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Planning & Zoning Commission

Regular Meeting

DeKalb, IL · July 18, 2018

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Minutes

MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION July 18, 2018 The Planning and Zoning Commission held a Meeting on July 18, 2018 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting to order at 6:00 PM. A. ROLL CALL Recording Secretary, Linda Odom called the roll. Planning and Zoning Commission members present were Chair Christina Doe, Katharina Barbe, Vicki Buckley, David Castro and Deborah Nier. Commissioner Jerry Wright was absent. City staff present were Principal Planner, Dan Olson, Community Development Director, Jo Ellen Charlton and Recording Secretary, Linda Odom. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Doe requested a motion to approve the July 18, 2018 agenda as presented. Ms. Buckley motioned to approve the agenda as presented. Ms. Barbe seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES Mr. Olson noted the minutes from the July 5, 2018 meeting will be approved at the next Commission meeting. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS Public Hearing – Petition by Northern Illinois Hotels, LLC, represented by Pramit Patel, and Elmer Larson Inc., owner, for approval of zoning map amendment from the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District and approval of a Planned Development Plan for a 2.87 acre site located at the southwest corner of Knolls Ave. S. and S. Annie Glidden Road. Proposed is 90-room Home2 Suites by Hilton Hotel and associated improvements. Chair Doe opened the meeting to the petitioner, Pramit Patel of 1660 N. Claremont Ave., Chicago, IL. Mr. Patel introduced everyone in his group along with their experience. He noted they are looking to develop a 90 room Home2 Suites by Planning and Zoning Commission July 18, 2018 Page 2 of 8 Hilton Hotel at the SW corner of S. Annie Glidden Road and Knolls Ave. S. Mr. Patel mentioned they had a professionally conducted market study done that indicted why DeKalb could accommodate another hotel. He feels DeKalb has seen strong economic growth from the corporations and businesses in the City but believes there is not enough quality hotel rooms to accommodate the growth. He said once the adjacent Hampton Inn is full, which is about 3-4 times a week and 8 months of the year, patrons end up going to neighboring towns to stay in hotels and contributing to their economy. Mr. Patel said the proposed hotel would generate about $205,000 a year in property taxes with about $160,000 going towards the school district. He went over the plans for the hotel, type of guests they will have, room details and described the architectural renderings for the building and noting it will be an eco-friendly facility. Marc Gebhardt of Wendler Engineering, Civil Engineer for the applicant, said they will be providing storm water detention on the site in accordance with the City code. He explained why they put the entrance off of Knolls Avenue S. and mentioned a separate entrance onto Annie Glidden Road is not feasible. He said they looked at connecting the Hampton Inn with this site, but there were several issues that prohibited that. Mr. Gebhardt talked about some changes that have been made to the plans. He noted along the west end of the site they removed 8 parking spaces increased the height of the privacy fence to 8 feet and added landscaping. He also pointed out they will be adding a left turn lane in the landscape island along Knolls Avenue S. into the hotel site. Michael Worthman, a principal at the firm of Kenig, Lindgren, OHara, Aboona, Inc., a traffic and transportation engineering firm out of Rosemont, IL said they were retained to perform the traffic study for the applicant. Mr. Worthman commented that the access has always been anticipated to be off of Knolls Ave. S. He spoke about the volume of traffic and described the type of hotel it will be and the anticipated traffic generation. He said the hotel is not going to have any extra amenities that typically generate more traffic. He added that the access will include one lane in and out and that all exiting traffic will have to turn right onto Knolls Ave. S. He said there will be a left turn lane added to the median in Knolls Ave. S. and mentioned the landscaping will be modified and replaced in the median to provide better sight distances as one comes in and out of the site and subdivision. Overall, he said the roadway system works well in this area and at this time the volume isn’t high enough to warrant a signal at Knolls Ave. S and Annie Glidden Road. Mr. Patel talked again about comments the city staff have made and how they have or will address them. Mr. Olson went through the staff report dated July 13, 2018 stating that the property is in the South Annie Glidden Road corridor and zoned “LC” Light Commercial and has been zoned that classification since the development of the Knolls Subdivision. He went over the guidelines and mentioned there was a neighborhood open house and a ward meeting hosted by Alderman Verbic recently that allowed the residents to view the plans, ask questions, make comments and be advised about the public Planning and Zoning Commission July 18, 2018 Page 3 of 8 hearing. He commented that there will be some revisions to the plans based upon staff comments. Mr. Olson mentioned there is a 50’ buffer area required for Planned Developments between commercial and residential districts and that no parking can be in that buffer area. He stated the 50-foot buffer area applies on the west side of the site. Mr. Olson advised he Commission that staff asked the applicant to move the building further east or remove the parking in the buffer area, relocate the dumpster, add more landscaping and increase the height of the privacy fence in order to achieve better screening on the west side of the site. He added that the building is about 80 feet away from the west property line so that is not an issue. Mr. Olson pointed out that the applicant has submitted an engineering plan and are complying with the storm water regulations and will be revising the plans to address some final comments. He said the City Engineer is here, Greg Chismark with WBK Engineering, if there are any questions for him. He added the DeKalb Park District provided comments regarding the plans, which were addressed by the applicant. Mr. Olson said a traffic analysis was done by the applicant and reviewed by the City Engineer. He commented the study concluded there was no warrant for a traffic signal at the Knolls Ave. S. and S. Annie Glidden Road intersection. He said landscaping will be replaced in the two landscape islands in Knolls Ave. S. to help with visibility. Mr. Olson stated that accident data was provided for the intersection of Knolls Ave. S. and Annie Glidden Road by the DeKalb Police Department and they indicated there was not a safety issue at this time. He also noted that service calls were provided from the Police Department for the adjacent Hampton Inn Hotel and Police Chief Lowery stated there is little demand for service regarding the hotel that is criminal in nature. Mr. Olson said that common area surveillance cameras can be requested with a Planned Development Ordinance and can be linked to the Police Department. Mr. Olson said Citizen Response Forms were received from Linda and Preston Crisler of 1222 Mason St. and Dennis Smigielski, Janice Gorham and Nicole Gorham of 1220 Knolls Ave. S. indicating they do not support the proposal. He also noted that e-mails were received from Sydney and Kyle Zuhn of 652 Plum St. and Steve Brown of 1231 Mason St. noting they also do not support the proposal. He said since the Commission packet went out last Friday, the City received a letter of support for the hotel from the DeKalb Chamber of Commerce and John Laskowski a resident of DeKalb. Mr. Olson noted copies the form, e-mails and letter were provided to the Commission and made part of the record. Mr. Olson concluded by stating the staff’s recommendation is to conduct the hearing tonight and then continue it to the August 8th Commission meeting where staff can provide a full recommendation and the applicant can amend the plans to address staff comments. Chair Doe gave the public a chance to speak and asked them keep comments related to the petitions that are before the Commission. Planning and Zoning Commission July 18, 2018 Page 4 of 8 Steve Brown of 1231 Mason St. stated he lives right across the street from the location and mentioned the proximity of the hotel to the playground and jogging path. He noted he is concerned about the traffic during high traffic times such as large events at NIU. He stated he is not happy about the location, and feels they are shoe horning the hotel into the site. Mr. Brown said he is also concerned about the construction phase of the project and how large vehicles will be entering and exiting the site. He stated he likes Home2Suites but feels the hotel should be built in a heavy commercial area and not in a residential area. Mr. Brown was also concerned about sex offenders staying in the hotel and not having to report they are in the area. Dawn Flippin of 601 Larson Lane said hotels do not have to reveal the status of their guests and she is concerned about who will be staying there since it’s by a park. She feels if there are corporate people staying there they will be out at the same time, so she is concerned about additional traffic. She asked if the school district has been contacted about the traffic coming in and out of Knolls Ave. S. Dennis Smigielski from 1220 Knolls Ave S. stated he lives right next to the subject site. He stated he feels his house value will go down if the hotel is built and it will take another 15 years to come back to what it was. He said he is very opposed to the project and concerned about the hotel not surviving and possible uses after that. Gary Skinner from 1279 Mason St. said he wanted to know if there were any other sites being considered for the hotel. Mr. Patel stated there were no other sites considered for the hotel and noted why they chose this location. Mr. Skinner suggested Shodeen’s property (Lincoln Highway) would be a good location or partnering with NIU or placing it closer to I-88. He mentioned he is concerned about it being close to the residential area and very opposed to the location. Chair Doe opened up the discussion to the Commissioners for comments or questions. Ms. Buckley asked how they came up with this site and asked if they looked at Peace Rd & I-88, which seems like a good location. Albert Hill, construction manager for the developer, said a market study showed this location was good, the existing zoning was commercial and Annie Glidden Road is a major road from the tollway to NIU. He also noted the only way they could get signage on the tollway (I-88) was if they were along Annie Glidden Rd. Mr. Hill also noted there are advantages of having hotels close together. He mentioned a hotel has the least amount of traffic than many other commercial businesses that could locate on the site and traffic will be spread out over the day. Mr. Hill said the signs on I-88 direct motorist to Annie Glidden Road for NIU. Mr. Castro asked why they would put a hotel near another existing hotel when there are other places to go in the City. Planning and Zoning Commission July 18, 2018 Page 5 of 8 Ms. Barbe asked what the average occupancy for the Hampton Inn. Mr. Patel said currently they are at about 85% capacity for the year. He said usually they are sold out 4-5 days a week and 8 months out of the year. Ms. Barbe also asked if the jobs paid a living wage. Mr. Patel responded not all the jobs do. Ms. Barbe feels it is not easy to get in and out of the intersection of Knolls Ave. S. and S. Annie Glidden Road and asked if they contacted the residents about the traffic. Mr. Worthman of KLOA responded that they did not, but they performed a traffic study which was prepared per industry, City of DeKalb and IDOT standards. He stated he believes the existing roadways are adequate and there may be a wait to turn at the Knolls Ave. S. and S. Annie Glidden Road intersection, however the level of service is acceptable, and a signal is not warranted. Mr. Worthman added the accident data shows there is no safety issue at the intersection. Ms. Barbe asked the applicant how do they plan to alleviate the homeowners fears about falling property values. Mr. Patel said the lot has always been zoned for commercial use and it has been for sale for 20 years so residents should have been aware of the commercial potential. He feels the hotel would have the least impact on property values as compared to some other commercial uses. He said what helps property values is economic growth, better schools and jobs and noted the proposed hotel would contribute about $160,000 in property taxes to the school district each year and will bring in more jobs. Ms. Nier said given the amount of information that was presented tonight she would like to go visit the site first. She stated she has concerns related to the traffic, impacts on school buses and the effect on the adjacent playground. She mentioned the hotel will change the makeup of the park and asked about the buffering between the hotel and the park. Vicky Torres, General Manager from the Red Roof Inn along W. Lincoln Highway said she had to go through a long process with the tollway to get signs for her hotel along I- 88 approved and there are maximum distance requirements. Chair Doe asked about the islands and medians in Knolls Ave. S. and how they are going to be altered. Marc Gebhardt with Wendler Engineering explained what type of changes they will be doing including adding a left turn lane in the island for vehicles entering the hotel. He said the landscaping will be replaced with low growth plantings, so the site distances will be improved. Chair Doe asked about the stormwater runoff for the site and the retention pond. Mr. Gebhardt said they have a storm sewer system that they are proposing on-site, which will be in compliance with the City Code. Chair Doe asked Mr. Patel about the amount of time an individual can stay in the hotel. Mr. Patel responded that extended stay just means there is a kitchen provided in each room, so they can stay as long as they want to (except past 30 days), however most stay just a few days. He commented that corporate hotel guests that travel 5 days a week do not want to eat out every day, so they want to occasionally prepare their own meals. Planning and Zoning Commission July 18, 2018 Page 6 of 8 Mr. Castro asked who currently owns the land. Mr. Olson responded that Elmer Larson, Inc. is the listed property owner on the zoning application. He said Mr. Larson is in attendance at the meeting if anyone has a question. Mr. Elmer Larson said at one point in time they owned the entire 264 acres and subdivided it into the Knolls Subdivision. Ms. Buckley noted that Mr. Patel stated in his original presentation that the primary guests would be business travelers to the area so why not Peace Road for the hotel. Mr. Patel responded that they did look at a couple locations along Peace Road, however the cost of the land prohibits the project from being feasible. Chair Doe gave the pubic one more chance to speak. Dennis Smigielski of 1220 Knolls Ave S talked about the runoff going into a feeder pond for the Kishwaukee River and is worried about the fish in the pond and repeated he is very opposed to this project. Cara Carlson of 1223 Mason St. said she just bought her house in December and noted she has waited a long time to turn at the intersection of Knolls Ave. S. and Annie Glidden Road and feels the traffic will be a problem. She said there is a study that shows you will lose value in your home and not get it back for 10-15 years if next to a hotel. She added her home is her investment and doesn’t feel it is fair to ask the residents to absorb this, take on the traffic, and lose property value. She feels it doesn’t make sense to put the hotel next to a residential neighborhood. Dawn Flippin of 601 Larson Lane said she believes the answers were conflicting as to why other properties weren’t looked at for the hotel and does not think this is the right location for the hotel. Steve Brown of 1231 Mason St. said there are two properties for sale by Schnuck’s that could accommodate a hotel. He is also concerned about traffic with the deer and other wildlife routinely going through the area. He sated he does not feel a 4- story hotel is a “light commercial” use. Paul Konechy of 1226 Knolls Avenue South said he works out of state every other night and stays at a hotel and feels the property in front of Schnuck’s would be a better location. He added he is concerned about safety for his family because he is gone a lot and they visit the park and noted he is opposed to this project. Chair Doe asked if anyone else would like to speak. She asked the Commissioners if they had any other questions. Chair Doe asked if they would like to continue the hearing. Mr. Castro asked the staff to provide some background on the process related to when a property owner/developer comes to the City with a request. Mr. Olson commented when a petitioner comes to the City Planning and Zoning Commission July 18, 2018 Page 7 of 8 with a request, the City has focus on what they are requesting and at the location being requested and determine if they meet the findings of facts or not as stated in the UDO. He reiterated the Commission must focus on the subject site and not look at other properties where the hotel could possibly go. Ms. Nier moved that the public hearing for a Zoning Map Amendment from the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District and approval of a Planned Development Plan for a Home2 Suites by Hilton Hotel to be located at the southwest corner of Knolls Ave. S. and S. Annie Glidden Road be continued to the August 8, 2018 Planning and Zoning Commission meeting to be held in the City Council Chambers at the DeKalb Municipal Building, 200 S. 4th St. DeKalb, IL at 6:00 PM. Ms. Buckley seconded the motion. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Ms. Nier – yes, Chair Doe – yes. Motion passes 5-0-1. Mr. Wright was absent. Public Hearing - Petition by KV & Sons LLC – DeKalb 2, applicant and owner, requesting an amendment to Special Use Ordinance No. 2016-006 to modify the wall signage regulations on the building located at 444-460 E. Lincoln Highway. Dipak Patel, building owner for 444-460 E. Lincoln Highway, noted they are requesting to reduce the size of the existing box sign (multi-tenant sign) on the east side of the building and add a sign for Dunkin Donuts, which is locating in the vacant tent space. Mr. Patel noted the existing box sign on the east side of the building is 9’ x 8’ (72 sq. ft.) and they would like to replace it with an 8’ x 6’ (48 sq. ft.) sign. He added the new Dunkin sign on the east side of the building would be 30 sq. ft. Mr. Olson went through the staff report dated July 13, 2018. He described the proposed signs and mentioned the new Dunkin sign will go on the east side of the building. He said there were standards regarding wall signage on the building from the special use ordinance approved in 2016. Mr. Olson stated the ordinance was specific on how many signs were allowed and maximum sizes, so the special use is required to be amended in order to accommodate the additional wall sign on the east side of the building. Mr. Olson said the staff recommendation is to approve the proposed amendment. Chair Doe gave a chance for the public to speak. There was none. Chair Doe asked if the Commissioners had any other questions. Mr. Castro asked if it was a lit sign. Mr. Patel said only on the front not the back and it was not a flashing sign. Chair Doe asked if there will be a sign on Lincoln Highway that has been approved. Mr. Olson said there would be and yes it has been approved and is within the square footage limitations of the 2016 ordinance. Planning and Zoning Commission July 18, 2018 Page 8 of 8 Chair Doe closed the public hearing portion of the meeting. Chair Doe asked if there were any other questions from the Commissioners. There was none. Ms. Barbe moved that based upon the submitted petition and testimony presented, the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of an amendment to Special Use Ordinance No. 2016- 006 to modify the wall signage regulations on the building to allow one multi-tenant wall sign (box sign) and one tenant wall sign on the east side of the building not to exceed 78 sq. ft. in total area for the subject property per the signs details attached as Exhibit A to the July 13, 2018 staff report. Ms. Buckley seconded the motion. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Ms. Nier – yes, Chair Doe – yes. Motion passes 5-0-1. Mr. Wright was absent. F. REPORTS Mr. Olson reported the City Council at their last meeting passed an ordinance amending the terms for several of the boards, commissions and committees in the City. He noted the changes moved the end of the terms from the end of June to the end of the calendar year similar to the City’s budget. Mr. Olson said the list of Planning and Zoning Commission members has been updated with the new terms and provided to the Commission. He announced there should be an appointment up for consideration by the City Council at their next meeting for a new Planning and Zoning Commission member. Mr. Olson said the next Commission meeting will be August 8th, with the continued hearing for the video gaming establishment proposed on South 4th St. on the agenda as well as the continued hearing for the hotel from tonight. G. ADJOURNMENT Ms. Buckley motioned to adjourn, Mr. Castro seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 7:32pm. Respectfully Submitted, Linda Odom, Recording Secretary Minutes were approved by the Planning and Zoning Commission on September 5, 2018.

Agenda

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission July 18, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – Petition by Northern Illinois Hotels, LLC, represented by Pramit Patel, and Elmer Larson Inc., owner, for approval of zoning map amendment from the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District and approval of a Planned Development Plan for a 2.87 acre site located at the southwest corner of Knolls Ave. S. and S. Annie Glidden Road. Proposed is 90-room Home2 Suites by Hilton Hotel and associated improvements. 2. Public Hearing - Petition by KV & Sons LLC – DeKalb 2, applicant and owner, requesting an amendment to Special Use Ordinance No. 2016-006 to modify the wall signage regulations on the building located at 444-460 E. Lincoln Highway. F. REPORTS G. ADJOURNMENT COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT July 13, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Zoning Map Amendment from the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District and approval of a Planned Development Plan for a Home2 Suites by Hilton Hotel (Southwest corner of Knolls Ave. S. and S. Annie Glidden Road) (Northern Illinois Hotels, LLC) I. GENERAL INFORMATION A. Purpose Approval of a Zoning Map Amendment from the “LC” District to the “PD-C” District and approval of a Planned Development Plan for a 90-room hotel. B. Location/Size SW corner of S. Annie Glidden Rd. and Knolls Ave. S./2.87 acres C. Petitioner Northern Illinois Hotels, LLC D. Existing Zoning “LC” Light Commercial District E. Existing Land Use Vacant F. Proposed Land Use 90 room Home2 Suites by Hilton Hotel G. Surrounding Zoning and Land Use North: ”SFR2” Single-Family Residential; Park South: “LC” Light Commercial and “PD-C”; open space, hotel East: “TFR– Two-Family Res.”; Open Space West: “SFR2”; Single-Family Residential H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS Background The applicant is proposing a 4-story, 90 room Home2 Suites by Hilton Hotel to be located on a 2.87-acre lot located on southwest corner of S. Annie Glidden Road and Knolls Ave. S. The subject site is Lot 302 in the Knolls at Prairie Creek, P.U.D. Phase 5 Subdivision and currently zoned “LC” Light Commercial District. The City’s Comprehensive Plan indicates the subject site for commercial uses. The applicant is requesting to rezone the property from the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District. The applicant is also requesting approval of a Planned Development Plan and waiver to the maximum building height. A project summary provided by the applicant is provided in the Commission’s packet. Home2 Suites is an extended stay hotel and the facility will include a conference room and indoor pool. The applicant has indicated there is an identified need for a mid to higher tier extended stay hotel in DeKalb. Proposed room rates will be from $130.00 to $180.00 per night. Property taxes that will be generated from the project are estimated to be over $200,000 per year. The adjacent Hampton Inn property tax bill for 2017 was $205,079.26. In addition, the proposed hotel is estimated to generate between $140,000 to $150,000 per year in Hotel/Motel Tax. A hotel is a Special Use in the “LC” Light Commercial District, however the Planned Development offers the City more control over the project and its future development (e.g. site layout and architectural control). In addition, restrictions on the maximum length of stays at the hotel can be regulated through the Planned Development procedure. A hotel is a special use in the “LC” District, however a Special Use Permit would not give the City the same amount of control over the development as a Planned Development would. The property lies within the area covered by the South Annie Glidden Road Corridor (SAGRC) Overlay Zoning District, which establishes the City’s vision and guidelines for development of this area. The regulations and guidelines for the SARGC are covered in Article 6 of the UDO and a copy is attached for the Commission. The proposed project was discussed at a neighborhood open house on June 27th and at a Ward 6 meeting on July 14th both hosted by Sixth Ward Alderman Mike Verbic. The meetings allowed residents to preview the plans for the hotel, ask questions, provide comments and receive information regarding the public hearing in front of the Planning and Zoning Commission. All attendees were advised to attend the hearing or submit comments, so they could be made part of the official public record. Page 2 of 6 Site Plan/Architectural Elevations/Floor Area Ratio/Stormwater Drainage The City staff has reviewed the plans and provided comments to the applicant on July 12th. The comments are provided in your packet and includes comments from the City staff, City Engineer, DeKalb Park District and the Kishwaukee Water Reclamation District. The Fire Department found the plans acceptable. The Police Dept. did have comments related to the traffic accident data for S. Annie Glidden Road and Knolls Ave. S. and the calls for service at the Hampton Inn (discussed later). Most of the comments from staff are minor, however one of the comments relates to the proximity to the residential district to the west of the site. For Planned Developments, the UDO requires a 50-foot “buffer area” between any non-residential use and an adjacent residential district. A definition for “buffer area” in the UDO states “a strip of land established to protect one type of land use from another land use that is incompatible. Normally, the area is landscaped and kept in open space use.” The UDO does state that in no instance shall a parking lot be located within a required buffer area. It’s not clear if drive-aisles or other improvements (e.g. bike path, patio, dumpster enclosures) are allowed in buffer areas. The plans show parking, an access drive and a trash dumpster/enclosure within 50 feet of the residential property to the west with the parking lot as close as 15.5 feet to the property line. The building is setback 80+ feet from the west property line. We have recommended to the applicant that they either move the building and associated improvements to the east, so this 50-foot buffer area can be maintained or at the least re-locate the eight parking spaces on the west side of the site and the trash dumpster/enclosure to another part of the property and request a waiver. We also recommended that additional landscaping, including evergreen trees, be added to this buffer area to provide more screening and that the proposed six- foot-high solid wood fence in this area be increased to eight feet and be changed to a solid white vinyl (or composite) fence. To increase visibility for motorist at the access off of Knolls Ave. S., the applicant is proposing to remove all the landscaping in the landscaping island in Knolls Ave. and put in low growing plantings. The staff comment letter also recommends landscaping next to the building foundation, to the east of the access from Knolls Ave. S. and to add a three-foot high berm for a portion of the frontage along the road. In the SAGRC standards, the maximum Floor Area Ratio (FAR) allowed is .40. The FAR proposed for the subject site according to the information on the plan is approximately .47. A development bonus to allow an increase in the FAR of .10 is allowed in commercial zoning districts in the SAGRC if six or more of the performance criteria are met as listed in the UDO. The applicant will need to verify the exact FAR calculation and document that the project is meeting the required criteria. The maximum building height in the SAGRC is 45 feet, however a 10-foot increase in the maximum building height is allowed if six or more of the performance criteria are met as listed in in the UDO. The applicant has been requested to provide documentation to meet this criterion. The Page 3 of 6 applicant has requested a waiver to the maximum building height to allow a parapet and crown to exceed the maximum height by about 9 feet for a part of the building (see architectural elevations). Architectural standards were approved along with the Hampton Inn that included minimum amounts of masonry materials and limits on other materials that could be on the building such as dryvit (EIFS). The exterior of the proposed Home2 Suites Hotel will be constructed of 50% brick/stone, 20% glazing and 30% EIFS. If the project is approved, we would recommend the standards for the Hampton Inn be approved for the Home2 Suites Hotel. The applicant has submitted an Engineering Plan and Stormwater Detention Calculations, which has been reviewed by the City Engineer. Beyond some minor comments which the applicant must address, the plan meets the City’s stormwater requirements and no waivers to the UDO are being requested. Traffic Analysis A traffic study was conducted by applicant in March, 2018 and submitted to the City and reviewed by our City Engineer. Highlights of the study include: • Traffic counts were taken on Thursday, February 15th when school was in session. • The traffic signal warrant analysis conducted at the S. Annie Glidden Road and Knolls Ave S. intersection shows that a traffic signal is not warranted with the existing traffic volumes and projected traffic volumes with the proposed hotel. The City Engineer indicates the warrants are far off for a traffic light. The peak trips from the neighborhood are in the morning and the peak trips for the hotel will be in the afternoon, so there is compatibility with the use compared to a coffee shop or even a multi-family residential use. • The capacity analysis in the study shows that all the critical movements at this intersection are projected to operate at a good level of service under the existing stop sign control. • No other improvements are required along Knolls Ave S. (except for changes to the landscaping to improve visibility) to accommodate the proposed access drive and the development generated traffic. The SAGRC standards restrict any new access onto S. Annie Glidden Road that is within 660 feet to another point of access onto the road. The distance between Knolls Ave. S. and the entrance to Hampton Inn is about 700 feet. The City Engineer does not recommend a separate access to S. Annie Glidden Road because it would cause conflicts with the current access and create confusion with motorist. Providing a connection from the Hampton Inn to the proposed hotel site would involve crossing a creek and bike path and would have floodplain and wetland impacts, according to the City Engineer. The DeKalb Park District owns the property between the Hampton Inn and proposed hotel site and would likely not favor a connection. When looking at future signal spacing along S. Annie Glidden Road, the Knolls Ave. S. location is better distance from Taylor St. than Page 4 of 6 the Hampton Inn access. Finally, the Hampton Inn site layout was not set up for cross traffic to the subject property and wouldn’t work without significant improvements. Accident data from 2013 to 2017 for the intersection of S. Annie Glidden Road and Knolls Ave. S. provided by the Police Department is attached (accident data also provided in the traffic study). No accidents have been reported in 2018 so far. Deputy Chief John Petragallo has stated that based upon the low number of accidents at the intersection, he does not feel there is a safety issue with the intersection. Public Safety Calls for police service to the Hampton Inn from 3-15-15 to 7-3-18 are attached in the packet (the “vacation/building” check on the sheets is when an officer drives through the parking lot as a proactive measure to prevent crime and is done at all hotels and other businesses in the City). Police Chief Lowery has indicted there is little demand for service regarding the Hampton Inn that is criminal in nature. With a Planned Development and Development Agreement, the City can require a No Trespass and Traffic Enforcement Agreement with the owner and require common area video surveillance. The City can also require a connection and inter-link to any cameras installed at the hotel, so the City can remotely monitor the premises from the Police Department. This has been done with other commercial projects in the City such as the Cornerstone project. III. CITIZEN RESPONSE/COMMENTS Citizen Response Forms have been received from Linda and Preston Crisler of 1222 Mason St. and Dennis Smigielski, Janice Gorham and Nicole Gorham of 1220 Knolls Ave. S indicating they do not support the proposal. We have also received e-mails from Sydney and Kyle Zuhn of 652 Plum St. and Steve Brown of 1231 Mason St. noting they also do not support the proposal. A copy of the forms and e-mails are in your packet and will be made part of the record at the hearing. IV. CONCLUSIONS AND RECOMMENDATIONS Based upon the amount of citizen input so far and with an anticipated number of nearby residents expected to attend the public hearing, we will be recommending that after the presentation by the applicant, public input, Commission questions/comments, etc., that the hearing be continued to the August 8th Planning and Zoning Commission meeting. In addition, the applicant needs to amend the plans to address staff comments. Sample Motion: I move that the public hearing for a Zoning Map Amendment from the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District and approval of a Planned Page 5 of 6 Development Plan for a Home2 Suites by Hilton Hotel to be located at the southwest corner of Knolls Ave. S. and S. Annie Glidden Road be continued to the August 8, 2018 Planning and Zoning Commission meeting to be held in the City Council Chambers at the DeKalb Municipal Building, 200 S. 4th St. DeKalb, IL at 6:00 PM. Page 6 of 6 than ate SOUTH ANNIE GLIDDEN ROAD CORRIDOR OVERLAY DISTRICT 6.02.04 General Standards Rezoning of Lot 302 from LC to PD-C meets the “Zoning District Regulations”. All access points will be improved with landscaping above and beyond city code and in regulation with the high standards set by Hilton Hotels. Adding the turning lane to the East Knolls Island will allow for more fluid traffic flow in and out of the property. Home2 Suites is one the newest brands created by Hilton and thus its prototypes are visually striking from both outside and inside the property. We will also keep a uniform look between the existing Hampton Inn and the new Home2 Suites. 6.02.05 Density and Dimensional Regulations This project meets the requirements for setbacks for the Annie Glidden Road Yard, Front Yard, Side Yard, Rear Yard, and Special yard. The height of the building is set at 45 feet, meeting the requirements of the SAGRC. There is a small crown located at the front of the building that extends another 8 feet. This allows access to the roof of the hotel. This crown is based on Hilton’s Home2 prototype plans. If the city will not allow a variance for the crown, we will work with Hilton to request a variance to remove the crown and have direct access to the roof from the ceiling of the 4th floor. 6.02.06 Landscaping This project has met, if not exceeded, all guidelines set forth by the “Landscape Requirements”. Please refer to the Landscape Plan for full details. 6.02.07 Signage All signage is in accordance to Article 13, “Signs” ordinance. LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Wednesday, July 18, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Northern Illinois Hotels, LLC, represented by Pramit Patel, and Elmer Larson Inc., owner, for approval of zoning map amendment from the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District and approval of a Planned Development Plan for a 2.87 acre site located at the southwest corner of Knolls Ave. S. and S Annie Glidden Road. Proposed is 90-room Home 2 Suites by Hilton Hotel and associated improvements. Waivers to the Unified Development Ordinance are requested for the building height to allow a portion of the hotel to exceed the maximum building height of 45 feet as shown on the Planned Development Plans that are made part of the application and other approvals as required for the subject property to allow for the construction as proposed. The property is located at the southwest corner of Knolls Ave. S. and S. Annie Glidden Road, DeKalb, IL, has a Parcel Identification Number (PIN) of 08-21-452-033 and is legally described as follows: Lot 302 in the Knolls at Prairie Creek, P.U.D. Phase 5, a Planned Unit Development in part of the Southeast 1/4 of Section 21, Township 40 North, Range 4, East of the Third Principal Meridian, in the City of DeKalb, according to the Plat thereof recorded April 12, 1996, as document No. 96005401, in Plat Book “Z,” Page 144, in the City of DeKalb, DeKalb County, Illinois. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, July 11, 2018. Additional information regarding the public hearing can be found on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public- Hearings. Further information is available from the Community Development Department by calling (815) 748-2361. Christina Doe, Chairperson DeKalb Planning and Zoning Commission F:\2017 Jobs\2170273\Civil\site-2170273.dwg, 6/12/2018 2:30:08 PM KN O LL S AV EN UE SO UT H LOT-302 2.87 ACRES± PROPOSED BUILDING KNOLL S LANDSCAPE PLAN BY OTHERS AVENU E SOUTH B B SECTION B-B W S N ANNIE GLIDDEN ROAD E DESIGNED BY: CONSTRUCTION PLANS MAG REVISIONS DRAWN BY: REVISION DATE LAYOUT OF DJV DATE HOME 2 SUITES SURVEYED BY: 2170273 wendler engineering services, inc. GROUNDBREAKING SOLUTIONS SHEET NO. 06/07/2018 FOR 3 of 9 JOB NUMBER engineers surveyors scientists BOOK NO.: SHEET TITLE PLAN www.wendlergs.com ph: 815.288.2261 NORTHERN ILLINOIS HOTELS, LLC ilnIoisProfessionalDesignFrimNo.184-000848 F:\2017 Jobs\2170273\Civil\site-2170273.dwg, 6/12/2018 2:30:39 PM KN O LL S AV EN UE SO UT H LOT-302 2.87 ACRES± PROPOSED BUILDING KNOLL S AVENU E SOUTH B B W S N E ANNIE GLIDDEN ROAD DESIGNED BY: CONSTRUCTION PLANS MAG REVISIONS DRAWN BY: REVISION DATE UTILITY OF DJV DATE HOME 2 SUITES SURVEYED BY: 2170273 wendler engineering services, inc. GROUNDBREAKING SOLUTIONS SHEET NO. 06/07/2018 FOR 4 of 9 JOB NUMBER engineers surveyors scientists BOOK NO.: PLAN SHEET TITLE www.wendlergs.com ph: 815.288.2261 NORTHERN ILLINOIS HOTELS, LLC ilnIoisProfessionalDesignFrimNo.184-000848 F:\2017 Jobs\2170273\Civil\site-2170273.dwg, 6/12/2018 2:31:05 PM KN O LL S AV EN UE SO UT H LOT-302 2.87 ACRES± PROPOSED BUILDING KNOLL EXISTING SURVEY PROVIDED BY: S AVENU E SOUTH SURVEY-TECH DATED: 10-12-2017 A B B A SECTION A-A W S N ANNIE GLIDDEN ROAD E DESIGNED BY: CONSTRUCTION PLANS MAG REVISIONS DRAWN BY: REVISION DATE GRADING OF DJV DATE HOME 2 SUITES SURVEYED BY: 2170273 wendler engineering services, inc. GROUNDBREAKING SOLUTIONS SHEET NO. 06/07/2018 FOR 5 of 9 JOB NUMBER engineers surveyors scientists BOOK NO.: SHEET TITLE PLAN www.wendlergs.com ph: 815.288.2261 NORTHERN ILLINOIS HOTELS, LLC ilnIoisProfessionalDesignFrimNo.184-000848 KN O LL S AV EN UE SO UT H LOT-302 2.87 ACRES± KNOLL S LANDSCAPE PLAN BY OTHERS AVENU E SOUTH ANNIE GLIDDEN ROAD MAG REVISION DATE LAYOUT OF DJV 06/07/2018 2170273 FOR 3 of 9 PLAN www.wendlergs.com ph: 815.288.2261 Illinois Professional Design Firm No. 184-000848 0 1 2 3 4 5 6 1 Site to Place, Inc. 2 847 South Randall Road, #406 Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com 10' WIDE (MINIMUM) 3 CONSULTANTS: PLANTING STRIP, TYPICAL ZONED: SINGLE FAMILY RESIDENTIAL (SFR2) ZONED: SINGLE FAMILY RESIDENTIAL (SFR2) LAND USE: PARK AND OPEN SPACE LAND USE: PARK AND OPEN SPACE 10' SETBACK FOR DRIVEWAY VISIBILITY, TYPICAL 25' SIGHT TRIANGLE, TYPICAL KNOLL S AVENU E SOUTH SEAL(S): S R UB SH S 1 ' 4 .8 UB 5 R ZONED: SINGLE FAMILY RESIDENTIAL (SFR2) 41 S, 8 SH D E E 5 10' LAND USE: SINGLE FAMILY RESIDENTIAL TR S, 3 .7 REE 25' :1 T R ED : 14 I D QU IDE RE OV PR PREPARED FOR: 25' UT H Northern Illinois SO EN Hotels, LLC UE DeKalb, Illinois AV 10' REQUIRED: 4.2 TREES, 16.7 SHRUBS ZONED: TWO FAMILY RESIDENTIAL LL S O BUILDING SETBACK KN LINE, TYPICAL ROAD 125' ANNIE GLIDDEN CURRENTLY ZONED: LIGHT COMMERCIAL (LC) PROJECT NAME: PROVIDED: 4 TREES, 18 SHRUBS LAND USE: OPEN SPACE C CURRENT LAND USE: VACANT . Home2 Suites PROPOSED BUILDING DeKalb IL Site and 2.87 ACRES± Landscape Improvements DeKalb, Illinois PROJECT NO.: 016-001 ISSUED: FOR CITY REVIEW S DATE: 06/04/2018 EE 6' TR S REVISIONS: 16 .5 EE : 5 TR ED 6 IR D: QU IDE ZONED: SINGLE FAMILY RESIDENTIAL (SFR2) RE OV B LAND USE: SINGLE FAMILY RESIDENTIAL PR ZONED: LIGHT COMMERCIAL (LC) LAND USE: OPEN SPACE 263' EXISTING SPRUCE ON REQUIRED: 8.8 TREES, 35.1 SHRUBS DRAWN BY: BMS ADJACENT PROPERTY, PROVIDED: 9 TREES, 40 SHRUBS CHECKED BY: BMS TYPICAL INTERIOR PARKING, 104 SPACES REQUIRED: 5.2 TREES, 2,080 SF LANDSCAPE AREA ZONED: LIGHT COMMERCIAL (LC) PROVIDED: 6 TREES, 2,265 SF LANDSCAPE AREA Notes LAND USE: OPEN SPACE 1. Basemap information obtained from geometric site, Scale: 1" = 30' NORTH grading, and utility plans prepared by Wendler Engineering Services, Inc. dated June 1, 2018. Survey information prepared by Survey-Tech dated October 12, 2017. 0' 7.5' 15' 30' 60' 90' 2. Many of the plant species proposed in this project can be found throughout the Annie Glidden Road SHEET TITLE: A corridor, providing visual continuity. In particular, University Plaza, the Hampton Inn, and the development with Schnucks have a number of the ZONING EXHIBIT proposed plants or a similar planting approach. PRELIMINARY DRAWING L-100 NOT FOR CONSTRUCTION c 2018 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0 1 2 3 4 5 6 KNOLL S 1 AVENU E SOUTH Site to Place, Inc. 2 847 South Randall Road, #406 Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com 3 CONSULTANTS: SEAL(S): UT EXISTING TREES AND SHRUBS H TO BE REMOVED SO (THESE PLANTS ARE NOT ON THE PROPERTY) D EN UE AV LL S KN PREPARED FOR: O Northern Illinois EXISTING WILLOWS TO BE Hotels, LLC DeKalb, Illinois REMOVED ROAD TREE PROTECTION FENCING, 1 TYPICAL L101 PROJECT NAME: ANNIE GLIDDEN C TWO EXISTING HONEYLOCUST Home2 Suites TO REMAIN DeKalb IL Site and Landscape Improvements DeKalb, Illinois PROJECT NO.: 016-001 ISSUED: FOR CITY REVIEW DATE: 06/04/2018 REVISIONS: 1 TREE PROTECTION FENCING, L101 TYPICAL B Metal fence posts "Tenax Alpi" 4' orange safety fence EXISTING WILLOWS ON or approved equal ADJACENT PROPERTY Fence at dripline of existing trees or at edge of proposed improvements within dripline Note: 1. Fence to protect root zone of the DRAWN BY: BMS existing trees from compaction, damage CHECKED BY: BMS to roots and injury to trees. Materials, equipment and vehicles shall not be stored inside protection fencing. 2. After trees are safely fenced nothing is to be raked out, cut, planted, stored, or EXISTING SPRUCE ON disturbed inside the fence without written Scale: 1" = 20' NORTH ADJACENT PROPERTY, permission from the Landscape Architect. TYPICAL 3.Contractor to maintain all protection fencing in approved condition through Notes written substantial completion for the site and landscape improvements unless 0' 5' 10' 20' 40' 60' noted otherwise. SHEET TITLE: A 1. Basemap information obtained from geometric site, 4. Contractor to remove protective fence grading, and utility plans prepared by Wendler 8' MAX. only after all construction work has been EXISTING VEGETATION Engineering Services, Inc. dated June 1, 2018. Survey information prepared by Survey-Tech dated finished. PRESERVATION AND October 12, 2017. TREE PROTECTION FENCING REMOVALS PLAN 1 Scale: 1/4" = 1'-0" TREE-PROT-FENC PRELIMINARY DRAWING L-101 NOT FOR CONSTRUCTION c 2018 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0 1 2 3 4 5 6 10' WIDE (MINIMUM) 74-PRAIRIE DROPSEED 22-PRAIRIE DROPSEED PLANTING STRIP, TYPICAL 22-LITTLE SPIRE RUSSIAN SAGE 64-LITTLE SPIRE RUSSIAN SAGE 29-BLUE RUG JUNIPER 33-GRO-LOW SUMAC 1 3-IVORY SILK JAPANESE 49-BLUE RUG JUNIPER TREE LILAC KNOLL S AVENU E SOUTH Site to Place, Inc. 2 847 South Randall Road, #406 Elgin, Illinois 60123 E Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com 3 CONSULTANTS: TURF 10' 10' SETBACK FOR DRIVEWAY VISIBILITY, TYPICAL TURF 25' SIGHT TRIANGLE, TYPICAL TURF SEAL(S): UT H D SO 3-GREEN MOUNTAIN SUGAR MAPLE AV 2-JAPANESE TREE LILAC EN 21-BLUE MUFFIN 2-BLUE RUG JUNIPER UE ARROWWOOD VIBURNUM 4-CHANTICLEER PREPARED FOR: 5-KENTUCKY COFFEE CALLERY PEAR LL TREE S 9-GRO-LOW SUMAC KN 8-GRO-LOW SUMAC Northern Illinois O 10-SEA GREEN JUNIPER Hotels, LLC MULCH DeKalb, Illinois TURF 6-BLUE RUG JUNIPER 2-MARMO FREEMAN MAPLE 18-HENERY'S GARNET TURF ROAD VIRGINIA SWEETSPIRE PROJECT NAME: TURF C PROPOSED BUILDING Home2 Suites ANNIE GLIDDEN 7-GRO-LOW SUMAC 15-PRAIRIE DROPSEED DeKalb IL Site and 9-GRO-LOW SUMAC 2.87 ACRES± 12-BLUE MUFFIN ARROWWOOD VIBURNUM 9-BLUE RUG JUNIPER 2-BLUE RUG JUNIPER 3-ACCOLADE ELM TURF Landscape 4-COLORADO SPRUCE SCREENED TRASH ENCLOSURE 13-BLUE MUFFIN ARROWWOOD VIBURNUM TURF Improvements 3-SKYLINE HONEYLOCUST (DESIGN BY OTHERS) DeKalb, Illinois 7-GRO-LOW SUMAC TURF TURF 2-BLUE RUG JUNIPER PROJECT NO.: 016-001 7-GRO-LOW SUMAC ISSUED: FOR CITY REVIEW 12-BLUE MUFFIN DATE: 06/04/2018 TURF ARROWWOOD VIBURNUM REVISIONS: 2-BLUE RUG JUNIPER 13-BLUE MUFFIN B R TU ARROWWOOD VIBURNUM F BOARD-ON-BOARD FENCE, 8 TYPICAL, FROM CORNER SIDE L103 DRAWN BY: BMS TURF YARD BUILDING SETBACK TO TURF CHECKED BY: BMS TURF THE PROPERTY LINE EXISTING SPRUCE ON Planting Notes Scale: 1" = 20' NORTH ADJACENT PROPERTY, 1. Basemap information obtained from work as drawn. No additional payments seeded and sodded areas, to meet 8. All plants to be selected and installed TYPICAL geometric site, grading, and utility plans will be made for materials required to applicable codes and jurisdictional agency following the American Association of prepared by Wendler Engineering Services, complete the work as drawn. requirements. See Civil Engineering plans. Nurserymen's standards. 0' 5' 10' 20' 40' 60' Inc. dated June 1, 2018. Survey information 3. Call J.U.L.I.E. prior excavation work. Place erosion control blanket along all 9. Refer to specifications for further prepared by Survey-Tech dated October Contractor responsible for locating and slopes greater than 4:1 and in all swales. information, standards and notes. SHEET TITLE: A 12, 2017. working around all existing utilities. In 5. All planting beds abutting turf shall have a 2. Contractor responsible for verifying all addition, repair damage to existing utilities spade cut planting bed edge unless noted quantities. Plants and other materials are caused by contractor activities at no otherwise. PROPOSED quantified and summarized for the additional cost to the Owner. Any utility 6. All existing turf areas disturbed during 9-MARMO FREEMAN MAPLE convenience of the Owner and locations shown are approximate only. construction shall have new turf installed. PLANTING PLAN 14-BLUE MUFFIN jurisdictional agencies only. Quantify and 4. Contractor responsible for all erosion 7. All mulch beds shall be 3" deep shredded, ARROWWOOD VIBURNUM install sufficient quantities to complete the control and protection in all areas, including well-rotted hardwood mulch. PRELIMINARY DRAWING L-102 NOT FOR CONSTRUCTION c 2018 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0 1 2 3 4 5 6 Material List 1 Remove any broken branches, tree bags, and ribbons upon approval of plant Site to Place, Inc. 2 847 South Randall Road, #406 Avoid placing soil on top of the root ball. Elgin, Illinois 60123 E Maintain exposure of root flare. If root flare Phone: (847) 899-8834 Fax: (507) 540-3055 www.sitetoplace.com is not exposed, carefully remove excess soil. Set root ball so that base of root flare is 3 3" to 6" higher than adjacent finish grade CONSULTANTS: (root flare is typically 6" below bud graft union on grafted trees) Mulch, 3" deep in a 6' diameter ring. No mulch shall be placed within 6" of trunk Prepare 3" minimum height saucer around pit for watering 1x6 spaced equally on back side, typ. Finish grade 1x6 wood picket, typical Flare and roughen sides and edges of 2x4 wood rail, typical Evergreen tree with a strong central leader. planting pit. Pit to be twice as wide as root Cover board on posts as needed per Do not prune, stake, or wrap unless ball diameter. Backfill pit with planting soil PostMaster installation directions, directed to do so. If pruning is required mix. Remove excess excavated typical DO NOT cut leader on evergreen trees and material from site and dispose of legally 1x6 spaced equally on front side, typ. only prune branches to encourage central Planting soil mix, typical SEAL(S): 45 degree chamfer, typical leader growth. Cut and remove all cords, twine, rope, Remove any broken branches, tree bags, wire, burlap, and plastic wrap from 8" and ribbons upon approval of plant around top half of root ball and trunk. If Maintain exposure of root flare. If root flare root ball is enclosed in a wire basket 1x6 wood picket, typical is not exposed, carefully remove excess D remove top half of wire basket and fold soil. Set root ball so that base of root flare EQ. 2x4 wood rail, 8' long wherever is 3" to 6" higher than adjacent finish grade remaining points down into the planting pit Undisturbed subgrade, typical possible, typical (root flare is typically 6" below bud graft 6'-0" union on grafted trees) Mulch, 3" deep in a 6' diameter ring. No PLANTING-DECIDUOUS / EVERGREEN SHRUB EQ. PostMaster steel post by Master Halco mulch shall be placed within 6" of trunk Cut and remove all cords, twine, rope, wire, 4 Scale 1/2" = 1'-0" PLNT-SHRB-DECI-EVER PREPARED FOR: Finish grade burlap, and plastic wrap from around top half of root ball and trunk. If root ball is Northern Illinois enclosed in a wire basket remove top half of wire basket and fold remaining points Hotels, LLC DeKalb, Illinois 2" down into the planting pit Finish grade adjacent to perennial or Prepare 3" minimum height saucer around Varies-see plan annual bed 6" Min. pit for watering Set plants at same level as grown in 6" Finish grade container 3'-6" Planting soil mix, typical Mulch, 3" deep, work under branches Flare and roughen sides and edges of and leaves. Planting bed to be 2" above Concrete footing planting pit. Pit to be twice as wide as root adjacent finish grade. Compacted aggregate base course ball diameter. Backfill pit with planting soil Prepare entire planting bed to a 6" depth mix. Remove excess excavated 8" Min. of planting soil mix 6" material from site and dispose of legally PROJECT NAME: Subgrade, typical C Compacted subgrade Undisturbed subgrade, typical Note: Root mass of root bound plants 1'-0" in the pots shall be loosened before Home2 Suites planting. DeKalb IL Site and BOARD-ON-BOARD FENCE PLANTING-EVERGREEN TREE PLANTING-ANNUAL AND PERENNIAL Landscape 8 Scale 1/2" = 1'-0" FENCE BOARD ON BOARD 6 Scale 1/2" = 1'-0" PLNT-TREE-EVER 3 Scale: 1" = 1'-0" PLNT-ANNU-PERN Improvements DeKalb, Illinois Finish grade adjacent to perennial or Ornamental multi-stem tree with a minimum 6" Min. Varies-see plan annual bed PROJECT NO.: 016-001 Deciduous tree with a strong central leader. of four to five trunks. Do not prune, stake, Do not prune, stake, or wrap unless Set plants at same level as grown in FOR CITY REVIEW or wrap unless directed to do so. If pruning ISSUED: directed to do so. If pruning is required do container is required do not cut trunks, only prune DATE: 06/04/2018 not cut leader on pyramidal trees and only branches to encourage multi-stem form. Mulch, 1" deep, work under branches prune branches to encourage central Remove any broken branches, tree bags, and leaves. Planting bed to be 2" above REVISIONS: leader growth and ribbons upon approval of plant adjacent finish grade. Remove any broken branches, tree bags, Avoid placing soil on top of the root ball. Prepare entire planting bed to a 6" depth and ribbons upon approval of plant Maintain exposure of root flare. If root flare 6" Min. of planting soil mix Avoid placing soil on top of the root ball. is not exposed, carefully remove excess Subgrade, typical B Maintain exposure of root flare. If root flare soil. Set root ball so that base of root flare Note: Root mass of root bound plants is not exposed, carefully remove excess is 3" to 6" higher than adjacent finish grade in the pots shall be loosened before soil. Set root ball so that base of root flare (root flare is typically 6" below bud graft planting. is 3" to 6" higher than adjacent finish grade union on grafted trees) (root flare is typically 6" below bud graft Mulch, 3" deep in a 6' diameter ring. No PLANTING-GROUNDCOVER union on grafted trees) Mulch, 3" deep in a 6' diameter ring. No mulch shall be placed within 6" of trunk. Cut and remove all cords, twine, rope, 2 Scale: 1" = 1'-0" PLNT-GRND mulch shall be placed within 6" of trunk wire, burlap, and plastic wrap from around Cut and remove all cords, twine, rope, wire, top half of root ball and trunk. If root ball is DRAWN BY: BMS burlap, and plastic wrap from around top enclosed in a wire basket remove top half CHECKED BY: BMS half of root ball and trunk. If root ball is of wire basket and fold remaining points Adjacent plantings (turf, natural enclosed in a wire basket remove top half down into the planting pit plantings, etc.) 6" of wire basket and fold remaining points Prepare 3" minimum height saucer around Finish grade of planting bed 6" Mulch down into the planting pit pit for watering Prepare 3" minimum height saucer around Finish grade pit for watering Planting soil mix, typical Scale: AS NOTED Finish grade Flare and roughen sides and edges of Spade cut edge with smooth, uniform, Planting soil mix, typical planting pit. Pit to be twice as wide as root clean edge to match bedlines drawn in Flare and roughen sides and edges of ball diameter. Backfill pit with planting soil the plans. Segmental arcs shall not be planting pit. Pit to be twice as wide as root mix. Remove excess excavated 4" accepted. Remove and dispose of ball diameter. Backfill pit with planting soil material from site and dispose of legally spoils off site in a legal manner. SHEET TITLE: A mix. Remove excess excavated Undisturbed subgrade, typical Note: Spade edges to be installed on all material from site and dispose of legally Undisturbed subgrade, typical planting beds abutting turf or natural plantings and on all tree rings. PLANTING DETAILS PLANTING-SHADE TREE PLANTING-ORNAMENTAL TREE PLANTING BED EDGE - SPADE CUT 7 Scale 1/2" = 1'-0" PLNT-TREE-SHAD 5 Scale 1/2" = 1'-0" PLNT-TREE-ORNA 1 Scale: 3" = 1'-0" EDGE-SPDE PRELIMINARY DRAWING L-103 NOT FOR CONSTRUCTION c 2018 Site to Place, Inc. 1 2 3 4 5 3 6 2 1 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 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1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.1 1.0 1.0 0.7 0.7 0.6 0.5 0.4 0.0 1.1 1.3 1.5 1.8 2.0 2.2 2.3 2.3 2.3 2.3 2.2 2.1 1.8 1.7 1.6 1.4 0.7 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 1.1 1.3 1.3 1.5 1.6 1.6 1.6 1.5 1.5 1.4 1.4 1.4 1.3 1.3 1.2 1.1 0.8 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.8 0.8 0.8 0.8 0.8 0.7 0.6 0.5 0.5 0.4 0.3 0.0 0.6 1.6 1.8 2.0 2.2 2.3 2.3 2.3 2.2 2.0 1.9 1.9 1.8 1.6 0.8 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.2 1.2 1.3 1.4 1.5 1.6 1.6 1.6 1.6 1.5 1.5 1.4 1.4 1.3 1.2 1.1 0.5 0.6 0.5 0.5 0.5 0.5 1.3 1.6 1.8 2.1 2.2 2.3 2.3 2.2 2.2 2.0 1.9 1.8 1.6 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 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0.5 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.7 1.4 1.7 1.7 1.7 2.0 1.9 2.0 2.0 2.0 1.8 1.6 1.2 1.0 0.9 1.1 1.4 1.7 1.9 2.1 2.1 2.1 2.3 2.0 2.0 2.0 1.9 1.2 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.8 1.6 1.8 1.8 1.8 2.1 2.1 2.1 2.1 2.0 1.7 1.5 1.2 1.0 0.9 1.1 1.4 1.7 1.9 2.0 2.1 2.1 2.2 1.9 1.9 1.9 1.7 1.1 0.8 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.5 0.7 1.0 1.7 1.9 2.0 1.9 2.2 2.2 2.1 2.1 1.9 1.7 1.5 1.2 1.0 0.9 1.2 1.4 1.7 1.9 2.0 2.1 2.0 2.1 1.8 1.8 1.8 1.6 0.9 0.6 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.8 1.1 1.8 2.0 2.1 2.0 2.2 2.3 2.1 2.1 2.0 1.8 1.5 1.3 1.0 1.0 1.2 1.5 1.7 1.8 2.0 2.0 1.9 1.9 1.8 1.7 1.7 1.5 0.8 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.3 0.4 0.6 1.1 1.8 2.0 2.1 2.0 2.3 2.3 2.1 2.1 2.0 1.8 1.5 1.3 1.1 1.0 1.2 1.4 1.6 1.8 1.9 1.9 1.9 1.8 1.5 1.6 1.6 1.4 0.7 0.4 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.5 0.7 1.0 1.7 2.0 2.0 1.9 2.2 2.2 2.1 2.1 2.0 1.8 1.5 1.3 1.1 1.0 1.2 1.4 1.5 1.7 1.8 1.8 1.8 1.7 1.6 1.5 1.4 1.2 0.6 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.6 1.8 1.9 1.8 2.1 2.1 2.1 2.1 2.0 1.8 1.6 1.3 1.1 1.0 1.2 1.4 1.5 1.6 1.7 1.7 1.8 1.8 1.7 1.6 1.5 1.4 0.6 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.2 0.3 0.5 0.7 1.5 1.7 1.8 1.8 2.1 2.0 2.1 2.1 2.1 1.9 1.7 1.4 1.2 1.1 1.2 1.4 1.5 1.6 1.7 1.7 1.8 1.8 1.8 1.7 1.6 1.5 0.7 0.4 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.4 0.6 1.4 1.6 1.7 1.8 1.9 2.0 2.0 2.1 2.0 1.9 1.8 1.6 1.3 1.1 0.3 0.3 0.3 0.3 0.3 0.5 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.7 0.4 1.1 1.4 1.5 1.5 1.6 1.7 1.8 1.8 1.9 1.8 1.7 1.6 1.6 0.7 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 0.5 1.3 1.5 1.6 1.6 1.8 1.9 2.0 2.0 2.0 1.9 1.8 1.7 1.5 1.3 1.1 0.9 0.7 0.5 0.5 0.8 0.8 0.8 0.8 0.8 0.9 0.9 1.0 1.0 1.0 1.0 1.0 1.0 0.9 0.9 0.8 1.4 1.5 1.6 1.6 1.7 1.8 1.8 1.9 2.0 1.9 1.8 1.7 1.6 0.8 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 0.4 1.2 1.3 1.5 1.6 1.8 1.9 2.0 2.0 2.0 1.9 1.9 1.8 1.7 1.5 1.3 1.1 1.0 0.9 0.8 0.9 0.8 0.8 0.9 0.9 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.0 1.0 1.1 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.3 1.3 1.3 1.3 1.3 1.2 1.5 1.5 1.6 1.6 1.7 1.8 1.8 1.9 1.9 2.0 2.0 1.9 1.8 1.7 1.6 0.9 0.6 0.5 0.4 0.3 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.2 0.3 1.3 1.4 1.6 1.7 1.8 1.9 1.9 1.9 1.9 1.9 1.9 1.8 1.8 1.7 1.5 1.3 1.2 1.1 1.1 1.1 1.1 1.1 1.2 1.2 1.3 1.4 1.4 1.5 1.5 1.5 1.5 1.5 1.5 1.4 1.4 1.3 1.3 1.3 1.3 1.3 1.4 1.4 1.5 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.8 1.8 1.8 1.8 1.8 1.9 1.9 1.9 2.0 2.1 2.1 2.1 1.9 1.8 1.7 1.6 1.0 0.6 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.2 0.3 1.3 1.4 1.6 1.7 1.8 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.8 1.8 1.7 1.5 1.4 1.3 1.3 1.3 1.4 1.4 1.4 1.5 1.6 1.7 1.7 1.7 1.7 1.8 1.8 1.8 1.8 1.7 1.7 1.6 1.6 1.6 1.6 1.6 1.6 1.7 1.8 1.8 1.9 1.8 1.8 1.8 1.9 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.1 2.1 2.1 2.1 2.2 2.1 1.9 1.8 1.7 1.6 1.0 0.7 0.6 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 0.2 1.2 1.4 1.5 1.6 1.8 1.8 1.8 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.8 1.7 1.6 1.6 1.5 1.6 1.6 1.6 1.7 1.8 1.9 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 1.9 1.9 1.9 1.9 1.9 1.9 2.0 2.1 2.1 2.1 2.1 2.0 2.1 2.1 2.2 2.3 2.3 2.3 2.2 2.2 2.2 2.2 2.2 2.2 2.3 2.2 2.1 1.9 1.8 1.7 1.6 1.1 0.8 0.7 0.6 0.5 0.4 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.2 1.1 1.3 1.4 1.5 1.7 1.8 1.8 1.8 1.8 1.9 1.9 1.9 1.9 2.0 1.9 1.9 1.9 1.8 1.8 1.8 1.9 1.9 2.0 2.1 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.3 2.3 2.3 2.2 2.2 2.2 2.2 2.2 2.2 2.3 2.3 2.3 2.3 2.3 2.3 2.3 2.3 2.4 2.4 2.5 2.5 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.3 2.1 1.9 1.8 1.7 1.5 1.1 0.9 0.7 0.6 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.0 1.2 1.3 1.4 1.6 1.7 1.8 1.8 1.8 1.8 1.9 1.9 2.0 2.0 2.0 2.1 2.1 2.0 2.0 2.1 2.1 2.2 2.3 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.5 2.5 2.5 2.4 2.4 2.4 2.4 2.4 2.5 2.5 2.6 2.5 2.5 2.5 2.5 2.5 2.5 2.5 2.6 2.7 2.7 2.6 2.6 2.6 2.5 2.5 2.5 2.4 2.3 2.1 1.9 1.8 1.7 1.5 1.2 0.9 0.8 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.9 1.1 1.1 1.3 1.4 1.6 1.7 1.7 1.8 1.8 1.9 1.9 2.0 2.0 2.1 2.2 2.2 2.2 2.2 2.3 2.4 2.4 2.5 2.6 2.6 2.6 2.6 2.5 2.5 2.5 2.5 2.6 2.6 2.6 2.6 2.6 2.6 2.6 2.6 2.6 2.7 2.7 2.7 2.7 2.6 2.6 2.6 2.6 2.7 2.7 2.7 2.8 2.8 2.8 2.7 2.7 2.6 2.5 2.5 2.4 2.3 2.1 1.9 1.8 1.7 1.5 1.2 1.0 0.9 0.8 0.6 0.5 0.4 0.3 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 1.0 1.0 1.1 1.3 1.4 1.6 1.7 1.7 1.8 1.8 1.9 2.0 2.0 2.1 2.2 2.2 2.3 2.3 2.4 2.5 2.5 2.6 2.6 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.6 2.7 2.6 2.6 2.7 2.7 2.7 2.7 2.8 2.8 2.8 2.8 2.8 2.8 2.8 2.7 2.7 2.7 2.6 2.6 2.5 2.5 2.4 2.3 2.1 2.0 1.9 1.7 1.6 1.5 1.3 1.1 0.9 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.9 1.0 1.1 1.3 1.5 1.6 1.7 1.8 1.8 1.9 1.9 2.0 2.0 2.1 2.1 2.2 2.3 2.4 2.4 2.5 2.6 2.6 2.6 2.7 2.8 2.8 2.8 2.8 2.8 2.7 2.7 2.6 2.6 2.6 2.7 2.7 2.7 2.7 2.6 2.6 2.6 2.7 2.8 2.9 2.9 2.9 2.9 2.8 2.7 2.7 2.7 2.7 2.7 2.7 2.6 2.5 2.3 2.1 2.0 1.9 1.8 1.7 1.6 1.5 1.3 1.1 0.9 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.0 0.8 1.0 1.2 1.3 1.5 1.6 1.8 1.8 1.9 1.9 1.9 1.9 2.0 2.1 2.3 2.4 2.6 2.6 2.6 2.6 2.5 2.5 2.6 2.7 2.8 2.9 2.9 2.8 2.7 2.5 2.5 2.6 2.7 2.7 2.7 2.7 2.7 2.7 2.6 2.5 2.5 2.7 2.8 2.9 2.9 2.8 2.6 2.5 2.5 2.6 2.6 2.6 2.6 2.5 2.4 2.2 2.1 1.8 1.7 1.6 1.6 1.6 1.5 1.3 1.1 0.9 0.7 0.6 0.5 0.4 0.3 0.2 0.1 0.1 0.7 0.8 1.0 1.2 1.3 1.5 1.6 1.7 1.8 1.8 1.7 1.7 1.9 2.0 2.1 2.2 2.4 2.4 2.4 2.4 2.4 2.3 2.3 2.5 2.7 2.8 2.8 2.7 2.5 2.3 2.4 2.3 2.3 2.4 2.4 2.4 2.3 2.3 2.3 2.3 2.3 2.5 2.7 2.8 2.8 2.6 2.4 2.3 2.4 2.3 2.3 2.3 2.3 2.2 2.1 1.9 1.8 1.7 1.5 1.5 1.5 1.5 1.4 1.2 1.0 0.8 0.7 0.5 0.4 0.3 0.3 0.2 0.7 0.9 1.0 1.2 1.3 1.5 1.6 1.7 1.7 1.6 1.6 1.8 1.8 1.9 2.1 2.2 2.2 2.2 2.2 2.2 2.3 2.2 2.4 2.6 2.6 2.6 2.5 2.3 2.2 2.3 2.3 2.3 2.4 2.5 2.4 2.4 2.3 2.3 2.3 2.2 2.3 2.5 2.6 2.6 2.5 2.3 2.2 2.3 2.3 2.3 2.3 2.3 2.3 2.1 1.9 1.8 1.7 1.4 1.4 1.4 1.3 1.2 1.1 0.9 0.8 0.6 0.5 0.4 0.3 0.8 0.9 1.1 1.2 1.3 1.4 1.5 1.5 1.5 1.6 1.7 1.8 2.0 2.1 2.3 2.3 2.3 2.3 2.2 2.3 2.2 2.3 2.4 2.5 2.5 2.3 2.2 2.2 2.2 2.2 2.3 2.4 2.5 2.5 2.4 2.3 2.2 2.3 2.2 2.2 2.4 2.5 2.5 2.4 2.2 2.2 2.2 2.2 2.2 2.3 2.3 2.2 2.0 1.8 1.7 1.6 1.3 1.2 1.3 1.3 1.2 1.1 1.0 0.8 0.7 0.6 0.9 1.0 1.2 1.3 1.4 1.4 1.4 1.3 1.5 1.6 1.7 1.8 2.0 2.1 2.2 2.2 2.1 2.1 2.1 2.0 2.1 2.3 2.4 2.4 2.2 2.0 2.0 2.0 2.0 2.1 2.2 2.3 2.2 2.1 2.0 1.9 1.9 1.9 1.9 2.1 2.2 2.2 2.1 2.0 2.0 1.9 1.9 2.0 2.0 2.1 2.0 1.8 1.6 1.4 1.3 1.2 1.1 1.1 1.1 1.0 0.9 0.8 0.7 0.8 0.9 1.0 1.1 1.1 1.0 1.2 1.3 1.4 1.5 1.7 1.8 1.8 1.7 1.5 1.4 1.3 1.1 1.0 1.1 1.1 1.0 1.0 0.9 1.0 1.0 1.0 1.2 1.3 1.3 1.3 1.1 0.9 0.7 0.6 0.4 0.3 0.3 0.3 0.3 0.3 0.4 0.5 0.6 0.8 0.9 1.1 1.2 1.1 1.0 0.8 0.7 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.7 0.8 1.0 1.0 1.0 0.9 0.8 0.6 0.5 0.4 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.7 0.6 0.8 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.6 0.7 0.4 0.8 0.7 0.6 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.5 0.6 0.6 0.4 0.7 0.6 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.5 0.4 0.5 0.5 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.4 0.4 0.3 0.4 0.4 0.3 0.3 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 Plan View Scale - 1" = 20ft Designer F.Gallagher Date 5/18/2018 Scale Not to Scale Drawing No. Summary Present Ltg Levels 1 of 2 Schedule Number Lumens Symbol Label Image QTY Catalog Number Description Lamp LLF Wattage Polar Plot Lamps per Lamp 7 CSX1 LED 60C 1000 40K CONTOUR SERIES LED AREA LUMINAIRE LED 1 16711 1 209 T4M HS WITH 60 4000K LEDS OPERATED AT 1000mA AND PRECISION MOLDED ACRYLIC TYPE IV LENS WITH HOUSE SIDE A SHIELD Statistics Description Symbol Avg Max Avg/Min Min Max/Min Calc Zone #1 0.9 fc 2.9 fc N/A 0.0 fc N/A Calc Zone #2 0.0 fc 0.0 fc N/A 0.0 fc N/A Luminaire Locations Location Aim No. Label X Y Z MH Orientation Tilt X Y Z 1 A -62.00 -72.00 30.00 30.00 0.00 0.00 -62.00 -70.86 0.00 2 A 28.00 -69.00 30.00 30.00 0.00 0.00 28.00 -67.86 0.00 3 A 118.00 -68.00 30.00 30.00 0.00 0.00 118.00 -66.86 0.00 4 A 84.00 152.00 30.00 30.00 180.00 0.00 84.00 150.86 0.00 5 A -51.00 149.00 30.00 30.00 180.00 0.00 -51.00 147.86 0.00 6 A 171.00 56.00 30.00 30.00 270.00 0.00 169.86 56.00 0.00 7 A -162.00 32.00 30.00 30.00 90.00 0.00 -160.86 32.00 0.00 Surface Schedule Reflectance Normal Name Front Back X Y Z Area(ft2) Solid Bottom 50% 50% 0.00 0.00 -1.00 12975.41 Side 1 50% 50% -0.02 1.00 0.00 2830.95 Side 2 50% 50% -1.00 -0.02 0.00 60.00 Side 3 50% 50% -0.02 1.00 0.00 254.05 Side 4 50% 50% 1.00 0.02 0.00 375.00 Side 5 50% 50% -0.02 1.00 0.00 1470.00 Side 6 50% 50% -1.00 -0.02 0.00 375.00 Side 7 50% 50% -0.02 1.00 0.00 254.14 Side 8 50% 50% 1.00 0.02 0.00 60.00 Side 9 50% 50% -0.02 1.00 0.00 1960.95 Side 10 50% 50% -1.00 -0.02 0.00 261.37 Side 11 50% 50% -0.02 1.00 0.00 699.97 Side 12 50% 50% 1.00 0.02 0.00 260.00 Side 13 50% 50% -0.02 1.00 0.00 2693.75 Side 14 50% 50% 1.00 0.02 0.00 219.37 Side 15 50% 50% -0.02 1.00 0.00 446.27 Side 16 50% 50% -1.00 -0.02 0.00 444.38 Side 17 50% 50% -0.02 1.00 0.00 1149.97 Side 18 50% 50% 1.00 -0.02 0.00 1746.53 Side 19 50% 50% 1.00 0.02 0.00 2670.00 Side 20 50% 50% 0.02 -1.00 0.00 1836.87 Side 21 50% 50% -0.97 -0.24 0.00 494.30 Side 22 50% 50% -0.81 0.58 0.00 185.48 Side 23 50% 50% 0.02 -1.00 0.00 1240.00 Side 24 50% 50% 1.00 0.02 0.00 180.00 Side 25 50% 50% 0.02 -1.00 0.00 1735.00 Side 26 50% 50% 1.00 0.02 0.00 450.00 Side 27 50% 50% 0.02 -1.00 0.00 5350.00 Side 28 50% 50% -1.00 -0.02 0.00 449.99 Side 29 50% 50% 0.02 -1.00 0.00 1524.20 Side 30 50% 50% -1.00 -0.02 0.00 3740.00 Top 50% 50% 0.00 0.00 1.00 12975.41 Solid Designer Bottom 50% 50% 0.00 0.00 -1.00 1551.38 F.Gallagher Side 1 50% 50% -1.00 -0.02 0.00 304.17 Date Side 2 50% 50% -0.28 -0.96 0.00 24.71 5/18/2018 Side 3 50% 50% -1.00 -0.02 0.00 160.00 Scale Side 4 50% 50% -0.02 1.00 0.00 1326.67 Not to Scale Side 5 50% 50% 1.00 -0.03 0.00 483.92 Drawing No. Side 6 50% 50% 0.01 -1.00 0.00 1279.64 Top 50% 50% 0.00 0.00 1.00 1551.38 Summary Present Ltg Levels 2 of 2 July 12, 2018 Pramit Patel Northern Illinois Hotels LLC 663 S. Annie Glidden Road DeKalb, IL 60115 Re: Home2 Suites by Hilton (SW corner of Knolls Ave S. and S. Annie Glidden Road) Dear Mr. Patel, We are in receipt of the Engineering Plans (9 sheets) dated 6/7/18 prepared by Wendler Engineering, Landscape Plan (5 sheets) dated 6/15/18 prepared by Site to Place, Inc., Photometric Plan (2 sheets) dated 5/18/18 prepared by F. Gallagher, Exterior Architectural Elevations dated 5/18 prepared by David Jenkins & Associates and other supporting documentation for the above project and would forward the following comments. Planning and Zoning 1. Article 5.13.07 (6) of the UDO requires a 50-foot buffer area between any non-residential use and an adjacent residential district. The definitions for “buffer area” and associated “screening” are provided in the UDO, Article 3. Article 12.03 5 (a) of the UDO states that in no instance shall a parking lot be located within a required buffer area. The plans show parking, an access drive and a trash dumpster/enclosure within 50 feet of the residential property to the west with the parking lot as close as 15.5 feet to the property line. Strong consideration should be given to moving the building and associated improvements to the east, so this 50-foot buffer area can be established. 2. If the buffer area in comment #1 cannot be achieved, we would recommend the eight parking spaces on the west side of the site and the trash dumpster/enclosure be re- located to another part of the property. Also, additional landscaping including evergreen trees should be added to this buffer area to provide adequate screening. The evergreens should be concentrated in the middle of this area (closest to the home at 1220 Knolls Ave. S.) and some of the deciduous trees can be moved to the SW corner of the lot. Replace the three Honeylocust trees with a larger leave tree such as a Maple. We would also recommend the proposed six-foot-high privacy fence be increased to eight feet and be changed to a solid white vinyl (or composite) fence. A waiver to the UDO standards for encroachment into this “buffer area” would have to be requested and noted at the July 18th public hearing. 3. The Floor Area Ration (FAR) in the South Annie Glidden Road Corridor (SAGRC) Overlay District is .40 (Article 6.02.05.2 of the UDO). The FAR proposed for the subject site according to the information on the plan is approximately .47. A development bonus to allow an increase in the FAR of .10 is allowed in commercial zoning districts if six or more of the performance criteria are met as listed in Article 6.02.09 (2). Please indicate on the plan the FAR per the definition in the UDO and the documentation indicating the project is meeting the criteria. 4. The maximum building height in the SAGRC Overlay District is 45 feet, however a 10-foot increase in the maximum building height is allowed if six or more of the performance criteria are met as listed in Article 6.02.09 (2). Please submit documentation indicating the project is meeting the criteria. 5. The architectural guidelines approved as part of Ordinance #12-16 (Hampton Inn) will be recommended for approval of this request (see attached). 6. The architectural elevation sheet should be revised to indicate the proposed materials and colors for each portion of the building. 7. The architectural elevations should be revised to include more ornamental features to the rooftop parapet. 8. As noted previously, foundation plantings should be added in the areas between the building and parking lot. 9. Additional plantings should be added to the area east of the entrance onto Knolls Ave. S. 10. Article 12.04.3 (e) of the UDO requires a minimum three-foot-high berm along the frontage of an adjacent street. We would recommend the berm be concentrated along Knoll Ave. S. across from the lot at 1223 Mason St. 11. Add a shade tree to the east end of the eastern landscape island in Knolls Ave. S. Add a shade tree to the west end of the western landscape island in Knolls Ave. S. 12. The full parking information should be included on the Cover Sheet to the Engineering Plans next to the number of parking spaces provided. This should include the number of parking spaces required based upon the formula in the UDO, which is one space for every Page |2 sleeping unit, plus one space for every employee on the maximum shift plus one space for every vehicle customarily used in the operation of the hotel or stored on-site. 13. For Planned Developments, a comprehensive sign plan (ground and wall signs) is required per Article 5.13.07.4(d). 14. Per Article 10.05 2 (b) of the UDO, the Average Ground Level Foot Candles must be between 2.0 and 5.0 for commercial zoned properties. The Photometric Plan indicates an average fc level of 0.9. 15. A pedestrian connection from the hotel parking lot to the existing sidewalk on Knolls Ave. S. and S. Annie Glidden Road should be made. 16. All mechanical equipment on the ground should be indicated and appropriate screening provided. 17. Provide a response on how the proposed Planned Development would comply with the standards in Article 5.13.07 of the UDO. Engineering 1. Please see attached comments from WBK Engineering dated 7/2/18. 2. The traffic study should be revised based upon the comments from WBK Engineering dated 4/10/18 (see attached). DeKalb Park District 1. With the regular turf grass proposed along the entire east end of the property, including the detention area and storm water coming onto the Districts property, they are requesting prairie and native plantings throughout their detention and berm areas, rather than mowed turf. The District’s long-range plans include some form of restoration on the adjacent property. A map indicating more detail on where the District is requesting the prairie/native plantings is forthcoming. 2. The District occasionally needs access to the north side of their property and appreciates the current owners allowance to access it over the subject property. The District requests an agreement that would allow the District to access their property through the parking lot of the hotel. Page |3 Kishwaukee Water Reclamation District 1. Connection to the sewer main will need to be made with a manhole. 2. If there will be a kitchen, an external grease interceptor will be required. 3. Connection Fee of $400/PE, where 1 PE = 100 gal/day, will be required. 4. If the loading will be greater than 15 PE (1,500 gal/day) then an IEPA permit, w/ $1,000 review fee to KWRD, will be required. 5. The contact for the KWRD is Mike Holland, P.E., District Engineer / Asst. District Manager at (815) 758-3513 or MHolland@kishwrd.com if you would like to discuss their comments in more detail. Please revise the plans and provide six full size copies back to the City with an electronic version and a response letter on how each comment was addressed. If you have any questions regarding these comments, please do not hesitate to contact me at 815-748-2361. Sincerely, Dan Olson Principal Planner cc: Jo Ellen Charlton, Community Development Director Greg Chismark, City Engineer Elmer Larsen, Inc. Page |4 July 2, 2018 Mr. Dan Olson City of DeKalb 200 S. Fourth Street DeKalb, IL 60115 Subject: Home 2 Suites (Annie Glidden and Knolls Ave South)– Northern Illinois Hotels LLC DeKalb (WBK Project No. 17-0144.00034) Dear Mr. Olson: WBK Engineering LLC has completed a review of the subject project. The following material was provided to us for review:  Construction Plans of Home 2 Suites prepared by Wendler Engineering Services dated June 12, 2018 and received and received on June 14, 2018.  Stormwater Detention Calculations prepared by Wendler Engineering Services not dated, received and received on June 14, 2018.  Traffic Impact Study prepared by KLOA dated March 12, 2018 and received June 14, 2018.  Landscape Improvement Plans prepared by Site to Place, Inc. dated June 15, 2016 and received June 15, 2016. The following comments are offered for the petitioner’s consideration and require resolution prior to our recommendation for approval. Stormwater Management Report 1. Include a copy of the FEMA regulatory map to document the base flood elevation. 2. Provide a narrative summary of floodplain impacts including calculations or basis for floodplain fill and compensatory storage. 3. Identify the presence of any wetlands or wetland buffers. 4. Provide a runoff rate for the entire site under existing conditions. 5. Check the rainfall intensities utilized for the Modified Rational Method and please run them out to a six hour duration event. 6. Since the site has floodplain area that is not being disturbed, the required detention can be based on the disturbed area of the project. 7. Provide an exhibit that depicts disturbed areas not being routed to the stormwater basin. Flows from these areas shall be quantified and summed as undetained flows. 8. Provide a summary comparison of current condition flows to post development flows noting undetained flows from the prior comment and stormwater basin release rate. 9. The restrictor should be reduced to provide the volume required for all disturbed area but with only the actual tributary area draining through it. 10. The storm sewer may need to be sized for the 100 year event in lieu of overland flow routes. See comment 10 under engineering plans. If storm sewer is designed for the 100 year event provide a calculation for depth of inlet ponding. Final Engineering Construction Plans 1. Sheet C3 – Related to Knolls Avenue South median modifications, note the length of the left turn bay and taper. Also not the dimension from the existing light pole to the back of curb. 2. Sheet C3 – We recommend a minimum 20 foot radius on curb returns at the access drive to Knolls Avenue South. 3. Sheet C3 – Clarify the “barrier curb removal” note if saw cutting the curb head to create depressed curb and gutter is intended. 4. Sheet C3 – The pavement section in section B-B shall be noted as minimums. The proposed pavement section shall match the existing pavement section (surface and base thickness and type). 5. Sheet C 4 – Note the stormwater basin HWL. 6. Sheet C4 – Assuming the proposed fire hydrant is to be public, provide a valve on the 8” water service pipe just south of the tee for the proposed hydrant. This valve will delineate public and private responsibilities. 7. Sheet C4 – Call out the water service elevation at the crossing of the proposed storm sewer to verify separation requirements. 8. Sheet C4 – Number stormwater structures and end sections as well as water valves for future reference during inspections. 9. Sheet C5 - Note the stormwater basin HWL. 10. Sheet C5 – Designate the limits of the floodplain with a more visible line type (heavy, dashed, etc.). Also, depict the proposed 850 contour on the plan. 11. Sheet C5 – It does not appear overland flow routes are being provided for routing parking areas to the stormwater basin. This is acceptable if storm sewer is designed for the 100 year event. Note any pipes designed for the 100 year event. Otherwise, the site grading shall provide for a clear routing of overland flows to the stormwater basin. 12. Sheet C5 – Identify provisions for access to the stormwater basin for maintenance purposes or provide a maintenance plan identifying the types of tasks necessary and how the tasks are accomplished. For example, mowing or burning of native plant material. 13. Sheet C5 – It is noted that fill is being placed up to the west property line directing flows along the property line versus current conditions. Consider leaving existing grades unchanged within a five foot setback (or as appropriate) to minimize impact to the adjacent lot. 14. Sheet C5 – On Section A-A, the embankment for the stormwater basin shall be constructed of compacted clay and shall note the removal of topsoil under the clay embankment. 15. Sheet C5 – Consider relocating the stormwater control manhole west and adjacent to the curb and parking lot. This will better facilitate maintenance activities and vactor truck access. 16. Sheet C6 – The Inverted Pan Curb and Gutter detail shall note the proposed curb shall be dowelled to the existing curb with two 1/2 inch bars per IDOT detail. 17. Sheet C6 – Add a note to the retaining wall detail stating shop drawings shall be provided to the City for review prior to construction of the retaining walls. 18. Sheet C7 – Specify pipe material for the stormwater control manhole detail. Provide details of how the orifice plates are secured to the pipe. 19. Sheet C8 – Add the City standard fire hydrant detail. Third Party Approvals 1. An IEPA NOI is required prior to construction activities 2. Approval from the Sanitary District is required. Applicant’s design professionals are responsible for performing and checking all design computations, dimensions, details, and specifications in accordance with all applicable codes and regulations, and obtaining all permits necessary to complete this work. In no way does this review relieve applicant’s design professionals of their duties to comply with the law and any applicable codes and regulations, nor does it relieve the Contractors in any way from their sole responsibility for the quality and workmanship of the work and for strict compliance with the permitted plans and specifications. If you have any questions or comments, please contact us at (630) 443-7755. Sincerely, Greg Chismark, P.E. . Municipal Practice Principal WBK Engineering, LLC. April 10, 2018 Dan Olson City of DeKalb 200 S Fourth Street DeKalb, IL 60115 Project: Home2 Suites Planned Development (Preliminary Plan) Dear Mr. Olson, We have received final engineering documents for the subject project and the following documents were reviewed: • Traffic Study – Traffic Impact Study Proposed Hotel dated March 12, 2018 and received on March 28, 2018. In general we find the land use code, proposed traffic growth rate of 4%, and procedures used in the traffic study to be acceptable. The following comments require resolution prior to our recommendation for approval: Comment 1: Page 8. Revise the trip generation numbers to match the applicable rates provided for Land use code 312 in the ITE Trip Generation Manual 10th edition. Update corresponding exhibits to reflect updated trip generation numbers. Comment 2: Page 11. The site generated weekday midday and evening peak hours volumes have been switched when compared to Table 2, revise to match. Comment 3: Page 12. Revise the 115 EBL movements for the weekday midday peak hour based on the correct estimated 2024 volume. Should be 15 turns based on current information provided in study. Comment 4, Page 22: WBK agrees with the analysis and recommendations, with the following exceptions: • The Knolls Avenue South medians’ landscaping should be revised to include vegetation that does not obstruct the driver’s sight lines. • Based on the proposed location of the hotel entrance, the intersection sight distance of 335’ is not provided to the east. • Based on the proposed entrance location, WBK recommends that the Knolls Avenue north median be modified to include a dedicated WB left turn lane into the hotel. Approximate dimensions of 50’ storage and 100’ taper lengths will be sufficient. • New entrance signage should be provided on Knolls Avenue for WB left turns into the hotel. • Consider a light pole near the entrance near the sidewalk crossing for pedestrians. • In addition to the note about future landscaping along the south side of Knoll Avenue not obstructing EB and site traffic, this shall apply to all proposed grading for the sight distance limits identified in the study as well. Do not hesitate to contact us should you have any questions. Sincerely, Ryan Sikes Ryan Sikes, P.E., PTOE WBK Engineering, LLC Project Engineer CC: Tim Holdeman Jo Ellen Charlton Patrick DiDiana Police Calls for Service to Hampton Inn Date: 7/3/2018 Hampton Inn 3/15/15 to present year Nature Code Description Count 2015 911 HANG UP 6 ACCIDENT 1 ANIMAL CALLS 1 ASSIST BUSINESS 1 ASSIST FIRE 1 CHECK WELL BEING 1 DISORDERLY CONDUCT 2 DRUG ACTIVITY 1 FOLLOW UP 1 KEYS IN CAR 2 REPOSSESSION 1 SUSPICIOUS VEHICLE 1 VACATION/BUILDING CHECK 21 40 2016 911 HANG UP 4 ASSIST BUSINESS 3 CHECK WELL BEING 1 FOLLOW UP 2 KEYS IN CAR 4 SUSPICIOUS ACTIVITY 3 SUSPICIOUS PERSON 2 SUSPICIOUS VEHICLE 1 TRAFFIC STOP 1 VACATION/BUILDING CHECK 19 40 2017 ASSIST BUSINESS 1 ASSIST CITIZEN 1 ASSIST FIRE 1 CITIZEN CONTACT 1 DISORDERLY JUVENILES 1 KEYS IN CAR 2 SPECIAL EVENT OR SERVICES 1 SUSPICIOUS VEHICLE 1 VACATION/BUILDING CHECK 30 Page 1 Date: 7/3/2018 Hampton Inn 3/15/15 to present year Nature Code Description Count 39 2018 911 HANG UP 3 ASSIST FIRE 1 FOLLOW UP 1 INTOXICATED SUBJECT 1 POP ENFORCEMENT DETAIL 1 SUSPICIOUS PERSON 2 THEFT 1 VACATION/BUILDING CHECK 26 36 155 Page 2 Sheet1 Accident Data - S. Annie Glidden Rd. and Knolls Ave. S year #of Units Time Day of Week Accident Street Name Feet From Intersection Road 2013 3 1200 THU S ANNIE GLIDDEN RD 200 2014 1 1700 TUE S ANNIE GLIDDEN RD 15 2015 1 2110 THU S ANNIE GLIDDEN RD 50 2 1141 SAT S ANNIE GLIDDEN RD 250 2 1213 SAT S ANNIE GLIDDEN RD 251 1 1845 TUE S ANNIE GLIDDEN RD 143 1 1853 SUN S ANNIE GLIDDEN RD 25 1 2221 WED S ANNIE GLIDDEN RD 267 2 1011 MON S ANNIE GLIDDEN RD 19 Page 1 Sheet1 Fromhway Accident CASE # KNOLLS AV S 1312977 KNOLLS AV S 1407247 KNOLLS AV S 1502121 KNOLLS AV S 1503887 KNOLLS AV S 1505511 KNOLLS AV S 1507719 KNOLLS AV S 1507818 KNOLLS AV S 1508052 KNOLLS AV S 1508765 Page 2 Sheet1 Accident Data - S. Annie Glidden Rd. and Knolls Ave. S. year #of Units Time Day of Week Feet From Intersection Road Street Name 2016 1 2054 MON 50 S ANNIE GLIDDEN RD 2017 2 1728 TUE 5 S ANNIE GLIDDEN RD 2 1812 FRI 500 S ANNIE GLIDDEN RD 2 1900 SAT S ANNIE GLIDDEN RD 1 1426 SAT S ANNIE GLIDDEN RD 1 2230 SUN S ANNIE GLIDDEN RD Page 1 Sheet1 Cross Street Intersection Accident CASE # KNOLLS AV S 1601420 KNOLLS AV S 1700056 KNOLLS AV S 1701964 KNOLLS AV S Y 1703640 KNOLLS AV S Y 1702352 KNOLLS AV S Y 1705907 Page 2 Hampton Inn Architectural Guidelines 6.02 “SAGRC” South Annie Glidden Road Corridor Overlay District 6.02.01 Purpose and Intent The purpose of the “SAGRC” South Annie Glidden Road Corridor District is to regulate and set appropriate limits on all new development in accordance with the goals, objectives, and policies of the South Annie Glidden Road Corridor Plan (hereinafter referred to as the “Corridor Plan”) as adopted by the City Council on January 22, 1990, to: 1. Ensure that the Corridor's future land uses and residential densities are properly located and are appropriately mixed to reflect the types and styles of land uses and densities that are encouraged to develop in the City of DeKalb. 2. Ensure South Annie Glidden Road and all other existing and future streets within the Corridor provide for safe, efficient, and non-congested vehicle and pedestrian traffic flow. 3. Encourage all new construction to develop in a visually and aesthetically pleasing manner that contributes toward ensuring South Annie Glidden Road's role as the signature street of the City of DeKalb. 4. Preserve and protect the Corridor's floodplain and other natural areas from the intrusion of incompatible development. 5. Provide for man-made and natural areas to serve as both open space areas and as a means to convey and temporarily hold the Corridor's stormwater flow. 6.02.02 Applicability The South Annie Glidden Road Corridor District regulations apply to all new development within the Planning Area of the South Annie Glidden Road Corridor Plan as delineated on the Official Zoning Map. Any additions or modifications to buildings or structures existing on or before the adoption of this Ordinance are not subject to these regulations. Persons owning property adjacent to the Planning Area may petition the City Council at any time for inclusion of their property into the South Annie Glidden Road Corridor District using those procedures required for a rezoning (see Article 20, “Amendments”). 6.02.03 Scope of Provisions This section contains the regulations for the “SAGRC” South Annie Glidden Road Corridor Overlay District. Property zoned “SAGRC” is also zoned under another applicable district governed by this Ordinance. Land encumbered by this District may be used in a manner permitted in the underlying district only if, and to, the extent permitted in the “SAGRC” Overlay District. This Article controls in case of any conflict between the regulations contained in this Article and the regulations otherwise applicable to any property by virtue of its “underlying” zoning. 6.02.04 General Standards Within the South Annie Glidden Road Corridor Overlay District, the following standards shall apply: 1. Except as otherwise specified in this Section, uses permitted to be made of property in the Corridor Overlay District are those uses permitted by the property's zoning district classification as defined in Sections 5.01 through 5.13 of Article 5, “Zoning District Regulations.” 2. The maximum density for residential development shall be twelve (12) dwelling units per net acre. A net acre shall be an amount of land less than that acreage devoted to public street surfaces and public or private rights-of-way as defined elsewhere in this Ordinance. 6-3 3. All access to South Annie Glidden Road shall be by means of one or more points of access only when they are located in reasonable proximity to those points of access shown on the Street and Access Plan map in the Corridor Plan. In no instance shall a point of access be located closer than six hundred sixty (660) feet to any other point of access on the same side of South Annie Glidden Road. Points of access on opposite sides of South Annie Glidden Road shall be directly opposed to one another and shall not be offset. All access points shall be designed for shared use by adjacent properties. as anticipated in the South Annie Glidden Road Corridor Plan and as recommended by the City Engineer and/or designee. All access points to Annie Glidden Road shall be improved with landscaping islands and entry features that complement the landscaping design concept for the South Annie Glidden Road Corridor. 4. Except for off-street parking and loading, all business, servicing, and processing uses, and the storage and display of merchandise whether or not intended for sale to the public, shall occur only within completely enclosed buildings. 5. All on-site utilities shall be located underground per Article 10, “Utilities,” of this Ordinance, regardless of the use or uses served. 6. The development shall include highly innovative architectural, site planning and land use design of a caliber not commonly used in DeKalb and of such quality as to set an excellent example for further development in this Overlay Corridor. 6.02.05 Density and Dimensional Regulations 1. Building and Structure Setback Requirements: In the South Annie Glidden Road Corridor Overlay District, the following setbacks are required: a. Annie Glidden Road Yard: No building, fence or structure of any sort shall be allowed within forty (40) feet of the Annie Glidden Road right-of-way, unless otherwise allowed or required herein. In no case shall this required yard be reduced or waived as part of any of the bonus incentives provided herein, except for legal lots of record platted prior to this amendatory act of 2003. b. Front Yard: No building, fence or structure of any sort shall be allowed within forty (40) feet of any roadway right-of-way line, unless otherwise allowed or required herein. c. Side Yard: No principal building or structure shall be allowed within ten (10) feet of the side property lines. d. Rear Yard: No principal building or structure shall be allowed within thirty (30) feet of the rear property line. e. Special Yard: Where a side or rear yard of property in a non-residential zoning district abuts a residential zoning district, building or structure setbacks in the non-residential zoning district shall be in accordance with the applicable underlying zoning district regulations. Also, see Article 7, “Supplemental District Regulations” for landscape buffer requirements. f. Building Height Limitations: In the South Annie Glidden Road Corridor Overlay District, buildings shall have a maximum height equal to or less than one-half (1/2) of the distance said building is located from the edge of the right-of-way of the Planning Area's arterial streets, as shown on the Street and Access Plan Map in the Corridor Plan. In no instance shall a building exceed the following: 6-4 1) In residential zoning districts, all buildings shall have a maximum height of thirty-five (35) feet. 2) In non-residential zoning districts, all building shall have a maximum height of forty-five (45) feet. 2. Floor Area Ratio Requirements: In lieu of maximum site coverage requirements contained in the underlying zoning districts, site development intensity in the SAGRC Overlay District is controlled by floor area ratio requirements. For purposes of this Section, floor area ratio is the ratio of a building's gross above-grade floor area (inclusive of garages, accessory buildings, etc.) to the lot area on which said building is located. In addition to using lot area, the Planning and Zoning Commission and City Council may also allow the use of common and open space areas as credit toward a floor area ratio requirement of a building. Said areas must be located adjacent or in close proximity to a building and must be designed to help offset what would otherwise be the appearance of a building with excessive bulk and lot coverage. Floor area ratio requirements are as follows: a. For duplex and multiple family dwellings of two stories in height or less, the floor area ratio shall not exceed .25. b. For multiple family dwellings greater than two stories, the floor area ratio shall not exceed .40. c. For all non-residential buildings, the floor area ratio shall not exceed .40. 6.02.06 Landscaping All developments and parking lots shall be landscaped in accordance with the definitions and maintenance regulations specified in Section 12.04, “Landscape Requirements,” of this Ordinance. In addition, developments shall be landscaped as follows: 1. Landscaping Requirements for Property Adjacent to the South Annie Glidden Road Right-of-Way: A yard having a minimum of forty (40) feet in width shall be required between the edge of the right- of-way of South Annie Glidden Road and any building or parking lot. With the exception of approved signage, lighting, and intersecting driveways, there shall be no buildings, structures, or any portion of parking lots located within this required yard. The area of this required yard shall be landscaped in accordance with the following: a. The required yard shall be landscaped with trees that are planted in a row lying parallel to South Annie Glidden Road and have a consistent spacing of not less than thirty (30) feet on- center. Ornamental and evergreen trees are not permitted in this required yard. Exceptions to this requirement, as otherwise specified in Section 12.04, “Landscape Requirements,” shall not be permitted. b. The required yard shall be landscaped with a mix of shrubs and/or ground cover. There shall be planted four (4) shrubs for every thirty (30) feet of frontage. Strategic grouping of shrubs and/or ground cover is permitted. Exceptions to this requirement, as otherwise specified in Section 12.04, “Landscape Requirements,” shall not be permitted. c. Where a parking lot would otherwise be visible from South Annie Glidden Road, this required yard shall have placed within it either one or a combination of the following: 1) A landscaped earthen berm not less than three (3) feet in height, as measured from the grade of the adjacent parking lot, and having slopes not steeper than the ratio of 1:3. 2) A neat, clean, and maintained decorative and opaque fence or wall not less than three (3) feet in height, nor greater than forty-two (42) inches, as measured from the grade of the adjacent parking lot. This option is only feasible when the parking lot location is outside of 6-5 the forty foot required setback area along South Annie Glidden Road. Said fence or wall shall be constructed of materials and finished in colors which match the principal building(s) on the site. 3) A dense, compactly planted evergreen hedge not less than three (3) feet in height at the time of planting, as measured from the grade of the adjacent parking lot. The hedge shall be neatly maintained at a height not less than three (3) feet (thirty-six (36) inches) and not exceeding forty-two (42) inches. 2. Landscaping Requirements for Parking Lots: Where a parking lot of any size serving any multiple family residential, commercial, industrial or institutional land use is wholly or partially visible from an adjacent public or private street, it shall be landscaped with perimeter and interior landscaping with the quantities and specifications otherwise set forth in Section 12.04, “Landscape Requirements.” 6.02.07 Signage Regulations for the number, size, type, height, and location of signs shall be those regulations as provided in Article 13, “Signs,” of this Ordinance, except that the following shall apply in the South Annie Glidden Road Corridor Overlay District: 1. Ground signs, as defined in Article 13, shall be further regulated as follows: a. The height of a ground sign shall not exceed the greater of either ten (10) feet or a height that is one-half (1/2) the numerical distance the sign is placed from the edge of the public right-of- way. Except as provided otherwise in this Section, a ground sign shall not exceed the lesser of thirty (30) feet in height or five (5) feet above the height of the primary building in which occurs the activity that the sign advertises. b. All ground signs shall have a base or supporting structure of not less than the width of the sign, if the sign is less than 15 feet in height, and not less than seventy-five (75) percent of the width of the sign if the sign is greater than fifteen feet in height. The sign base and all related visible structural sign elements shall be constructed of materials and finished with colors that match the principal building. c. All ground signs shall be surrounded by decorative landscaping at the base following the intent of the Landscaping Requirement for this corridor. d. All signage shall be constructed of natural or natural-looking materials and subdued colors. 6.02.08 Subdivision Standards Subdivision standards shall be those as provided in Article 9, “Streets, Sidewalks and Subdivision Design,” except that the following shall apply in the South Annie Glidden Road Corridor District: 1. A subdivision of land that abuts the right-of-way of South Annie Glidden Road shall not result in lots having less than six hundred sixty (660) feet of frontage along said right-of-way. However, after receiving a recommendation from the Planning and Zoning Commission, the City Council may allow a subdivision having lots with a lesser frontage if it is satisfactorily demonstrated to them, on an approved preliminary plat or an approved preliminary plan for a planned development, that the lots will be accessed by driveways and/or publicly dedicated streets that intersect South Annie Glidden Road at locations having reasonable proximity to those points of access shown on the Street and Access Plan Map in the Corridor Plan. 6-6 2. When a subdivision of land is adjacent to the right-of-way of an existing or proposed collector or arterial street, as shown on the Street and Access Plan Map in the Corridor Plan, then the sub- divider shall dedicate as a part of the subdivision the following amount of public right-of-way: a. A proportionate share of a full seventy (70) foot right-of-way when the subdivision is adjacent to an existing or proposed collector street. b. A proportionate share of a full one hundred (100) foot right-of-way when the subdivision is adjacent to an existing or proposed arterial street. c. A proportionate share of the full one hundred ten (110) foot right-of-way, and accompanying landscaping easements, as set forth in the South Annie Glidden Road Corridor Preliminary Engineering and Landscaping Plan, on file in the office of the City Engineer, when the subdivision is adjacent to South Annie Glidden Road. 6.02.09 Performance Incentives Development bonuses and the performance criteria used to qualify for them are as follows: 1. After receiving a recommendation from the Planning and Zoning Commission, the City Council may grant one or more of the following development bonuses beyond what is required by this Section and other City regulations: a. An increase of up to twenty (20) percent more than the maximum density of dwelling units per net acre either as required by this Ordinance or as recommended on the Land Use Plan map of the Corridor Plan. b. An increase of the floor area ratio requirements of up to .05 for residential buildings and .10 for non-residential buildings. c. A reduction in a required front yard of up to ten (10) feet less than those required on an arterial, major collector, or collector street, or a reduction of up to fifteen (15) feet for residential front yard setbacks for proposed lots fronting on a local or sub-local street. The front yard requirement Annie Glidden Road shall not be reduced in any circumstance. d. An increase in maximum building heights of up to ten (10) feet higher than what is required by this Article. 2. In order to qualify for the bonuses in this Section, a development must demonstrate compliance with six (6) or more of the following performance criteria. The criteria used should reasonably relate to the bonuses being granted. a. Limiting access to South Annie Glidden Road to an extent which is more restrictive than what is recommended by the Corridor Plan. b. Increasing parking lot landscaping by fifty (50) percent more than otherwise required. c. Preservation and significant and appreciable improvement of natural areas. d. Construction of separate-grade pedestrian and bicycle paths that interconnect with the bike path network. e. Dedication and/or construction of a detention facility having a capacity significantly and appreciably in excess of what is required. 6-7 f. Providing a release rate from a detention facility that is significantly and appreciably stricter than otherwise required, including a dual-release detention flow control with maximum 10-year release rate of 0.04 cfs per acre and 100-year release rate of 0.10 cfs per acre. g. Providing for a detention facility or facilities which is (are) designed with recreational and aesthetic values, including irregular organic shapes, walk able side slopes, useable open space surrounding the facility, natural landscaping, and minimal intrusion of concrete, steel or other man-made looking structures, including inlet and outlet structures. h. Providing for only open space or recreational types of land uses in the 100-year floodplain regardless of what may otherwise be permitted. i. Providing for sufficiently screened loading and unloading areas that are located in side or rear yards. j. Providing for mixed-use developments that include community facilities that further the goals, objectives, and policies of the Corridor Plan. k. Any other performance criteria that further the goals, objectives, and policies of the Corridor Plan and that, in the opinion of the Planning and Zoning Commission and City Council, warrant the approval of development bonuses. l. Providing for preservation of open space view sheds of the river corridor and flood plain areas from South Annie Glidden Road, Fairview Drive, and South First Street. m. Providing for a residential home design which reduces the visual impact of garages to a minor architectural element to minimize the effects of garages upon the streetscape. n. Providing for open space and recreational areas that are shared by and integrated into the layout of the neighborhoods, corporate and/or public lands, instead of located around the periphery or in secluded areas. 3. The development bonuses and performance criteria used to obtain those bonuses shall be memorialized on the final plats and/or plans related to the proposed development. Appropriate other provisions may be required to assure long-term maintenance and continuation of said bonuses and criteria. 6.02.10 Procedures Regardless of parcel size, all new developments shall be submitted and approved in accordance with the procedures required in Article 5, Section 5.13, “Planned Development Districts.” Except for single family detached dwellings on individual lots, all developments shall have their final site plans administratively approved per Article 17, “Site Plan Review Requirements,” of this Ordinance, and submitted to the Planning and Zoning Commission and City Council for their review and approval. 6-8 From: sandra brown To: Olson, Dan Subject: Hotel project Date: Wednesday, July 11, 2018 11:50:58 AM [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Mr. Olson, in regards to the hotel project rezoning and approval there are several issues that need addressing not the least of which being the total disregard of the residents nearby. Why was our aldermen not included in the planning stages. Why every time a picture of the area is used it shows the playground in its old location not right across from the proposed entrance. Why is the entrance going to be on Knolls south and has anyone even thought to do a traffic study. Why would you allow a left turn leaving the hotel allowing traffic to go through a residential area including delivery trucks and trucks bringing equipment and materials to build the hotel. Why rezoning the property for a multi-story building across from a major flood plain. What about the effect on the areas wildlife. There are many more issues to this project but the bottom line is why is it necessary to build it in this property which is not made for such a project. By the way how much of a tax break and who is paying for all the necessary infrastructure. With all due respect Steve Brown, homeowner 1231 mason st Sent from my Verizon, Samsung Galaxy smartphone From: Sydney & Kyle Zuhn To: Olson, Dan Subject: Home2Suites Hilton Hotel Proposal Date: Wednesday, July 11, 2018 11:33:45 AM [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Mr. Olson, Thank you for taking the time to read these comments. As residents who live within the 250ft radius of the potential property, we do not support this proposal for the following reasons: 1. There is a very close property around the corner that is for sale that could be renovated to meet the Home2Suites' needs. 2. The space is currently home to a lot of wildlife that is much more enjoyable to walk around and see instead of another hotel. We understand that this is zoned for commercial use, however, it is great to be able to point out beavers, muskrats, deer, and other wildlife that would no longer reside there if the hotel is built. Once that ecosystem is destroyed, it cannot come back to the way it was. 3. The Hampton Inn is very rarely full. As a resident who is directly behind the Hampton Inn, I rarely see the hotel parking lot full except during graduation season and have a hard time believing that there is truly a need for this additional business- especially when there is another property already available. 4. We are concerned about resale value for our property. Right now, we have a hotel directly behind us, but there is a pond between our properties. If this additional hotel gets built, we have a hard time believing that we will find buyers that would be willing to pay a decent price. I would not purchase a property so close to 2 hotels. We implore you to take a look at other locations for the Home2Suites Hotel and please consider the residents (human and wildlife) that would not benefit from this development. Thank you for your time and consideration, Kyle & Sydney Zuhn Traffic Impact Study Proposed Hotel DeKalb, Illinois Prepared For: March 12, 2018 1. Introduction This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for a proposed hotel to be located in DeKalb, Illinois. The site, which is currently vacant, is located in the southwest corner of the intersection of Annie Glidden Road with Knolls Avenue South. As proposed, the development will contain a hotel with 90 rooms and 100 off-street parking spaces. Access to the development will be provided via a proposed full-movement access drive on Knolls Avenue South. 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 the proposed development. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site area. The sections of this report present the following: • Existing roadway conditions • A description of the proposed development • Directional distribution of the development traffic • Vehicle trip generation for the development • Future traffic conditions including access to the development • Traffic analyses for the weekday morning, weekday midday, weekday evening, and Saturday midday peak hours • Recommendations with respect to adequacy of the site access and adjacent roadway system Traffic capacity analyses were conducted for the weekday morning, weekday midday, weekday evening, and Saturday midday peak hours for the following conditions: 1. Existing Conditions - Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2. Projected Conditions – Analyzes the capacity of the future roadway system using the projected traffic volumes that include the existing traffic volumes, ambient area growth not attributable to any particular development, and the traffic estimated to be generated by the full buildout of the proposed development. Proposed Hotel DeKalb, Illinois 1 SITE Site Location Figure 1 Proposed Hotel DeKalb, Illinois 2 Aerial View of Site Figure 2 Proposed Hotel DeKalb, Illinois 3 2. 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 southwest corner of the intersection of Annie Glidden Road with Knolls Avenue South. Land uses within the vicinity of the site are primarily residential with The Knolls subdivision bordering the site to the north and west and a Hampton Inn hotel bordering the site to the south. Northern Illinois University is located north of the site. Existing Roadway System Characteristics The characteristics of the existing roadways near the development are described below and illustrated in Figure 3. Annie Glidden Road is a north-south, minor arterial roadway that provides two lanes in each direction. At its unsignalized intersection with Knolls Avenue South, Annie Glidden Road has an exclusive left-turn lane and two through lanes on the northbound approach and two through lanes and an exclusive right-turn lane on the southbound approach. On-street parking is prohibited on both sides of the road. Annie Glidden Road is under the jurisdiction of the City of DeKalb, has a posted speed limit of 40 mph, and carries an Annual Average Daily Traffic (AADT) volume of 15,700 (IDOT 2013) vehicles. Knolls Avenue South is a generally an east-west, local road that has one lane in each direction. At its “T” intersection with Annie Glidden Road, Knolls Avenue South provides one inbound lane and two outbound lanes separated by a median. The outbound lanes are striped for an exclusive left-turn lane and an exclusive right-turn lane and are under stop sign control. Parking is generally permitted on both sides of the street. Knolls Avenue South has a posted speed limit of 25 mph and is under the jurisdiction of the City of DeKalb. Proposed Hotel DeKalb, Illinois 4 N NOT TO SCALE E GLI ANNI DDEN RO AD MASON PARK 40 THE KNOLLS 25 S E U E N V A L O L S SITE K N HAMPTON INN LEGEND - TRAVEL LANE - STOP SIGN XX - SPEED LIMIT Proposed Hotel Existing Roadway Characteristics Kenig,Lindgren,O'Hara,Aboona,Inc. DeKalb, Illinois Job No: 18-029 Figure: 3 5 Existing Traffic Volumes In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted peak period traffic counts using Miovision Scout Collection Units at the intersection of Annie Glidden Road with Knolls Avenue South. The traffic counts were performed on Thursday, February 15, 2018 from 6:00 A.M. to 6:00 P.M. and on Saturday, February 24, 2018 from noon to 2:00 P.M. The results of the traffic counts showed that the weekday morning peak hour occurred from 7:00 A.M. to 8:00 A.M., the weekday midday peak hour occurred from 12:00 P.M. to 1:00 P.M., the weekday evening peak hour occurred from 4:15 P.M. to 5:15 P.M., and the Saturday midday peak hour occurred from 12:00 P.M. to 1:00 P.M. Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count summary sheets are included in the Appendix. Crash Analysis KLOA, Inc. obtained accident data for the most recent available past five years (2011 to 2015) for the intersection of Annie Glidden Road with Knolls Avenue South. Table 1 shows a summary of the accident data. A review of the accident data revealed there were no fatal accidents during the reviewed period. Table 1 ANNIE GLIDDEN ROAD WITH KNOLLS AVENUE SOUTH - ACCIDENT SUMMARY Type of Accident Frequency Year Angle Object Rear End Sideswipe Turning Other Total 2011 0 0 0 1 0 0 1 2012 0 1 0 0 0 1 2 2013 0 0 1 0 0 0 1 2014 0 0 0 0 0 0 0 2015 0 0 1 1 0 0 2 Total 0 1 2 2 0 1 6 Average/Year -- <1.0 <1.0 <1.0 -- <1.0 1.2 DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. The author is responsible for any data analyses and conclusions drawn. Proposed Hotel DeKalb, Illinois 6 N NOT TO SCALE E GLI ANNI DDEN RO AD 397 ( 479) [677] <554> 8 ( 14) [24] <23> 592 ( 412) [524] <460> 4 ( 7) [17] <8> 41 (8) [16] <16> 11 (0) [9] <17> S E U E N V A L O L S SITE K N LEGEND 00 - WEEKDAY MORNING (7:00-8:00 AM) (00) - WEEKDAY MIDDAY (12:00-1:00 PM) [00] - WEEKDAY EVENING (4:15-5:15 PM) <00> - SATURDAY MIDDAY (12:00-1:00 PM) Proposed Hotel Existing Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. DeKalb, Illinois Job No: 18-029 Figure: 4 7 3. 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 Site and Development Plan As proposed, the development is to consist of a 90-room business hotel with 100 parking spaces. The hotel will provide limited amenities and will not include a restaurant. Access to the development is proposed to be provided via one access drive located on the south side of Knolls Avenue South approximately 240 feet west of Annie Glidden Road at the location of the existing median break along Knolls Avenue South. As proposed, the access drive is to provide one inbound lane and two outbound lanes with the outbound lanes striped for an exclusive left-turn lane and an exclusive right-turn lane. The outbound lanes will be under stop sign control. Inbound left-turn movements to the development will be provided via the existing median break on Knolls Avenue South. A copy of the site plan is located in the Appendix Directional Distribution The directions from which guests, visitors, and employees will approach and depart the development were estimated based on the existing travel patterns, as determined from the traffic counts. Figure 5 illustrates the directional distribution of the development-generated traffic. Peak Hour Traffic Volumes The number of peak hour vehicle trips estimated to be generated by the proposed hotel was based on the Business Hotel (Land-Use Code 312) trip generation rates contained in Trip Generation Manual, 10th Edition, published by the Institute of Transportation Engineers (ITE). Table 2 shows the estimated peak hour traffic to be generated by the proposed hotel during the peak hours. Table 2 PROJECTED DEVELOPMENT-GENERATED TRAFFIC VOLUMES Peak Hour Trips Peak Hour In Out Total Weekday Morning Peak Hour 16 23 39 Weekday Midday Peak Hour 18 14 32 Weekday Evening Peak Hour 12 12 24 Saturday Midday Peak Hour 22 24 46 Proposed Hotel DeKalb, Illinois 8 N NOT TO SCALE E GLI ANNI DDEN RO AD 59% S E U E N V A L O L S SITE K N 1% 40% LEGEND 00% - PERCENT DISTRIBUTION Proposed Hotel Estimated Directional Distribution Kenig,Lindgren,O'Hara,Aboona,Inc. DeKalb, Illinois Job No: 18-029 Figure: 5 9 4. Projected Traffic Conditions The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject development. Development Traffic Assignment The estimated peak hour traffic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with the previously described directional distribution (Figure 5). The traffic assignment for the development is illustrated in Figure 6. Background Traffic Conditions The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on IDOT historic AADT volumes, Annie Glidden Road has experienced approximately four percent growth per year within the vicinity of the site. As such, the Annie Glidden Road through traffic volumes were increased by 24 percent (one-year buildout plus five years) to represent Year 2024 conditions. Total Projected Traffic Volumes The development-generated traffic was added to the existing traffic volumes accounting for background growth to determine the Year 2024 total projected traffic volumes, as shown in Figure 7. Proposed Hotel DeKalb, Illinois 10 N NOT TO SCALE E GLI ANNI DDEN RO AD 10 ( 7) [11] <13> 16 (12) [18] <22> 6 ( 5) [7] <9> 14 (7) [8] <14> 23 ( 12) [14] <24> 9 (5) [6] <10> S E U E N V A L O L S SITE K N LEGEND 00 - WEEKDAY MORNING (7:00-8:00 AM) (00) - WEEKDAY MIDDAY (12:00-1:00 PM) [00] - WEEKDAY EVENING (4:15-5:15 PM) <00> - SATURDAY MIDDAY (12:00-1:00 PM) Proposed Hotel Estimated Site-Generated Kenig,Lindgren,O'Hara,Aboona,Inc. DeKalb, Illinois Traffic Volumes Job No: 18-029 Figure: 6 11 N NOT TO SCALE E GLI ANNI DDEN RO AD 492 ( 594) [839] <770> 18 ( 21) [35] <36> 12 (21) [41] <41> 16 (12) [18] <22> 52 (8) [25] <33> 734 ( 511) [650] <570> 10 ( 12) [24] <17> 0 (0) [0] <0> 55 (115) [24] <30> 23 ( 12) [14] <24> 0 ( 0) [0] <0> 20 (5) [15] <27> S E U E N V A L O L S SITE K N LEGEND 00 - WEEKDAY MORNING (7:00-8:00 AM) (00) - WEEKDAY MIDDAY (12:00-1:00 PM) [00] - WEEKDAY EVENING (4:15-5:15 PM) <00> - SATURDAY MIDDAY (12:00-1:00 PM) Proposed Hotel Year 2024 Total Projected Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. DeKalb, Illinois Job No: 18-029 Figure: 7 12 5. Traffic Analysis and Recommendations The following provides an evaluation conducted for the peak hours. The analysis includes conducting capacity analyses to determine how well the roadway system and access drive are projected to operate and whether any roadway improvements or modifications are required. Traffic Analyses Roadway and adjacent or nearby intersection analyses were performed for the peak hours for the existing (Year 2018) as well as future projected (Year 2024) traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th edition and analyzed using the Synchro/SimTraffic 9 software. 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 Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing and Year 2024 total projected conditions are presented in Tables 3 and 4. A discussion of the intersections follows. Summary sheets for the capacity analyses are included in the Appendix. Proposed Hotel DeKalb, Illinois 13 Table 3 CAPACITY ANALYSIS RESULTS – EXISTING CONDITIONS - UNSIGNALIZED Weekday Morning Weekday Midday Weekday Evening Saturday Midday Peak Hour Peak Hour Peak Hour Peak Hour LOS Delay LOS Delay LOS Delay LOS Delay Annie Glidden Road with Knolls Avenue South • Eastbound Left Turns C 19.4 C 16.9 C 21.3 C 19.0 • Eastbound Right Turns A 9.9 A 9.9 B 10.6 B 10.4 • Northbound Left Turns A 8.3 A 8.5 A 9.1 A 8.9 LOS = Level of Service, delay is measured in seconds. Table 4 CAPACITY ANALYSIS RESULTS – PROJECTED CONDITIONS - UNSIGNALIZED Weekday Morning Weekday Midday Weekday Evening Saturday Midday Peak Hour Peak Hour Peak Hour Peak Hour LOS Delay LOS Delay LOS Delay LOS Delay Annie Glidden Road with Knolls Avenue South • Eastbound Left Turns D 28.7 C 18.9 D 31.2 D 32.1 • Eastbound Right Turns B 10.4 B 10.4 B 11.4 B 11.7 • Northbound Left Turns A 8.7 A 9.0 A 9.9 A 9.9 Knolls Avenue South with Access Drive • Northbound Left Turns A 9.0 A 8.8 A 9.1 A 9.2 • Northbound Right Turns A 8.6 A 8.4 A 8.5 A 8.5 • Eastbound Left Turns A 7.3 A 7.2 A 7.3 A 7.3 LOS = Level of Service, delay is measured in seconds. Proposed Hotel DeKalb, Illinois 14 Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development-generated traffic. Annie Glidden Road with Knolls Avenue South The results of the capacity analyses indicate that all of the critical movements currently operate at a Level of Service (LOS) C or better during all four peak hours. Under future conditions, all the critical movements are projected to continue to operate at LOS C or better during all four peak hours except the Knolls Avenue South left-turn movement. During the weekday morning, weekday evening, and Saturday midday peak hours, the Knolls Avenue South left-turn movement is projected to operate at LOS D. It should be noted that to provide a worst-case analysis, the capacity analyses were performed assuming that none of the left-turn movements will be completed using the median (two-stage left-turn movement) along Annie Glidden Road. Further, with the growth in traffic along Annie Glidden Road, the left-turn movement is projected to operate at LOS D with or without the hotel. Overall, the intersection is currently and projected to experience limited delay and queueing. Further, the accident data shows that the intersection has experienced a very low number of accidents (six total accidents over a five-year period). In addition, a traffic signal analysis presented later in the traffic study shows that a traffic signal is not warranted at this intersection under existing or future conditions. As such, the unsignalized intersection has sufficient reserve capacity to accommodate the additional traffic to be generated by the hotel and no roadway or traffic control improvements are required. Knolls Avenue South Access Drive Access to the development is proposed to be provided via one access drive located on the south side of Knolls Avenue South approximately 240 feet west of Annie Glidden Road at the location of the existing median break along Knolls Avenue South. Given the provision of the median break along Knolls Avenue South, it appears that access to the subject site was planned and Knolls Avenue South was designed and constructed assuming access to the subject site opposite the median break. As proposed, the access drive is to provide one inbound lane and two outbound lanes with the outbound lanes striped for an exclusive left-turn lane and an exclusive right-turn lane. The outbound lanes will be under stop sign control. Inbound left-turn movements to the development will be provided via the existing median break on Knolls Avenue South, which is approximately 35 feet long and can accommodate one to two vehicles. The following summarizes the results of the capacity analyses: • The critical movements to and from the access drive are projected to operate at LOS A. As such, the critical movements are projected to operate very well with limited delay and queueing. Proposed Hotel DeKalb, Illinois 15 • The inbound left-turn movement is projected to have a maximum queue of one vehicle. This is due to the low volume of traffic along Knolls Avenue South and projected to be generated by the proposed development. As such, the existing median break is sufficient to accommodate the peak queue of the inbound left-turn movements. • The results of the capacity analyses and field observations show that the Knolls Avenue South approach at Annie Glidden Road experiences limited queuing with a projected maximum queue of one to two vehicles. As such, the queue of vehicles along Knolls Avenue South at its intersection with Annie Glidden Road will not extend to the location of the access drive. Therefore, other than cutting back, replacing, and/or eliminating the landscaping in the median, no other improvements are required along Knolls Avenue South to accommodate the access drive and the development-generated traffic. Sight Distance Analysis In order to determine if the access drive is located to provide appropriate sight distance along Knolls Avenue South, a horizontal sight distance analysis was performed based on the location of the access drive. The sight distance analysis is located in the Appendix. While intersection sight distance is desirable, A Policy on Geometric Design of Highways and Streets (Green Book) published by the American Association of State Highway and Transportation Officials (AASHTO) indicates that, at a minimum, the location of a side road or access road must meet the minimum stopping sight distance requirements. According to the Illinois Department of Transportation (IDOT) Bureau of Design and Environment (BDE) Manual and the Green Book, the minimum stopping sight distance is 200 feet and the minimum intersection sight distance is 335 feet for a 30 mph design speed (posted speed limit plus five mph). The 30 mph design speed provides for a worst-case analysis as eastbound Knolls Avenue South traffic is likely traveling at maximum speeds lower than 30 mph, given the curve in the road and that eastbound Knolls Avenue South traffic has to stop at Annie Glidden Road just east of the curve. As such, the minimum sight distance requirement for the access drive is likely less than that used for the sight distance analysis. The following summarizes the results of the sight distance analysis: • The location of the access drive meets and exceeds the minimum stopping sight distance requirements for a 30 mph design speed. Further, the driver's line of sight is generally within the Knolls Avenue South’s right-of-way and is generally perpendicular to the vehicle. As such, the driver does not have to look over its shoulder to meet the minimum sight distance requirements. • The location of the access drive meets the minimum intersection sight distance requirements for a 30 mph design speed. However, the driver's line of sight extends through the north portion of the subject site, which will remain as green space, and the driver has to look over its shoulder to meet the minimum intersection sight distance. Proposed Hotel DeKalb, Illinois 16 As can be seen from the sight distance analysis, the design and location of the access drive meets and exceeds the minimum sight distance requirements. Further, the following should be noted regarding the sight distance analysis and the location of the access drive: • The location of the access drive provides the greatest amount of sight distance as it is located at the end of the roadway curve. Given the design of the curve, moving the access drive further northwest along the curve only reduces the available sight distance. • Given the provision of the median break along Knolls Avenue South, it appears that access to the subject site was anticipated to be located opposite the median break. As such, Knolls Avenue South was likely designed and constructed to provide adequate sight distance to accommodate an access drive opposite the median break. • The location of the access drive on the end of a curve and the available sight distance is similar to several other cross roads within the neighborhood including Deerpath Lane’s two intersections with Knolls Avenue North and Dogwood Lane’s intersection with Knolls Avenue North. • Given the setback of the proposed hotel building and parking lot from Knolls Avenue South and that no landscaping is provided along Knolls Avenue South or within the subject site, traffic exiting the access drive and eastbound Knolls Avenue South traffic will have a clear and unobstructed view of one another. While the location of the access drive meets and exceeds the minimum sight distance requirements and is similar to other intersections within the neighborhood, the following recommendations should be implemented to ensure the minimum sight distance requirements are met and to enhance the operation of the access drive: • The landscaping in the Knolls Avenue South median must be cut back, replaced, and/or eliminated so that the westbound Knolls Avenue South traffic and the traffic exiting the access drive have a clear and unobstructed view of one another. • Any landscaping installed along the south side of the Knolls Avenue South’s right-of- way and/or within the northern portion of the property should be at an appropriate height so that the eastbound Knolls Avenue South traffic and the traffic exiting the access drive have a clear and unobstructed view of one another. • Consideration should be given to installing an “Intersection Ahead” warning sign on Knolls Avenue South just northeast of Mason Street. Proposed Hotel DeKalb, Illinois 17 Traffic Signal Warrant Analysis Per the request of the City of DeKalb, a traffic signal warrant study was conducted at the intersection of Annie Glidden Road with Knolls Avenue South. Installation of a traffic signal requires that one or more of the nine signal warrants outlined in the Manual on Uniform Traffic Control Devices (MUTCD 2009) is met. Since there is limited pedestrian activity in the area and no school is near this intersection, only the traffic volume warrants (Warrant 1A, Warrant 1B, Combination Warrant 1A and 1B, Warrant 2, and Warrant 3) were analyzed as part of this study. Existing Conditions Annie Glidden Road has a posted speed limit of 40 mph and provides two through lanes in each direction with an exclusive left-turn lane and right-turn lane serving Knolls Avenue South. At its intersection with Annie Glidden Road, Knolls Avenue South provides an exclusive left-turn lane and an exclusive right-turn lane. The existing traffic volumes at the Annie Glidden Road/Knolls Avenue South intersection were determined based on the 12-hour traffic counts conducted in February 2018. Table 5 shows the existing hourly traffic counts at the subject intersection. Projected Traffic Volumes The hourly traffic to be generated by the proposed hotel was determined based on the Business Hotel (Land-Use Code 312) trip generation rates and hourly distribution tables provided in the ITE Trip Generation Manual, 10th Edition. Table 6 shows the hourly traffic to be generated by the proposed hotel at the subject intersection. Summary of Traffic Signal Warrant Analysis Table 7 summarizes the total projected hourly two-way traffic volumes on Annie Glidden Road (major street) and the projected hourly traffic volumes on the Knolls Avenue South approach (minor street). Since Annie Glidden Road has a posted speed limit of 40 mph, the 70 percent factored warrants were used for the traffic signal warrant analysis. The results of the warrant analysis are provided in the Appendix. When the projected traffic volumes at the subject intersection are compared with those required by the warrants, it can be seen that the intersection does not meet any of the following traffic volume warrants: • Warrant 1A - Eight-Hour Volumes • Warrant 1B - Eight Hour Warrant • Combination Warrant 1A and 1B - Eight-Hour Warrant • Warrant 2 - Four Hour Volumes • Warrant 3 - Peak Hour Volume As such, it can be seen that a traffic signal is not warranted with existing traffic volumes or projected traffic volumes with the proposed hotel. Further, it is important to note that the capacity analyses have shown that all of the critical movements at this intersection are projected to operate at a good level of service under the existing stop sign control. Further, the intersection has experienced a very low number of accidents. Proposed Hotel DeKalb, Illinois 18 Table 5 EXISTING HOURLY TRAFFIC VOLUMES ANNIE GLIDDEN ROAD WITH KNOLLS AVENUE SOUTH Southbound Northbound Eastbound Annie Glidden Annie Glidden Knolls Avenue Road Road South Right Through Through Left Right Left 6:00 A.M. 4 349 248 1 12 11 7:00 A.M. 8 397 592 4 41 11 8:00 A.M. 11 345 541 4 21 13 9:00 A.M. 8 246 465 2 9 5 10:00 A.M. 10 271 361 3 12 2 11:00 A.M. 16 338 322 3 17 6 12:00 Noon 14 479 412 7 8 0 1:00 P.M. 14 431 367 0 10 6 2:00 P.M. 21 574 413 7 14 8 3:00 P.M. 23 656 430 19 22 12 4:00 P.M. 26 660 511 15 17 13 5:00 P.M. 25 605 552 11 15 5 Proposed Hotel DeKalb, Illinois 19 Table 6 HOTEL HOURLY TRIP GENERATION ESTIMATES ANNIE GLIDDEN ROAD WITH KNOLLS AVENUE SOUTH Inbound Outbound Southbound Northbound Eastbound Eastbound Right Turn Left Turn Right Turn Left Turn 6:00 A.M. 9 5 8 13 7:00 A.M. 10 6 9 14 8:00 A.M. 8 5 7 11 9:00 A.M. 7 4 6 9 10:00 A.M. 6 4 5 8 11:00 A.M. 5 3 5 7 12:00 Noon 7 5 5 7 1:00 P.M. 6 4 4 5 2:00 P.M. 8 5 4 6 3:00 P.M. 8 5 4 6 4:00 P.M. 11 7 6 8 5:00 P.M. 11 7 6 8 Proposed Hotel DeKalb, Illinois 20 Table 7 TRAFFIC SIGNAL WARRANT ANALYSIS ANNIE GLIDDEN ROAD WITH KNOLLS AVENUE SOUTH Annie Glidden Road Knolls Avenue South Two-Way Volume Approach Volume Time (Major Road) (Minor Approach) 6:00 A.M. 616 44 7:00 A.M. 1,017 75 b 8:00 A.M. 914 52 9:00 A.M. 732 29 10:00 A.M. 655 27 11:00 A.M. 687 35 12:00 Noon 924 20 1:00 P.M. 822 25 2:00 P.M. 1,028 32 3:00 P.M. 1,141 44 4:00 P.M. 1,230 44 5:00 P.M. 1,211 34 a: Meets Condition A (Minimum Vehicle Volume) of Warrant 1 b: Meets Condition B (Interruption of Continuous Traffic) of Warrant 1 c: Meets Conditions A and B of Warrant 1 d: Meets (Four Hour) Warrant 2 e: Meets (Peak Hour) Warrant 3 Proposed Hotel DeKalb, Illinois 21 6. Conclusion Based on the preceding analyses and recommendations, the following conclusions have been made: • Access to the development is proposed to be provided via one access drive located on the south side of Knolls Avenue South approximately 240 feet west of Annie Glidden Road at the location of the existing median break along Knolls Avenue South. Given the provision of a median break on Knolls Avenue South, it appears that access to the subject site was planned and that Knolls Avenue South was designed and constructed assuming access to the subject site opposite the median break. • The location of the access drive meets and exceeds the minimum sight distance requirements and is similar to other intersections within the neighborhood. Nevertheless, the following recommendations should be implemented to ensure the minimum sight distance requirements are met and to enhance the operation of the access drive: o The landscaping in the Knolls Avenue South median must be cut back, replaced, and/or eliminated so that the westbound Knolls Avenue South traffic and the traffic exiting the access drive have a clear and unobstructed view of one another. o Any landscaping installed along the south side of the Knolls Avenue South’s right-of-way and/or within the northern portion of the property should be at an appropriate height so that the eastbound Knolls Avenue South traffic and the traffic exiting the access drive have a clear and unobstructed view of one another. o Consideration should be given to installing an “Intersection Ahead: warning sign on Knolls Avenue South just northeast of Mason Street. • The access drive is to provide one inbound lane and two outbound lanes with the outbound lanes striped for an exclusive left-turn lane and an exclusive right-turn lane. The outbound lanes will be under stop sign control. Inbound left-turn movements to the development will be provided via the existing median break on Knolls Avenue South. • The results of the capacity analysis indicate that the critical movements at the intersections of Annie Glidden Road/Knolls Avenue South and Knolls Avenue South/access drive are projected to operate at good levels of service. As such, the roadway system has adequate reserve capacity to accommodate the hotel-generated traffic and, other than the sight distance recommendations, no additional roadway or traffic control improvements are required. • The results of the traffic signal warrant analysis conducted at the Annie Glidden Road and Knolls Avenue South intersection shows that a traffic signal is not warranted under existing or projected conditions. Proposed Hotel DeKalb, Illinois 22 Appendix Traffic Count Summary Sheets Preliminary Site Plan Level of Service Criteria Capacity Analysis Summary Sheets Sight Distance Diagrams Traffic Signal Warrants Traffic Count Summary Sheets Kenig Lindgren O'Hara Aboona, Inc. Count Name: Annie Glidden and Knolls Avenue 9575 W. Higgins Rd., Suite 400 South Site Code: Rosemont, Illinois, United States 60018 Start Date: 02/15/2018 (847)518-9990 Page No: 1 Turning Movement Data Eastbound Approach Annie Glidden Avenue Annie Glidden Avenue Eastbound Northbound Southbound Start Time U-Turn Left Right Peds App. Total U-Turn Left Thru Peds App. Total U-Turn Thru Right Peds App. Total Int. Total 7:00 AM 0 7 5 0 12 0 3 121 0 124 0 93 0 0 93 229 7:15 AM 0 18 5 0 23 0 0 173 0 173 0 115 1 0 116 312 7:30 AM 0 11 1 0 12 0 1 146 0 147 0 95 5 0 100 259 7:45 AM 0 5 0 0 5 0 0 152 0 152 0 94 2 0 96 253 Hourly Total 0 41 11 0 52 0 4 592 0 596 0 397 8 0 405 1053 8:00 AM 0 7 9 1 16 0 0 104 0 104 0 86 3 1 89 209 8:15 AM 0 4 3 0 7 0 1 125 0 126 0 100 3 0 103 236 8:30 AM 0 4 0 0 4 0 1 156 0 157 0 81 1 0 82 243 8:45 AM 0 6 1 2 7 0 2 156 0 158 0 78 4 1 82 247 Hourly Total 0 21 13 3 34 0 4 541 0 545 0 345 11 2 356 935 *** BREAK *** - - - - - - - - - - - - - - - - 11:30 AM 0 3 0 1 3 0 1 100 0 101 0 80 4 0 84 188 11:45 AM 0 5 0 0 5 0 1 89 0 90 0 86 2 0 88 183 Hourly Total 0 8 0 1 8 0 2 189 0 191 0 166 6 0 172 371 12:00 PM 0 4 0 0 4 0 2 101 0 103 0 109 4 0 113 220 12:15 PM 0 0 0 0 0 0 1 109 0 110 0 145 2 0 147 257 12:30 PM 0 0 0 1 0 0 1 95 0 96 0 111 3 0 114 210 12:45 PM 0 4 0 0 4 0 3 107 0 110 0 114 5 0 119 233 Hourly Total 0 8 0 1 8 0 7 412 0 419 0 479 14 0 493 920 1:00 PM 0 3 0 1 3 0 0 73 0 73 0 99 4 0 103 179 1:15 PM 0 1 2 0 3 0 0 100 0 100 0 101 5 2 106 209 *** BREAK *** - - - - - - - - - - - - - - - - Hourly Total 0 4 2 1 6 0 0 173 0 173 0 200 9 2 209 388 4:00 PM 0 4 4 1 8 0 0 123 0 123 0 164 6 0 170 301 4:15 PM 0 7 3 0 10 0 6 147 0 153 0 143 9 1 152 315 4:30 PM 0 4 2 0 6 0 6 128 0 134 0 171 6 0 177 317 4:45 PM 0 2 4 0 6 0 3 113 0 116 2 182 5 0 189 311 Hourly Total 0 17 13 1 30 0 15 511 0 526 2 660 26 1 688 1244 5:00 PM 0 3 0 0 3 0 2 136 0 138 0 181 4 0 185 326 5:15 PM 0 3 0 0 3 0 4 142 0 146 0 152 3 0 155 304 5:30 PM 0 4 3 2 7 0 4 150 0 154 0 142 8 0 150 311 5:45 PM 0 5 2 1 7 0 1 124 0 125 0 130 10 0 140 272 Hourly Total 0 15 5 3 20 0 11 552 0 563 0 605 25 0 630 1213 Grand Total 0 114 44 10 158 0 43 2970 0 3013 2 2852 99 5 2953 6124 Approach % 0.0 72.2 27.8 - - 0.0 1.4 98.6 - - 0.1 96.6 3.4 - - - Total % 0.0 1.9 0.7 - 2.6 0.0 0.7 48.5 - 49.2 0.0 46.6 1.6 - 48.2 - Lights 0 111 41 - 152 0 43 2849 - 2892 2 2738 96 - 2836 5880 % Lights - 97.4 93.2 - 96.2 - 100.0 95.9 - 96.0 100.0 96.0 97.0 - 96.0 96.0 Buses 0 3 3 - 6 0 0 73 - 73 0 70 3 - 73 152 % Buses - 2.6 6.8 - 3.8 - 0.0 2.5 - 2.4 0.0 2.5 3.0 - 2.5 2.5 Single-Unit Trucks 0 0 0 - 0 0 0 27 - 27 0 21 0 - 21 48 % Single-Unit Trucks - 0.0 0.0 - 0.0 - 0.0 0.9 - 0.9 0.0 0.7 0.0 - 0.7 0.8 Articulated Trucks 0 0 0 - 0 0 0 21 - 21 0 23 0 - 23 44 % Articulated Trucks - 0.0 0.0 - 0.0 - 0.0 0.7 - 0.7 0.0 0.8 0.0 - 0.8 0.7 Bicycles on Road 0 0 0 - 0 0 0 0 - 0 0 0 0 - 0 0 % Bicycles on Road - 0.0 0.0 - 0.0 - 0.0 0.0 - 0.0 0.0 0.0 0.0 - 0.0 0.0 Pedestrians - - - 10 - - - - 0 - - - - 5 - - % Pedestrians - - - 100.0 - - - - - - - - - 100.0 - - Kenig Lindgren O'Hara Aboona, Inc. Count Name: Annie Glidden and Knolls Avenue 9575 W. Higgins Rd., Suite 400 South Site Code: Rosemont, Illinois, United States 60018 Start Date: 02/15/2018 (847)518-9990 Page No: 3 Turning Movement Peak Hour Data (7:00 AM) Eastbound Approach Annie Glidden Avenue Annie Glidden Avenue Eastbound Northbound Southbound Start Time U-Turn Left Right Peds App. Total U-Turn Left Thru Peds App. Total U-Turn Thru Right Peds App. Total Int. Total 7:00 AM 0 7 5 0 12 0 3 121 0 124 0 93 0 0 93 229 7:15 AM 0 18 5 0 23 0 0 173 0 173 0 115 1 0 116 312 7:30 AM 0 11 1 0 12 0 1 146 0 147 0 95 5 0 100 259 7:45 AM 0 5 0 0 5 0 0 152 0 152 0 94 2 0 96 253 Total 0 41 11 0 52 0 4 592 0 596 0 397 8 0 405 1053 Approach % 0.0 78.8 21.2 - - 0.0 0.7 99.3 - - 0.0 98.0 2.0 - - - Total % 0.0 3.9 1.0 - 4.9 0.0 0.4 56.2 - 56.6 0.0 37.7 0.8 - 38.5 - PHF 0.000 0.569 0.550 - 0.565 0.000 0.333 0.855 - 0.861 0.000 0.863 0.400 - 0.873 0.844 Lights 0 39 10 - 49 0 4 557 - 561 0 374 8 - 382 992 % Lights - 95.1 90.9 - 94.2 - 100.0 94.1 - 94.1 - 94.2 100.0 - 94.3 94.2 Buses 0 2 1 - 3 0 0 25 - 25 0 15 0 - 15 43 % Buses - 4.9 9.1 - 5.8 - 0.0 4.2 - 4.2 - 3.8 0.0 - 3.7 4.1 Single-Unit Trucks 0 0 0 - 0 0 0 6 - 6 0 2 0 - 2 8 % Single-Unit Trucks - 0.0 0.0 - 0.0 - 0.0 1.0 - 1.0 - 0.5 0.0 - 0.5 0.8 Articulated Trucks 0 0 0 - 0 0 0 4 - 4 0 6 0 - 6 10 % Articulated Trucks - 0.0 0.0 - 0.0 - 0.0 0.7 - 0.7 - 1.5 0.0 - 1.5 0.9 Bicycles on Road 0 0 0 - 0 0 0 0 - 0 0 0 0 - 0 0 % Bicycles on Road - 0.0 0.0 - 0.0 - 0.0 0.0 - 0.0 - 0.0 0.0 - 0.0 0.0 Pedestrians - - - 0 - - - - 0 - - - - 0 - - % Pedestrians - - - - - - - - - - - - - - - - Kenig Lindgren O'Hara Aboona, Inc. Count Name: Annie Glidden and Knolls Avenue 9575 W. Higgins Rd., Suite 400 South Site Code: Rosemont, Illinois, United States 60018 Start Date: 02/15/2018 (847)518-9990 Page No: 4 Turning Movement Peak Hour Data (12:00 PM) Eastbound Approach Annie Glidden Avenue Annie Glidden Avenue Eastbound Northbound Southbound Start Time U-Turn Left Right Peds App. Total U-Turn Left Thru Peds App. Total U-Turn Thru Right Peds App. Total Int. Total 12:00 PM 0 4 0 0 4 0 2 101 0 103 0 109 4 0 113 220 12:15 PM 0 0 0 0 0 0 1 109 0 110 0 145 2 0 147 257 12:30 PM 0 0 0 1 0 0 1 95 0 96 0 111 3 0 114 210 12:45 PM 0 4 0 0 4 0 3 107 0 110 0 114 5 0 119 233 Total 0 8 0 1 8 0 7 412 0 419 0 479 14 0 493 920 Approach % 0.0 100.0 0.0 - - 0.0 1.7 98.3 - - 0.0 97.2 2.8 - - - Total % 0.0 0.9 0.0 - 0.9 0.0 0.8 44.8 - 45.5 0.0 52.1 1.5 - 53.6 - PHF 0.000 0.500 0.000 - 0.500 0.000 0.583 0.945 - 0.952 0.000 0.826 0.700 - 0.838 0.895 Lights 0 7 0 - 7 0 7 394 - 401 0 462 14 - 476 884 % Lights - 87.5 - - 87.5 - 100.0 95.6 - 95.7 - 96.5 100.0 - 96.6 96.1 Buses 0 1 0 - 1 0 0 8 - 8 0 7 0 - 7 16 % Buses - 12.5 - - 12.5 - 0.0 1.9 - 1.9 - 1.5 0.0 - 1.4 1.7 Single-Unit Trucks 0 0 0 - 0 0 0 5 - 5 0 6 0 - 6 11 % Single-Unit Trucks - 0.0 - - 0.0 - 0.0 1.2 - 1.2 - 1.3 0.0 - 1.2 1.2 Articulated Trucks 0 0 0 - 0 0 0 5 - 5 0 4 0 - 4 9 % Articulated Trucks - 0.0 - - 0.0 - 0.0 1.2 - 1.2 - 0.8 0.0 - 0.8 1.0 Bicycles on Road 0 0 0 - 0 0 0 0 - 0 0 0 0 - 0 0 % Bicycles on Road - 0.0 - - 0.0 - 0.0 0.0 - 0.0 - 0.0 0.0 - 0.0 0.0 Pedestrians - - - 1 - - - - 0 - - - - 0 - - % Pedestrians - - - 100.0 - - - - - - - - - - - - Kenig Lindgren O'Hara Aboona, Inc. Count Name: Annie Glidden and Knolls Avenue 9575 W. Higgins Rd., Suite 400 South Site Code: Rosemont, Illinois, United States 60018 Start Date: 02/15/2018 (847)518-9990 Page No: 5 Turning Movement Peak Hour Data (4:15 PM) Eastbound Approach Annie Glidden Avenue Annie Glidden Avenue Eastbound Northbound Southbound Start Time U-Turn Left Right Peds App. Total U-Turn Left Thru Peds App. Total U-Turn Thru Right Peds App. Total Int. Total 4:15 PM 0 7 3 0 10 0 6 147 0 153 0 143 9 1 152 315 4:30 PM 0 4 2 0 6 0 6 128 0 134 0 171 6 0 177 317 4:45 PM 0 2 4 0 6 0 3 113 0 116 2 182 5 0 189 311 5:00 PM 0 3 0 0 3 0 2 136 0 138 0 181 4 0 185 326 Total 0 16 9 0 25 0 17 524 0 541 2 677 24 1 703 1269 Approach % 0.0 64.0 36.0 - - 0.0 3.1 96.9 - - 0.3 96.3 3.4 - - - Total % 0.0 1.3 0.7 - 2.0 0.0 1.3 41.3 - 42.6 0.2 53.3 1.9 - 55.4 - PHF 0.000 0.571 0.563 - 0.625 0.000 0.708 0.891 - 0.884 0.250 0.930 0.667 - 0.930 0.973 Lights 0 16 9 - 25 0 17 508 - 525 2 662 24 - 688 1238 % Lights - 100.0 100.0 - 100.0 - 100.0 96.9 - 97.0 100.0 97.8 100.0 - 97.9 97.6 Buses 0 0 0 - 0 0 0 10 - 10 0 11 0 - 11 21 % Buses - 0.0 0.0 - 0.0 - 0.0 1.9 - 1.8 0.0 1.6 0.0 - 1.6 1.7 Single-Unit Trucks 0 0 0 - 0 0 0 1 - 1 0 3 0 - 3 4 % Single-Unit Trucks - 0.0 0.0 - 0.0 - 0.0 0.2 - 0.2 0.0 0.4 0.0 - 0.4 0.3 Articulated Trucks 0 0 0 - 0 0 0 5 - 5 0 1 0 - 1 6 % Articulated Trucks - 0.0 0.0 - 0.0 - 0.0 1.0 - 0.9 0.0 0.1 0.0 - 0.1 0.5 Bicycles on Road 0 0 0 - 0 0 0 0 - 0 0 0 0 - 0 0 % Bicycles on Road - 0.0 0.0 - 0.0 - 0.0 0.0 - 0.0 0.0 0.0 0.0 - 0.0 0.0 Pedestrians - - - 0 - - - - 0 - - - - 1 - - % Pedestrians - - - - - - - - - - - - - 100.0 - - Kenig Lindgren O'Hara Aboona, Inc. Count Name: Annie Glidden and Knolls Avenue 9575 W. Higgins Rd., Suite 400 South (Saturday) Site Code: Rosemont, Illinois, United States 60018 Start Date: 02/24/2018 (847)518-9990 Page No: 1 Turning Movement Data Knolls Avenue South Annie Glidden Avenue Annie Glidden Avenue Eastbound Northbound Southbound Start Time U-Turn Left Right Peds App. Total U-Turn Left Thru Peds App. Total U-Turn Thru Right Peds App. Total Int. Total 12:00 PM 0 7 6 1 13 0 4 122 1 126 0 155 11 1 166 305 12:15 PM 0 3 4 0 7 1 1 118 0 120 0 133 3 0 136 263 12:30 PM 0 0 2 0 2 0 1 108 0 109 0 117 2 0 119 230 12:45 PM 0 6 5 0 11 0 2 112 0 114 0 149 7 1 156 281 Hourly Total 0 16 17 1 33 1 8 460 1 469 0 554 23 2 577 1079 1:00 PM 0 3 1 0 4 0 1 109 0 110 0 123 4 0 127 241 1:15 PM 0 2 1 0 3 0 3 123 0 126 0 110 6 0 116 245 1:30 PM 0 4 1 0 5 0 0 104 0 104 0 122 0 0 122 231 1:45 PM 0 5 1 1 6 0 8 107 0 115 0 170 2 0 172 293 Hourly Total 0 14 4 1 18 0 12 443 0 455 0 525 12 0 537 1010 2:00 PM 0 0 0 0 0 0 0 1 0 1 0 0 0 0 0 1 Grand Total 0 30 21 2 51 1 20 904 1 925 0 1079 35 2 1114 2090 Approach % 0.0 58.8 41.2 - - 0.1 2.2 97.7 - - 0.0 96.9 3.1 - - - Total % 0.0 1.4 1.0 - 2.4 0.0 1.0 43.3 - 44.3 0.0 51.6 1.7 - 53.3 - Lights 0 30 21 - 51 1 20 896 - 917 0 1072 35 - 1107 2075 % Lights - 100.0 100.0 - 100.0 100.0 100.0 99.1 - 99.1 - 99.4 100.0 - 99.4 99.3 Buses 0 0 0 - 0 0 0 3 - 3 0 5 0 - 5 8 % Buses - 0.0 0.0 - 0.0 0.0 0.0 0.3 - 0.3 - 0.5 0.0 - 0.4 0.4 Single-Unit Trucks 0 0 0 - 0 0 0 3 - 3 0 1 0 - 1 4 % Single-Unit Trucks - 0.0 0.0 - 0.0 0.0 0.0 0.3 - 0.3 - 0.1 0.0 - 0.1 0.2 Articulated Trucks 0 0 0 - 0 0 0 2 - 2 0 1 0 - 1 3 % Articulated Trucks - 0.0 0.0 - 0.0 0.0 0.0 0.2 - 0.2 - 0.1 0.0 - 0.1 0.1 Bicycles on Road 0 0 0 - 0 0 0 0 - 0 0 0 0 - 0 0 % Bicycles on Road - 0.0 0.0 - 0.0 0.0 0.0 0.0 - 0.0 - 0.0 0.0 - 0.0 0.0 Pedestrians - - - 2 - - - - 1 - - - - 2 - - % Pedestrians - - - 100.0 - - - - 100.0 - - - - 100.0 - - Kenig Lindgren O'Hara Aboona, Inc. Count Name: Annie Glidden and Knolls Avenue 9575 W. Higgins Rd., Suite 400 South (Saturday) Site Code: Rosemont, Illinois, United States 60018 Start Date: 02/24/2018 (847)518-9990 Page No: 2 Turning Movement Peak Hour Data (12:00 PM) Knolls Avenue South Annie Glidden Avenue Annie Glidden Avenue Eastbound Northbound Southbound Start Time U-Turn Left Right Peds App. Total U-Turn Left Thru Peds App. Total U-Turn Thru Right Peds App. Total Int. Total 12:00 PM 0 7 6 1 13 0 4 122 1 126 0 155 11 1 166 305 12:15 PM 0 3 4 0 7 1 1 118 0 120 0 133 3 0 136 263 12:30 PM 0 0 2 0 2 0 1 108 0 109 0 117 2 0 119 230 12:45 PM 0 6 5 0 11 0 2 112 0 114 0 149 7 1 156 281 Total 0 16 17 1 33 1 8 460 1 469 0 554 23 2 577 1079 Approach % 0.0 48.5 51.5 - - 0.2 1.7 98.1 - - 0.0 96.0 4.0 - - - Total % 0.0 1.5 1.6 - 3.1 0.1 0.7 42.6 - 43.5 0.0 51.3 2.1 - 53.5 - PHF 0.000 0.571 0.708 - 0.635 0.250 0.500 0.943 - 0.931 0.000 0.894 0.523 - 0.869 0.884 Lights 0 16 17 - 33 1 8 456 - 465 0 551 23 - 574 1072 % Lights - 100.0 100.0 - 100.0 100.0 100.0 99.1 - 99.1 - 99.5 100.0 - 99.5 99.4 Buses 0 0 0 - 0 0 0 2 - 2 0 1 0 - 1 3 % Buses - 0.0 0.0 - 0.0 0.0 0.0 0.4 - 0.4 - 0.2 0.0 - 0.2 0.3 Single-Unit Trucks 0 0 0 - 0 0 0 2 - 2 0 1 0 - 1 3 % Single-Unit Trucks - 0.0 0.0 - 0.0 0.0 0.0 0.4 - 0.4 - 0.2 0.0 - 0.2 0.3 Articulated Trucks 0 0 0 - 0 0 0 0 - 0 0 1 0 - 1 1 % Articulated Trucks - 0.0 0.0 - 0.0 0.0 0.0 0.0 - 0.0 - 0.2 0.0 - 0.2 0.1 Bicycles on Road 0 0 0 - 0 0 0 0 - 0 0 0 0 - 0 0 % Bicycles on Road - 0.0 0.0 - 0.0 0.0 0.0 0.0 - 0.0 - 0.0 0.0 - 0.0 0.0 Pedestrians - - - 1 - - - - 1 - - - - 2 - - % Pedestrians - - - 100.0 - - - - 100.0 - - - - 100.0 - - Preliminary Site Plan Level of Service Criteria LEVEL OF SERVICE CRITERIA Signalized Intersections Average Control Level of Delay Service Interpretation (seconds per vehicle) A Favorable progression. Most vehicles arrive during the 10 green indication and travel through the intersection without stopping. B Good progression, with more vehicles stopping than for >10 - 20 Level of Service A. C Individual cycle failures (i.e., one or more queued vehicles >20 - 35 are not able to depart as a result of insufficient capacity during the cycle) may begin to appear. Number of vehicles stopping is significant, although many vehicles still pass through the intersection without stopping. D The volume-to-capacity ratio is high and either progression >35 - 55 is ineffective or the cycle length is too long. Many vehicles stop and individual cycle failures are noticeable. E Progression is unfavorable. The volume-to-capacity ratio >55 - 80 is high and the cycle length is long. Individual cycle failures are frequent. F The volume-to-capacity ratio is very high, progression is >80.0 very poor, and the cycle length is long. Most cycles fail to clear the queue. Unsignalized Intersections Level of Service Average Total Delay (SEC/VEH) A 0 - 10 B > 10 - 15 C > 15 - 25 D > 25 - 35 E > 35 - 50 F > 50 Source: Highway Capacity Manual, 2010. Capacity Analysis Summary Sheets Capacity Analysis Summary Sheets Existing Weekday Morning Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2018 North/South Street Annie Glidden Road Time Analyzed Existing Morning Peak Peak Hour Factor 0.84 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 41 11 4 592 397 8 Percent Heavy Vehicles (%) 5 9 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 49 13 5 Capacity, c (veh/h) 299 745 1090 v/c Ratio 0.16 0.02 0.00 95% Queue Length, Q₉₅ (veh) 0.6 0.1 0.0 Control Delay (s/veh) 19.4 9.9 8.3 Level of Service, LOS C A A Approach Delay (s/veh) 17.4 0.1 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:32:52 AM AMEX.xtw Capacity Analysis Summary Sheets Existing Weekday Midday Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2018 North/South Street Annie Glidden Road Time Analyzed Existing Midday Peak Peak Hour Factor 0.90 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 8 0 7 412 479 14 Percent Heavy Vehicles (%) 12 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 9 0 8 Capacity, c (veh/h) 311 738 1032 v/c Ratio 0.03 0.00 0.01 95% Queue Length, Q₉₅ (veh) 0.1 0.0 0.0 Control Delay (s/veh) 16.9 9.9 8.5 Level of Service, LOS C A A Approach Delay (s/veh) 16.9 0.1 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:33:20 AM MDEX.xtw Capacity Analysis Summary Sheets Existing Weekday Evening Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2018 North/South Street Annie Glidden Road Time Analyzed Existing Evening Peak Peak Hour Factor 0.97 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 16 9 17 524 677 24 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 16 9 18 Capacity, c (veh/h) 237 653 889 v/c Ratio 0.07 0.01 0.02 95% Queue Length, Q₉₅ (veh) 0.2 0.0 0.1 Control Delay (s/veh) 21.3 10.6 9.1 Level of Service, LOS C B A Approach Delay (s/veh) 17.4 0.3 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:34:41 AM PMEX.xtw Capacity Analysis Summary Sheets Existing Saturday Midday Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2018 North/South Street Annie Glidden Road Time Analyzed Existing Saturday Peak Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 16 17 8 460 554 23 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 18 19 9 Capacity, c (veh/h) 275 687 941 v/c Ratio 0.07 0.03 0.01 95% Queue Length, Q₉₅ (veh) 0.2 0.1 0.0 Control Delay (s/veh) 19.0 10.4 8.9 Level of Service, LOS C B A Approach Delay (s/veh) 14.6 0.1 Approach LOS B Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:35:20 AM STEX.xtw Capacity Analysis Summary Sheets Projected Weekday Morning Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2024 North/South Street Annie Glidden Road Time Analyzed Projected Morning Peak Peak Hour Factor 0.84 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 55 15 10 734 492 18 Percent Heavy Vehicles (%) 5 9 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 7.5 6.9 4.1 Critical Headway (sec) 6.90 7.08 4.10 Base Follow-Up Headway (sec) 3.5 3.3 2.2 Follow-Up Headway (sec) 3.55 3.39 2.20 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 65 18 12 Capacity, c (veh/h) 216 683 981 v/c Ratio 0.30 0.03 0.01 95% Queue Length, Q₉₅ (veh) 1.2 0.1 0.0 Control Delay (s/veh) 28.7 10.4 8.7 Level of Service, LOS D B A Approach Delay (s/veh) 24.7 0.1 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:27:17 AM AMFT.xtw HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Knolls and Site Access Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 3/1/2018 East/West Street Knolls Ave S Analysis Year 2024 North/South Street Site Access Drive Time Analyzed Projected Morning Peak Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb IL Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 1 0 1 0 0 0 Configuration TR LT L R Volume, V (veh/h) 52 0 16 12 0 23 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 17 0 25 Capacity, c (veh/h) 1561 889 1015 v/c Ratio 0.01 0.00 0.02 95% Queue Length, Q₉₅ (veh) 0.0 0.0 0.1 Control Delay (s/veh) 7.3 9.0 8.6 Level of Service, LOS A A A Approach Delay (s/veh) 4.2 8.6 Approach LOS A Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/1/2018 3:10:48 PM AMFT - Site.xtw Capacity Analysis Summary Sheets Projected Weekday Midday Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2024 North/South Street Annie Glidden Road Time Analyzed Projected Midday Peak Peak Hour Factor 0.90 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 15 5 12 511 594 21 Percent Heavy Vehicles (%) 12 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 17 6 13 Capacity, c (veh/h) 230 672 920 v/c Ratio 0.07 0.01 0.01 95% Queue Length, Q₉₅ (veh) 0.2 0.0 0.0 Control Delay (s/veh) 21.9 10.4 9.0 Level of Service, LOS C B A Approach Delay (s/veh) 18.9 0.2 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:32:12 AM MDFT.xtw HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Knolls and Site Access Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 3/1/2018 East/West Street Knolls Ave S Analysis Year 2024 North/South Street Site Access Drive Time Analyzed Projected MiddayPeak Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb IL Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 1 0 1 0 0 0 Configuration TR LT L R Volume, V (veh/h) 8 0 12 21 0 12 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 13 0 13 Capacity, c (veh/h) 1624 947 1079 v/c Ratio 0.01 0.00 0.01 95% Queue Length, Q₉₅ (veh) 0.0 0.0 0.0 Control Delay (s/veh) 7.2 8.8 8.4 Level of Service, LOS A A A Approach Delay (s/veh) 2.6 8.4 Approach LOS A Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/1/2018 3:12:00 PM MDFT - Site.xtw Capacity Analysis Summary Sheets Projected Weekday Evening Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2024 North/South Street Annie Glidden Road Time Analyzed Projected Evening Peak Peak Hour Factor 0.97 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 24 15 24 650 839 35 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 25 15 25 Capacity, c (veh/h) 162 577 763 v/c Ratio 0.15 0.03 0.03 95% Queue Length, Q₉₅ (veh) 0.5 0.1 0.1 Control Delay (s/veh) 31.2 11.4 9.9 Level of Service, LOS D B A Approach Delay (s/veh) 23.8 0.4 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:29:31 AM PMFT.xtw HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Knolls and Site Access Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 3/1/2018 East/West Street Knolls Ave S Analysis Year 2024 North/South Street Site Access Drive Time Analyzed Projected Evening Peak Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb IL Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 1 0 1 0 0 0 Configuration TR LT L R Volume, V (veh/h) 25 0 18 41 0 14 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 20 0 15 Capacity, c (veh/h) 1600 879 1054 v/c Ratio 0.01 0.00 0.01 95% Queue Length, Q₉₅ (veh) 0.0 0.0 0.0 Control Delay (s/veh) 7.3 9.1 8.5 Level of Service, LOS A A A Approach Delay (s/veh) 2.3 8.5 Approach LOS A Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/1/2018 3:12:25 PM PMFT - Site.xtw Capacity Analysis Summary Sheets Projected Saturday Midday Peak Hour Conditions HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Annie Glidden and Knolls Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 2/23/2018 East/West Street Knolls Avenue South Analysis Year 2024 North/South Street Annie Glidden Road Time Analyzed Projected Saturday Peak Peak Hour Factor 0.88 Intersection Orientation North-South Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb Lanes Major Street: North-South Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 10 11 12 7 8 9 1U 1 2 3 4U 4 5 6 Number of Lanes 1 0 1 0 0 0 0 1 2 0 0 0 2 1 Configuration L R L T T R Volume, V (veh/h) 30 27 17 570 770 36 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 34 31 19 Capacity, c (veh/h) 167 572 753 v/c Ratio 0.20 0.05 0.03 95% Queue Length, Q₉₅ (veh) 0.7 0.2 0.1 Control Delay (s/veh) 32.1 11.7 9.9 Level of Service, LOS D B A Approach Delay (s/veh) 22.3 0.3 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/12/2018 9:35:48 AM STFT.xtw HCS7 Two-Way Stop-Control Report General Information Site Information Analyst ANB Intersection Knolls and Site Access Agency/Co. KLOA, Inc. Jurisdiction IDOT Date Performed 3/1/2018 East/West Street Knolls Ave S Analysis Year 2024 North/South Street Site Access Drive Time Analyzed Projected Saturday Peak Peak Hour Factor 0.92 Intersection Orientation East-West Analysis Time Period (hrs) 0.25 Project Description Proposed Hotel, Dekalb IL Lanes Major Street: East-West Vehicle Volumes and Adjustments Approach Eastbound Westbound Northbound Southbound Movement U L T R U L T R U L T R U L T R Priority 1U 1 2 3 4U 4 5 6 7 8 9 10 11 12 Number of Lanes 0 0 1 0 0 0 1 0 1 0 1 0 0 0 Configuration TR LT L R Volume, V (veh/h) 33 0 22 41 0 24 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No No No No Median Type/Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) Critical Headway (sec) Base Follow-Up Headway (sec) Follow-Up Headway (sec) Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 24 0 26 Capacity, c (veh/h) 1588 857 1042 v/c Ratio 0.02 0.00 0.02 95% Queue Length, Q₉₅ (veh) 0.0 0.0 0.1 Control Delay (s/veh) 7.3 9.2 8.5 Level of Service, LOS A A A Approach Delay (s/veh) 2.6 8.5 Approach LOS A Copyright © 2018 University of Florida. All Rights Reserved. HCS7™ TWSC Version 7.2.1 Generated: 3/1/2018 3:12:49 PM STFT - Site.xtw Sight Distance Diagrams Traffic Signal Warrants Warrants Summary Report 1: Annie Glidden Road/Knolls Ave South Intersection Information: Major Street Minor Street Street Name Annie Glidden Road Knolls Avenue South Direction NB/SB EB Number of Lanes 2 2 Approach Speed 40 30 Warrant Met? Notes Warrant 1, Eight-Hour Vehicular Volume No Condition A or B Met? No 0 Hours met (8 required) Condition A and B Met? No 0 Hours met (8 required) Warrant 2, Four-Hour Vehicular Volume No 0 Hours met (4 required) Warrant 3, Peak Hour No Condition A Met? No 0 Hours met (1 required) Condition B Met? No 0 Hours met (1 required) Federal 2009 1 Warrant 1: Eight-hour Vehicular Volume 1: Annie Glidden Road/Knolls Ave South Intersection Information: Major Street Annie Glidden Road Major Direction NB/SB Minor Direction EB Warrant 1 Met? No Details: Condition A or B Met? No 0 Hours met (8 required) Condition A and B Met? No 0 Hours met (8 required) 100% Standard 80% Standard Condition A Condition B Condition A Condition B Met? Cond. A Met? Cond. A Major OR Cond. B AND Cond. B Street Volume Volume Volume Volume High- Volume Volume Volume Volume Vehicles >= 100% >= 80% >= 100% >= 80% volume >= 100% >= 80% >= 100% >= 80% (total of column column column column Minor column column column column Conditio Conditio Conditio Conditio Hour both (600)? (480)? (900)? (720)? Approac (200)? (160)? (100)? (80)? nA nB n A 80% n B 80% approac h 100% 100% Column Column hes) Vehicles Column Column 06:00 to 07:00 760 Yes Yes No Yes 44 No No No No No No No No 07:00 to 08:00 1254 Yes Yes Yes Yes 75 No No No No No No No No 08:00 to 09:00 1127 Yes Yes Yes Yes 52 No No No No No No No No 09:00 to 10:00 903 Yes Yes Yes Yes 29 No No No No No No No No 10:00 to 11:00 807 Yes Yes No Yes 27 No No No No No No No No 11:00 to 12:00 845 Yes Yes No Yes 35 No No No No No No No No 12:00 to 13:00 1138 Yes Yes Yes Yes 20 No No No No No No No No 13:00 to 14:00 1013 Yes Yes Yes Yes 25 No No No No No No No No 14:00 to 15:00 1265 Yes Yes Yes Yes 32 No No No No No No No No 15:00 to 16:00 1401 Yes Yes Yes Yes 44 No No No No No No No No Federal 2009 2 16:00 to 17:00 1511 Yes Yes Yes Yes 44 No No No No No No No No 17:00 to 18:00 1488 Yes Yes Yes Yes 34 No No No No No No No No Federal 2009 3 Warrant 2: Four-hour Vehicular Volume 1: Annie Glidden Road/Knolls Ave South Intersection Information Major Street Minor Street Street Name Annie Glidden Road Knolls Avenue South Direction NB/SB EB Number of Lanes 2 2 Approach Speed 40 30 Warrant 2 Met? No Details: Notes: 0 Hours met (4 required) Low Population? No Federal 2009 4 Hourly Volumes Hour Major Street Total of both approaches (VPH) Minor Street Highest volume approach (VPH) 00:00:00 - 01:00:00 0.00 0.00 01:00:00 - 02:00:00 0.00 0.00 02:00:00 - 03:00:00 0.00 0.00 03:00:00 - 04:00:00 0.00 0.00 04:00:00 - 05:00:00 0.00 0.00 05:00:00 - 06:00:00 0.00 0.00 06:00:00 - 07:00:00 760.00 44.00 07:00:00 - 08:00:00 1,254.00 75.00 08:00:00 - 09:00:00 1,127.00 52.00 09:00:00 - 10:00:00 903.00 29.00 10:00:00 - 11:00:00 807.00 27.00 11:00:00 - 12:00:00 845.00 35.00 12:00:00 - 13:00:00 1,138.00 20.00 13:00:00 - 14:00:00 1,013.00 25.00 14:00:00 - 15:00:00 1,265.00 32.00 15:00:00 - 16:00:00 1,401.00 44.00 16:00:00 - 17:00:00 1,511.00 44.00 17:00:00 - 18:00:00 1,488.00 34.00 18:00:00 - 19:00:00 0.00 0.00 19:00:00 - 20:00:00 0.00 0.00 20:00:00 - 21:00:00 0.00 0.00 21:00:00 - 22:00:00 0.00 0.00 22:00:00 - 23:00:00 0.00 0.00 23:00:00 - 00:00:00 0.00 0.00 Federal 2009 2 3/12/2018 Federal 2009 5 Warranted Hours Hour Major Volume Minor Volume Note: Only data of hours warranted is represented in the above table. Federal 2009 6 Warrant 3: Peak Hour 1: Annie Glidden Road/Knolls Ave South Intersection Information: Major Street Minor Street Street Name Annie Glidden Road Knolls Avenue South Direction NB/SB EB Number of Lanes 2 2 Approach Speed 40 30 Warrant 3 Met? No Details: Low Population? No Condition A Met? No Notes: 0 Hours met (1 required) Minor Approach Time Delay Condition Not Met Minor Approach Volume Condition Not Met Total Entering Intersection Volume Condition Not Met Condition B Met? No Notes: 0 Hours met (1 required) Federal 2009 7 Warrant 3 Note: Please turn over for volume information. Federal 2009 8 Warranted / Unwarranted Major Street Total of both Minor Street Highest volume Hour approaches (VPH) approach (VPH) 6:00 760 44 7:00 1254 75 8:00 1127 52 9:00 903 29 10:00 807 27 11:00 845 35 12:00 1138 20 13:00 1013 25 14:00 1265 32 15:00 1401 44 16:00 1511 44 17:00 1488 34 Federal 2009 3 3/12/2018 Federal 2009 9 COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT July 13, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Amendment to Special Use Ordinance No. 2016-006 to modify the wall signage regulations on the building located at the southwest corner of E. Lincoln Highway and S. 5th St. I. GENERAL INFORMATION A. Purpose Approval of amendment to Special Use Ordinance No. 2016-006 to modify the wall signage regulations on the building to allow the placement of a wall sign for Dunkin Donuts B. Location/Size 444-460 E. Lincoln Highway/.35 acres C. Petitioner Dipak Patel on behalf of KV & Sons LLC, DeKalb 2 D. Existing Zoning Central Business District E. Existing Land Use Commercial F. Proposed Land Use Commercial G. Surrounding Zoning and Land Use North: CBD – Park, RR, Restaurant South: CBD– Vacant Building East: CBD– Various Commercial Uses West: CBD– Various Commercial Use H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS An approximately 7,400 sq. ft. commercial building at the southwest corner of E. Lincoln Highway and S. 5th St. was completed in 2017 and currently contains a Subway, Marcos Pizza and DeKalb Liquor. Dunkin Donuts is proposing to locate in the vacant tenant space at the east end of the building and will include a drive-thru at the rear of the building. The City approved Ordinance 2016-006 on February 22, 2016, which granted a Special Use Permit for a drive through for a future Dunkin Donuts. The Special Use Permit also approved the “facilities as depicted in the plans and application included within the Planning and Zoning Commission backup materials….” The special use permit application included a description of the proposed wall signs on the building (see attached Note G: Signage). Note G indicates there will be one box sign for all the tenants on both sides of the building (east and west sides), with each being 80 sq. ft. (8’ wide and 10’ high). In addition, the front of the building (facing E. Lincoln Hwy) was to have a total of 240 sq. ft. of wall signage. Both the east and west sides of the building have a box sign at 72 sq. ft. listing all three current tenants and there are individual wall signs on the north side of the building advertising each of the three existing businesses. Photos of the building from S. 5th St. and E. Lincoln Highway are provided on the next page. Dunkin Donuts is proposing a 30 sq. ft. wall sign on the north side of the building facing E. Lincoln Highway that will hang under the existing steel beam and would be in compliance with the maximum square footage allowed per the Ordinance approving the Special Use Permit. They are also proposing a Dunkin Donuts sign at 30 sq. ft. along the east side of the building that will hang just under the existing steel beam (see attached drawings). The applicant is proposing to replace the existing 72 sq. ft. multi-tenant sign (box sign) on the east side of the building with a new 48 sq. ft. multi-tenant sign (box sign). The overall square footage of the wall signs on the east side of the building will be 78 sq. ft., which will still be under the 80 sq. ft. allowed in their Special Use Permit Ordinance. It should be noted the wall signs on the east side of the building would be in compliance with the maximum size allowed for walls sign in the Unified Development Ordinance (UDO) for the CBD, which states the “total allowable area of wall signs shall not exceed one (1) square foot per lineal foot of building frontage upon which the sign is affixed”. The length of the east side of the building is 80 feet. Page 2 of 5 View from S. 5th St. View from E. Lincoln Highway Page 3 of 5 III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The overall square footage for the two wall signs on the east side of the building will not exceed the maximum allowed per the Special Use Permit Ordinance and are broken down between two signs instead of one. The proposed signs comply with all the other regulations of the “CBD” Central Business District and the UDO. 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The changes in the proposed signage will not be detrimental to the property values of the area. The overall square footage of the wall signage on the east side of the building will be the similar to the existing signage will be contained in two signs instead of one. 3. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the special use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. The special use will not dominate the immediate area and will not prevent development on the neighboring properties. The amendment to the special use permit will allow a proposed tenant to properly advertise their business along S. 5th St. and E. Lincoln Highway. 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. Adequate public services are already provided to the subject site. 5. The proposed use, where such developments and uses are deemed consistent with good planning practice, or can be operated in a manner that is not detrimental to the permitted developments and uses in the district; can be developed and operated in a manner that is visually compatible with the permitted uses in the surrounding area; shall in all other respects conform to the applicable regulations of the district in which it is located; and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the City of DeKalb. The proposed changes in the wall signage will not be detrimental to the permitted developments and uses on the site or to the surrounding area. The proposed signs will allow the Dunkin Donuts to have adequate signage for westbound traffic along E. Lincoln Highway. Page 4 of 5 IV. CONCLUSIONS AND RECOMMENDATIONS Sample Special Use Permit Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of an amendment to Special Use Ordinance No. 2016-006 to modify the wall signage regulations on the building to allow one multi-tenant wall sign (box sign) and one tenant wall sign on the east side of the building not to exceed 78 sq. ft. in total area for the subject property per the signs details attached as Exhibit A. Page 5 of 5 EXHIBIT A new sign LEFT SIDE (EAST) ELE under Metal TOwfl'iilGN#IGCI.OC4TION·OVDlll':ICII� Replacing existing 9'x8' to 8'x6' WW.. �NDONUT�•lltt!JrMl[CTlCIMAlSk",tlP(JI SCALE: 1/16" = 1'-0" OIJIM!llllST�.UNC>nSll'.tN.rt�r-11LC. �WR•l'HIGt!DUMIClfDIIM•n&rgc,i, UICJCR---------� Beam W,Al,l,Tll'P/iffT•N.I.(. cp � I li ---------------------- 0� .. W"",r,,; -�1'.IOl} _ _....� ·----------f-···•--·•• -- f------------------13'-0 5/16" ___________________, �---- 3'-31/4" ----� 1 �---- 3'-0" ----� l •I 53 �• DUNKIN' BLADE SIGN DETAIL SCALE: 1/2" = 1'-0" i! BLADE SIGN DETAIL SCALE: 1/2" = 1'-0" e e Pe rs an a NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation. Customer: Date: Prepared By: Note: Col1routput ma. not beexactm """"9 rr l)inlingtlis d-awng. �I rnlcrs used are PMS 1rtheciosest CMYK DISTRIBUTED BY SIGN UP COMPANY DUNKIN DONUTS 5/10/18 h SC/AT equwalent Ifthesecdrrs ae incoo,c\ please iro,idethe crrrect �Smatch and a re.son tothsdrm.ngwill bemade. 700 21st Street Sout west PO Box210 Location: File Name: Eng: Watertown. SD 57201-0210 DEKALB, IL 164699 -R1- DEKALB, IL SIGNS I LIGHTING I IMAGE 1.800.843.9888 , www.personasigns.com 96” 24” 24” 24” Special Use Permit Petition To: City Council, City Clark, and Mayor of the City of DeKalb, IL From: KV & Sons LLC, DeKalb2 121 Fairfield Way, Suite 100 Bloomingdale, IL 60108 Property Address: 460 East Lincoln Highway, DeKalb, IL 60115 Tenant: “Dunkin” Contact: Dipak Patel (630) 253-4466 Dipak Desai (630) 768-6764 Date: June 4th 2018 Reason to request special use permit for changing (reducing) east side of common sign box and adding Chanel letter sign (“Dunkin”) on east side of building. Note G: Signage: Raceway channel letter or box sign will be at the front of the building for each unit. There will be one box sign for all the tenants on both the sides of the building. For front of building total sq. ft. of signage will be 240 sq. ft. so each unit will have approximate 16’ x 3’ sign in front of building and side of building will be common sign of 80 total sq. ft. for all tenants (8’ wide x 10’ high). Each tenant will have part of 8’ wide x 2’ high panel in it. As per note G as above mentioned, Previously we got approval for using 78 sq. ft. of box sign for all the tenants of retail use and we cannot use bigger then this 78 sq. ft. of signage or cannot add any new signage. As per tenants request they would like to add one more sign on east side for westbound traffic and we will change signage as below request. We will change east side of common box sign from 8’x9’ = 72’ to 8’x6’ = 48’ and adding one more sign in size 29.25’ (13’x 2.25’) as shown in print. Total new signage area will be 48’+29.25’ = 77.25’ LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its meeting on Wednesday, July 18, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on a petition by KV & Sons LLC – DeKalb 2, applicant and owner, requesting an amendment to Special Use Ordinance No. 2016- 006 to modify the wall signage regulations on the building for the subject property described below. The subject property is located at 444-460 E. Lincoln Highway, DeKalb, IL and has a Parcel Identification Number (PIN) of 08-23-302-025. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on this proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, July 11, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings Christina Doe, Chairperson DeKalb Planning and Zoning Commission Page 4 of 4