON �.u, E_� c=ux„xra�sssavor NT.S. eva+mc+s /STRIPIN//G E�C'�%ESl •� � \` �_ _ - J\ ` � — 1 SaYFUT50 °AESS � / "�' � �/ I � , sp { ` �� G y f/ � Ex:�JL.vros J l PROJEOTet],'CNdvwR- J J � J V EaRm^15UI+1TIFAW'? _�c�t= vrw+�nusrwlE:�wr Ersm�n x'Eiu.msryvsm9 =cwzaereaw=sP�-nxix msro:�ose+raYK.✓lrureawrs ®-e+r�asaorv.YemwsrnLLs AROP6AGLElKHIA%NRE 10.tl WATT/FA'NRE, s6•ERLNzeaooMEO LGNTPOLE �/ rls2lra•0'q rEUOIv PA(lREO S iRlPE t M= UIlE � ' LOM6t/KTCNCUR38510£Y:AfX(r 1 �oc,ylt�nN ,r 1 .�.�a,�� t.1¢ s�„„,,,°�.�xeax�oo.�e iv w>R��+aYl�m� �Rciavx ao TYPICAL PAVEMENT SECTION zr@now M-`]7 �`-TOE°�E - PAC., COT OxszS�,r'arara�.a®.�a-i CONCRETE DRIVEWAY SECTION e `w�v� r,� o E') s^�j ,�_ ��:� wz a }IANDICAPPSD PARKING SICN a� m gYSRE SIOES'dALH SECTION 166pwxuresrnus 6NANPLAP STALL fESREOUwE0 STA115 � BENCHMARK STAI.IPEOXON NORTR'NEST 80LT OFFIREHYORANT NORTHGATE INVESTk1ENT&, INC hfCNFNRY, ALINOIS ri D 4 y 6 7 � S 1'=30' 0]l lAJ JA50.YM.SGiMl1T ✓AsoN t .. scRallrr AfAEa' E CONOON NORTNGATE CENTER AlCHENRY, ILLA'O(5 E CLZ ��� tea' oszaasu�� *; �il� I NQ` EZPwes tlmat NORT-03117J SHEETT7LI.E STRIPING �PI EXHIBIT 6 SNEET NUMBER .. ns � CALLJULIE 1-500-892-0123 PROPOOU6LE (IGILTFIXIUR� [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] Applicant Bluestone Single Tenant Properties LLC 410 N Michigan Avenue Suite 850 Chicago, IL 60611 Requested Actions • Preliminary Subdivision Plat Approval; • Conditional Use Permit to allow an automobile fueling station and drive-in establishment associated with an automobile washing facility; • Conditional Use Permit to allow a drive-in establishment as part of a proposed freestanding multi -tenant retail building; • Variance from the off-street parking and loading requirements; • Variance from the 10' parking screening strip requirements; • Variance to allow multiple principal buildings and land uses on one zoning lot (convenience store and automobile washing facility); • Variance from the minimum spacing requirement between service stations; • Any other variances required to develop the Subject Property in substantial accordance with the site and landscape plans and building elevations submitted for this petition. Site Information Location and Size of Property The site, which consists of 7.70 acres, is located at the northwest corner of Illinois Route 120 and Chapel Hill Road ("Subject Property"), excluding the Riverside Chocolate Factory parcel. The property located at 2207-2211 W Country Lane, parcels located immediately adjacent to the east and west of the existing water tower, is also included as part of this request. Comprehensive Plan Designation Commercial Existing Zoning and Land Use C-5 Highway Commercial District (Vacant Land in addition to a barn/storage building constructed in 1920) it [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] Adjacent Land Use and Zoning North: R-1 Residential (Unincorporated McHenry County), Single -Family Residences (Eastwood Manor Subdivision) South: A-1, Agriculture, Vacant Land and C-5 Highway Commercial District (Chapel Hill Tire and Automotive and Riverside Chocolate Factory) West: C-5, Multi -Tenant Retail Building (Red Wing Shoes; Charter Fitness; Tanning and Liquor Store) East: C-5 (Riverside Chocolate Factory) and Shell Station B1V (Unincorporated McHenry County) Background A few different land uses have been proposed on the subject property over the past 15-20 years, including a Thorntons Fueling Station as well as a Tractor Supply Store, however one of the major impediments for each of these developments was the lack of a municipal water supply. The applicant, as part of the proposed project, will extend the City's watermain from its terminus approximately 160' north of Illinois Route 120 on Adams Drive, along the south side of Illinois Route 120 approximately 2,042' east and north of the City's sewer main on the south side of Route 120 to service the proposed development (see attached utility map). Description of Request The applicants are proposing to construct: • Fueling center which will include: 14 fueling positions (7 pumps) • An 8,400 square -foot convenience store with an attached 1,800 square -foot retail space; • Automobile washing facility (4,900 square feet) • Three commercial (diesel) fueling dispensing stations and four parking spaces adjacent thereto • An additional freestanding 8,400 square -foot retail building to the west (Proposed Lot 2) of the fueling center. In order to facilitate the aforementioned the petitioner is seeking the following: • Preliminary Subdivision Plat Approval for atwo-lot subdivision; 2 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] • Conditional Use Permit to allow an automobile fueling station and drive-in establishment associated with an automobile washing facility; • Conditional Use Permit to allow a drive-in establishment as part of a proposed freestanding multi -tenant retail building; • Variance from the off-street parking and loading requirements; • Variance to allow multiple principal buildings and land uses on one zoning lot (convenience store an automobile washing facility); • Variance from the minimum spacing requirement between service stations; • Variance from the 10' minimum parking screening strip requirement • Any other variances required to develop the Subject Property in substantial accordance with the site and landscape plans and building elevations submitted for this petition. Staff Analysis Preliminary Subdivision Plat Approval The preliminary plat includes two proposed lots: Lot 1 is 5.160 acres and includes everything proposed as part of the development, with the exception of the 8,400 square -foot retail building. Lot Two includes the proposed 8,400 square -foot retail building and consists of 2.552 acres. Cross -access, parking and stormwater easements will be required between Lots 1 and 2 as well as for the Riverside Chocolate Factory, which currently leases space on the subject property for parking. The following items are required for Preliminary Subdivision Plat Approval for the "Final Plat of Subdivision Heidner Properties Subdivision" (Although the title states "Final Plat" the submission and engineering and approval being considered by the Planning and Zoning Commission is for Preliminary Plat only). The Final Plat will be brought back to the Planning and Zoning Commission at a later date: • Proposed name of the subdivision; • Preparation date, including succeeding revision dates; • North point; • Graphic scale (not less than 1" = 100' and not more than 1" = 20'); • Name and address of the owner, subdivider or developer, and the engineer or surveyor who prepared the plat; 3 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] • Location of the subdivision by government lot, quarter section, section, township, and range, or by other legal description; • A small scale drawing of the section(s) in which the subdivision lies, oriented in the same manner as the plat, and showing the location of the subdivision, major roads, impacted schools, existing or proposed parks, and the nearest bodies of water; • Exact length and bearing of exterior boundaries of the subdivision; • Location and names of all adjacent subdivisions; • Existing and proposed zoning of the subdivision and the existing zoning, name and address of all owners of adjacent property; • Location, widths and names of all existing and platted streets, alleys, or other public ways and easements, railroad and utility rights -of -way, parks, cemeteries, water courses, drainage ditches, permanent buildings, bridges and other pertinent data as determined by the City, within 300" • Water elevations of adjoining lakes or streams at the date of the survey, and the approximate high and low water elevations. All elevations shall be references to USGS datum; • If the subdivision borders on a lake or stream, the distances and bearings of a meander line established not less than 20' outside the 100-year flood plain line of the lake or stream; • Special flood hazard boundary lines and areas; • Layout, width, name, and approximate grade of all proposed streets and rights -of -way; • Direction and distance to nearest water and sewer mains, and the size and capacity of those mains; • Dimensions and areas of lots; • Building setback lines with the lot widths; • Point of curvature, point of tangency, radii, length and central angle for all horizontal curves; • Location and area of property to be dedicated for public use or to be reserved by covenant for use of all property owners in the subdivision with conditions, if any, of such dedication or reservation; • Existing topography of the property and within 25' of the property, with contour intervals shown for every 2', with reference to USGS datum, or at more frequent intervals for land of unusual topography; [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] • A table with the following information: Total acreage of subdivision; total number of lots; acreage of public lands to be dedicated other than streets; and the buildable area of each lot; • Indication of proposed phases within the subdivision and the order of site development; • Certificates: Mayor and City Clerk; Surface Water Drainage; Roadway Access, State and/or County, if necessary; McHenry County Health Department, if necessary • Preliminary Engineering Plans; • Soils map and analysis report prepared by the McHenry County Soil and Water Conservation District/soil borings; • Tree survey indicating the location, size and species of all trees having a diameter of 10" or greater (DBH). All trees to be removed shall be indicated; e Landscape plan showing the location, size and species of all proposed landscaping. • Traffic Impact Analysis including a sight distance study for all access points; • Other applications or correspondence to other agencies having jurisdiction over the subdivision, including: IDNR consultation; IHPA consultation; US Army Corp of Engineers consultation; McHenry County Stormwater Development Permit (if tributary area is greater than 100 acres); City of McHenry Stormwater Development Permit; [DOT; MCDOT; Township; • Documentation providing evidence that the property to be subdivided has been inspected by a qualified professional to determine whether or not a wetland or special flood hazard area is present; • Draft of protective covenants; • Title commitment for an owner's title insurance policy issued by a title company licensed to do business in Illinois in the amount of $5,000 covering title of the real estate being subdivided and covering a date not more than 14 days prior to the date the preliminary plat has been filed with the City showing title in the intended subdivider or developer and all encumbrances and other matters of record; • Such other information as the Plat Officer, Planning and Zoning Commission or City Council may require, which, in the exercise of their discretion, is appropriate in light of the circumstances affecting the application and will not be contrary to the purposes and intent of these regulations. The applicant has submitted one set of engineering plans; the City%s Engineer has reviewed that set and the applicant has resubmitted a revised set of engineering plans. The review letters 5 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] from HR Green are attached. Many comments have been addressed by the applicant in the second submittal as detailed in the attached letter submitted by Steven M. Shanholtzer, Project Manager Manhard Consulting, Ltd. in a letter to Mr. Douglas Martin dated 8/8/16 and consisting of eleven pages. The remaining comments for the preliminary plat and engineering approval must be satisfied prior to City Council consideration. Additionally, the applicant and staff have met and the applicant has submitted engineering plans to the McHenry County Division of Transportation because Chapel Hill Road is under the jurisdiction of that agency. The initial review letter from the McHenry County Highway Department is attached to this report. The applicant has also submitted a set of engineering plans to the Illinois Department of Transportation (IDOT) because Illinois Route 120 is a state route however the applicant has not received a review from IDOT to this point. The applicant and staff are comfortable with the plat and geometric plans submitted as part of the applicant's request to the Planning and Zoning Commission to the extent staff does not believe the site and landscape plans or preliminary plat will be altered substantially. If the plat and/or site and landscape plans and building elevations are altered and are not in substantial conformance with the plans and plat being reviewed by the Planning and Zoning Commission the applicant would have to resubmit and appear before the Commission at another public hearing in the future. The proposed plat must be considered by the Planning and Zoning Commission at a public meeting and the Planning and Zoning Commission recommendation is forwarded to the City Council. Staff has reviewed the plat and it is in substantial conformance with the requirements set forth in the subdivision control and development ordinance. Conditional Use Permit automobile fueling station and drive-in establishment associated with an automobile washing facility toallow adrive-in establishment as part of a proposed freestanding multi -tenant retail building The applicant is requesting a Conditional Use Permit to allow an automobile fueling station and drive-in establishment associated with an automobile washing facility (see attached Drive-in Establishment Guidelines), as well as a Conditional Use Permit to allow a drive-in establishment as part of a proposed freestanding multi -tenant retail building. 2 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] Three new access points are proposed. The full access is proposed off of Illinois Route 120; a right-in/right-out off of Illinois Route 120 and a right-in/right-out/left-out along Chapel Hill Road. The first review letter from the McHenry County Division of Transportation following a conceptual review is attached however the Illinois Department of Transportation has not completed their initial review. The letter states a right -in deceleration lane and right out acceleration need to be incorporated into the Chapel Hill Road improvements to accommodate this % access proposed (right-in/right-out and left -out). The traffic study was also completed by the applicant and reviewed by the City's engineer. The City Engineer, staff and McHenry County Highway Division also discussed and recommend the applicant include a pedestrian connection to the proposed development from one of the lots on either side of the existing water tower and located at 2207 - 2211 W Country Lane. A pedestrian connection is depicted on the lot east of the water tower and a storage barn lies on the lot to the west of the water tower (see attached photographs). Also suggested was an internal vehicular connection to the west where the existing strip retail center is located. Staff believes this should be at least considered and planned for even if not immediately constructed. Staff is recommending no vehicular access be permitted onto Country Lane. Landbanked parking is depicted on the lot east of the water tower however this parking will not be built unless needed, a permit would be required if it's built and no vehicular access is being recommended onto Country Lane. Trip generation to the proposed gas station/convenience store is directly proportional to the number of fueling positions the gas station offers. It should be noted; however, a large percentage of trips are generated from pass -by traffic or traffic already going past the site en route to another primary destination (90-95%). Moreover peak trip generation hours of the gasoline station with convenience store normally coincide with the peak hours of adjacent street traffic. Road improvements on Chapel Hill Road will be set forth by the McHenry County Highway Division and by the Illinois Department of Transportation on Route 120. Staff believes the internal circulation functions well on the proposed site plan; three car wash lanes are proposed. Staff would recommend directional signs be placed at locations to the 7 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] north and south and adjacent to the car wash to direct traffic coming from Chapel Hill Road and Illinois Route 120 in and out of the car wash, as well as other internal direction signs for parking adjacent to the Riverside Chocolate Factory. Criteria for Approval of a Conditional Use Permit (Table 31 in the City's Zoning Ordinance) 1. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. 2. Environmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of Permitted Uses in the zoning district, have been appropriately controlled. 3. Neighborhood Character The proposed use will fit harmoniously with the existing natural or man-made character of its surroundings, and with Permitted Uses in the zoning district. The use will not have undue deleterious effect on the environmental quality, property values, or neighborhood character already existing in the area or normally associated with Permitted Uses in the district. 4. Public Services and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of Permitted Uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. 5. Public Safety and Health The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use, nor of the general public in the vicinity. 6. Other Factors The proposed use is in harmony with all other elements of compatibility pertinent to the conditional use and its particular location. (MC-91-553). Reviewing the approval criteria set forth in Table 31 of the zoning ordinance for conditional uses, as related to the fueling station, drive-in establishment for the car wash, and the drive-in establishment on the west end of the 8,400 square foot retail building, staff believes the 11 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] applicant has done several things to mitigate any potential adverse impacts to adjacent property owners, particularly to the residential to the north including: • LED lighting will be utilized to direct light directly to the source it is intended to serve and eliminates/vastly reduces glare; • A 25-foot landscape buffer along the north property line will be installed, including a combination of landscaping and a six-foot board on -board fence; The City's Forester will review the landscape plan to ensure compliance and plantings are appropriate - particularly along the north property line and to ensure there are no utility conflicts along the north property line with any proposed plantings; • Staff would recommend a hedge row of low growing evergreen shrubs be planted along the Route 120 frontage for the 8,400 square -foot retail building, to screen headlights onto 120 from vehicles utilizing the drive-thru and parking lot as opposed to ornamental plantings; • There will be no overnight parking of commercial trucks nor any truck stop amenities such as showers or a laundry facility. Variances The applicant is seeking the following variances form the zoning ordinance: • Variance from the 10-foot parking screening strip requirement (for the southeast corner of the site parking adjacent to Riverside Chocolate Factory) • Variance from the minimum spacing requirement between service stations; • Variances from the off-street parking and loading requirements; • Variance to allow multiple principal buildings and land uses on one zoning lot (convenience store an automobile washing facility); Variance from the 10-foot parking screening strip requirement (for the southeast corner of the site -parking adjacent to Riverside Chocolate Factory) Staff is recommending the parking screening strip along the Route 120 and Chapel Hill frontage include a continuous hedge row to block headlights from those roadways as stipulated in the ordinance. The applicant complies with the 10-foot parking screening strip requirement for the majority of the site. The only area where there is not 10 feet is the southeast corner of the site adjacent to the Riverside Chocolate Factory. This deviation is a result of the shape of the [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] property at that location, due to the right -of way and intersection proximity of Chapel Hill Road and Illinois Route 120. Variance from the minimum spacing requirement between service stations The City's zoning ordinance includes the following provision: "I. SPACING OF SERVICE STATIONS No automobile service station shall be located within 600 feet of any other automobile service station." The applicant is requesting a variance from this provision. There is no guideline or definitive provision stating where this is measured to/from. There's an existing Shell Station at the northeast corner of Illinois Route 120 and Chapel Hill Road. Without a variance from this provision this would provide a significant hardship on the proposed development. Staff has no concerns with this variance. Variances from the off-street parking and loading requirements The applicant is seeking a variance from the off-street parking and loading requirements. Lot 1, which contains the car wash; convenience store; and adjacent retail (restaurant) requires 74 spaces by ordinance. The applicant is providing 77. Lot 2 which includes the adjacent retail building, including two restaurant spaces, one with a drive-in establishment on the west side and one without on the east side, as well as the remaining retail requires 85 spaces and 56 are provided. The ordinance provides that a restaurant with a drive-in establishment construct 10 spaces/1,000 square -feet of net floor area but have space for 15 spaces/1,000 square feet of net floor area. Therefore 64 spaces are required to be constructed and the remaining can be landbanked. The applicant is depicting 32 landbanked spaces on the lot immediately east of the water tower. With the landbanked parking the applicant does not require a parking variance however practically the spaces to the north which are landbanked will most likely not be utilized due to the distance from the retail center (approximately 150'). Staff is not recommending the landbanked parking be constructed and recommend it only be done if and when it's determined that it is absolutely needed. 10 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] Other factors to take into consideration include: there are seven fueling stations which can accommodate 14 vehicles and people who are fueling their vehicles will most likely not move their car to go inside the convenience store. Staff is recommending employee parking signs be installed and employee parking areas designated, on both Lot 1 and Lot 2 so the employee parking is farthest from the entrance to the building. Staff is not concerned with the proposed parking variance of 18 spaces (excluding the 32 landbanked spaces). Variance to allow multiple principal buildings and land uses on one zoning lot (convenience store and automobile washing facility) The zoning ordinance states: "G. ONE PRINCIPAL BUILDING PER LOT Except within Integrated Design Districts and the Health Care District no more than one principal building or use shall be permitted on any lot in any zoning district (MC-97-672)." The zoning ordinance defines principal building as follows: "BUILDING, PRINCIPAL: A non accessory building in which is conducted the principal use of the lot on which it is located." While a car wash is typically associated with a fueling station and could be considered an accessory building or land use which is accessory/subordinate to a fueling station, an 8,400 square -foot convenience store and 1,500 square -foot retail building also lie on the same lot. The proposed car wash is 4,900 square -feet. The definition of automobile service station does not include a car wash as an accessory use and an automobile laundry can also be a stand alone land use in many cases. Therefore staff is recommending a variance to allow multiple land uses and principal buildings on Lot 1, however believes the uses are complimentary and will enhance the development. All major fueling center developments, with the exception of a couple of brands, include car washes. The proposed car wash on the subject property is a $2.5 million investment, therefore a large part of the overall operation. 11 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] Staff supports all variances being requested. They are minimal and will not adversely impact adjacent properties. The applicant must comply with all ordinances relative to lighting, noise or other ordinances from which variances are not being requested. Table 32 approval criteria for variances in the zoning ordinance includes the following, and staff believes all criteria for the aforementioned variances has been satisfied. Criteria for Approval of a Variance (Table 32 in the City's Zoning Ordinance) 1. Special Circumstances Not Found Elsewhere Special circumstances, fully described in the written findings, exist that are peculiar 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. 2. Circumstances Relate to the 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. They do not concern any business or activity the present or prospective owner or tenant carries on, or seeks to carry on, therein, nor to the personal, business, or financial circumstances of such owner or tenant or any other party with interest in the property. 3. Not Resulting from Applicant Action The special circumstances that are the basis for a variance have not resulted from any act of the applicant or of any other party with interest in the property. 4. Unnecessary Hardship For reasons fully set forth in the written findings, the strict application of the provisions of this Ordinance would result in unnecessary and undue hardship upon the applicant, as distinguished from mere inconvenience. 5. Preserves Rights Conferred by District A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by other properties in the same zoning district and does not confer a special privilege ordinarily denied to other properties in the district. 12 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] 6. Necessary for Use of Property The grant of a variance is necessary not because it will increase the applicant's economic return, although it may have this effect, but because without a variance the applicant will be deprived of any reasonable use or enjoyment of the property. 7. Not Alter Local Character The granting of the variance will not alter the essential character of the locality nor substantially impair environmental quality, property values, or public safety or welfare in the vicinity. 8. Consistent With Ordinance and Plan The granting of a variance will be in harmony with the general purpose and intent of this Ordinance and of the Comprehensive Plan of the City, as viewed in light of any changed conditions since their adoption. 9. Minimum Variance Recommended The variance recommended by the Planning and Zoning Commission and approved by the City Council is the minimum required to provide the applicant with reasonable use and enjoyment of his property. Staff recommends the Commission make three separate motions; however the Commission can also choose to vote on the variances separately. Staff Recommendation Prior to Public Hearing Approval of the Preliminary Plat of Subdivision entitled: "Final Plat Subdivision Heidner Properties Subdivision" prepared by Vanderstappen Land Surveying, Inc. dated 8/4/16 consisting of one page with the following conditions: • Final Plat of Subdivision must be presented to the Planning and Zoning Commission at a future date following incorporation of all comments made by the Illinois Department of Transportation (first review forthcoming); HRGreen; City Staff and the McHenry County Division of Transportation and to ensure Final Plat of Subdivision is in substantial conformance with the preliminary plat submitted herein; this will also follow City Council review of the preliminary plat; • Reference to Nunda Township must be eliminated and Plat labeled Preliminary and not Final. 13 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION) • Compliance and/or disposition statements) to the comments submitted by HRGreen and City Staff in letters to Mr. Douglas P. Martin dated 6/28/16 consisting of eight pages, and dated 8/16/16 consisting of nine pages, as they relate to planning, zoning and preliminary plat and engineering issues, prior to being presented to the City Council for Preliminary Subdivision Plat approval (many comments have been addressed by applicant in a letter submitted by Steven M. Shanholtzer, Project Manager Manhard Consulting, Ltd. in a letter to Mr. Douglas Martin dated 8/8/16 and consisting of eleven pages and resubmittal to the City Engineer has been made); • Compliance and/or disposition statement(s) to comments submitted by McHenry County Highway Division in a letter to Mr. Michael A. Werthmann, P.E. dated 7/28/16 and consisting of three pages; • Cross Access and Parking Easement Language, referenced for the benefit of Lots 1 and 2 on the proposed "Final Plat Subdivision Heidner Properties Subdivision," shall be included on a revised preliminary plat -and reference the Riverside Chocolate Factory site in addition to proposed Lots 1 and 2, and submitted prior to City Council consideration of the Preliminary Subdivision Plat; • Interior directional signage plan shall be submitted. (Directional signs be placed at locations to the north and south and adjacent to the car wash to direct traffic coming from Chapel Hill Road and Illinois Route 120 in and out of the car wash, as well as other internal directional signs for parking adjacent to the Riverside Chocolate Factory). Approval of the Conditional Use Permit to allow an automobile fueling station and drive-in establishment associated with and automobile was and Conditional Use Permit to allow a drive-in establishment as part of a freestanding multi -tenant retail building subject to the following conditions: • The project is developed in accordance with the Improvement Plans prepared by Manhard Consulting LTD dated 6/14/16 with a latest revision date of 8/5/16 consisting of thirteen pages, Building Elevations prepared by Corporate Design + Development Group, LLC. dated 5/31/16 with a latest revision date of 6/14/16 consisting of ten pages submitted as part of the Planning and Zoning public hearing application; e There shall be no vehicular access to Country Lane and no paved vehicular access to Country Lane from the subject property; [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] • The existing barn shall not be razed without review by the City of McHenry Landmark Commission; property owner shall work with City of McHenry Landmark Commission to walk-thru the barn; • There will be no overnight parking of commercial trucks nor any truck stop amenities such as showers or a laundry facility; • With the exception of the proposed pedestrian path, the two lots on either side of the existing water tower shall be utilized solely for parking, if required in the future and if utilized for parking must comply with all applicable City of McHenry, ordinances, rules and regulations and a permit must be submitted prior to the construction of any parking on either of these two lots; • As much of the natural vegetation as practicable be maintained along the northern property line adjacent to Eastwood Manor Subdivision; • Compliance and/or disposition statement(s) to the comments submitted by HRGreen and City Staff in letters to Mr. Douglas P. Martin dated 6/28/16 consisting of eight pages, and dated 8/16/16 consisting of nine pages, as they relate to planning, zoning and preliminary plat and engineering issues, prior to being presented to the City Council for Preliminary Subdivision Plat approval (many comments have been addressed by applicant in a letter submitted by Steven M. Shanholtzer, Project Manager Manhard Consulting, Ltd. In a letter to Mr. Douglas Martin dated 8/8/16 and consisting of eleven pages and resubmittal to the City Engineer has been made); Staff finds the requirements set forth in Table 31 have been met. Approval of the following variances: Eighteen space parking Variance from the off-street parking and loading requirements; • Variance to allow multiple principal buildings and land uses on one zoning lot (convenience store an automobile washing facility); Variance from the minimum spacing requirement between service stations; Variance from the 10-foot parking screening strip requirement (for the southeast corner of the site -parking adjacent to Riverside Chocolate Factory). Subject to the following conditions: 15 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION) • A hedge row of low growing evergreen shrubs be planted along the Route 120 and Chapel Hill Road frontage for the 8,400 square -foot retail building, to screen headlights onto 120 from vehicles utilizing the drive-thru and parking lot as opposed to ornamental plantings; ended along the entire length of the northern properly Board -on Board fence shall be ext line. Staff finds the requirements set forth in Table 32 have been met. Attachments • Location Map • Photographs of Surrounding Area • Proposed Watermain Extension • Drive -In Establishment Guidelines Adopted by the City Council • Chad J. Pieper, P.E. City Engineer (HRGreen), letter to Mr. Douglas P. Martin dated 6/28/16 consisting of eight pages • Chad J. Pieper, P.E. City Engineer (HRGreen), letter to Mr. Douglas P. Martin dated 8/16/16 consisting of nine pages Ray Beets, Permit and Developer Projects Manager, letter to Mr. Michael A. Werthmann, P.E. consisting of three pages • Steven M. Shanholtzer, Project Manager Manhard Consulting, Ltd. letter to Mr. Douglas Martin dated 8/8/16 consisting of eleven pages Application Packet FS [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION) Location Map � � '�I , yt'*l7r.0 C•/ �"tl�E� � `t't-: t �:' �II I IL. ta, Ik 11 waJ 31iI ^ q Subject`Pro Property (Outlined in Red) 1 p Y Tom- Fp I !il II I�I �:.,SI .� T: 1. pMnr � �I 1. ��F3 (. r 17 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] Photographs of Site and Surrounding Area View looking south from site (�napei ���a� •••--•-•-- - [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION) View looking west trom lice �muw�� ��..��� --- • View looking west from site (Illinois Route 120 in background) 19 PLANNING AND ZONING ON: STFF REPORT Z899 PRELIMINARY SUBDIVISION PLAT IIAPI ROVALACONDITIIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] :ely west of Views looking south from Country Lane (caelwuvu •a••�• -�--- - _ [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] View looking south from Country Lane (Eastwood Manor Subdivision -Proposed Land Bank Parking Area -lot immediately east of Eastwood Manor Water Tower) 21 24, 2016 �• _ ,1—_ t• vela it Imo) r^ [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] City of McHenry 333 South Green Street McHenry IL 60050 815-363-2170 815.363-2173(fax) www.c].mchenry.[I.us Drive-in Establishment Guidelines Any Drive-in establishment proposed in the City of McHenry may be subject to any or all of osed as conditions by the City Council: the following design considerations imp 1. Adequate spacing between order window/box and the nearest residentially zoned property. 2. Adequate number of stacking spaces are shown on site plan (five spaces per window). 3. No stacking space shall block any right-of-way or common driveway aisle. 4. Demonstrate an adequate turning radius is shown on the site plan as the onsite circulation path moves around the building or structure, particularly regarding emergency vehicle access. 5. Consider limiting the hours of operation of drive-in window, particularly if adjacent to residentially zoned property. 6. Vehicle stacking area must be isolated from parking and any means of circulation by means of a landscape median. 7. Consider limiting access cuts to public roadways. 8. Consider access to adjoining sites via an internal connection. 9. Drive-in establishments cannot face or be visible from a public roadway. 23 [PLANNING AND ZONING COMMISSION: STAFF REPORT Z-899 PRELIMINARY SUBDIVISION PLAT APPROVAL; CONDITIONAL USE PERMIT TO ALLOW AN AUTOMOBILE FUELING/SERVICE STATION AND DRIVE-IN ESTABLISHMENT ASSOCIATED WITH AN AUTOMOBILE WASHING FACILITY AS PART OF A PROPOSED FREESTANDING MULTI -TENANT RETAIL BUILDING; VARIANCE FROM PARKING SCREENING STRIP AND OFF-STREET PARKING AND LOADING REQUIREMENTS; AND ANY OTHER VARIANCES REQUIRED TO DEVELOP THE SUBJECT PROPERTY IN SUBSTANTIAL ACCORDANCE WITH THE SITE AND LANDSCAPE PLANS AND BUILDING ELEVATIONS SUBMITTED AS PART OF THE PLANNING AND ZONING PUBLIC HEARING APPLICATION] A separate Conditional Use Permit is required for each drive-in establishment. Conditional Use Permits are granted following public hearing before the Planning and Zoning Commission, recommendation to City Council by the Commission, and formal Council action to approve same. In addition to any of the above design considerations the granting of a Conditional Use Permit may be subject to additional conditions as imposed by the City Council. Each request for a drive-in establishment will be considered separately and it is understood that every drive-in establishment will not be in full compliance with all the provisions listed above. 24 D 420 North Front Street I Suite 1001 McHenry, IL 60050 II 1 Main 816.385.1778 + Fax 815.385,1781 1-11-iGreen June 28, 2016 Mr. Douglas P. Martin City of McHenry 333 South Green Street McHenry, IL 60050 Re: Heidner Properties Subdivision (86160287) Dear Mr. Martin: WREEN.00f.1 The following items were received by HR Green Inc. (HR Green) on June 21, 2016, for our initial review: • Final Plat of Subdivision prepared by Vanderstappen Land Surveying, Inc. on June 7, 2016. • ALTA/Land Title Survey prepared by Vanderstappen Land Surveying, Inc. February 16, 2016. • Engineering Plans prepared by Haeger Engineering on June 14, 2016, • Traffic Impact Study for Proposed Ricky Rockets Fuel Center prepared by KLOA on June 21, 2016. Our original review of the submitted documents was to the level of Preliminary Engineering. During the course of the review by both the City's Public Works Staff and HR Green, items that would be required during a final engineering submittal were noticed. These comments have also been included to assist the design engineer as this project progresses. The following comments under the Preliminary Engineering heading should be addressed prior to the Planning and Zoning board submittal. PRELIMINARY ENGINEERING COMMENTS These items were missing from this submittal and are required as part of preliminary engineering plan and plat review per Chapter 3/Section 3.2 of the City Subdivision Control and Development Ordinance: • Soils Map and Analysis prepared by McHenry County Soil and Water Conservation District • Documentation providing evidence that the property to be developed has been inspected by a qualified professional to determine whether or not a wetland or special flood hazard area is present. • Copies of all other applications to other agencies having jurisdiction over the development. This would include IDOT and MCDOT. A current title commitment for an owner's title insurance policy. A draft of protective covenants, whereby the subdivider proposed to regulate land use or continued maintenance within the subdivision. PLAT OF SUBDIVISION 1. Existing and Proposed Zoning should be provided. 2. McHenry County DOT certificate should be added for approval since parcel fronts on Chapel Hill Road. 3. Discussion with IDOT to determine if additional ROW is required along its frontage on IL Route 120 is required. 4. Note stating the subdivision will follow zoning requirements/setbacks as described in McHenry Zoning Ordinance or Building setback lines should be added. Mr. Douglas P. Madin Heidner Properties Subdivision (86160287) 1 June 28, 2010 HRGreen ALTAILAND SURVEY — No comments at this time ENGINEERING CITY PUBLIC WORKS 1. Design engineer shall call out all road names (i.e. Rt.120, Adams Dr., Chapel Hill Rd., etc...) 2. Plans call for 8" water main. It needs to be 12". HR GREEN 1. Sidewalk should be extended from the west end of the property, north of Route 120, to the intersection of Chapel Hill and Route 120, 2. Per B.11 of Chapter VII of the Zoning Ordinance, all uses providing over 25 parking spaces shall provide space and facilities for bicycle parking. This provision is not applicable to properties zoned Business Park or Industrial District classifications. (MC-91-553) 3. Per Table 10: Parking and Loading Dimensions in Section C of Chapter VII of the Zoning Ordinance, the maximum driveway width is 36'. 4. Per Table 11, Retail and Service Buildings 5,000 to 10,000 square feet in net floor area shall provide one loading space. (This does not apply to C4 Downtown Commercial District). 5. Per Section B of Chapter VIII of the Zoning Ordinance, a landscaped strip is required including trees and shrubs, which may be combined with a solid fence or wall located along the length of all lot lines (excluding the width of access ways) that abut an adjacent residentially -zoned parcel on a parcel devoted to a more intensive residential, office, commercial, or industrial an use, whether or not an offstreet parking, loading, or refuse area is present. If a solid wall is proposed it shall undulate by a minimum of 2- feet forward and back for each 25-feet in length. Area for side and rear yard screen strip shall be provided per Table 14 of that same section. 6. Per Section B of Chapter VIII, a 10-foot landscaped strip which shall consist of densely clustered groups of varying species and size of shrubs and trees, and berming, which may include a solid wall or fence all which shall not exceed 4-feet in height at installation or maturity and shall not be less than 3-feet in height or minimum as determined by the Zoning Administrator shall be provided to affectively provide screening form parking lots except for trees which must maintain a minimum 7-foot trimmed canopy off the ground as to not obstruct views into and out of the site. This shall be located around the perimeter of the parking lot to screen vehicles and vehicle headlights from adjacent public ways. The clustering of the groups of plants shall allow for plowing and snow storage. A solid row of hedges, one type of plant or solely a solid wall shall not be permitted unless it is determined by the Zoning Administrator that this would be the only way to effectively screen vehicle headlights. The parking screening strip is required for all off-street parking lots containing more than 5 parking spaces and any vehicle or equipment storage lots or vehicle or equipment sales lots. 7. Also, per B-3 in Chapter VIII, a landscaped island is an 8 x 15 island in the interior of an off-street parking area is to be provided every 15 parking spaces and at the ends of parking rows. The intent of the parking islands is to provide shade trees on hot summer days, reduce the effects of the urban heat island by reducing paved surfaces and visually breaking up the expanse of asphalt. -Page Mr. Douglas P. Martin Heidner Properties Subdivision (86160287) June 28, 2016 8. Detention areas shall be designed per the City's Subdivision Control and Development Ordinance in terms of retaining or detaining water and all engineering requirements. However, it shall be noted that detention areas should be designed to appear as natural as possible per the City Zoning Ordinance (B4 of Vh VIII). Landscaping shall be required around the perimeter of all retention and detention basins, which shall consist of trees, shrubs and emergent plantings in a quantity, species and arrangement that will create an aesthetically pleasing and ecologically functional environment. All landscaping shall conform with the approved landscape list. Plantings around basins shall be salt tolerant. Such landscaping shall be in conformance with Best Management Practices as determined by the City. 9. Per T-4.7 of the Technical Reference Manual: Dry detention basins shall be designed with side slopes not steeper than five (5) horizontal to one (1) vertical. The basin floor shall have a slope of not less than two (2) percent. In order to prevent soil erosion and weed problems the detention basin shall be landscaped including sodding and/or hydro -seeding of the basin as required. The basin shall also have a low flow underdrain consisting of a minimum ten (10) inch storm sewer or perforated drain tile. Detention basins with permanent ponds shall be graded such that the area one (1) foot above the normal water level to two (2) feet below normal water level has a slope of five (5) horizontal to one (1) vertical. The area from one (1) foot above normal water level to two (2) feet below normal water shall have a shoreline protection consisting of the installation of a woven erosion control fabric with native wetland and prairie plantings. At the point two (2) feet below normal water level a ledge eight (8) feet wide shall be constructed. From the edge of this eight (8) foot ledge the ground shall slope at two (2) horizontal to one (1) vertical for an additional three (3) foot depth. If fish life is to be sustained in the basin an area equal to twenty-five (25) percent of the normal water surface area shall be a minimum of twelve (12) feet deep. The ground above one (1) fool above the normal water elevation shall have a slope not steeper than ten (10) horizontal to one (1) vertical for a minimum horizontal distance of twenty (20) feet. Above this elevation the slopes within the basin shall not be steeper than six (6) horizontal to one (1) vertical for shallower than two (2) percent. 10. Generally, it is preferable that municipal utilities be placed outside IDOT and County ROW in exclusive easements dedicated to the City. STORMWATER MANAGEMENT 1. With regards to infiltration within the depressional areas: The curve number may be based on the existing vegetated ground condition which itself accounts for normal infiltration into the soil. However, to the extent that water is trapped until it evaporates or is percolated into the ground, this is volume that is not currently seen by the downstream watershed and therefore is an essential component of the depressional volume that must be compensated for. Infiltration may not be used to reduce depressional storage. 2. With the significant onsite depressional storage areas it must be determined if the existing runoff rate is less than the 0.15 cfs/acre release rate. 3. If the western depressional area does not overflow to the eastern depressional area (or any other outfall) in the 100 year storm, the tributary acreage must be excluded from the allowable release rate. Mr. Douglas P. Martin Heldner Properties Subdivision (86160287) June 28, 2016 HRGreen 4. The outlet pipes for the surface basins should be set 1above the invert of the basins to compensate for the existing condition onsite infiltration. The bottom should be treated as a rain garden and the volume may be counted toward the depressional storage requirement. 5. A previous email transmittal regarding this site suggests that there are no offsite areas. We disagree with this conclusion in the following areas: a. There are back yards that appear to be tributary along the northern edge of the property. It appears along the eastern half of the property it would be appropriate to have a swale along the lot line to direct this flow to the Chapel Hill Road right-of-way. b. Along the western half there is a lower area that is tributary to the western depressional area and therefore should be considered in the depressional storage calculation and routed to the north detention basin in the proposed condition. c. County Lane is indicated by County topography to be a depressional area with an overflow either to Chapel Hill Road or to western back yards described above, or both. Analysis is required to determine the overflow route and if overflow of this depressional area will be tributary to the onsite depressional area. d. Areas of the IDOT right-of-way may be tributary to the site in the existing and/or proposed site conditions. Existing tributary area must be included in the depressional storage calculation. 6. The viability of this site is dependent on discharge to the [DOT storm sewer system at the southeast corner of the property. Given the existing depressional storage area on the site, it is expected that the minimum 4• orifice will be used for discharge from the basin to the IDOT system. Approval from IDOT for this connection and discharge to the IDOT system will be required. Submittal to ]DOT should be made as soon as possible since this is critical to the design of the stormwater system. TRAFFIC IMPACT STUDY 1. Trip generation numbers are low for Specialty Retail and Coffee/Donut Shop. The report should state why different numbers were assumed. 2. Square footage used for calculations is lower than that of plans. 3. IL 120 is an SRA route—IDOT may not approve a left turn lane on IL 120 for a commercial entrance which means more left turn vehicles turning off of Chapel Hill Road and the development isn't showing any improvements at this entrance along Chapel Hill. 4. Currently, there are no connections shown between commercial businesses. Recommend that this be considered for this site and the adjacent existing development. FINAL ENGINEERING COMMENTS (Those comments related to final engineering issues that do not need fo be addressed at this time, but will need to be addressed prior to final engineering approval.) These items are required for a final engineering/plat review: • Offsite Easement Plats of Dedication • IDOT Approval • McHenry County DOT Approval • NOI Application, NOI Permit and SWPPP Pagc4 i Mr. Douglas R Martin Heldner Properties Subdivision (86160287) June 28, 2016 HRGreen • Stormwater Management Report containing the following (per City Checklist): Site location map, brief description of proposed development, signature of applicant and applicant's agents, vicinity map with PINs, anticipated dates of initiation and completion of activities, plans showing overland flow routes, overland flow depths and cross sections of channels or swales, boundaries of predominate soil types, drainage easements, buffers, cross section views of basins for existing and proposed conditions and elevations, names of streams or bodies of water affected, analysis of existing and proposed drainage systems, all supporting design calculations and models, how the proposed project meets all standards of the McHenry County Stormwater Ordinance. • Construction and Post Construction/Long Term Stormwater Management Maintenance Plan • Stormwater Management Permit Application • Erosion and Sedimentation Control Plan • A sealed statement from a registered professional engineer that the application meets the requirements of the McHenry County Stormwater Management Ordinance. • Landscape Plan per Section 6,12 of the Subdivision Control Ordinance. • Engineer's Opinion of Probable Construction Cost • Photometric Grid and Lighting Plan with cut sheets of all types of proposed light standards and luminaries. • Elevations with building heights. • Protective covenants for the development. The following are comments related to final engineering issues: CITY PUBLIC WORKS COMMENTS 1. Design engineer shall call out all road names (i.e. Rt.120, Adams Dr., Chapel Hill Rd., etc...) 2. Plans can for 8" water main. It needs to be 12°. 3. Design engineer shall call out WM and Service line material to be installed 4. No Fire Hydrants or locations per City specifications 5. No Valve Vaults and size per City Specifications 6. Design engineer shall denote Water and fire service and size, valves, vaults. 7. Domestic water service and fire service must be separate. 8. Design engineer shall denote tap locations for domestic and fire services. 9. Design engineer shall denote boring and casing locations, pit to pit, and materials to be used. 10, Design engineer shall denote all fitting locations, i.e. T's, 90's, Taps, etc. 11. More detail is needed on the proposed connection to existing watermain at Adams Drive (assumed). There maybe issues with proposed location. 12. Design engineer shall denote all possible conflicts with utility installation. 13, Design engineer shall Include Cily's Utility Detail Sheets. 14, No Sidewalks shown .5' walk is needed. 15. The landscape plans for Ricky Rocket's need the legend attached. HR GREEN COMMENTS ENGINEERING Pzge Mr. Douglas R Martin Heldner Properties Subdivision (86160287) June 28, 2016 HRGreen 1. Street plantings must conform to the Subdivision Control Ordinance Section 6.12 Landscaping and the Technical Specifications Manual Section I. Parkway Trees. 2. Per T-5.2 (Non-residential Driveways and Parking Lots) of the City's Technical Reference Manual, the following specifications are applicable to all non-residential driveway and parking lot construction: 3. Driveways and parking lots for non-residential uses shall be designed by a qualified person and be constructed having a concrete, asphalt, or paver brick surface meeting the following minimum requirements. (i) Portland Cement concrete shall be at least six inches thick, with an ultimate minimum compressive strength of 4,000 p.s.i., and shall have a base of compacted crushed stone at least four inches thick. lii) The asphalt in asphalt -surfaced driveways shall be at least four (4) inches thick without any loose material on top, and shall have a base of compacted crushed stone at least four (4) inches thick. (iii) Brick paver surfaced driveways shall be installed per the manufacturers installation instructions and have a minimum of two (2) inches of sand over a base of compacted crushed stone at least six (6) inches thick. 4. It appears that there will be retaining walls surrounding the detention basins. These should be labeled and FG/TW elevations provided along with wall details. Some of the storm sewer entering and exiting the basins may need to be lowered so that they are not passing through the walls. 5. Detention basin spillways should be shown on the plans and cross sections provided, as applicable. 6. Overland flow routes shall be shown on the plans and cross sections provided, as applicable. 7. 900 bends proposed in watermain shall be revised to show two, 450 bends. 8. Topography, existing trees and existing utility information should be provided for offsite watermain. Stationing should be provided on Route 120. Profile over watermain should be shown. Separation from sanitary sewer should be shown. Horizontal location of watermain should be referenced from Route 120 centerline or ROW line or other. 9. There is no indication that offsite watermain is to be bored under existing driveways or if driveways will be cut and replaced. 10. It is unclear if there is an easement or other allowing for the connection of the °offsite watermain to existing to the east. 11, Another water and sewer service should be provided for the second °building' next to the small retail "building°. 12, All water services shall have b-boxes provided at ROW line unless services are sized to include fire services in which case the larger water service should be split at building with a valve and vault provided on the fire service and a b-box provided on the potable water service. The water services shall be placed in a municipal utility easement to allow access to the b-box and valve vault by the City. 13. Per Technical Reference Manual, watermain valves shall be installed so that not over eight hundred (800) feet of water main, with services, will be shut off at any time. Valve vaults shall be minimum of sixty (60) inches inside diameter. Vaults shall not be located in sidewalks, driveways or any paved areas. . Installation of water mains will not be permitted under sidewalks. 14. Per TR Manual: a. Hydrants shall be installed at all street intersections and at maximum three hundred (300) foot spacing along the lengths of streets. b. When a building to be occupied will be set back two hundred fifty (250) feet or more from a street or is located more than three hundred (300) feet from a hydrant, additional hydrants shall be installed. One (1) hydrant shall be located at the entrance to the Mr. Douglas P. Martin Heidner Properties Subdivision (86160287) June 28, 2016 HRGreen building and additional hydrants shall be provided around the perimeter of the building at a maximum of two hundred fifty (250) feet spacing measured along access roads. Such hydrants shall be installed not more than one hundred twenty (120) feet nor less than forty (40) feet from the building. c. Fire hydrant spacing plans shall be submitted to the City Engineer and the Building Commissioner for review and approval and the fire protection district for their review and comment. 15, A casing pipe will be required for the watermain crossing Route 120. 16, Sanitary services are wyed into the sewer main and not allowed to be connected directly to manholes. Per the Technical Reference Manual, when sanitary sewer service lines are constructed as part of the same project as the sewer main or lateral, they shall be connected to the sewer main or lateral using a wye. Where a sanitary sewer service line is to connect to an existing sewer main or lateral, the connection shall be made by circular saw cut of sewer main by proper tools, and proper installation of a solid hub wye saddle or a solid hub tee saddle, in accordance with manufacturer's recommendations. Rubber saddles shall not be permitted. STORMWATER MANAGEMENT 1. Overland flow routes and depths must be indicated throughout the site including flows and depths along the western ditch line of Chapel Hill Road. All building elevations must maintain adequate freeboard. 2. Additional high points and low points will likely be required by IDOT to separate right-of-way drainage from onsite drainage at the entrances. � HR Green's reviews are to determine compliance with the municipal Subdivision Ordinance, Zoning Ordinance and State Statute and in a manner consistent with that degree of care and skill ordinarily exercised by Engineers and Surveyors currently practicing under similar circumstances. HR Green's review did not include an examination of submitted documents as to their overall style or presentation, field verification of existing conditions, elevation grades and topography as shown on the plans, and verification of the submittal or the issuance of permits from any other governmental regulatory agency. HR Green disclaims responsibility for any errors or omissions by the design engineer. The developer, their engineer and their surveyor are not relieved of any responsibility for the correctness of the existing field conditions and design of public or private improvements because of our review, or subsequent approval of the plans and specifications by the municipality. The Owner/Developer shall revise plans and resubmit with response letter addressing all of our comments above and include any missing items. I would be happy to meet with any responsible parties to discuss these comments prior to a resubmittal. If you have any comments or questions, you can reach me at 815-579-8346. Sincerely, HR GREEN, INC. (,'la J. Chad J. Pieper, P.E. City Engineer Mr. Douglas P. Martin Heldner Properties Subdivision (86160287) June 284 2016 HRGreen attachment CJP/cmc/ cc: Mr. Jon Schmitt, City of McHenry Mr, Ross Polerecky, City of McHenry Mr. Steve Shanholtzer, P.E., Manhard Consulting Mr. Ralph Stark, HR Green, Inc. Mr. Mike Fischer, HR Green, Inc. Ilh rg m hn asldata18616028ADesigMCorrlExtern a Mr-06241 6-Rev 1 _gp.doex D420 North Front Street I Suite 1001 McHenry, IL60050 HRGREEN.CGGt Maln815.385.1778 + Fax815.385.1781 HRGreen August 16, 2016 Mr. Douglas P. Martin City of McHenry 333 South Green Street McHenry, IL 60050 Re: Heidner Properties Subdivision Preliminary Review No. 2 (86160287) Dear Mr. Martin: The following items were received by HR Green Inc. (HR Green) on August 8 and 9, 2016, for our review: • Unsigned and unsealed Final Plat of Subdivision (1 sheet) prepared by Vanderstappen Land Surveying, Inc. with Surveyor's signature block dated August 4, 2016, • Unsigned and unsealed Plat of Survey (2 sheets) prepared by Vanderstappen Land Surveying, Inc. with Surveyor's signature block dated August 8, 2016, (NOT REVIEWED) • Unsigned and unsealed Engineering Plans (13 sheets) for "Proposed Improvements for Route 120 and Chapel Hill Road — 2172 West Route 120" prepared by Manhard Consulting, Ltd. on June 14, 2016 and last revised on August 2, 2016. • Unsigned and unsealed Preliminary Stormwater Management Summary prepared by Manhard Consulting, Ltd. on August 2, 2016, • USDA NRCS Soils Map/Web Soil Survey dated August 5, 2016, (FOR REFERENCE ONLY) We acknowledge previous receipt of the following: • ALTA/Land Title Survey prepared by Vanderstappen Land Surveying, Inc. February 16, 2016, • Traffic Impact Study for Proposed Ricky Rockets Fuel Center prepared by KLOA on June 21, 2016. • Letter to KLOA from McHenry County Department of Transportation dated July 28, 2016. Our original review of the submitted documents was to the level of Preliminary Engineering. During the course of the review by both the City's Public Works Staff and HR Green, Items that would be required during a final engineering submittal were noticed. These comments were included to assist the design engineer as this project progresses. Preliminary Engineering Comments below should be addressed prior to the Planning and Zoning board submittal. Our original comments are followed in italics by Manhard Consulting's responses provided in their letter dated to you dated August 8, 2016, HR Green's disposition of each comment follows each response in bold. New comments are appended to each section and are entirely in bold. PRELIMINARY ENGINEERING COMMENTS Please note that Plat of Subdivision and Enaineerina Plans should be labeled as "PRELIMINARY". These items were missing from the original submittal and are required as part of preliminary engineering plan and plat review per Chapter 3/Section 3.2 of the City Subdivision Control and Development Ordinance: Soils Map and Analysis prepared by McHenry County Soil and Water Conservation District. Response: Soil Map has been included. The provided Soils Map and Analysis was not prepared Mr. Douglas P. Martin Heldner Properties Subdivision (86160287) August 16, 2016 HRGreen by County Soil and Water Conservation District, but should be adequate for preliminary engineering. • Documentation providing evidence that the property to be developed has been inspected by a qualified professional to determine whether or not a wetland or special flood hazard area is present. Response: The NWI map and FEMA flood snaps do not indicate the presence of wetlands or special flood hazard areas. Wetland vegetation was not identified during site reconnaissance. OK. • Copies of all other applications to other agencies having jurisdiction over the development. This would include IDOT and MCDOT. Response: IDOT does not have an application. A copy of the McHenry County DOT application has been provided. Information not provided. • A current title commitment for an owner's title insurance policy. Response: A copy of the title commitment has bone provided. HR Green did not receive this Information. • A draft of protective covenants, whereby the subdivider proposed to regulate land use or continued maintenance within the subdivision. Response: A copy will be provided to the City under separate cover. Information not provided. PRELIMIINARY PLAT OF SUBDIVISION 1. Minimum lot width for a C-5 abutting an arterial is 200'. Lot 2 does not meet this requirement. 2. The configuration of Lot 2 is not standard and includes residential lots. Residential lots need to be rezoned to be used as parking lots. 3. The plat submitted does not conform to the form and content requirements for a Preliminary Plat of Subdivision as required by the City's Subdivision Ordinance (Chapter 3/Section 3.2). The following items are required as part of a Preliminary Plat. a. Preparation date, including succeeding revision dates. b. The name and address o,f the ownersubdivider or developer. c. A small scale drawing of the section(s) in which the subdivision lies, oriented in the same manner as the plat, and showing the location of the subdivision, major roads, impacted schools, existing or proposed parks, and the nearest bodies of water. d. The existing and proposed zoning of the subdivision, and the existing zoning of all adjacent property. e. Location, widths, and names of all existing and platted streets, alleys, or other public ways and easements, railroad and utility rights -of -way, parks, cemeteries, water courses, drainage ditches, permanent buildings, bridges, and other pertinent data as determined by the City, within 300 feet of the proposed subdivision, or property owned or controlled by the subdivider or developer. f. Location and species of existing trees measuring 10 inches or more in diameter, as measured six inches above grade. (Tree Preservation is required per Section 24-40 to 24-50 of the City's Municipal Code.) g. Building setback lines. It, Location and area of property proposed to be dedicated for public use or to be reserved by covenant for use of all property owners in the subdivision with the conditions, if any, of such dedication or reservation. Mr. Douglas P. Martin Heidner Properties Subdivision (86160287) August 16, 2016 HRGreen i. Existing topography of the property and within twenty-five feet of the property, with contour intervals shown for at least every two feet, with reference to USGS datum, or at more frequent intervals for land of unusual topography. j. A table with the following information: Total acreage of subdivision; total number of lots; acreage of public lands to be dedicated other than streets; and the buildable area of each lot. k. Indication of proposed phases within the subdivision and the order of site development. I. Lot labeling should be added to clarify as to what part of the Lot is the added area of Lot A. m. It is unclear what Lot A and the abutting lots are zoned. FINAL PLAT OF SUBDIVISION 1. Existing and Proposed Zoning should be provided. Response: The plat will be updated accordingly. OK, if existing and proposed Zoning is C5. 2. McHenry County DOT certificate should be added for approval since parcel fronts on Chapel Hill Road. Response: The plat will be updated accordingly. Not adequately addressed. No certificate for McHenry DOT was found on the plat. 3. Discussion with [DOT to determine if additional ROW is required along its frontage on IL Route 120 is required. Response: We will coordinate with IDOT. IDOT will require review of the plat of subdivision and will not formally approve the plat until the IDOT permit is issued for work within their right-of-way. Not adequately addressed. Information not provided. Any IDOT ROW take will significantly impact this project and shall be identified now. 4. Note stating the subdivision will follow zoning requirements/setbacks as described in McHenry Zoning Ordinance or Building setback lines should be added. Response: The plat will be updated accordingly. Not adequately addressed. Note was not found. 5. Lot 2 frontage is less than that required for a C-5 lot abutting an arterial road. 6. Copies of the easement documents shall be provided for all easements to be vacated. Easements cannot be vacated without approval of the entities to which the easement was granted. Certificate for easement vacations shall be provided for easement owners to sign on plat. 7. There Is an area of 51.0' labeled as "Hereby Dedicated" on Chapel Hill Road. The entity to which this is being dedicated should be added and a certificate of acceptance should be provided. 8. Stormwater Management Easements shall be provided over detention basins and underground vaults along with access to those basins and vaults from Chapel Hill and/or Route 120, 9. A Municipal Utility Easement is required over the 12" Waterma[n. 10, The sanitary sewers are currently shown as mains (going from manhole to manhole) and are required to be within municipal easements. However, if connected via wyes to main, which is required per City's Technical Specifications Manual, they will be considered services and easements will not be needed. ALTAILAND SURVEY — No comments at this time Pzge 3 Mr. Douglas P. Martin Heidner Properties Subdivision (86160287) August 16, 2016 HRGreen ENGINEERING CITY PUBLIC WORKS 1. Design engineer shall call out all road names (i.e. Rt.120, Adams Dr., Chapel Hill Rd.,etc....} Response: Road names have been clearly labeled on all applicable sheets. OK. 2. Plans call for 8" water main. It needs to be 120. Response: Plans have been updated to call for 12" watermain. Not adequately addressed. Watermain Is now being shown as 10". HR GREEN 1. Sidewalk should be extended from the west end of the properly, north of Route 120, to the intersection of Chapel Hill and Route 120, Response: Sidewalk has been extended along road frontages. Not adequately addressed. Sidewalk does not fully extend to Chapel Hill Road on Route 120 or to Route 120 on Chapel Hill Road nor does internal sidewalk extend to edge of pavement of Country Lane, 2. Per B.11 of Chapter VII of the Zoning Ordinance, all uses providing over 25 parking spaces shall provide space and facilities for bicycle parking. This provision is not applicable to properties zoned Business Park or Industrial District classifications. (MC-91-553) Response: Bicycle parking areas have been added. OK. 3. Per Table 10: Parking and Loading Dimensions in Section C of Chapter VII of the Zoning Ordinance, the maximum driveway width is 36" Response: Driveways have been designed to adequately accommodate commercial traffic and turning movements. Driveways still exceed 36' maximum per ordinance. HR Green has no objections to driveways as currently shown with the exception that sidewalks shall be extended across them, however, widths and configurations will need to be approved by County and IDOT prior to City consideration of approval. 4. Per Table 11, Retail and Service Buildings 5,000 to 10,000 square feet in net floor area shall provide one loading space. (This does not apply to C-4 Downtown Commercial District). Response: Loading areas for each lot have been added. OK. 5, Per Section B of Chapter VIII of the Zoning Ordinance, a landscaped strip is required including trees and shrubs, which may be combined with a solid fence or wall located along the length of all lot lines (excluding the width of access ways) that abut an adjacent residentially -zoned parcel on a parcel devoted to a more intensive residential, office, commercial, or industrial land use, whether or not an offstreet parking, loading, or refuse area is present. If a solid wall is proposed it shall undulate by a minimum of 2- feet forward and back for each 25-feet in length. Area for side and rear yard screen strip shall be provided per Table 14 of that same section. Response: A screening wall has been added along the north property line. Not adequately addressed. Information not provided. Landscape plan was not provided. There is a proposed fence (not a wall) offset from rear property line by 5.5'. There is no Indication of screening on the banked parking area. 6. Per Section B of Chapter VIII, a 10-foot landscaped strip which shall consist of densely clustered groups of varying species and size of shrubs and trees, and berming, which may include a solid wall or fence all which shall not exceed 4-feet in height at installation or maturity and shall not be less than 3-feet in height Page Mr. Douglas P. Martin Heidner Properties Subdivision (86160287) August16,2016 HRGreen or minimum as determined by the Zoning Administrators a provided to affeclively provide screening form parking lots except for trees which must maintain a minimum 7-foot trimmed canopy off the ground as to not obstruct views into and out of the site. This shall be located around the perimeter of the parking lot to screen vehicles and vehicle headlights from adjacent public ways. The clustering of the groups of plants shall allow for plowing and snow storage. A solid row of hedges, one type of plant or solely a solid wall shall not be permitted unless it is determined by the Zoning Administrator that this would be the only way to affectively screen vehicle headlights. The parking screening strip is required for all off-street parking lots containing more than 5 parking spaces and any vehicle or equipment storage lots or vehicle or equipment sales lots. Response: A 10' landscaped strip has been added to screen parking lots from public ways. Not adequately addressed. Information not provided. Landscape plan was not provided. There is a proposed fence offset from rear property line by 5.5'. There is no indication of screening on the banked parking area. 7. Also, per B-3 in Chapter VIII, a landscaped island is an 8 x 15 island in the interior of an off-street parking area is to be provided every 15 parking spaces and at the ends of parking rows. The intent of the parking islands is to provide shade trees on hot summer days, reduce the effects of the urban heat island by reducing paved surfaces and visually breaking up the expanse of asphalt. Response: A landscaped island has been added to conform with this requirement. OK, subject to City approval. 8. Detention areas shall be designed per the City's Subdivision Control and Development Ordinance in terms of retaining or detaining water and all engineering requirements. However, it shall be noted that detention areas should be designed to appear as natural as possible per the City Zoning Ordinance (134 of Vh VIII). Landscaping shall be required around the perimeter of all retention and detention basins, which shall consist of trees, shrubs and emergent plantings in a quantity, species and arrangement that will create an aesthetically pleasing and ecologically functional environment. All landscaping shall conform with the approved landscape list. Plantings around basins shall be salt tolerant. Such landscaping shall be in conformance with Best Management Practices as determined by the City. Response: Detention areas have been discussed with HR Green and shall be landscaped in accordance with the City Zoning Ordinance. No landscaping plan was provided, this shall be a part of final review. 9. Per T-4.7 of the Technical Reference Manual: Dry detention basins shall be designed with side slopes not steeper than five (5) horizontal to one (1) vertical. The basin floor shall have a slope of not less than two (2) percent. In order to prevent soil erosion and weed problems the detention basin shall be landscaped including sodding and/or hydro -seeding of the basin as required. The basin shall also have a low flow underdrain consisting of a minimum ten (10) inch storm sewer or perforated drain tile. Detention basins with permanent ponds shall be graded such that the area one (1) foot above the normal water level to two (2) feet below normal water level has a slope of five (5) horizontal to one (1) vertical. The area from one (1) foot above normal water level to two (2) feet below normal water shall have a shoreline protection consisting of the installation of a woven erosion control fabric with native wetland and prairie plantings. At the point two (2) feet below normal water level a ledge eight (8) feet wide shall be constructed. From the edge of this eight (8) foot ledge the ground shall slope at two (2) horizontal to one (1) vertical for an additional three (3) foot depth. If fish life is to be sustained in the basin an area equal to twenty-five (25) percent of the normal water surface area shall be a minimum of twelve (12) feet deep. Page HRGreen Mr. Douglas P. Martin Heidner Properties Subdivision (86160287) August 16, 2016 The ground above one (1) foot above the normal water elevation shall have a slope not steeper than ten (10) horizontal to one (1) vertical for a minimum horizontal distance of twenty (20) feet. Above this elevation the slopes within the basin shall not be steeper than six (6) horizontal to one (1) vertical for shallower than two (2) percent. Response: The proposed detention pond is designed in accordance with the City of McHenry requirements. Not adequately addressed. There is no safety ledge. Slopes are steeper than 10:1 one foot above normal water elevation, etc. 10. Generally, it is preferable that municipal utilities be placed outside [DOT and County ROW in exclusive easements dedicated to the City. Response: The proposed municipal utilities are located outside of the ROW and will be placed in easements. Not adequately addressed. It is unclear where the ROW line Is on the south side of Route 120 and where the watermain is placed In relation to that line. 11. Plan does not meet the parking requirements without additional parking lot indicated as "banked" on this plan. It Is recommended that the banked parking lot be constructed as part of this plat and plan or that a variance to parking requirements of the ordinance be requested by developer and reviewed and approved as part of preliminary approval. 12, Auto -turn analysis should be provided for this site. The truck parking area to the east of the proposed detention basin does not appear viable for traffic and should be angled in the opposite direction. The curb return radius and the sidewalk at the southeast corner of the banked parking lot appear to be subject to rollover by right turning vehicles from the east. Stacking In the drive through lane on the west side of the Lot 2 building Is minimal. More stacking Is recommended. Auto -turn should check If vehicles will be able to make turns southbound into the "bypass" lane next to the drive through if vehicles stack past the end of the striped lane. STORMWATER MANAGEMENT 1. With regards to infiltration within the depressional areas: The curve number may be based on the existing vegetated ground condition which itself accounts for normal infiltration into the soil. However, to the extent that water is trapped until it evaporates or is percolated into the ground, this is volume that is not currently seen by the downstream watershed and therefore is an essential component of the depressional volume that must be compensated for. Infiltration may not be used to reduce depressional storage. Response: It is understood that infiltration may not be used to reduce depressional storage. Therefore, a composite curve number was calculated with respect to the existing characteristics of the tributary area. All curve number calculations have been identified on the Existing Conditions Drainage Exhibit. OK. 2. With the significant onsite depressional storage areas it must be determined if the existing runoff rate is less than the 0,15 cfs/acre release rate. Response: An existing conditions critical duration analysis was analyzed to better understand functionality of the depressional area. Based on the results of this hydrologic model, it is understood that the depressional area does not overflow during the 100-year critical duration analysis. Therefore, the maximum volume within the depressional storage area is achieved during the 100-Year, 240-Hour storm event. A summary of this analysis is provided within the Preliminary Stormwater Report. Furthermore, the existing conditions were examined to understand the peak flow rates into the IDOT Storm Sewer along IL Route 120. It shall be understood that all onsfte liibutary areas (Sub -Basin 1, 2A, 28) ultimately discharge into the IDOT Sewer along IL Route 120. Although the depressional area (Sub - Basin No 1) does not overflow, a peak flow rate of 4.96 CFS was calculated fro the 100-Year Critical Page HRGreen Mr. Douglas P. Martin Heidner Properties Subdivision (86160287) August 16, 2016 Duration Analysis into the IDOT Storm Sewer for the entire onsife development tributary. This peak flow as determined at the 100-Year, 2-Hour Event. OK, conditional upon IDOT approval. 3. If the western depressional area does not overflow to the eastern depressional area (or any other outfall) in the 100 year storm, the tributary acreage must be excluded from the allowable release rate. Response: Based on the analysis outlined within the above response (Comment No. 2), the eastern depressional area does not overflow during the critical duration 100-Year Storm Event. Therefore, the tributary acreage shall be excluded from the allowable release rate for the onsife development. Per a phone conversation with Menhard Consulting and HR Green on August 2, 2016, the onsife allowable release rate shall be calculated as follows: Existing Conditions Tributary Area to Depression (ONSITE ONLY) = 3.05 Ac. Proposed Conditions Tributary Area = 7.00 Ac. (TOTAL) Per H.R. Green, the tributary acreage must be excluded from the allowable release 7.00 Ac. — 3,05 Ac. = 3.95 Ac. (To Calculate Allowable Release Rate) 3.95 Ac, X 0,15 CFS = 0.59 CFS Note: Refer to the Existing and Proposed Drainage Condition Exhibits provided with the Preliminary Stomnwater Report for clarification. OK. 4. The outlet pipes for the surface basins should be set 1' above the invert of the basins to compensate for the existing condition onsite infiltration. The bottom should be treated as a rain garden and the volume may be counted toward the depressional storage requirement. Response: All outlet pipes will be designed during the Final Engineering Phase of development. At that time, all rain gardens and bio- i Final En facilities will be coortfinaled with the Final Landscape Plans. OK, to be evaluated as part of Final Engineering review. 5. A previous email transmittal regarding this site suggests that there are no offsite areas. We disagree with this conclusion in the following areas: a. There are back yards that appear to be tributary along the northern edge of the property, it appears along the eastern half of the property it would be appropriate to have a Swale along the lot line to direct this flow to the Chapel Hill Road right-of-way. Response: The Existing Drainage Conditions Exhibit confirms that the back yards are tributary to the property, and this area has been included in the existing conditions analysis. At this Preliminary Design Phase, the ofisite tributary area has been routed through the proposed detention basin as `Ofisite Bypass Flow". However implementation of a bypass Swale will be further examined during the Final Des Phase. OK, to be evaluated as part of Final Engineering review, ign b. Along the western half there is a lower area that is tributary to the western depressional area and therefore should be considered in the depressional storage calculation and routed to the north detention basin in the proposed condition. Response: An additional topographic survey was performed by Vanderstappen Land Surveying, Inc. (712212016) io better understand vethe drainage characteristics of the onsite property. The information is depicted on the Existing Condition Drainage Exhibit forfurther clarification. OK, to be further evaluated as part of Final Engineering review. c. County Lane is indicated by County topography to be a depressional area with an overflow either to Chapel Hill Road or to western back yards described above, or both. Analysis is required to determine the overflow route and if overflow of this depressional area will be tributary to the Page 7 Mr. Douglas P. Martin Heltlner Properties Subdivision (86160287) August 16, 2016 HRGreen onsite depressional area. Response: An additional topographic survey was performed by Vanderstappen Land Surveying, Inc. (712212016) to better understand the drainage characteristics of the offsite property. The filed information provided confirms that County Lane overflows into the Chapel Hill Road Right -of --Way. This runoff is then collected by a ditch along Chapel Hill Road, and it is ultimately collected by the IDOT Storm Sewer along IL Route 120, The data and overflow point are depicter/ on the Existing Condition Drainage Exhibit for further clarification. OK, to be further evaluated as part of Final Engineering review. d. Areas of the IDOT right-of-way may be tributary to the site in the existing and/or proposed site conditions. Existing tributary area must be included in the depressional storage calculation. Response: Existing tributary areas have been updated with additional topographic information and analysis. This includes portions of IDOT R.O.W. which are shown on the Existing Condition Drainage Exhibit. The existing conditions analysis is a comprehensive examination of the total tributaryarea. OK, to be further evaluated as part of Final Engineering review. ti. The viability of this site is dependent on discharge to the ]DOT storm sewer system at the southeast corner of the property. Given the existing depressional storage area on the site, it is expected that the minimum 40 orifice will be used for discharge from the basin to the ]DOT system. Approval from IDOT for this connection and discharge to the IDOT system will be required. Submittal to IDOT should be made as soon as possible since this is critical to the design of the stormwater system. Response: Manhard Consulting has had several phone conversations with the Illinois Department of Transportation (IDOT) Hydraulics Department to discuss the project. Prior to Final Engineering, a formal pre -application meeting will be conducted with IDOT to better define the design parameters. OK, while proposed stormwater management system, for the most part (except as noted above) appears to work with the current design, the lack of County and State review and approval may cause significant changes to the plans and that system. Submittal to IDOT should be made and approval by the County should be provided as soon as possible since this is critical to the design of the stormwater system and the site. f117n1��[9L'J]_CNiF'itltl]1 1. Trip generation numbers are low for Specialty Retail and Coffee/Donut Shop. The report should state why different numbers were assumed. Response: This will be addressed in the updated traffic study to be issued upon receipt of comments from IDOT. Information not provided. 2. Square footage used for calculations is lower than that of plans. Response: The additional retail contiguous to the convenience store was not included in the initial traffic study. The traffic study is being updated to include this retail. The inclusion of this retail will have a de minimis impact on the traffic volumes and levels of service indicated within the report. Information not provided. 3. IL 120 is an SRA route —IDOT may not approve a left turn lane on IL 120 for a commercial entrance which means more left turn vehicles turning off of Chapel Hill Road and the development isn't showing any improvements at this entrance along Chapel Hill, Response: We will address this once comments have been received from IDOT. Information not provided. Not adequately addressed. 4. Currently, there are no connections shown between commercial businesses. Recommend that this be considered for this site and the adjacent existing development. Response: We are providing cross access with the Riverside Chocolate Factory, and the applicant is willing to reasonably accommodate cross access with the property to the west. Not adequately addressed. Plans are showing a gravel Mr. Douglas P. Martin Heldner Properties Subdivision (86160287) August 16, 2016 strip to remain between the proposed parking lot and the east side of the Riverside Chocolate Factory. Sidewalks are stopped at or near the property line with Riverside Chocolate Factory. Driveways for the Riverside Chocolate Factory do not appear to be moved as requested by the County in their July 28, 2016 letter to KLOA and there Is no connection being provided to the west aIt the west PL. All previously listed Final Engineering comments have been omitted from this letter as the developer's engineer's responses indicated that they will only be addressed during Final Engineering Phase, HR Green's reviews are to determine compliance with the municipal Subdivision Ordinance, Zoning Ordinance and State Statute and in a manner consistent with that degree of care and skill ordinarily exercised by Engineers and Surveyors currently practicing under similar circumstances. HR Green's review did not include an examination of submitted documents as to their overall style or presentation, field verification of existing conditions, elevation grades and topography as shown on the plans, and verification of the submittal or the issuance of permits from any other governmental regulatory agency. HR Green disclaims responsibility for any errors or omissions by the design engineer. The developer, their engineer and their surveyor are not relieved of any responsibility for the correctness of the existing field conditions and design of public or private improvements because of our review, or subsequent approval of the plans and specifications by the municipality. The Owner/Developer shall revise plans and resubmit with response letter addressing all of our comments above and include any missing items. I would be happy to meet with any responsible parties to discuss these comments prior to a resubmittal. If you have any comments or questions, you can reach me at 815-579-8346. Sincerely, HR GREEN, INC. as J. 4Z�7,7 Chad J. Pieper, P.E. City Engineer CJP/cmd cc: Mr. Jon Schmitt, City of McHenry Mr. Ross Polerecky, City of McHenry Mr. Steve Shanholtzer, P.E., Manhard Consulting Mr, Ralph Stark, HR Green, Inc. Mr. Mike Fischer, HR Green, Inc. 1lhrgmhnasldata18616028710esignlCorrlExlernaNU-08j616-Preliminary Eng Review ll2-cjp.docz Pzge 9 i Henry County Civision of Transportation Joseph R. Korpalsld, Jr., P.E. Director of Transportatlon/County Engineer Ricky Rocket's Fuel Center Intersection of IL Route 120 at Chapel Hill Road — Route #V40 July 28, 2016 Mr. Michael A. Werthrnarm, P.E. KLOA, Inc. 9575 West Higgins Road Suite 400 Rosemont, IL 60018 Dear Mr. Werthmann: The McHenry County. Division of Transportation (MCDOT) is in receipt of the following documents: • (1) Cover letter dated June 21, 2016; received June 22, 2016 • (2) Sets of Traffic Impact Study (revised), dated June 21, 2016; received June 22, 2016 • (1) Set of Conceptual Site Plan (revised), dated May 11, 2016; received May 24, 2016 On behalf of the MCDOT, following are review comments. The conceptual site plan has been revised from what was previously proposed as a restricted riglrt4n/riglrt-out/left-out access on Chapel Hill Road to now show a full access with a proposed interconnection to the existing Riverside Chocolate Factory, located on the immediate northwest corner of Illinois Route 120 and Chapel Hill Road. Your revised traffic study indicates that while no left-hun lane is proposed on Chapel Hill Road to service this proposed Rill access, consideration should be given to modifying the existing striped median and southbound left -turn lane on Chapel Hill Road to accommodate additional vehicles that will turn left into the site. Use of the painted median to execute northbound to westbound left4urns into this fill access on Chapel Hill Road may create an unsafe condition with the existing intersection geometry. The proposed Chapel Hill Road frill access, located approximately 450 feet north of the Illinois Route 120/Chapel Hill Road intersection, will conflict with the existing lane channelization on Chapel Hill Road. This channelization is the result of an approved Illinois Department of Transportation 16111 Nelson Road • Woodstock • IL • 60098 —Rhone (845) 334-4960-• Fax (815) 334=4989 — - July 28, 2016 Page 2 of 3 (IDOT) Intersection Design Study that accommodates the capacity needs of the intersection. Any modifications to Chapel Hill Road may affect the operation of IDOT's traffic signal at this intersection; therefore, any reduction or modification to the median and southbound left turn lane onto Illinois Route 120 is not acceptable. Due to the existing extended queue lengths during the existing and project peak hours, a full access at this location would require additional and extensive lane construction on Chapel Hill Road north and possibly south of the Illinois Route 120/Chapel Hill Road intersection, to be able to increase capacity and offset the disruption to southbound left -turn movements, and create a safe condition for northbound left turning vehicles into the Ricky Rockets Fuel Center site. Therefore, the proposed development access to Chapel Hill Road must be restricted to a right-in/right-out/left-out configuration. A right -in deceleration and right -out acceleration lane need to be incorporated into the access. In addition, the conceptual plan shows converting the existing Riverside Chocolate Factory access on Chapel Hill Road to a riglit-in/right-out configuration. Given the proposed interconnection between developments and the proximity to the intersection, this riglit-in/right- out access should be relocated to a point approximately 70 feet farther north to align with an existing access on the east side of Chapel Hill Road. Moving the access to the north improves the safety of the intersection and also discourages heavy cut4lint traffic between the sites. It is farther recommended that the developer work with IDOT and the owners of the Riverside Chocolate Factory to relocate their existing access on Illinois Route 120 to a location farther to the west, away from the intersection. Close coordination and communication between the developer and this property owner is essential moving forward with this project. Please review the above comments and provide a disposition of comments with your next submittal. Future submittals may be sent electronically and may result in additional review continents based on resubmittals• Please be sore to provide MCDOT with copies of any City or IDOT review comments. DISCLAIMER STATEMENT: — In accordance with Chapter 3, Section 3.8 of the McHenu•y County Access Control and Right -of --Way Management Ordinance (effective January 1, 2009) An application for any permit under this Ordinance will be considered inactive if no response Is provided by the applicant or their representative, including any engineers involved with the submittals, within six (6) tnonths f •onr the date of the Iasi written review comments received from the McHent y County Division of Transportation. If that tune period has lapsed, the application will be considered Invalid and the applicant must reapply and comply with any and all new conditions, policies, standards w• Ordinances that may be in effect at the time oflhe re -submittal. It shall be the permittee's responsibility to contact the McHenty County Division of Transportation to determine the status of any permit submittals. " July 28, 2016 Page 3 of 3 As always we look forward to working with you on this and future projects. If you have any questions about any of the above continents please feel fiee to contact me at (815) 334-4972 or by e-mail at idbeetsaco.mchemy it us Vcry holy yours, 1 v Ray Beets Permit and Developer Projects Manager c: Eric Grabowski, Heidner Properties, Inc. Mike MacKinnon, Bluestone Single Tenant Prop., LLC Doug Martin, City of McHenry Tom Gallenbach, IDOT Area Permit Engineer Bob Hunter, Riverside Chocolate Factory Project File Manhard. CONSULTING August 82 2016 Mr. Douglas P. Martin City of McHenry 333 South Green Street McHenry, IL 60050 Re: Chapel Hill Road & Route 120 Heidner Properties Subdivision (86160287) McHenry, Illinois Dear Mr. Martin: Civil Engineering Surveying Water Resources Management Water & Wastewater Engineering Construction Management Environmental Sciences Landscape Architecture Land Planning In regards to your review comments from HR responses to your comments in bold: Green, Inc. dated June 28, 2016, we offer the following Preliminary Engineering Comments These items were missing from this submittal and are required as part of preliminary engineering plan and plat review per Chapter 3/Section 3.2 of the CitySubdivision Control and Development Ordinance: Soils Map and Analysis prepared by McHenry County Soil and Water Conservation District Response: Soil Map has been included. Documentation providing evidence that the property to be developed has been inspected by a qualified professional to determine whether or not a wetland or special flood hazard area is present. Response: The NWI map and FEMA flood maps do not indicate the presence of wetlands or special flood hazard areas. Wetland vegetation was not identified during site reconnaissance. Copies of all other applications to other agencies having jurisdiction over the development. This would include IDOT and MCDOT. Response: IDOT does not have an application. A copy of the McHenry County DOT application has been provided. • A current title commitment for an owners title insurance policy. Response: A copy of the title commitment has been provided. • A drag of protective covenants, whereby the subdivider proposed to regulate land use or continued maintenance within the subdivision. Response: A copy will be provided to the City under separate cover. PLAT OF SUBDIVISION 1. Existing and Proposed Zoning should be provided. Response: The plat will be updated accordingly. 2. McHenry County DOT certificate should be added for approval since parcel fronts on Chapel Hill Road. Response: The plat will be updated accordingly, Manhard Consulting 70D Springer Drive, Lombard, Illinois 60148 630.691.8500 manhard.com ARIZONA I CALIFORNIA I COLORADO I ILLIN015 I INDIANA I NEVADA I NORTH OAKOTA Mr. Martin August 08, 2016 Page 2 ki 3. Discussion with IDOT to determine if additional ROW is required along its frontage on IL Route 120 is required. Response: We will coordinate with IDOT. IDOT will require review of the plat of subdivision and will not formally approve the plat until the IDOT permit is issued for work within their right-of-way. 4. Note stating the subdivision will follow zoning requirements/setbacks as described in McHenry Zoning Ordinance or Building setback lines should be added. Response: The plat will be updated accordingly. ALTA/LAND SURVEY— No comments at this time ENGINEERING CITY PUBLIC WORKS 1. Design engineershall call out all road names (i.e. Rt.120, Adams Dr., Chapel Hill Rd., etc...) Response: Road names have been clearly labeled on all applicable sheets. 2. Plans call for 8" water main. It needs to be 12". Response: Plans have been updated to call for 12" water main. HR GREEN I. Sidewalk should be extended from the west end of the property, north of Route 120, to the intersection of Chapel Hill and Route 120. Response: Sidewalk has been extended along road frontages. 2. Per 8.11 of Chapter VlI of the Zoning Ordinance, all uses providing over 25 parking spaces shall provide space and facilities for bicycle parking. This provision is not applicable to properties zoned Business Park or Industrial District classifications. (MC-91-553) Response: Bicycle parking areas have been added. 3. Per Table 10. Packing and Loading Dimensions in Section C of Chapter Vll of the Zoning Ordinance, the maximum driveway width is 36. Response: Driveways have been designed to adequately accommodate commercial traffic and turning movements. 4. Per Table 11, Retail and Service Buildings 5, 000 to 10, 000 square feet in net floor area shall provide one loading space. (This does not apply to C-4 Downtown Commercial District). Response: Loading areas for each lot have been added. 5. Per Section 8 of Chapter Vlll of the Zoning Ordinance, a landscaped step is required including trees and shrubs, which maybe combined with a solid fence or we located along the length of all lot lines (excluding the width of access ways) that abut an adjacent residentially -zoned parcel on a parcel devoted to a more intensive residential, office, commercial, or industrial land use, whether or not an offstreet parking, loading, or refuse area is present. if a solid wall is proposed it shall undulate by a minimum of 2- feet forward and back for each 25-feet in length. Area for side and rear yard screen strip shall be provided per Table 14 of that same section. Response: A screening wall has been added along the north property line. HPI.MHIL01 Mr. Martin August 08, 2016 Page 3 HPI.MHIL01 8. Per Section B of Chapter Vlll, a 10-foot landscaped strip which shall consist of densely clustered groups of varying species and size of shrubs and trees, and berming, which may include a solid wall or fence all which shall not exceed 4-feet in height at installation or maturity and shall not be less than 3-feet in height or minimum as determined by the Zoning Administrator shall be provided to affectively provide screening form parking lots except for trees which must maintain a minimum 7-foot trimmed canopy off the ground as to not obstruct views into and out of the site. This shall be located around the perimeter of the parking lot to screen vehicles and vehicle headlights from adjacent public ways. The clustering of the groups of plants shall allow for plowing and snow storage. A solid row of hedges, one type of plant or solely a solid wall shall not be permitted unless it is determined by the Zoning Administrator that this would be the only way to affectively screen vehicle headlights. The parking screening strip is required for all off-street parking lots containing more than 5 parking spaces and any vehicle or equipment storage lots or vehicle or equipment sales lots. Response: A 10' landscaped strip has been added to screen parking lots from public ways. 7. A/so, per 8-3 in Chapter VIlI, a landscaped island is an 8 x 15 island in the interior of an off- street parking area is to be provided every 15 parking spaces and at the ends of parking rows. The intent of the parking islands is to provide shade trees on hot summer days, reduce the effects of the urban heat island by reducing paved surfaces and visually breaking up the expanse of asphalt. Response: A landscaped island has been added to conform with this requirement. 8. Detention areas shall be designed per the City's Subdivision Control and Development Ordinance in terms of retaining or detaining water and all engineering requirements. However, it shall be noted that detention areas should be designed to appear as natural as possible per the City Zoning Ordinance (B4 of Vh Vlll). Landscaping shall be required around the perimeter of all retention and detention basins, which shall consist of trees, shrubs and emergent plantings in a quantity, species and arrangement that will create an aesthetically pleasing and ecologically functional environment. All landscaping shall conform with the approved landscape list. Plantings around basins shall be salt tolerant. Such landscaping shall be in conformance with Best Management Practices as determined by the City. Response: Detention areas have been discussed with HR Green and shall be landscaped in accordance with the City Zoning Ordinance. 9. Per T4.7 of the Technical Reference Manual: Dry detention basins sha// be designed with side slopes not steeper than five (5) horizontal to one (1) vertical. The basin floor shall have a slope of not less than two (2) percent. In order to prevent soil erosion and weed problems the detention basin shall be landscaped including sodding and/or hydro -seeding of the basin as required. The basin shall also have a low now underdrain consisting of a minimum ten (10) inch storm sewer or perforated drain tile. Detention basins with permanent ponds shall be graded such that the area one (1) foot above the normal water level to two (2) feet below normal water level has a slope of five (5) horizontal to one (1) vertical. The area from one (1) foot above normal water level to two (2) feet below normal water shall have a shoreline protection consisting of the installation of a woven erosion control fabric with native wetland and prairie plantings. At the point two (2) feet below normal water level a ledge eight (8) feet wide shall be constructed. From the edge of this eight (6) foot ledge the ground shall slope at two (2) horizontal to one (1) vertical for an additional three (3) foot depth. If fish life is to be sustained in the basin an area equal to twenty-five (25) percent of the normal water surface area shall be a minimum of twelve (12) feet deep. The ground above one (1) foot above the normal water elevation shall have a Mr. Martin August 08, 2016 Page 4kh HPLMHIL01 slope not steeper than ten (10) horizontal to one (1) vertical for a minimum horizontal distance of twenty (20) feet. Above this elevation the slopes within the basin shall not be steeper than six (6) horizontal to one (1) vertical for shallower than two (2) percent. Response: The proposed detention pond is designed in accordance with the City of McHenry requirements. 10. Generally, it is preferable that municipal utilities be placed outside IDOT and County ROW in exclusive easements dedicated to the City. Response: The proposed municipal utilities are located outside of the ROW and will be placed in easements. STORMWATER MANAGEMENT With regards to infiltration within the depressional areas: The curve number maybe based on the existing vegetated ground condition which itself accounts for normal infiltration into the soil. However, to the extent that water is trapped until it evaporates or is percolated into the ground, this is volume that is not currently seen by the downstream watershed and therefore is an essential component of the depressional volume that must be compensated for. Infiltration may not be used to reduce depressional storage. Response: It is understood that infiltration may not be used to reduce depressional storage. Therefore, a composite curve number was calculated with respect to the existing characteristics of the tributary area. All curve number calculations have been identified on the Existing Conditions Drainage Exhibit. 2. With the significant onsite depressional storage areas it must be determined if the existing runoff rate is less than the 0.15 cfs/acre release rate. Response: An existing conditions critical duration analysis was analyzed to better understand functionality of the depressional area. Based on the results of this hydrologic model, it is understood that the depressional area does not overflow during the 100-year critical duration analysis. Therefore, the maximum volume within the depressional storage area is achieved during the 100-Year, 240-Hour storm event. A summary of this analysis is provided within the Preliminary Stormwater Report. Furthermore, the existing conditions were examined to understand the peak flow rates into the IDOT Storm Sewer along IL Route 120. It shall be understood that all onsite tributary areas (Sub -Basin 1, 2A, 2B) ultimately discharge into the MOT Sewer along IL Route 120, Although the depressional area (Sub Basin No. 1) does not overflow, a peak flow rate of 4.96 CFS was calculated for the 100-Year Critical Duration Analysis into the IDOT Storm Sewer for the entire onsite development tributary. This peak flow was determined at the 100-Year, 2-Hour Event. 3. If the western depressional area does not overflow to the eastern depressional area (or any other outfall) in the 100 year storm, the tributary acreage must be excluded from the allowable release rate. Response: Based on the analysis outlined within the above response (Comment No. 2). the eastern depressional area does not overflow during the critical duration 100-Year Storm Event. Therefore, the tributary acreage shall be excluded from the allowable release rate for the onsite development. Per a phone conversation with Manhard Consulting and HR Green on August 2, 2016, the onsite allowable release rate shall be calculated as follows: Mr. Martin August 08, 2016 Page 5 t o Existing Conditions Tributary Area to Depression (ONSITE ONLY) = 3.05 Ac. o Proposed Conditions Tributary Area = 7.00 Ac. (TOTAL) o Per H.R. Green, the tributary acreage must be excluded from the allowable release 0 7.00 Ac. — 3.06 Ac. = 3.96 Ac. (To Calculate Allowable Release Rate) 0 3.95 Ac. x 0.15 CFS = 0.59 CFS Note: Refer to the Existing and Proposed Drainage Condition Exhibits provided within the Preliminary Stormwater Report for clarification. 4. The outlet pipes for the surface basins should be set 1' above the invert of the basins to compensate for the existing condition onsite infiltration. The bottom should be treated as a rain garden and the volume may be counted toward the depressional storage requirement. Response: All outlet pipes will be designed during the Final Engineering Phase of development. At that time, all rain gardens and bio-infiltration facilities will be coordinated with the Final Landscape Plans. HPI.MHIL01 5. A previous email transmittal regarding this site suggests that there are no offsite areas. We disagree with this conclusion in the following areas: a. There are back yards that appear to be tributary along the northern edge of the property. It appears along the eastern half of the property it would be appropriate to have a swale along the lot line to direct this flow to the Chapel Hill Road right-of-way. Response: The Existing Drainage Conditions Exhibit Confirms that the back yards are tributary to the property, and this area has been included in the existing conditions analysis. At this Preliminary Design Phase, the offsite tributary area has been routed through the proposed detention basin as "Offsite Bypass Flow". However, implementation of a bypass swale will be further examined during the Final Design Phase. b. Along the western half there is a lower area that is tributary to the western depressional area and therefore should be considered in the depressional storage calculation and routed to the north detention basin in the proposed condition. Response: An additional topographic survey was performed by Vanderstappen Land Surveying, Inc. (7/22116) to better understand the drainage characteristics of the offsite property. The information is depicted on the Existing Condition Drainage Exhibit for further clarification c. County Lane is indicated by County topography to be a depressional area with an overflow either to Chapel Hill Road or to western back yards described above, or both. Analysis is required to determine the overflow route and if overflow of this depressional area will be tributary to the onsite depressional area. Response: An additional topographic survey was performed by Vanderstappen Land Surveying, Inc. (7/22/16) to better understand the drainage characteristics of the offsite property. The field information provided confirms that County Lane overflows into the Chapel Hill Road Right -of -Way. This runoff is then collected by a ditch along Chapel Hill Road, and it is ultimately collected by the IDOT Storm Sewer along IL Route 120. The data and overflow point are depicted on the Existing Condition Drainage Exhibit for further clarification. d. Areas of the IDOT right-of-way may be tributary to the site in the existing and/or proposed site conditions. Existing tributary area must be included in the depressional storage calculation. Mr. Martin August 06, 2016 Page 6 Response: Existing tributary areas have been updated with additional Topographic information and analysis. This includes portions of ]DOT R.O.W. which are shown on the Existing Condition Drainage Exhibit. The existing conditions analysis is a comprehensive examination of the total tributary area. 6. The viability of this site is dependent on discharge to the IDOT storm sewer system at the southeast comer of the property. Given the existing depressional storage area on the site, it is expected that the minimum 4" orifice will be used for discharge from the basin to the IDOT system. Approval from IDOT for this connection and discharge to the IDOT system will be required. Submittal to IDOT should be made as soon as possible since this is critical to the design of the stormwater system. Response: Manhard Consulting has had several phone conversations with the Illinois Department of Transportation (IDOT) Hydraulics Department to discuss the project. Prior to Final Engineering, a formal pre -application meeting will be conducted with IDOT to better define the design parameters. HPI.MHIL01 TRAFFIC IMPACT STUDY 1. Trip generation numbers are low for Specialty Retail and Coffee/Donut Shop. The report should state why different numbers were assumed. Response: This will be addressed in the updated traffic study to be issued upon receipt of comments from [DOT. 2. Square footage used for calculations is lower than that of plans. Response: The additional retail contiguous to the convenience store was not included in the initial traffic study. The traffic study is being updated to include this retail. The inclusion of this retail will have a de minimis impact on the traffic volumes and levels of service indicated within the report. 3. It 120 is an SRA route —IDOT may not approve a left tum lane on IL 120 for a commercial entrance which means more left turn vehicles turning off of Chapel Hill Road and the development isn't showing any improvements at this entrance along Chapel Hill. Response: We will address this once comments have been received from IDOT. 4. Currently, there are no connections shown between commercial businesses. Recommend that this be considered for this site and the adjacent existing development. Response: We are providing cross access with the Riverside Chocolate Factory, and the applicant is willing to reasonably accommodate cross access with the property to the west. FINAL ENGINEERING COMMENTS (Those comments related to final engineering issues that do not need to be addressed at this time, but will need to be addressed prior to final engineering approval.) These items are required for a final engineering/plat review: • Offsite Easement Plats of Dedication Response: To be addressed during Final Engineering Phase. • IDOT Approval Response: To be addressed during Final Engineering Phase. • McHenry County DOT Approval Response: To be addressed during Final Engineering Phase. Mr. Martin August 08, 2016 Page 7 bi NOI Application, NOI Permit and SWPPP Response: To be addressed during Final Engineering Phase, Stormwater Management Report containing the following (per City Checklist): Site location map, brief description of proposed development, signature of applicant and applicant's agents, vicinity map with PINS, anticipated dates of initiation and completion of activities, plans showing overland Flow routes, overland flow depths and cross sections of channels or swales, boundaries of predominate soil types, drainage easements, buffers, cross section views of basins for existing and proposed conditions and elevations, names of streams or bodies of water affected, analysis of existing and proposed drainage systems, all supporting design calculations and models, how the proposed project meets all standards of the McHenry County Stormwater Ordinance. Response: To be addressed during Final Engineering Phase. • Construction and Post Construction/Long Term Stormwater Management Maintenance Plan Response: To be addressed during Final Engineering Phase. • Stormwater Management Permit Application Response: To be addressed during Final Engineering Phase. • Erosion and Sedimentation Control Plan Response: To be addressed during Final Engineering Phase. • A sealed statement from a registered professional engineer that the application meets the requirements of the McHenry County Stormwater Management Ordinance. Response: To be addressed during Final Engineering Phase. • Landscape Plan per Section 6.12 of the Subdivision Control Ordinance. Response: To be addressed during Final Engineering Phase. • Engineer's Opinion of Probable Construction Cost Response: To be addressed during Final Engineering Phase. • Photometric Grid and Lighting Plan with cut sheets of all types of proposed light standards and luminaries. Response: To be addressed during Final Engineering Phase. • Elevations with building heights. Response: To be addressed during Final Engineering Phase. • Protective covenants for the development. Response: To be addressed during Final Engineering Phase. The following are comments related to final engineering issues: CITY PUBLIC WORKS COMMENTS Design engineer shall call out all road names (i.e. Rt.120, Adams Dr, Chapel Hill Rd., etc...) Response: Road names have been labeled on all applicable sheets. HPI.MHIL01 Mr. Martin August 08, 2016 Page 8 bi 2. Plans call for 8" water main. It needs to be 12". Response: The plans have been updated to call for 12" water main. 3. Design engineer shall call out WM and Service line material to be installed Response: To be addressed during Final Engineering Phase. 4. No Fire Hydrants or locations per City specifications Response: To be addressed during Final Engineering Phase. 5. No Valve Vaults and size per City Specifications Response: To be addressed during Final Engineering Phase, 6. Design engineer shall denote Water and fire service and size, valves, vaults. Response: To be addressed during Final Engineering Phase, 7. Domestic water service and fire service must be separate. Response: To be addressed during Final Engineering Phase. 8. Design engineer shall denote tap locations for domestic and fire services. Response: To be addressed during Final Engineering Phase, 9. Design engineer shall denote boring and casing locations, pit to pit, and materials to be used. Response: To be addressed during Final Engineering Phase, 10. Design engineer shall denote all fitting locations, i.e. T's, 90's, Taps, etc. Response: To be addressed during Final Engineering Phase. 11. More detail is needed on the proposed connection to existing watermain at Adams Drive (assumed). There may be issues with proposed location. Response: To be addressed during Final Engineering Phase. 12. Design engineer shall denote all possible conflicts with utility installation. Response: To be addressed during Final Engineering Phase, 13. Design engineer shall Include City's Utility Detail Sheets. Response: To be addressed during Final Engineering Phase, 14. No Sidewalks shown .5' walk is needed. Response: 5' sidewalk been added. 15. The landscape plans for Ricky Rocket's need the legend attached. Response: To be addressed during Final Engineering Phase. HPI.MHIL01 Mr. Martin August 08, 2016 Page 9 HR GREEN COMMENTS ENGINEERING 1. Street plantings must conform to the Subdivision Control Ordinance Section 6.12 Landscaping and the Technical Specifications Manual Section 1. Parkway Trees. Response: To be addressed during Final Engineering Phase, 2. Per T — 5.2 (Non-residential Driveways and Parking Lots) of the City's Technical Reference Manual, the following specifications are applicable to all non-residential driveway and parking lot construction: Response: To be addressed during Final Engineering Phase, 3. Driveways and parking lots for non-residential uses shall be designed by a qualified person and be constructed having a concrete, asphalt, or paver brick surface meeting the following minimum requirements. (i) Portland Cement concrete shall be at least six inches thick, with an ultimate minimum compressive strength of 4,000 p.s.i., and shall have a base of compacted crushed stone at least four inches thick. (ii) The asphalt in asphalt -surfaced driveways shall be at least four (4) inches thick without any loose material on top, and shall have a base of compacted crushed stone at least four (4) inches thick. (N) Brick paver surfaced driveways shall be installed per the manufacturers installation instructions and have a minimum of two (2) inches of sand over a base of compacted crushed stone at least six (6) inches thick. Response: To be addressed during Final Engineering Phase, 4. It appears that there will be retaining walls surrounding the detention basins. These should be labeled and FG/TW elevations provided along with wall details. Some of the storm sewer entering and exiting the basins may need to be lowered so that they are not passing through the walls. Response: To be addressed during Final Engineering Phase. 5. Detention basin spillways should be shown on the plans and cross sections provided, as applicable. Response: To be addressed during Final Engineering Phase, 6. Overland flow routes shall be shown on the plans and cross sections provided, as applicable. Response: To be addressed during Final Engineering Phase, 7. 90°bends proposed in watermain shall be revised to show two, 450bends. Response: To be addressed during Final Engineering Phase, 8. Topography, existing trees and existing utility information should be provided for offsite watermain. Stationing should be provided on Route 120. Profile over watermain should be shown. Separation from sanitary sewer should be shown. Horizontal location of watermain should be referenced from Route 120 centerline or ROW line or other. Response: To be addressed during Final Engineering Phase, 9. There is no indication that offsite watermain is to be bored under existing driveways or if driveways will be cut and replaced. Response: To be addressed during Final Engineering Phase. HPI.MHIL01 Mr. Martin August 08, 2016 Page 10 10. It is unclear if there is an easement or other allowing for the connection of the "offsite,,watermain to existing to the east. Response: To be addressed during Final Engineering Phase. 11. Another water and sewer service should be provided for the second `building" next to the small retail building" Response: To be addressed during Final Engineering Phase. 12. All water services shall have b-boxes provided at ROW line unless services are sized to include fire services in which case the larger water service should be split at building with a valve and vault provided on the fire service and a b-box provided on the potable water service. The water services shall be placed in a municipal utility easement to allow access to the b-box and valve vault by the City. Response: To be addressed during Final Engineering Phase. 13. Per Technical Reference Manual, watermain valves shalt be installed so that not over eight hundred (800) feet of water main, with services, will be shut off at any time. Valve vaults shall be minimum of sixty (60) inches inside diameter. Vaults shall not be located in sidewalks, driveways or any paved areas.. Installation of water mains will not be permitted under sidewalks. Response: To be addressed during Final Engineering Phase. 14. Per TR Manual: a. Hydrants shall be installed at all street intersections and at maximum three hundred (300) foot spacing along the lengths of streets. b. When a building to be occupied will be set back two hundred fifty (250) feet or more from a street or is located more than three hundred (300) feet from a hydrant, additional hydrants shall be installed. One (1) hydrant shall be located at the entrance to the building and additional hydrants shall be provided around the perimeter of the building at a maximum of two hundred fifty (250) feet spacing measured along access roads. Such hydrants shall be installed not more than one hundred twenty (120) feet nor less than forty (40) feet from the building. c. Fire hydrant spacing plans shall be submitted to the City Engineer and the Building Commissioner for review and approval and the fire protection district for their review and comment. Response: To be addressed during Final Engineering Phase. 15. A casing pipe will be required for the watermain crossing Route 120. Response: To be addressed during Final Engineering Phase. 16, Sanitary services are wyed into the sewer main and not allowed to be connected directly to manholes. Per the Technical Reference Manual, when sanitary sewer service lines are constructed as part of the same project as the sewer main or lateral, they shall be connected to the sewer main or lateral using a wye. Where a sanitary sewer service line is to connect to an existing sewermain or lateral, the connection shall be made by circular saw cut of sewer main by proper tools, and proper installation of a solid hub Wye saddle or a solid hub tee saddle, in accordance with manufacturer's recommendations. Rubber saddles shall not be permitted. Response: To be addressed during Final Engineering Phase. HPLMHIL01 Mr. Martin August 08, 2016 Page 11 ki STORMWATER MANAGEMENT 1. Overland flow routes and depths must be indicated throughout the site including flows and depths along the westem ditch line of Chapel Hill Road. All building elevations must maintain adequate freeboard. Response: To be addressed during Final Engineering Phase, 2. Additional high points and low points will likely be required by IDOT to separate right-of-way drainage from onsite drainage at the entrances. Response: To be addressed during Final Engineering Phase. Should you have any questions or require additional clarification, please do not hesitate to contact us at 630-925-1216. Sincerely, MANHA D CONSULTING, LTD, 7�- /// Stwen �. Shanholtzer Project Manager HPI.MHIL01 Development Narrative NWC Illinois Route 120 & Chapel Hill Road Bluestone Single Tenant Properties is proposing to develop the northwest corner of Illinois Route 120 (Elm Street) and Chapel Hill Road including the construction of an approximately 8,400 square foot convenience store with an additional attached 1,800 square foot retail space, a state- of-the-art car wash, seven (7) multi -product fueling dispensers which provides fourteen (14) automobile fueling positions, and three (3) commercial fueling lanes, and an 8,400 square foot retail building on the western portion of the site. The site is currently undeveloped (except for the barn and building remnants adjacent the water tower) and surrounds the Riverside Chocolate Factory's property. Riverside currently leases the gravel area to the north of their store for a portion of their parking from the existing property owner; this gravel parking lot is located within the portion of the land that Bluestone is purchasing. For reference, the north side of Riverside's building is approximately their northern property line as shown on the enclosed survey. The convenience store and fuel center operator will be Ricky Rockets Fuel Centers. This would be one of the first Ricky Rockets Fuel Centers in the Chicago market, with several other locations in development. Due to the volume of commercial trucks on the adjacent roadways (over 4,000 trucks per day), Ricky Rockets will provide three dedicated fast flow commercial fueling lanes adjacent to the convenience store. There is generally a lack of diesel fueling centers to accommodate commercial vehicles in the trade area. There will be no "truck stop" amenities at this location, including overnight parking and public laundry. The four parking spaces provided are for trucks to park temporarily to utilize the convenience store or other restaurants within the development. In addition to serving the commercial vehicles, this facility will be one of the few modern, high volume convenience store and passenger vehicle fueling centers along Elm Street in McHenry. The other modern fuel centers in town are located on the north side of McHenry along Route 31/Richmond Road. The convenience store will offer a wide array fountain drinks, coffee, pre- packaged food and drinks, and will feature Ozzie's Deli offering freshly prepared sandwiches. This development will also offer a state-of-the-art Tommy Wash car wash. The car wash features dual conveyor belt system in lieu of the traditional metal guardrail conveyance systems, and the building has significant windows, enhancing the car wash experience for customers. The retail center will have restaurants on both end caps, with complementary retailers in between. The drive thru restaurant on the west end of the building will be approximately 1,800 square feet, and the sit down restaurant on the east end of the building will be approximately 2,100 square feet. In addition, we believe from initial discussions that the 1,800 square foot space adjacent to the convenience store will be leased to a restaurant. Prior to our zoning application submittal, we have submitted our traffic study to the Illinois Department of Transportation and McHenry County Division of Transportation for their review. We are requesting from IDOT a full access driveway on Illinois Route 120 just to the east of the retail center, and a ri ht-in/right-out only driveway in -front -of the fuel center. Along Chapel -Hill Development of Illinois Route 120 & Chapel Hill Road Page 2 of 2 Road, McHenry County has preliminarily approved a three-quarter access (right-in/full out). Riverside Chocolate Factory's access points will not be altered, since there are not part of this development. To the north of the site, there are single family residential homes that are located in unincorporated McHenry County. These residents will be screened from the development via a 25' landscape buffer setback and a six-foot board -on -board. In addition, the new retail development will utilize high efficiency, environmentally friendly LED lighting. These fixtures have low energy usage and the LED lights are able to better direct light and do not spray light into the adjacent properties than traditional commercial lighting fixtures. The property is currently zoned C5 Highway Commercial District. We are seeking for conditional uses to allow for automobile fueling station and a drive-in car wash, and a conditional use to allow for a drive-in restaurant. In addition, we are seeking to subdivide the property into two parcels, with the retail center located on one lot, and the remainder of the development on the second lot. We are seeking variances for this development, including a variance from the off-street parking and loading, parking strip screening, minimum spacing between service stations, and any other variances deemed necessary by the City for the development. For the off-street parking variance, we are seeking a reduction in the number of parking spaces required for restaurants. Ricky Rockets currently has two restaurant users identified for the retail center, and it is likely that a restaurant user will locate in the 1,800 square foot space adjacent to the convenience store. The current parking code requires 15 stalls per 1,000 square feet net floor area for drive in restaurants, and 25 stalls per 1,000 square feet of net floor area for sit down restaurants. We will demonstrate in our presentation the rationale behind this request. It is our interest to provide sufficient parking for the retail users to maintain the long-term viability of the development. We are working with Riverside Chocolate Factory to provide them with parking within our development. The proposed parking area would be to the south and to the east of the car wash, providing parking stalls that would be shared with the development. As part of the parking easement, the applicant intends to provide Riverside with a cross access easement allowing its patrons to utilize the development's drive aisles. As part of this development, we will be extending the water main on the south side of Route 120 from Adams Street to Chapel Hill Road. The city will own the water main upon completion of the water main. This water main will service the development, and lower the development barriers for other uses along the corridor. Presuming our application is approved by the City of McHenry, construction would commence in Spring 2017, subject to the timing of IDOT's approval of the plans. We look forward to discussing our proposed redevelopment of this property in further detail during the upcoming land use approval process. Respectfully, Mike MacKinnon FORMA File Number PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, IL 60050 Tel: (S 15) 363-2170 Fax: (815) 363-2173 Name of Applicant Bluestone Single Tenant Properties, LLC Tel 630-388-8550 Address 410 N. Michigan Avenue Suite 850 Chicago IL 60611 Fax First Midwest Trust as Successor to McHenry State Bank & 2. Name of Property Owner Trust, as Trustee of Trust No. 1105 Tel (If other than A icant) Address 3723Elm Street, McHenry, IL 60050 Fax 3. Name.ofEngineer Manhard Consultants Tel 630-925-1033 (If represented) Address 700 Springer Drive Lombard IL 60148 Fax 4. Name of Attorney Tel (If represented) Address Fax 5. Common Address or Location of Property Northwest corner of Chapel Hill Road and Illinois Route 120 6. Requested Action(s) (check all that apply) Zoning Map Amendment (Rezoning) _ Zoning Variance - Minor X Conditional Use Permit _ Zoning Text Amendment %( Zoning Variance Other Provide a brief description of the Requested Action(s). For example, the operation that requires a Conditional Use Permit, the specific Zoning Variance needed, or the new zoning classification that is requested: We are requestiin conditional use permit for a drive in restaurant drive in car wash and an automobile fueling station. We are also seeking a variance for the retail center parking requirement and a variance from the minimum separation from another fuel center, Please see the Development Narrative for greater details. FORM A Page 1 of 3 7. Current Use of Property Vacant / Barn 8. Current Zoning Classification of Property, Including Variances or Conditional Uses C-5 9. Current Zoning Classification and Land Use of Adjoining Properties North: Unincorporated McHenry County -Residential South: C-5 / Unincorporated McHenry County - Vacant East: Unincorporated McHenry County - Gas Station, Farm, Residential, Chocolate Factory West: C-5 - Retail 10. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. X 1. Application Fee (amount) $ X 2. Narrative Description of Request X 3. FORM A —Public Hearing Application 4, FORM B —Zoning Map Amendment (Rezoning) Application X 5. FORM C — Conditional Use Application X6. FORM D —Zoning Variance Application x 7. FORM E — Use Variance Application X 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit X 9. Plat of Survey with Legal Description X 10. List of Owners of all Adjoining Properties -11. Public Hearing Notice X 12. Sign (Provided by the City, to be posted by the Applicant) —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 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. Applicant or Owner is Corporation m• PartnershiQ 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. Aoplicant 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. l2. Certification I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property and that the proposed use or development described in this application shall comply with all such codes. I hereby request that a public hearing to consider this application be held before the Planning and Zoning Commission, and thereafter that a recommendation be forwarded to the City Council for the adoption of an ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by the Zoning Board of Appeals or City Council. Sienature of Applicants) Print ame and Designation of Applicants) FORMA Page 3 of 3 FORM C File Number Z-899 CONDITIONAL USE PERMIT Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, IL 60050 Tel: (815) 363-2170 o Fax: (815) 363-2173 Table 31 of the City of McHe�uy Zoning Ordinance provides that in recommending approval or conditional approval of a Conditional Use Permit, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request 1. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. The convenience store and fuel center are primarily re -circulators of traffic meaning that these uses divert traffic already utilizing the adjacent roadways into the development and then recirculate those vehicles and car wash will generate traffic consistent with the other retail uses along this corridor including the Culver s, and will not create atypical traffic congestion. 2. Environmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district have been appropriately controlled. The primary activity of the site is directed towards Illinois Route 120 and as a result most noises generated by the development will be directed away from the adjacent residents The site lighting will utilized energy efficient LED lighting which nearly eliminates glare and greatly reduces the impact of lighting an adjacent properties; the property will abide by the City's lighting requirements The site has proper trash enclosures to ensure that refuse is stored in well maintained areas 3. Neighborhood Character The proposed use will fit harmoniously with the existing natural or man-made character of its surroundings and with permitted uses in the zoning district. The use will not have undue deleterious effect on the environmental quality, property values, or neighborhood character existing in the area or normally associated with permitted uses in the district. There is an existing convenience store and fuel center on the northeast comer of Illinois Route 120 and Chapel Hdl Road, and as such the fuel center will not alter the neighborhood character The proposed fueling center will utilize modern fueling tanks and pipes that prevent any fuel leaks and notify the operator instantly if a fuel leak does occur. This modern convenience store and fuel center will not have a negative impact on the environment The convenience store and fuel center is complemented by a state- of-the-art car wash, and a retail center that will spawn additional development at this intersection Once FORM C Page 1 of 2 restaurant with drive-in lane and car wash will serve as an amenity to this side of town The uses are consistent with other retail uses in this corridor, and will not have a negative impact on the environment neighborhood character or property values 4. Public Services and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of permitted uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. A sanitary sewer had previously been brought to the property The sanitary sewer has capacity for this development A water main will be extended by the applicant from Adams Street to Chapel Hill Road on the south side of Illinois Route 120 as part of this development to provide water service The convenience store and fuel center along with the restaurant with drive and car wash in will not have any additional impact to fire and police services than a permitted retail development on this property. 5. Public Safety and Health The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use nor of the general public in the vicinity. The site will provide ingress and egress at three locations providing the public numerous access points and to reduce the impact on the adjacent roadways The site has an internal access drive to safely take detrimental to the safety or health of the general public in the vicinity of the project 6. Other Factors The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use and its particular location. This nroperty is ideally situated within the City for a convenience store and fuel center along with a drive rn restaurant and car wash. The site meets all other requirements of the zoning district The development rs consistent with other uses in this corridor, FORivi C Page 2 of 2 FORM D File Number Z-899 ZONING VARIANCE Planning and Zoning Commission City of McHenry 333 South Green Street McHenry, IL 60050 Tel: (815) 363-2I70 Fax: (815) 363-2173 Table 32 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request. 1. Special Circumstances Not Found Elsewhere Special circumstances exist that are particular to the property for which the variance is sought and that do not apply generally to other properties in the same zoning district; and these circumstances are not of so general or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them. We are requesting a variance for the required parking for the retail center. As the code is written we would be significantly overparked for this development As shown on the site plan we have provided landbanked parking that would be constructed in the event additional parking was required, 2. Circumstances Relate to Property Only Since a variance will affect the character of its surroundings long after a property changes hands, the special circumstances referenced herein relate only to the physical character of the land or building(s) for which a variance is sought, such as dimensions, topography, or soil conditions; and they do not concern any business or activity the present or prospective owner or tenant carries on or seeks to carry on therein, or to the personal, business or financial circumstances of such owner or tenant or any other party with interest in the property. The variance is due to the parkin requirement for the restaurant uses within the development The western 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 narking requirement in the city's code is overly onerous and is not needed for the uses planned For this development. 4. Unnecessary Hardship The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue hardship upon the applicant, as distinguished from a mere inconvenience. Page] of 3 The denial of the variance request would reduce the size of the retail center making it impractical to build 5. Preserves Rights Conferred by District A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by other properties in the same zoning district, and does not confer a special privilege ordinarily denied to other properties in the district. This variance will all for a reasonably sized retail center to complement the fuel center and car wash proposed by the applicant The granting of this variance will not confer any special privileges to the property since the landbanked parking has been provided 6. Necessary for Use of Property The granting of a variance is necessary not because it will increase the applicant's economic return, although it may have this effect, but because without a variance the applicant will be deprived of any reasonable use or enjoyment of the property. The parking provided will sufficiently park the proposed retail center and adequate landbanked par king_has been planned to accommodate additional parking if necessary, FORM-D Page 2 of 3 7. Not Alter Local Character The granting of a variance will not alter the essential character of the locality nor substantially impair environmental quality, property values, or public safety or welfare in the vicinity. The variance being sought is consistent with the current location of the parking lot and as a result this variance will not impact environmental quality, property values or public safety or welfare of properties in the vicinity. 8. Consistent with Zoning Ordinance and Comprehensive Plan The granting of the variance will be in harmony with the general purpose and intent of the Zoning Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption. The granting of the variance is consistent with the purpose and intent of the Zoning Ordinance The variance is being sought to benefit an adjacent property owner. 9. Minimum Variance Re uq fired The variance requested is the minimum required to provide the applicant with reasonable use and enjoyment of the property. The variance is the minimum to provide Riverside with code re uq fired arking stall length and drive aisle width. Page 3 of 3 Form F PLAT/DEVELOPMENT APPLICATION City of McHenry 333 South Green Sneet McHenry, IL 60050 a Tel: (815) 363-2I70 o Fax: (815) 363-2173 I. Name of Applicant Bluestone $Ingle Tenant Properties LLC Tel 630-388-8550 Address 410 N. Michigan Avenue. Suite 850q cago IL 6061 I Fax 2. Name of Property Owner First Midwest Trust as Successor to McHenry State Bank & Trust as Trustee of Trust No. 1105 Tel (If other than Applicant) Address 3510 W. Elm Street McHenry,IL 60050 Fax 3. Name of Engineer Manhard Consultants Tel 630-925-1033 (If represented) Address 700 Springer Road Lombard IL 60148 Fax 4. Name of Attorney Tel (If represented) Address Fax 5. Common Address or Location of Property Northwest corner of Chapel Hill Road and Illinois Route 6. Requested Action X Preliminary Plat Final Plat Development Provide a brief description of the Requested Action. For example, indicate [he number of lots and the type of subdivision (single-family, [ownhome, commercial, industrialetc.) or include a description of the development project: , We are requesting two reconfigure the existing two lots into two new lots for the ro osed redevelopment of this site. FORM F Page 1 of 3 7. Current Use of Property 8. Current Zoning Classification of Property, Including Variances or Conditional Uses C-5 9. Current Zoning Classification and Land Use of Adjoining Properties North: Unincorporated McHenry County - Residential South: C-5 / Unincorporated McHenry County - Vacant East: Unincorporated McHenry County — Gas Station Farm Residential Chocolate Factory West: C-5 - Retail 10. Required Attachments -Please refer to the attached checklist. I I. Disclosure of Interest The party signing the application shall be considered [he 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 [he Applicant is not the owner of record of the subject property, the application shall disclose the legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has the authority from the owners(s) to make the application. Applicant or Owner is Corporation or Partnership If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the application shall disclose the name and address of the corporation's officers, directors, and registered agents, or the partnership's general partners and those shareholders or limited partners owning in excess of five percent of the outstanding stock or interest in the corporation or interest shared by the limited partners. Applicant or Owner is a land Trust If [he Applicant or owner is a land trust or other trust or trustee [hereof, the full name, address, telephone number, and extent of interest of each beneficiary shall be disclosed in the application, rvrvvt r 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 Applicants) Pril ame and Designation of Applicant(s) Manager FORM F Page 3 of 3 _ s Caa b' a s a s s .. ^ `s 36� .0 ' SSLac Ss- a S.05 as 8s ins ss 'e S =y am.^. .'A Sm . 8x � �cs V3." e $ YY a$aczfa®aE%a O=E$g gk-sssg 'sg oz<$E0^E E.9 .. s$s Wi W,5ba5gsv Se�W A,vu=9oaW8j: s._r5'F§ ssss'=�f• SE W e_S` t'k i Eis a ^ .� 8aC5^3s "'SS�s B, �f 9a6=s8 a .... m . 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(KLOA, Inc.) for a proposed Ricky Rockets Fuel Center to be located in McHenry, Illinois. The site, which is currently vacant, is located in the northwest quadrant of the intersection of IL 120 (Elm Street) and Chapel Hill Road. As proposed, the development is to consist of the following: • Fourteen passenger vehicle fueling positions • Three commercial vehicle fueling positions • A car wash • A convenience store • A 1,200 square -foot coffee/donut store with drive -through facility • 7,200 square feet of commercial space Access to the development will be provided via one full access drive and one restricted right- in/right-out access drive on IL 120 and one full access drive on Chapel Hill Road. The development will include parking for approximately 86 passenger vehicles and four trucks. Cross access is proposed to be provided from the development to the Riverside Chocolate Factory located in the northwest corner of the IL 120/Chapel Hill Road intersection. In addition, the northern Chapel Hill full access drive serving the Riverside Chocolate Factory will be eliminated. Figure 1 shows the location of the site in relation to the uea roadway system. Figure 2 shows an aerial view of the site area. A copy of the development plan is provided in the Appendix. The purpose of this study was to examine background traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate traffic generated by development. The sections of this report present the following: • Existing roadway conditions • A description of the proposed development • Directional distribution of the development -generated traffic • Vehicle trip generation for the proposed development • Future traffic conditions including access to the development • Traffic analyses for the weekday morning, weekday evening, and Saturday midday peak hours • Recommendations with respect to adequacy of the development access system and adjacent roadway network a�. Ricky Rockets Fuel Center 1 _ s � NiChapel HJbRd -jr 40 w � � JA� 5. Existing Conditions Existing transportation conditions in the vicinity of the site were documented based on field visits conducted by KLOA, Inc. in order to obtain a database for projecting future conditions. The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location The site is located in the northwest quadrant of the intersection of IL 120 with Chapel Hill Road and is currently occupied by a vacant lot. Land uses in the immediate vicinity of the site include a mixture of residential and commercial uses. The site is bounded by the Riverside Chocolate Factory to the east and south, a retail center to the west, Chapel Hill Tire & Automotive to the south, and residential uses to the north. A vacant parcel is located to the south and east. Existing Roadway System Characteristics The characteristics of the existing roadways near the site are described below and shown in Figure 3. IL 120 is generally an east -west, arterial roadway that has two tluough lanes in each direction divided by a mountable median. At its signalized intersection with Chapel Hill Road, IL 120 provides an exclusive left -turn lane, a through lane, and a combined through/right-turn lane on both approaches. IL 120 is under the jurisdiction of the Illinois Department of Transportation (IDOT), has a daily traffic volume of 18,500 vehicles west of Chapel Hill Road and 22,800 vehicles east of Chapel Hill Road, is classified as a Strategic Regional Arterial (SRA) route, and has a posted speed limit of 40 miles per hour west of Chapel Hill Road and 45 miles per hour east of Chapel Hill Road, Chapel Hidl Road is generally anorth-south arterial roadway that has one through lane in each direction. At its signalized intersection with IL 120, Chapel Hill Road provides an exclusive left - turn lane and a shared through/right-turn lane on the southbound approach and an exclusive left. turn lane, a through lane, and an exclusive right -turn lane on the northbound approach. At its signalized intersection with Lincoln Road, Chapel Hill Road provides an exclusive left -turn lane, a through lane, and an exclusive right -turn lane on both the northbound and southbound approaches. At its unsignalized intersection with River Road, Chapel Hill Road provides a through lane and an exclusive right -turn lane on the southbound approach and an exclusive left -turn lane and a through lane on the northbound approach. Chapel Hill Road is classified as a principal arterial south of IL 120 and as a minor arterial north of IL 120, Chapel Hill Road is under the jurisdiction of the McHenry County Division of Transportation, carries a daily volume of 11,700 vehicles, and has a posted speed limit of 40 miles per hour north of IL 120 and 55 miles per hour south of IL 1200 Ricky Rockets Fuel Center McHenry Illinois _ _ 4 K� 45 NOT TO SCALE 2 40 �%I 20 LINCOLN - - --- -❑ ROAD 45 m 41 **-A I r `SS TLEGEND -TRAVELLANE - TRAFFIC SIGNAL 1. - STOP SIGN X© - SPEED LIMIT 20 - SCHOOL SPEED LIMIT SIGN PROJECT: TITLE:y Gas Station Existin Roadway Characteristics ` McHenry, Illinois 9 y Job No: 16-062 Figure: 3 5 Lincoln Road is an east -west roadway that has one lane in each direction. At its signalized intersection with Chapel Hill Road, Lincoln Road provides an exclusive left -turn lane and a combined through/right-turn lane on both the eastbound and westbound approaches. Lincoln Road is classified as a minor arterial west of Chapel Hill Road and as a major collector east of Chapel Hill Road. Lincoln Road has a daily volume of 6,500 vehicles and a posted speed limit of 40 miles per hour west of Chapel Hill Road and 45 miles per hour east of Chapel Hill Road. River Road is generally a southeast -to -northwest minor arterial roadway that has one tluough lane in each direction. At its unsignalized intersection with Chapel Hill Road, River Road provides an exclusive left -turn lane and an exclusive right -turn lane that are under stop sign control. River Road has a daily volume of 8,500 vehicles and a posted speed limit of 35 miles per hour. Existing Traffic Volumes In order to determine cun•ent traffic conditions in the vicinity of the site, KLOA, Inc. conducted peak period traffic counts at the following intersections. IL 120 with Chapel Hill Road Chapel Hill Road with River Road Chapel Hill Road with Lincoln Road The traffic counts were conducted on Wednesday, March 2, 2016 during the morning (6:00 to 9:00 A.M.) and evening (3:00 to 6:00 P.M.) peak periods and on Saturday, February 27, 2016 during the midday (11:00 A.M. to 2:00 P.M.) peak period. The results of the traffic counts showed that the weekday morning peak hour of traffic occurs from 7:00 to 8:00 A.M., the weekday evening peak hour of traffic occurs from 4:45 to 5:45 P.M., and the Saturday midday peak hour of traffic occurs from 12:00 to 1:00 P.M. Figure 4 illustrates the existing peak hour traffic volumes and summaries of the traffic counts are provided in the Appendix. Ricky Rockets Fuel Center ----------- McHenry, Illinois 6 N .N. W � N " o m 0p M CO J14 37 (831 1651 t 113 192) 1831 -� 83 (28) [511 V NOT TO SCALE t 3 (10) 121 100 (III) 11151 214 (157) [1041 LINCOL_N_ ROAD T N v --oo �Ll N � M M Q � T N 81 '91047 �9� 2�!l�j�%2j!/i3 1381 (19j t o9j!!?�! m c v N�ID Az t[I Qm o �n2^0 N m 9�90�9 �1�1,��y1 CHAPEL HILL_.' RO AO q`pJ i,1j � !!"!B!� N LLt c LEGEND 00 -AM PEAK HOUR (7:00-8:00 AM) Q (00) - PM PEAK HOUR (4:45-5:45 PM) [001 - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) PROJECT: TITLE: 2k;!� Gas Station ICAL01 Existing Traffic Volumes Job No: 16-062 McHenry, Illinois Figure: 4 7 Traffic Characteristics of the Proposed Development In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed development, including the directional distribution and volumes of traffic that it will generate. Proposed Development Plan As proposed, the plans call for developing the site to provide a fuel center with 14 passenger vehicle fueling positions, three commercial vehicle fueling positons, a car wash, a convenience store, a 1,200 square -foot coffee/donut store with drive -through facility, and 7,200 square feet of commercial space. Parking will be provided for 86 passenger vehicles and four trucks. Access to the development will be provided via the following three access drives: The IL 120 full access drive is proposed to be located on the north side of the road approximately 750 feet west of Chapel Hill Road. This access drive will provide one inbound lane and two outbound lanes striped for an exclusive left -turn lane and an exclusive right -turn lane. The outbound movements will be under stop sign control. The access drive has been designed to accommodate turning truck traffic. Inbound left-tum movements to the development are proposed to occur via a proposed left -turn lane to be provided within the IL 120 median. The IL 120 right-in/right-out access drive is proposed to be located on the north side of the road approximately 400 feet west of Chapel Hill Road. This access drive will provide one inbound lane and one outbound lane that will be channelized via a rnedian to prohibit left - turn movements. The outbound lane will be under stop sign control and the appropriate signage and striping should be provided indicating that left -turn movements are prohibited. The Chapel Hill Road access drive is proposed to be located on the west side of the road approximately 450 feet north of IL 120 and will provide full access to the development. This access drive will provide one inbound lane and two outbound lanes that will be striped for an exclusive left -turn lane and an exclusive right -turn lane. The outbound lanes will be under stop sign control. Cross access is proposed to be provided between the development and the Riverside Chocolate Factory located in the northwest corner of the IL 120/Chapel Hill Road intersection. In addition, the northern Chapel Hill Road full access drive serving the Riverside Chocolate Factory will be eliminated. Directional Distribution of Site Traffic The directions from which vehicles will approach and depart the development were estimated based on the existing travel patterns, as determined from the traffic counts. Figure 5 and Table 1 illustrate the directional distribution. Ricky Rockets Fuel Center McHenry, Illinois 8 KeKe nig.l�'H"Aboona.1Z 00' - DISTANCE IN FEET PROJECT: TITLE: ® Gas Station A� McHenry, Illinois Estimated Directional Distribution Job No: 16t Figure: 5 Table I DIRECTIONAL DISTRIBUTION Direction Percent To and from the north on Chapel Hill Road 20% To and fi'om the east on IL 120 3070 To and from the south on Chapel Hill Road 20% To and from the west on IL 120 30% Total 100% Estimated Development Traffic Generation The number of passenger vehicle peak hour trips estimated to be generated by the proposed development was based on the rates contained in Trip Generation Manual, 9' Edition, published by the Institute of Transportation Engineers (ITE). Given the limited traffic generation data available for fuel stations specific to trucks, the number of truck peak hour trips estimated to be generated by the commercial vehicle fueling positions was based on previous data from other gas stations with commercial vehicle fueling positions throughout Illinois. It is important to note that surveys conducted by ITE have shown that approximately 60 percent of trips made to gas stations are diverted from the existing traffic on the roadway system. Such diverted trips are referred to as pass -by traffic. As a result, a 60 percent pass -by reduction was applied to the trip generation estimates for the fueling center. Table 2 illustrates the peak hour traffic estimated to be generated by the development. Ricky Rockets Fuel Center McHenry, Illinois 10 Kenig 'Hara•Aboona,lnc. x 0 \ / \ \ e q ) )e� ~ \0 ƒ Q 3 \ 2 Cd a / \ \ \ a = % 9 ) Itt Co to § 0 _ \ , \ 2 m 9 § \� ®d \ kn a \ \ R S 0 r \� r m . w = \ > \ a ® G a \ « \�\ § ( ) \ ) § _ � OW al \ \ m\ § \Cq/ \ \ \ } CD J \ \ \ 4 , | � 0 } Development Traffic Assignment The estimated new peak hour trips that will be generated by the proposed development were assigned to the roadway system in accordance with the previously described directional distribution. Figure 6 illustrates the new peak hour traffic assignment. Figure 7 shows the pass - by traffic assignment. Regional Traffic Growth To account for the increase in existing traffic related to regional growth in the area (i.e. not attributable to any particular planned development) for Year 2022 conditions, the existing traffic volumes were increased by a total of 12 percent. Projections provided by the Chicago Metropolitan Agency for Planning (CMAP) in a letter dated April 27, 2016 indicated that the area roadways are projected to experience less than a one percent per year growth in traffic. However, to provide a conservative, worst -case analysis, a two percent per year growth factor was assumed for this study. A copy of this letter is included in the Appendix of this report. Total Projected Traffic Volumes The background traffic volumes were combined with the development -generated traffic volumes to obtain projected Year 2022 total traffic volumes, illustrated in Figure S. �_ icky]ZacketsFuel_Centel- _ _ __ McHenry, Illinois o� v M MM 1 I't IB (10) 1I21 � 1 r 8 (15) 1171 °'t � 1 23 1221 [291 1 33 1321 Ul) 18 � o0 ���1 PROJECT: Gas Station McHenry, Illinois TITLE: SITE A Ls a I Mlyl k{ CHAROA HILL _ = D LINCOLN_ ROAD t M nDM u Q ^ M 10 1121 [141 4 t 7(8)[101� yn C LEGEND � -PROPOSED STOP SIGN 00 - AM PEAK HOUR (7:00-8:00 AM) (OO) - PM PEAK HOUR (4:45-5:45 PM) I007 - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) Estimated Site -Generated ��O �\ Traffic Volumes Jab No: 16-062 Figure: 6 f� NOT TO SCALE ROAD + N " m r v m � + + L +7 081 [+I11 +18 t+191 1+26110 0 + - 91 -I8 t-191 [-261 —► /0 +II (+13) [+181 +11 t+131 [+181 9o9oF� PROJECT: Gas Station McHenry, Illinois TITLE: 00 (00) [OO] LEGEND PROPOSED STOP SIGN AM PEAK HOUR (7:00-8:00 AM) PM PEAK HOUR (4:45-5:45 PM) SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) KLO Pass -By Traffic Assignment Joh No: 16-062 Figure: 7 1 �} O N u mvm 177 11031 [931 —� i 967 1710111[829] —► 1018 fi611 [896] —► + � 16 �3951q�90q� 21 t541 !$j ti Z HILL.- �9 tti���A CHAPEL _ ROAD !�6 .ij�'w A 4) T L3gll[2] �-- 112 f1241 [129] � 243 11801 [1221 LINCOLN ROAD t tiM m mti.(1 Mu ��N u--• ^ N � N oD 1 21 t251 [32] 1 18 12U [28] � t r�so� /yo t M OD NO. u u Q O N F � LEGEND ^ � � -PROPOSED STOP SIGN a'� 00 - AM PEAK HOUR (7:00-8:00 AM) f001 - PM PEAK HOUR (4:45-5:45 PM) LOOT - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) PROJECT: TITLE: ���� Gas Station Year 2022 Total Projected McHenry, Illinois Traffic Volumes Job No: 16-Ofi2 Figure: 8 15 Traffic Analysis Roadway and adjacent or nearby intersection analyses were performed for the weekday morning, weekday evening, and Saturday midday peak hours for the existing (Year 2016) and total projected (Year 2022) traffic volumes, The traffic analyses were performed using the methodologies outlined in the Transportation Research Board's Highway Capacity Manual (HCM, 2010 and analyzed using the HCS 2010 software. The analysis for the traffic -signal controlled intersections were accomplished using actual cycle lengths, phasings, and offsets to determine the average overall vehicle delay and levels of service. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop. sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The HCM definitions for levels of service and the corresponding control delay for signalized intersections and rmsignalized intersections are included in the Appendix of this report, Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing and projected Year 2022 to traffic volumes are presented in Tables 3 and 4, respectively. In addition, summaries of the 95"' percentile queues for the existing and projected Year 2022 total traffic volumes are provided in Tables 5 and 6, respectively. A discussion of the intersections follows. Summary sheets for the capacity analyses are included in the Appendix. Ricky Rockets Fuel Center _ _ _ McHenry, 111inols 16 Kenig,Lindgren,D'Hara,Aboona,Ina. — Table 3 CAPACITY ANALYSIS RESULTS - EXISTING CONDITIONS Weekday Weekday Saturday Morning Evening Midday Peak Hour Peak Hour Peak Hour Intersection LOS Delay LOS Delay LOS Delay IL 120 with Chapel Hill Road' • Overall C 32.9 D 37.9 C 25.0 • Eastbound Approach C 34.1 C 26.0 B 16.8 • Westbound Approach C 23.9 D 42.7 B 18.2 • Northbound Approach C 31.9 D 40.6 D 40.0 • Suhbound Approach D 40.4 C 34.2 D 37.5 Chapel Hill Road with Lincoln Road' • Overall C 21.3 B 17.6 B 16.0 • Eastbound Approach C 32.3 C 24.8 C 25.8 • Westbound Approach C 22.7 C 28.0 C 24.5 • Northbound Approach B 14.6 B 14.5 B 11.6 • Southbound Approach B 20.7 B 11.5 B 11.7 Chapel Hill Road with River Road2 • Eastbound Approach C 15.1 B 14.1 B 12.5 • Northbound Lefts A 9.3 A 9.1 A 8.6 LOS = Level of Service Delay is measured in seconds. 1 - Signalized Intersection 2 - Unsignalized Intersection Ricky Rockets Fuel c� rn Table 4 CAPACITY ANALYSIS RESULTS - YEAR 2022 PROJECTED CONDITIONS Weekday Weekday Morning Evening Peak Hour Peak Hour Saturday Midday Peak Hour Intersection LOS llelay LOS llelay LOS llelay IL 120 with Chapel Hill Road' • Overall D 42.5 D 47.1 C 26.5 • Eastbound Approach D 53.5 C 34.5 C 20.9 • Westbound Approach C 29.2 D 52A C 25.2 • Northbound Approach C 31.7 D 47.6 C 26.5 • Southbound Approach D 48.2 D 46.8 D 39.6 Chapel Hill Road with Lincoln Road' • Overall C 25,1 B 19.7 B 16,8 • Eastbound Approach C 34,1 C 25.8 C 26.5 • Westbound Approach C 22,9 C 34.1 C 25.2 • Northbound Approach B 16,8 B 16.0 B 12A • Southbound Approach C 29,3 B 12.1 B 12.6 Chapel Hill Road with River Road2 • Eastbound Approach C 17,3 C 17.5 B 14.2 • Northbound Lefts A 9.7 A 9.7 A 8.9 IL 120 with Full Access Drivel • Southbound Approach C 18.3 E 46.2 D 27.5 • Eastbound Lefts A 92 B 14.1 B 10.8 IL 120 with Right-In/Right-Out Access Drivel • Southbound Approach B 10.6 C 16.1 B 12.5 Chapel Hill Road with Access Drivel • Northbound Lefts A 9.8 A 8.6 A 8.7 • Eastbound Approach C 24.9 D 27,5 C 20,3 LOS = Level of Service; Delay is measured in seconds. 1 - Signalized Intersection 2 - Unsi nalized Intersection Kenlg,Lintlgren,0'Hara,Aboona,lnc. Table 5 95TH PERCENTILE QUEUE LENGTHS — EXISTING CONDITIONS Operating Conditions by Approach Peak Eastbound Westbound Northbound Southbound Intersection Hour L T R L T R L T R L T R IL 120 and Chapel Hill Road AM 53 382 370 126 218 205 16 235 165 159 542 PM 103 222 214 137 700 669 42 453 199 86 325 SAT 58 205 204 63 269 258 25 262 161 106 311 Chapel Hill Road and Lincoln Road AM 21 166 133 60 37 92 66 3 245 40 PM 46 78 38 78 20 229 81 2 83 23 SAT 34 88 56 72 16 122 48 1 38 27 Chapel Hill Road and River Road AM 0 18 8 PM 3 25 15 SAT 3 23 13 Queue length measured in feet. L = Left-Tum Lane T = Through Lane R= Right -Turn Lane or Through/Right-Tum Lane &ieky-Roel�sfs Fuel C-'ente — Table 6 95TH PERCENTILE QUEUE LENGTHS — PROJECTED CONDITIONS Intersection Peak Hour Operating Conditions by Approach Eastbound Westbound Northbound Southbound L T R L T R L T R L T R IL 120 and Chapel Hill Road AM 67 539 520 167 267 251 24 271 183 175 669 PM 201 256 245 147 852 847 55 565 217 121 392 SAT 54 203 201 52 274 265 18 196 94 57 296 Chapel Hill Road and Lincoln Road AM 23 195 154 64 46 117 83 4 330 50 PM 52 93 82 89 24 271 104 2 99 26 SAT 39 104 68 81 20 148 57 1 119 32 Chapel Hill Road and River Road AM 3 25 10 PM 8 35 18 SAT 8 30 15 Access Drive and Chapel Hill Road AM 13 5 3 PM 18 3 3 SAT 15 5 3 Full Access Drive and IL 120 AM 3 18 3 PM 8 48 3 SAT 8 3 Right-In/Right- Out Access Drive and IL 120 AM 3 PM 4E35 8 SAT 5 Queue length measured in feet. L = Left -Turn Lane T = Through Lane R = Right-Tum Lane or Through/Right-Turn Lane .Ricky-RocketsFuel-Center - L�J" 111CHeYlYj; Il1172075 2Q Kenig,lindgren, O'Hara,Aboona,lnc. Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development traffic. IL 120 with Chapel Hill Road The results of the capacity analysis indicate that this signalized intersection currently operates at an overall Level of Service (LOS) C during the weekday morning and Saturday midday peak hours and a LOS D during the weekday evening peak hour. Assuming the projected Year 2022 traffic volumes, the overall intersection is projected to operate at a LOS D during the weekday morning and evening peak hours and a LOS C during the Saturday midday peak hour. Furthermore, all of the intersection approaches currently and are projected to continue to operate at an acceptable level of service during the peak hours. The 95rh percentile queues for the eastbound approach at this intersection are projected to be a maximum of approximately 520 feet which will not extend to the proposed IL 120 full access drive. Further, the projected 95`h percentile queues for the left -turn movements will not exceed the existing left -turn lanes. As such, the intersection has sufficient reserve capacity to accommodate the total projected Year 2022 total traffic volumes. Chapel Hill Roarl with Lincoln Road The results of the capacity analysis indicate that this signalized intersection currently operates at an overall LOS C during the weekday morning and evening peak hours and a LOS B during the Saturday midday peak hour. Assuming the projected Year 2022 total traffic volumes, the overall intersection is projected to continue operating at a LOS C during the weekday morning and evening peak hours and a LOS B during the Saturday midday peak hour. Furthermore, all of the intersection approaches currently and are projected to continue to operate at an acceptable level of service during the peak hours. As such, the intersection has sufficient reserve capacity to accommodate the projected Year 2022 total traffic volumes. Chapel Hill Raad and River Road The results of the capacity analysis indicate that the critical approaches and movements at this stop sign controlled intersection currently operate at a LOS C or better during the weekday morning peak hour and a LOS B or better during the weekday evening and Saturday midday peak hours. Assuming the projected Year 2022 traffic volumes, the critical approaches and movements are projected to continue to operate at an acceptable level of service during the peak hours. As such, the intersection has sufficient reserve capacity to accommodate the projected Year 2022 total traffic volumes. Ricky Rockets Fuel Center ��0� McHenry, I� 21 Kan— e,Unae'�.o Ha,a.n�boo�e• ��.� IL 120 with Proposed Full Access Drive The IL 120 full access drive is proposed to be located 750 feet west of Chapel Hill Road and will provide one inbound lane. and two outbound lanes striped for an exclusive right -turn lane and an exclusive left -turn lane. The outbound movements will be under stop sign control. As part of the development, the IL 120 median is proposed to be modified to provide an approximate 185-foot eastbound left -turn lane and 200-foot taper serving the proposed access drive. A sight distance study conducted along IL 120 and provided in the Appendix shows that the location of the full access drive exceeds the intersection sight distance requirements for passenger vehicles, single unit trucks, and semi -trailers. The results of the capacity analysis indicate that the access drive approach is projected to operate at a LOS C during the morning peak hour, at a LOS E during the weekday evening peak hour, and at a LOS D during the Saturday midday peak hour. The outbound left -turn movement is projected to operate at a poor level of service during the peak hours. This is due to the higher volume of traffic on IL 120 and the reduced number of gaps. The traffic will be able to exit onto IL 120 but may experience some additional delay. This is common. for stop sign controlled intersections along major roadways. IL 120 with Proposed Right Iu/Right-Out Access Drive The IL 120 right4ritright-out access drive is proposed to be located 400 feet west of Chapel Hill Road and will provide one inbound lane and one outbound lane with outbound movements under stop sign control. The access drive will permit inbound and outbound right -turn movements only via a channelizcd median and appropriate signage and striping. The results of the capacity analysis indicate that the outbound lane is projected to operate at a LOS B during the weekday morning and Saturday midday peak hours and LOS C during the weekday evening peak hour. Chapel Hill Rond with Proposed Access Drive The Chapel Hill Road access drive is proposed to be located 450 feet north of IL 120 and will provide one inbound lane and two outbound lanes that will be striped for an exclusive left -turn lane and an exclusive right -turn lane with outbound movements under stop sign control. The results of the capacity analysis indicate that the proposed access drive approach is projected to operate at a LOS C during the weekday morning and Saturday midday peak hours and LOS D during the weekday evening peak hour. Further, the inbound left -turn movement is projected to operate at a LOS A with a 95`h percentile queue of one vehicle. Ricky Rockets Fuel Center McHenry, Illinois 2; No separate left -turn lane is proposed to be provided on Chapel Hill Road serving the access drive. However, the taper and approach median for the southbound left -turn lane on Chapel Hill Road at IL 120 extends past the location of the access drive and can accommodate one to two passenger vehicles. The results of the capacity analysis have shown that the projected queue of the inbound left -turn movement is one vehicle. As such, the existing median should be sufficient to accommodate the inbound left -tutu movements. Nevertheless, the southbound left -turn lane on Chapel Hill Road at IL 120 is approximately 210 feet long with a 180-foot taper. The results of the capacity analysis show that the left -turn lane is projected to have a 95"' percentile queue of 175 feet. As such, consideration should be given to reducing the left lane and/or taper by approximately 25 to 30 feet so that the median in front of the proposed access drive can be extended to accommodate an additional vehicle. Ricky -Rockets Fuel Cenfer -- - — — McHenry, linois 23 Kenig,Lindgren,O'Hara,Aboona.lnc. Conclusion Based on the proposed development plans and the preceding traffic study, the following conclusions are made: The total number of trips generated by the development will be reduced as a large percentage of trips generated by fueling centers are pass -by trips. All of the intersections are currently and projected to continue to operate at acceptable levels of service under future conditions taking into account background growth and the proposed development traffic. As such, these intersections have sufficient reserve capacity to accommodate the development -generated traffic. The IL 120 full access drive is proposed to be located 750 feet west of Chapel Hill Road and will provide one inbound lane and two outbound lanes striped for an exclusive right - turn lane and an exclusive left -turn lane. As part of the development, the IL 120 median is proposed to be modified to provide an approximate 185-foot eastbound left -turn lane and 200400t taper serving the proposed access drive. A sight distance study conducted along IL 120 shows that the location of the access drive exceeds the intersection sight distance requirements for passenger vehicles, single unit trucks, and semi -trailers. The movements to/from the IL 120 full access drive are projected to generally operate at a good level of service. The IL 120 right-in/right-out access drive is proposed to be located 400 feet west of Chapel Hill Road and will provide one inbound lane and one outbound lane with outbound movements under stop sign control. The access drive will permit inbound and outbound right -turn movements only via a channelized median and appropriate signage and striping. The outbound movement from this access drive is projected to operate at a good level of service. The Chapel Hill Road access drive is proposed to be located 450 feet north of IL 120 and will provide one inbound lane and two outbound lanes that will be striped for an exclusive left -turn lane and an exclusive right -turn lane. The outbound movements will be under stop sign control. The critical movements from this access drive are generally projected to operate at a good level of service. The taper and approach median for the southbound left - turn lane on Chapel Hill Road at IL 120 extends past the location of the access drive and can accommodate one to two passenger vehicles waiting to make a left turn into the site. With a projected maximum queue of one vehicle, the existing median should be sufficient to accommodate the inbound left -turn movements. Nevertheless, consideration should be given to reducing the left lane and/or taper by approximately 25 to 30 feet so that the median in front of the proposed access drive can be extended to accommodate an additional vehicle. Ricky Rockets Fuel Center 1LIcHenry, Illinois 24 Appendix CMAP Traffic Projections Traffic Count Summary Sheets Site Plan Level of Service Criteria Capacity Analysis Summary Sheets Sight Distance Study Cll�IAP Traffic Pr®iec�A�� KL� iC�nib, Lind ran, C3`Hara, Aiwona, Inc. 9575 West Hie�ins lead- Suiee 4C0 Rosemont, Illinois 50013 p: 8�47-518-9940 � F 8�t7S 18-9987 Apri126"', 2016 Mr. Jose Rodriguez Senior Planner, Research &Analysis Attn: Traffic Projections Chicago Metropolitan Agency for Planning (CMAP) 233 South Wacker Drive, Suite 800 Chicago, IL 60606 Re: Year 2022 Traffic Projections, IL 120 and Chapel Hill Road, McHemy, Illinois Dear Mr. Rodriguez: Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) respectfully requests Year 2022 traffic projections for the following intersections in Chicago, Illinois. e Chapel Hill Road with: o Lincoln Road o IL 120 (Elm Street) o River Road Based on information provided on IDOT's website, the ADT is as follows: • Chapel Hill Road—11,700 • Lincoln Road — 6,500 • IL 120 — East of Chapel Hill: 18,500 West of Chapel Hill: 22,800 • River Road — 8,500 This information is for a traffic study we are conducting for a gas station in the northwest quadrant of the IL 120 and Chapel Hill Road intersection in McHenry, Illinois. If you have any questions about this request, please do not hesitate to call me or a -mail me at nbutler@kloainc.com. Thank you! Sincerely, /rt r f Nicholas J. Butler Consultant Chicago Metropolitan Agency for Planning Nicholas Butler Consultant Kenig, Lindgren, O'Hare, and Aboona, Inc. 9575 West Higgins Road Suite 400 Rosemont, IL 60018 Subject: Chapel Hill Raad from Lincoln Road to River Road IDOT Dear Mr. Butler: 233 South Wacker Drive Suite 800 Chicago, Illinois 60606 372 454 0400 www.c map.i I I inois.gov April 27, 2016 In response to a request made on your behalf and dated Apri126, 2016, we have developed year 2022 average daily traffic (ADT) projections for the subject location. ROAD SEGMENT Year 2040 ADT Chapel Hill Rd from Lincoln Rd to River Rd 12,900 Lincoln Rd 6,900 IL 120 west of Chapel Hill Rd 25,400 IL 120 east of Chapel Hill Rd 222300 River Rd 87700 Traffic projections are developed using existing ADT data provided in the request letter and the results from the March 2016 CMAP Travel Demand Analysis. The regional travel model uses CMAP 2040 socioeconomic projections and assumes the implementation of the GO TO 2040 Comprehensive Regional Plan for the Northeastern Illinois area. If you have any questions, please call meat (312) 386-8806. Sincerely, v Jose Rodriguez, PTP, AICP Senior Planner, Research &Analysis cc: Fortmann ([DOT) S:W dm inGroupsiReseuchMalysis\SmallAreaTrafficForecasts_CY164bicHenrylme-Ofi-l6Unc-06-16.docx STANDARD SYMBOLS EXISTING PROPOSED EllcTRC CAS —� STEW AUET • o myu VALVE BE 93K tl TAB STIZEE c < } svvaT /TLEW dO SaALE LE e --- REVERSE C%R10 CLJTTEA . ._ DETECTABLE %AxAlN4;5 LPiE LOOE TRAfIXI NXE GAS YALW • - noa d` -R- /— .. %Wwran MEN °cnww ABBREVIATIONSTV f(WE BAN Proposed Improvements for 2172 WEST ROUTE 120 CITY OF MCHENRY, ILLINOIS of IL RTE 120 LOCATION MAP x.T.s HILL- RD PROJECT LOCATION SHEET N0. F/. e/CLL urz umwE o� TcoI caxaa TETa SF SWARE My M By OTHERS M. �T SW SANrTAXY vw CATW LT LEFT STA. 51A� Enx me W� ;� TO BE ° TYPE A nc TCOWWZB T/ .TER vA.I Tn D Tx vAiE VALVE M F VALVE ILATER u�°µ Hanhard. MANHARO CMWLTNG,-LTD.-IS- NOT -RESPONSIBLE FOR THESAFETYOF. MY PARTY AT-OR_DII THE CONSTRUCTION SIZE. SAFETY IS THE SOLE RESPGNSBIUTY OF THE CONTRACTOR AND ANY OTHER PERSON OR ENTITY PERFWVING WORK OR SERVECES. NEITHER THE OWNER NOR ENGINEER ASSUMES ANY RESPONSIMUTY FOR Slmpty C•11811 1HE JOB STE SAFETY OF PERSONS ENGAGED W THE WORK OR THE MEANS OR METHODS OF CONSTRUCTION. 3 5 7 9 0 2 3 INDEX OF SHEETS DESCRIPTION TITLE SHEET OVERALL SITE PLAN EXISTING CONDITIONS —WEST EXISTING CONDITIONS — EAST SITE DIMENSIONAL & PAVING PLAN — WEST SITE DIMENSIONAL & PAVING PLAN — EAST UTILITY PLAN — WEST UTILITY PLAN — EAST UTILITY PLAN — WATERMAIN EXTENSION GRADING PLAN — WEST GRADING PLAN — EAST LANDSCAPE PLAN — WEST LANDSCAPE PLAN — EAST 1HE BOUNDARY UNES AND TOPOGRAPHY FOR THIS PROJECT ARE BASED ON A SURVEY PREPARED BY VANDERSTAPPEN SIIRYEYING & ENgNEERiNG INCORPORATED DATED JUNE. I R TO THE CONTRACTOR SHALL VERIFY THE ENOTIFY A N ARDNC PRIOR TO CONSTRUCTION AND SHALL IMNED ANY DI NOTIFY CONDITIONS. CONSULTING AND THE CLIENT IN WRITNG DF ANY S SURVEY CONDITIONS. RESPONSIBLE CONSULTING HAS NOT VERIFlED THIS SURVEY AND IS NOT ND/M TDLE FOR THE ACWRACY OF THE SURVEY BWNOARY AND/OR TOPOGRAPHY. �i a N J 2 3 J W } W 2 N U W = J � V F Q ~ N_ LL 0}} W F O O 2 EASTWOOD MANOR UNIT No. 2 --� E�WOOD NIAN0R -- j UNIT No. 1 \ �- -I ILI I IF i r, _ _ �i 0�71 J ROPERTY LINE (TYP. _J F- °\ r— L_J 0 0� I E PROPOSED RIGHT -I E I I I RIGHT -OUT. LEFT -Ow rr i) STOBASIN R t:" DETEN110N I (__r-----.�----T----_ RETAIL CENTER BASIN ---� 8.400 Sf � - �01 u b �.,-� -b- rm NON/fjy_ _ 9 I I 11400 FSTCyE 1 1 all _ _ - --_` _ REFER TO SIG AGE ----J-_______14W4 PROPOSED LEFT TURN - - PARKING DATA �\ RO REQUIRED PARKING STALLS PROVIDED STALLS UTF iQ ��" �� \��� L II �\ �i� \ \\ RIVE NO 1 1I LOT 1 (FUELING STATION) \` \ \ `� C NFHOCO�0��ATE CAR WASH 1 PER EMPLOYEE ® 2 EMPLOYEES = 2.0 \ �� ` \ a� Q \ ` \ \ \ACTORY CONVENIENCE STORE 4.5 PER 1000 S.F. ® 8,4GO (0.85)* S.F. = 32.1 `��` \ 7 RETAIL (RESTAURANT) 25 PER 1000 S.F. ® 11800 (0.85) S.F. = 38.3 LOT TOTAL= 74 77 LOT 2 (RETAIL CENTER) BUILDING DATA RETAIL 4.5 PER 1000 S.F. ® 4,500 (0.85) S.F. = 17.2 RETAIL CENTER (WEST) 8,400 S.F. EAT IN RESTAURANT 25 PER 10DD S.F. 0 2,100 (0.85) S.F. = 44.6 RETAIL (EAST) 1,800 S.F. DRIVE IN RESTAURANT 15 PER 1000 S.F. ® 11800 (0.85) S.F. = 22.9 CONVENIENCE STORE 8,400 S.F. SUB TOTAL = 85 56 CAR WASH 4,900 S.F. LANDBANKED PARKING FOR LOT 2 DRIVE IN RESTAURANT 32 LOT z TOTAL = 85 ea SITE DATA GRAPHIC SCALE \ SITE AREA 335.967 S.F. (7.71 ACRES) - TOTAL SITE _- 159 - 165"' - - —LOT 1 AREA 224,788 S.F. AS 55% OF C5.16 ACRES)_ LOT 2 AREA 111,179 S.F. (255 ACRES) ss NOT I..cwo Sa 1aUc. sTauAREA s EXISTING ZONING C-5 � uxn = .° n \`�� °a O h 6 J Z J J Z a Q ¢ U W Q � U W 0 0 0 w � U T3i,ks Bull BMWa%n�s aSM S 9� FIN �,s,a�.,m � s )VER1704 Is IN No I I NI all ala-m7:; Al *— — — r'y r r _ r — wlIl" It - w -- Is --- --- am - weir -- nIT ol 2715 In k lab . r .<' II' II Ina it Ina g---�� 0 l .r i R. ,`� n / m� NNIN l .t'll F II II NJ � . ,u --- GRAPHIC SCALE N • gg IN -- —_ v — _ E1- IN r4 \\ L U 0 { \ mom 44 =w - 3��gqlopa c e la \ \ .� - \\ ..u, -, a —� aw __ \ l 67 mod• ". 24IN alllr\ "If. \_ \,`� IN •,6IN u% Q � i W 3 J � Z W ¢ � ~ U Z W C Z 2 U U � 6 � 5 U W K 7f ' =` 010 At Apt FIFO` I IF If I`. � y> �1 rAI Att �'° I I i _q' •, IF IF AL IFt , — — `-, nn _ \\ _ ISIS It IF (jam ,�Nci}d,�r,„ Q .ax M1 «• xra Y ©o _.. E4..•a, _ �f .� . . y Y g c i I�'' I I I t �.I 3 f P i Y �.FF \ 1 I 1 o' I_ a Q ,nQ Yim a .�`FIFeY Ire -ll ' Itt 1925 v 3 F g. RIIM It It IF FIFF\` Q_ L ,.y. e'// / roe¢xotl°imm Y T7s ,4- �B� s z `A /It AN 4dt III *6,AJ a /� ,i II "ftkr-i�' _ `moo w 91 Fes\--.'It\�„d,aImo` C"', w / .� —_ pp rn a TF r2Q —r t i �� v O Y E Y� -Try VIA IFFF FA, v _ it AI It -iIPS AF AFt FFF- ��` jr At $ = r7A. IF VI %FF- I F'I FFF. -F f +qq FFIC -���-JIIF F9F. A, FFFFFF� IrF\ ` Z �- _.�._..,_a � �` GRAPHIC SCALE IN s _ a T�tax mroauo ry smaio.a umeaeeHo�ur WMATIN Ica I, rs c.J �z E0 U 6 AND PAVNC NOTE& TO OF °. yw+°in'«c OCAOON OF w H Fr iOAnON DM SS NOF?B TED � OR rr AA= TRACTOR NCTUAL N D DOORWA�G PLANY. VERVY AAY a MC� ANT SGNA�iE. S>� I ALL Cwe �UNLfSS OTBE Y uEAamEn io P�cETNCE Sw as�O w LOT WRB muss NOTED OTHmmm LATEST CTO,AT 6B,ERN ENTAT ExNTT 2T& BARS A to TONG MEN REVa%Rt°T'. YE DEUOLJ7)OK �M FOR ]TEAS ms AM AB Ac HAW BEEN _SBASED WON A�TECTURA- 0 pPEppESS N WTTATH ER A At R LX M0 THE TE L�DONS FOR BT FEIEFRAIL TURAL CKAN¢S VAT'STATE SLSSL� M TC °RST. A� STMOA� mmaNuFFdK TRACTOR SHALL RF3FR 11. THE CONTRACTOR ALL CT JVUE_ ° TO MY � TO OCATE w s BE'wBEvTwncT THE � SHOULD ° ��so. � s D TO caNakT WTH THE p � �o°Ni�"� HE USED FOR AT�'O`6 AD=ENT TO �'6. AS U XGWALLPSa' X-K& s°c°n`�f M KMTERs mmBTExS. AND TRAN�mm EfACC c HAZE BEEN SHftN FOR APPR13MATE -OR �TTX)N T CT 1°cnn°ON" vOR MCATTONS AND oE"TAi pis I I ---=---=-71 r==-=-- I I � � J1 I A ------------------1 I 1 Ir------- I I I I I I h 1 I I 11 I 11 PAVEMENT LEGEND STANDA IC85 WrcN°T vx xT1o°i /ro=NSNT W AT. L-9,N5II /i I I I I I I III III I I I� C{LIIIII I —r.T— J IIII II IIIIII I I IIIr— — J—�— IF L--J ,IIII III III _1 II r�-1 u _ ill," ,L I I A T , , 13�ATB_„ w ®BBASE «T,E B � LRBAAa�A� . ,Oi rX i. w N B O XOT O tT*L-1B ,r GATE T.PB SP `n NO TcrP.,wW. PAYWENTVNO CEVENII II IIL�wilff PORTT WNMEM PAKVFNT W1 6 X 6 MA WM AT g T63 C ♦ PACreo AGTWECATE BASE, THE R II 1) �ACD 5'1ABAY COAENT CpIGREIE PAHIOiT EFT IX'ONG-N-------------- I u GRAPHIC SCALE 1 r` I � I L— o - - - - IL ROUTE 120 - - - 6E RETExwALAN (mmj ----_— ----- ---- ----- _�_�_________�_____�__ n LEFT _ - � of of - -- _ food _ L �i of �G h ol --40 I I I I I I I -- I I I I I I Pod RIGHT W OeLR a h6eT�` a LEYT�T ACCE°"`se' :1 p — — — — } o"iresPuT6v 6 food swEwvG I BA6x�` E�— sm� cQ'I{HE ' B, 400 spsrpgE GRAPHIC SCALE `n I I I I I PAVELIENT LEGEND r /AtY.NEWTE B 2 MiRPM, TYPE B TYIX ASN4LT TL iB. AAd ®i �/r aHWs xoT vs AwL-19, MIK TOP) xso TY A6fAEEA N.9ER [dA6AT� B A6PNAlT L cu a C POBTLAW Gf]IFM ttx:OS1E PATivENi r/ 6 x 6 rTA xef no COB O AGGREGATE BAY. TYPE B old c3LWP ae o I TE PA,EPNT In 2I B luXIIPUM zy SOL 6mEw.quL c,w.> y I K m r 3 2 r r j� �'a ITm 21 c DO II II PROPOSEld If/ TO CAHWY food of L oodd% 7. 1FUSTIt B em " _ �3 _ ->r 9'T I do OR of jrfd� �` HAssiyysr qa �� Ts¢C �\ iHK old L UTF ors\ ` \ \\ \ iI IIAP Ydodo food vj ot�rtxYY' R9TEo[�e AAD tunEx Nut ME B&12 Ins WIN 3 9 BAC6 aw IT LM WoU.0 WTO THE DATE OF PAS DRAWHG. �QUINT m OF A" Dd�PAMC(Ts Plum TO KTWXG TE¢S r OPIES PS S ETC. AADOAP HudoOWY FILTER o�' .A9Kv^ x s Wx6 A,B DETNLB ix OP�MEO C Oil 7O SAT' AAMAE CGN AppnEO /W\¢OPEA P� BaS wood tt Ad MRAID PAW0G LOT SMAGE, NLwrzfir AOl GOAARV ATAL ETITTY DETAis '" i TpOw m LTEFOR TCLAa,Y " DEUMMO `x PLAH DELETED N HAS AP a«f� � �AL &; STAT n. SnT800-P a OR rmaBE LY 7ACT THr EIN THE �B�D LTITTxs lrddd r N W p Z x N z a � Z J a Y¢ n Z U = Q Z � LL Z N O O fA 7 U W o o IQ ND 0ANERL ANY AND IE CONTACT w UTUTY Ulu HOMElk S .r.],, SERMS NOR ,o STMT OF E�� kw TO EN �° °° CENTER �TTON. OF STRUCTupury URE 5. W = E.GVA,E A.n ,W, ALL E"s,wG �° ADJACENT UMW ]AY•TDr HAZE NUN AAA) DRY UOUTY UDN% s�ES BEEN � PARED aA¢DVTOH A�vTEC1uRAL .,<� A, AT DATE CF THS DR WN4 s>�E UN OUND CHANGES MAY AND NOTIFY THE M� D< `�REOSE CONTRACTOR v=.M .�AHMMST PNY u+� �s AND EYACT urunonENT ors LOCAi umrxfeaw.v r SHOWN ON P ASS ARE MY os«EaANOES PRCR To Ca sTCRor C� FOR E a,Trwnws rc aRt 1 THE mx,RAOTM 9uLL CONTACT J.UULE- u-�TUTBES - � a) iNOR IKWR °SHOULD UIREs GRADES. CONTA�CCT THE ONNEVTeTDEs �AA TO BE IN ca.B]cr WTH THE PRmDSD s i OF �ARoe�EC 1u LOCATIONS WTTHH All WLDoNtt wA4 sERvcES a vwv %ProvR T�cnv�E s. AT ExAraAs MW WATER UAW CRIOSYs BENEATH ON BASED WON TwAL RENUX AND BY DA,HOI TD T � FO��T° wA ER D 5 R n w ,�RD a *EVALVE STRUCTURES LOCATED > aA ON DETA S EET. onus twc suaTAer S i Twc EO TG s YA.N%rn rc]r-wrw.wa Eata`caNOTT THE EXACTrx `c ec rm KEN RTON Y CUR N THE SITE. CONT uTw a ..ESEEE DEvaUTwn FOR CC° PROCEED wTH cwTON` AAROUNNvANYANT ATrn FEAATURES- nEvs TEA. BASkTB, IN PART, � INFORMATION �SHED BY �AUFTY ma THIS YiVATON M m � � m7S A=RAACTVY�ED. cwOE Eu�CA ts.SARA+Noa'T-TOF UENOTHS ADouAU TO HTER v WOLE ON STORM GRAPHIC SCALE T ire —]D tB —Jill, --- �- }- }_ 1643 �------F_.,y -__ AMC PROPosED SANITARY SEWER (TVP. STERUWATER �. DEIENM BASIN A DSS D EN110N H LUVE - CO _\ - PROVDED 1.3 AC ' // uRDEBCRa1ND 6 I ETENTIwJ,jvAVLi 1 �',...y \ \ �</ a PROTNOEDO AE STORY SEWER (TIP, LZ tu Lu -i Y----__e_-- --- -- _ ---- - J — Y IL ROUTE 120-- n• _ _ --_ __�` \ \ \ \ mr�a_CONSTRUCT o'.0 Em sTmu fW IF �MIA �IT A,.,, urF zo F AIA dldl °a O N Z J x j N W w ? z x z U = yay Q � F J O O � 7 5 � 7�1 r— _\r-r--> -vamozm n ss (m.) �\` J?p ` yr `\ `A N; N. /li E 4 I I I I ' I I I I } I I II I II GRAPHIC SCALE �n bTn �cE wsuSON rift NT U UT wOUIF. Aga+ THE DAM OF MS DRAWUN1 SUBND)UM _ M AAvaa'TccTCU u°f r Ns FW Avr D ANX$ W01.D"QO'm STRucnAN°aiENVNaN °F -o'�3 roTAiNY WCRKiO LD M m _ cwCO T WTH THE THE P oPa�p1g 4DD urures Narrwc or cis EUCTNTc AND TEterxoNr_ s RYCES E sa ANE AwnowAM ONLY AND SUSECT T1D wCrrcE s TFW A � AT AND RCTWY THE 9 �I OF ANY OR OCKILP(Cm AM ST OF UNDERGROUNs ARE AND o T ON« % KCRICAR ADJUST Nr ncvATONS OF Au '. u`cTiME o NONOWD WIN FADES szEs AND E ATaN CE ` awnCTu°'ic TSE°m m Lo TCNS WTN m0ffMcTMAL vao cu N 5TTAANDAW s E Ads FOR sEv.�x AND rA s u,E:T ETAT,DNN. xx w�T10N5iwET" IM vAAWWIwTr ATTNa,S TusEs touTCD T� OF �AwS DNUL5 NOTED OP43"V 7 mU�ES SHOWN AM NOT TO BE PIRRINOTTED cADrvox ASDUN AVTr.®AT�xD AND �m rTNOUND UTUTY INFORMATION AS SHOWN WK ON AW YA q ➢OTiD NOT tzaTAN T ED MINDS TO N� DN AM STORM "•-"•, rNDv.DE jcauwsre caw.e Taa Au uumacs s. vuNc ca.nv oETrroTDw�T Two T.ane. sEE 15. l' ST. SANITARY SHALT NA.wau RE ANIO MOOTLL „ aAN s �D AND NITARY S Ers D ITEMS TO BE MW ONED Hour BF DEDEMMD cc �4 FOR Mus Dv Ma II �Sa Z J FQQ = J J W W a Z = 5 U W = a C z U � Q LL J ° 5 OU E wE --- - - - - - - - W » _ �IT v , ,». IL ROUTE 120„. , K - - - - - - - - K- s'� r - -r KY7:. uNT L ,u, Haws• .nl[n Y K i i K < < < < ---< t --i K —< --i -( < 'fir __"t __-S < , __ __ GRAPHIC SCALE �I m Q Lou = Z e MY, JAY.741 41 MIA p•Y-_'-,� IT ��T--_--_----�k, =--F.a. —_---c .Yu _AMA Y Y -- ❑ IL ROUTE 120�" vmrsm rz• urz• v ^^nss y y�r ___� __-� __"i __K _ __� __"� — K __� — "i _ "t ___� _ K — -� __K — _ _ _<. _ IT "I w L70YY59 SPOT �ATCN AT BASE w 411ITANING �011 ABET SANK slaur On AN °/� R a ,Bf �SnW �ONATH S�TIJW AS NECESSARY TO REPAPI IT TO EXSTNG A� moss MUSSSS � ACEs A� �� A, R��� NOTED s. � DS � BY ° �.� NO NsN TOQRTATT aE � � mON� DNS:TC ;gig �,�^i Mmoo= uD OR WAIV4QS AT MAST z HOURS R ORE ANY UCAVAn°R irox OF JT 11E& IT Si E � �IFTY Of THE CONTRACTOR TO RaGCAM MTI TE vR�OSED n�mRO oufi SHi M ON TE PIP— �— JIQ et FjETA1L CEyyTER FF = 772.0 GRAPHIC SCALE iK �nln � c --... A \ - VAULT/7 HISY�iRa iIN -- --- - IL ROUTE 120 w`^ i � r -_Fz f. x' RO1420 ese f �5 �e c r.i , te Hee el '-- - `\_a ek sie- ite lee / li- x I feet� 1; ,G J lee " - `_tip 1_ *'�..� Y� I_ J °pNy6'NiE �}• r F N� Y It ike It < / lee. M z — — LL I T ` f yA I _\ !� ! I r Y ° L 9 \�=761 a21 be It It 76IV Ae 90 r' Y1 y 2L lie lite lee fee y dddd lee lee lee. R4 IIII _ - r$� `\Is 720zz�`?Q4 t ` Y� <`la, o lie - II Ila -. Y ` Y Y lee le.<,..,it e,< g r Y F \< Y Al \'�el ' I It�elee. r ?3 We- 0 ell' lee\�, T �tell, % N GRAPHIC SCALE .ems mLn � DE%GM TO BE PROVIDED BY OTHER& e w�AT ROPERTY MIS LMLESS NOTED sCONm.Ex`iORc s. pL�smiuotit ��UDS. [Va RJJ1ER TO ME044NAND RTEAN assF m.SM nrn TO EROSION ALL tATCTAY WORX TO ECCAuCOAT'nmnur SMTxs Oro TOR IS Y MTOPiED THAT TB WTV RECORDS OF TIBTS TAKEN INFIELDTHE COJI TH 15 R� ON AS BEING E E WST CALL THE rE BEFORE TANY EXCAvuwH EXACT ENDED LOCATO14 OF LHAIRDS. IT st� OF THE mavlernEs CH 4 auri CONTRACTOR TTHE wmO"DSEED TAB STRUCTURES TO REVAAW STRUCTKIN IT SHA� BE THEmATmO"AGENACTORtO+O 1ROC �'�BE RFArt E THE TO Sx/11r Si IS 66 INCHES OF TOFISOL er T SMITE TABS OF WCEETATION IS OBTAINED - BY e?S Ea 7,2 CONTRACTOR s TMANY g PQ;R���. SIROANRCS NOT STARTING Rg THEN ME CONTRADT� THE REANs. W TMT ' TO OR UR suu a TT CLJRR AIIERED AT T.z tNUSS OTHExxSE NOTED,tu L,AT BASE BE RETPUPING WAII cc � MVcTW OF am PROMMO SICLU LW POINT f tee e lee t it c tee e lee t it c 0 6 N x JJ a ter\ Y 11 O — — — — —— —— a Y IW o \ I O — I Q+ +Q C O �T Y grazs, ryp. sMb,ryp. Paco Area �n O menW tree, typ, ems. typ. ,R !1 . \`Y \� \ `%mow \!S•\ \ �\\\k J u 6 S� �a t3°13 �s 3 3 _ FrArva[sr OTo,nEGs 30'-0" ,05'-0m o o � I , 4 I w SKY L J { o a 3 .... - -- e{s W - - O WaeF ££ •Z- Tli UOl9x - - Y LEI C'— C9 FRONTELEVATION z ,� o _ F m w , Y¢ �N ° vo,isSs O rc z �F�rn 06 2014r 60'-on WIN 0 w wZ V == ° U Z f- -� w z s ; _ L - ... -j T am EIKEYNOTES LEFTELEVATION oS�R MST�E% „E 2 .-�ST�s ,� p o a s,ME, o © STMW w S,�. J o w w ate, ,o�E, W ax E�ME MM S-4 FMAG� ROCKET am�v� g `:G w b22m \((§ (� SEE SITE DETAIL 28'-11t �r.ANnpv RIRN dd Rn FT METAL CANOPY FASCIA o ACCENT TO MATCH BUILDING METAL POLE I = I=- I 1 11_—' 1 — 1— — — — — — - - -- — — — — — — - - - - — - — — — — - UUTOMOBILE CANOPY VIEW 19'-11 1/2" I�ici=sfy� ACCENT TO MATCH BUILDING �1 DIESEL CANOPY VIEW SEE SITE DETAIL CANOPY SIGN, 22 SO. FT. METAL POLE � �{ II � II � ri71r911 � � — �. � -� _ --- F► IMF � F. Vie, � :�iC FF. p 41 41, I— — _ Will -® ,w DET °S SET= FRONT ELEVATION $E= $ Ss ELEV.ta.�POW vo sEEslrtucnnwLSHerrs REAR ELEVATION i oETa„s 1ON—t--- RIGHT SIDE ELEVATION i L. 0 $E�tae $ELSE..EuwD cla., i LEFT SIDE ELEVATION scALc+s •ra 0 KEYNOTES ®OtUVIW,l PETAL COR.0 WITH VETAL G. COUM se, uosvY�Al n ED fAs COLM ENTT"r A,,,mD, WEED BEue �a„cDL wE s,D.REfODEA E.uEAHs.�,a. o waaD�ED.RE,�s ODE+ rED DLL D E„,SESY�.FA CCROR; o.ELLM., oFTYT�E-= ELE l� ,WME H. owx E� 0009 ❑H ,KAVE.slAw.EsssTEEL aOVEN 1,REF<86iDEl.L ©E D a a�sEt DEL ---------------------—� rum O 4 a N�zFk'e.�� o r c — N �2 KO �� Om Y� az ZV U U� W z Z J ~ F W � � W J W o % e i *�Fadd.. (ia' �.a y 'r qT S: *w 4'�,r,a(• 'ti' $'o-' t1.�. S'o-' _ bad de" ,C+. a AL ems_-a..F.tii!+�.1N ri.+r`3A: .J)i.?f _f+4i ate: "3+f 7L ��.3T: i4T1TuC'4C 7h�iC^!'4NWa...Ps: did pwllll� -1 pi 1 r .Y. �� —�� I j I I II II1II11 Ii�jjCKa ¢� I a— ice- ® - , ��; Car Wash sys�e� METAL CAP, YELLOW NORTH ELEVATION METAL CAP, YELLOW SOUTH ELEVATION MCHENRY, IL RICKY ROCKETS car w„sn sysce J EAST ELEVATION BRICK, CLASSIC RED METAL CAP, YELLOW WEST ELEVATION MCHENRY, IL RICKY ROCKETS IT�Y_C4gIe�:1LTi:� �ANOPV TRIM, GREY