Planning & Zoning Commission

Regular Meeting

DeKalb, IL · August 8, 2018

Minutes

MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION August 8, 2018 The Planning and Zoning Commission held a Meeting on August 8, 2018 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting to order at 6:04 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 Max Maxwell. Commissioner Jerry Wright and Deborah Nier 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 August 8, 2018 agenda as presented. Ms. Buckley motioned to approve the agenda as presented. Mr. Maxwell seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES July 5, 2018 – Ms. Buckley motioned to approve the minutes, Ms. Barbe seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Continued Public Hearing – Petition by Brad Coppens, applicant, and Brian Scholle and Sheela Prahlad, owners, for approval of a Special Use Permit for a Video Gaming Establishment in the “GC” General Commercial District for property located at 850-852 S. 4th St. Brad Coppens, 13 Meadow Trail West, went through a presentation and pointed out the only school crosswalk is located on East Taylor St. and South 4th St. He said the children do not cross the street anywhere near the proposed Maisy’s on the subject site. He said that they removed the “video gaming & slots” reference Planning and Zoning Commission August 8, 2018 Page 2 of 10 from the proposed wall sign. Mr. Coppens commented that they can only have five video gaming machines so he does not anticipate the parking to be a problem. He said they will not be advertising alcohol sales, because it’s not a big part of the operation and only doing it because it’s required by state law. He said they will put a solid fence around the garbage dumpster and went over the floorplan. He said the south side of DeKalb has no other “video gaming cafes”. Mr. Coppens said they have adjusted the alcohol service hours to 10:00 am per the Commission’s request. He finally commented how the use will meet many of the economic development goals of the City Council including adding jobs, filling an empty tenant space, and producing video gaming revenues. Mr. Olson went over the staff report dated August 3, 2018 that was updated from the report at the July 5th hearing. He commented that one of the conditions of the liquor license issued to the applicant by the City was getting a special use permit. He said since the hearing on July 5th, the Police Department has provided data regarding calls for service at the seven existing video gaming establishments in the City. Mr. Olson noted that based upon the data, the Police Chief has stated there is no significant demand for public safety resources or crime concerns related to the existing video gaming establishments. Mr. Olson went over the changes the applicant made to the wall sign, summarized the findings of fact and noted the citizen responses received. He noted an e-mail was received from the employees at State Farm on the subject site noting there is not much activity from the children on the property or walking by. He said since the hearing they received an e-mail from Rich Kakkuri of 418 Culver St. who was opposed to the project. In conclusion, Mr. Olson said that the petitioners meet the standards of a special use and there is a sample motion for approval in the staff report. Chair Doe opened up the public portion of the hearing. She read into the record the two new emails from the State Farm office on the subject site and from Rich Kakkuri of 418 Culver St. Jamie Craven, Superintendent from the DeKalb School District, spoke about the District’s concerns related to the proximity of the proposed use to Founders Elementary School, Huntley Middle School and the day care centers and noted there is high foot traffic from students in the area. Bessie Chronopoulos, of 423 Gayle Ave., stated she wanted to express what was said in the e-mail from Rich Kakkuri. She said she understands the need to fill a tenant space, however she has concerns about the location because of the vicinity to the school and residential areas. Ms. Chronopoulos said she would like that whole area be looked at for redevelopment and feels the City should try for quality businesses not just to fill a building tenant space. Chair Doe asked if anyone else wanted to speak, there was none. Planning and Zoning Commission August 8, 2018 Page 3 of 10 Chair Doe asked Mr. Coppens if the employees will be trained to know and handle when someone has had too much to drink. Mr. Coppens responded that he has passed the course required by the City as well as a couple other people that will be working at the establishment. Mr. Coppens mentioned data shows that over 50% of the people that use these types of facilities are women and are over 50 years of age. Chair Doe closed the public portion of the hearing and gave the Commissioners an opportunity to ask any questions. Mr. Maxwell asked what type of liquor will be served. Mr. Coppens responded beer and wine. Ms. Buckley asked Mr. Coppens what quantity of alcohol he thinks will be served and asked about parking. Mr. Coppens said he asked Suzi’s (video gaming establishment at Barber Greene Rd. and Sycamore Road) how much they serve, and they said less than 20 beers a day. He said he would not be any different than Suzi’s. Brian Scholle, owner of the property, responded they have not had any parking issues with past tenants at the building and do not expect any with the video gaming user. Mr. Olson responded that the number of parking spaces required per the UDO is 11 and they have 14 spaces on-site, so there is adequate parking. Mr. Castro asked Mr. Olson about the minimum distance from the school for liquor sales. Mr. Olson responded that the day care centers do not qualify as a “school”, under the state law. He added the state requirement for schools (from liquor sales) is a minimum of 100 feet and the subject site is 120 feet away from Founders Elementary School. Mr. Maxwell asked about the projected revenues. Mr. Coppens responded that the use will generate approximately $20,000 per year to the City. Chair Doe gave one more opportunity for the public to speak. There was none, and the hearing was closed at 6:44 pm. Ms. Buckley mentioned her work place is next to Suzi’s (Barber Greene Rd. and Sycamore Road) and there aren’t that many people that go in there, and they have no parking issues. Mr. Maxwell noted he didn’t think it would be very busy at the subject property either as far as traffic. Ms. Barbe stated she is still concerned about the proximity of the proposed video gaming establishment to the residential areas. She added she agrees with the need to bring businesses to the S. 4th St. corridor, but has concerns about the proposed use. She said she doesn’t have a better idea. Mr. Castro mentioned since there is an absence of an economic plan along S. 4th St., there is no context on the review of the request. He added he does not object to gambling and technically the proposed special use meets the standards, however the City seems to be at capacity for video gaming. Mr. Maxwell commented that S. 4th St. has been an issue for many years and doesn’t think the video gaming establishment will attract nearly the volume of cliental that people are anticipating. Chair Doe reminded the audience that the Commission does not have the final decision on this, as they make a recommendation to the City Council who has the final say. Mr. Castro commented that he is a strong proponent that the City come up with a Comprehensive Plan for the corridor before redevelopment occurs and it should be well thought out and have professional Planning and Zoning Commission August 8, 2018 Page 4 of 10 input. Mr. Maxwell agreed with Mr. Castro, but in the meantime, he feels it’s irresponsible to leave it dormant. Ms. Barbe stated she also agrees with having a Comprehensive Plan for the area. Ms. Buckley made a motion based upon the submitted petition and testimony presented that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a Special Use Permit for a Video Gaming Establishment at the subject site per the conditions as indicated on Exhibit A in the staff report. Seconded by Mr. Maxwell. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – no, Mr. Maxwell – yes, Chair Doe – no. Motion passes 3-2-2. Ms. Nier and Mr. Wright were absent. 2. Continued 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 reminded everyone what the Commission is reviewing, which is a zoning map amendment and approval of a development plan. The applicant, Pramit Patel, mentioned that he has been in the hotel business for 15 years and went over why they chose this site which came down to size, price and location. He noted the site is ready for development and Hilton Hotels approved the location. He said they looked at the vacant lot in front of the Schnuck’s to the south along Annie Glidden Road, but it was too small. He said the former Travel Inn site along W. Lincoln Highway was too expensive. Mr. Patel provided some property value statistics from RVG Commercial that showed that the home values in the neighborhood have not gone down since the construction of the adjacent Hampton Inn Hotel. Mr. Patel talked about the Standards of Rezoning and the Standards of Planned Development in the UDO and how the proposed project is meeting them. He said they did a traffic study and no traffic light is warranted at the Knolls Ave. S. and S. Annie Glidden Rd. intersection. He added the school district, park district and police department do not have any concerns about the intersection or the project. He mentioned that other permitted uses in the “LC” District would generate more traffic than the hotel use. Mr. Patel said they have made changes to the landscaping and site plan per staff comments. He said the hotel project will help the school district in relation to additional property taxes and will create about 30 jobs. He said they are not asking for any TIF money or tax abatements from the City. Planning and Zoning Commission August 8, 2018 Page 5 of 10 Mr. Olson went through the updated Staff Report dated August 3, 2018. He went over the Hotel Market Feasibility Study (dated January 2018) which states a hotel of the proposed size and location is supported and added the City has heard from NIU and other business that there is a need for this type of hotel in the DeKalb area. He noted City staff and the City Engineer have reviewed the updated plans and there are just minor comments remaining. Mr. Olson noted there have been a lot of comments and questions about the hotel site selection and said the Commission should focus on the subject site and whether it meets the standards or not for a rezoning and planned development. He said there was a traffic study done in March and a traffic signal was not warranted at the Annie Glidden Road and Knolls Ave. S. intersection. He added that the study showed the access to the hotel was adequate and accident data received from the Police Department concluded there is not a safety issue with the intersection. The DeKalb School District was contacted regarding the bus schedule and there were very little concerns about wait time at the intersection. Mr. Olson added that the Police Dept. provided a Calls for Service report for the Hampton Inn Hotel and Police Chief Lowery stated there is little demand for service regarding the Hampton Inn that is criminal in nature. Mr. Olson said with a planned development, video cameras with Police Dept. access can be required and is part of the recommendation. He commented that the applicant reviewed the Standards of Rezoning and for a Planned Development and provided testimony that they met the criteria. He said the applicant provided a report on the property values and they have gone up in that area since the Hampton Inn has opened. Mr. Olson went over the citizen responses that are part of the record. He stated staff’s recommendation is to recommend approval per the standards in Exhibit A of the staff report and subject to the staff comments in Exhibit B of the report, which have been updated (dated 8-8-18). Chair Doe opened the floor for public comments. She read the three letters/e- mails that were recently received regarding the request: DeKalb Park District letter dated 8-3-18, Candi Flood e-mail dated 8-8-18 and Steve Noffsinger e-mail dated 8-8-18. Steven Brown of 1231 Mason St. mentioned he feels the hotel should be at a different site that has better access to businesses and restaurants. He said when there is an event going on at the NIU there is a lot of traffic along S. Annie Glidden Road. Mr. Brown added the proposed hotel is very different than the adjacent Hampton Inn and is an extended stay hotel and there will be people staying much longer. He stated the hotel is too tall for the neighborhood and has concerns about the future construction of the hotel and that it will be too close to homes and the heavy equipment will damage the streets. He also noted that the property values of the homes would be more if the Hampton Inn wasn’t constructed. Jill Skinner of 1279 Mason St. said she feels light commercial zoning should result in something a lot smaller in size than the proposed hotel. She stated the reason it was zoned light commercial years ago was because it was near a residential Planning and Zoning Commission August 8, 2018 Page 6 of 10 subdivision. She stated most residents would envision light commercial zoning as a one-story building with regular 9-5 hours with uses such as a dry cleaners and offices. She said because it was vacant for 20 years, doesn’t mean development wasn’t proposed for the site before. She continued by saying the waivers for the building height and 50 foot buffer on the west side of the site are not warranted and the site is not in compliance with UDO and Comprehensive Plan. She added that traffic is difficult at times to get in and out of the Knolls Subdivision onto Annie Glidden Rd. Ms. Skinner commented that the Hampton Inn has a natural buffer to the houses to the west, however the proposed hotel will not. She feels the applicant has not met their burden of proof on why this should be rezoned to a planned development, so she would like to see the petition denied. Mr. Olson clarified the Light Commercial district definition and noted the list of permitted and special uses in the LC District, which were provided to the Commission. He followed up to Ms. Skinner’s comments that the LC District is intended along collector streets, which Annie Glidden Road is. Mr. Olson noted that the 45’ height maximum in the LC District is for all the uses, not just for a hotel. He noted again that a traffic study was conducted and reviewed by the City Engineer and a light is not warranted at Knolls Ave. S. and Annie Glidden Road. Mr. Olson added the variance for the height is only for the parapet and to screen roof-top equipment. He added there has been no serious interest in development on the site or it would have been developed. He also commented there will be a lot of big events at NIU and a lot of other intersections in the City will be busy during that time as well, but we don’t base road improvements on a few special events per year. Dawn Flippin, 601 Larson Lane, stated she has a lot of the same concerns as the previous speakers. She is worried about how much more blacktop will be added to the land near the site and how much more water will have to go somewhere else instead of the wetlands. She said she is also concerned about the traffic coming out of the Knolls Subdivision. She said this hotel does not fit with the neighborhood. Dave Cargill of 6820 Mill Rd., in Rockford asked if the petitioner is involved with the Home2 Suites Hotel going up in Loves Park. The applicant responded they do not. He asked if they were involved with the adjacent Hampton Inn construction, and the applicant indicated yes. Mr. Cargill stated he represents IBEW Local 364 and would like it to be on record that they had issues when the Hampton Inn construction because the builder had no interest in using local labor for the work. He stated that he hopes if this proposal goes forward that they can change that. Dennis Smigielski of 1220 Knolls Ave. mentioned he is concerned that the hotel is not a light commercial use. He also noted he feels the entrance is not going to be adequate for all the traffic coming in and out of the hotel and subdivision, and putting the hotel on this site will be a big mistake. Christine Sokalowski of 1230 Mason St. said she is a mother of five and a small business owner. She said they have lived there since 2013 and did their due Planning and Zoning Commission August 8, 2018 Page 7 of 10 diligence to find out what kind of property that empty lot was before they made their choice to move. She mentioned she is concerned about the traffic blocking the subdivision entrance and has an issue with the hotel location. She does feel the property values went down after the Hampton Inn opened in 2015. Mr. Olson clarified some of her questions/concerns about the traffic. Matt Baldwin from WBK Engineering stated they are the City Engineer and answered Ms. Sokalowski’s questions on the traffic concerns and summarized the traffic study they reviewed, which was conducted per IDOT standards. He noted there is not a warrant for a light at Knolls Ave. S. and Annie Glidden Rd. and the existing road network has capacity to accommodate the hotel. Ms. Sokalowski said she feels the numbers are not accurate on the presentation on property values. Bessie Chronopoulos of 423 Gayle Ave. stated she wishes the public would get involved more than what they do and believes the City must be careful when dealing with waivers, rezoning and flood plains. She asked when was the last time the City looked at updating the Comprehensive Plan and said the history of this area has been changed a lot. She feels it is not the staff’s job to make “it” (hotel) work and they should protect and strive for quality of development that goes on in the City. Preston Christler of 1222 Mason St. stated he moved into DeKalb in December of 2015 and that he was concerned about the Hampton Inn but dealt with it. He said the police department only responds after a crime has been committed. Chair Doe gave the Commissioner’s an opportunity to ask more questions. Ms. Buckley asked what the traffic pattern is like at the Hampton Inn. Al Hill, representing the applicant, responded and said the Home2 Suites is a mid-scale Hilton extended stay product. He said on an average people stay two-three days and a lot of these hotels are being built across the country. He said there might be 65-75 cars pulling in over a 4-hour period, which would be about 15 an hour. Mr. Hill said cars leaving in the morning would be quicker due to checking-out instead of checking in and would be from 6:00am and to 10-11:00 am. Ms. Barbe asked if there are kitchenettes in each room, and the applicant responded yes there will be. She asked where the sign would be that indicates where they turn into the hotel. Mr. Olson said they have not provided that yet. He added the plantings in the Knolls Ave. S. island will be removed, and new low growth plantings will be added for better visibility. She asked Mr. Olson about planned developments and why would the City have more control over the development than a special use permit. Mr. Olson responded that it’s covered in the UDO and planned developments provide the ability to require more restrictive standards than a special use permit. He said the planned development can also dictate things related to public safety, length of time of stay and restrictions on the development of the hotel. Mr. Maxwell said he lives in the Knolls Subdivision and has been there for 21 years. He feels everyone knew the subject lot was commercially zoned property and Planning and Zoning Commission August 8, 2018 Page 8 of 10 believes there are other uses in the LC District that would be worse than a hotel such as a gas station or restaurant. He feels the traffic from a hotel would have less of an impact than other commercial businesses that could go on the subject property. Mr. Castro echoed Ms. Chronopoulos comments and believes it’s very valuable to hear from the residents and appreciates the public coming here to voice their concerns. Mr. Castro asked Mr. Patel what the average occupancy of the Hampton Inn is. Mr. Patel responded it is usually 79% and weekends are usually full. Mr. Castro asked about property values and who did the study that was presented. Mr. Patel said RVG Commercial provided the study and used MLS Listings. Mr. Patel corrected a previous speaker and noted that the Hampton Inn opened in March of 2014 not 2015. Mr. Patel said the light commercial zoning allows for 45-foot-high buildings, regardless of use. Mr. Castro asked Mr. Patel if someone was looking at a house for sale close to the hotel would that person reconsider this property because of the proximity to the hotel. Mr. Patel responded that lot was always zoned commercial and feels if it were a gas station it would devalue the house more than a high-quality hotel. He added a residential lot next to a commercial zoned property should be valued less than the other lots. Chair Doe gave the public one more time to respond. Steven Brown of 1231 Mason St asked about the floodplain being close to the hotel and asked about the impact on the reason why it has been vacant for 20 years. He said there are different people that will be staying at extended stay hotels vs. hotels like the Hampton Inn so there is no comparison. He added the kitchenettes allow for more alcohol to be stored. He reiterated his concern about the construction phase and the effect on the neighborhood. Amanda Aune of 1230 Mason St. said she has five children and they use the park that is next to the site and she is concerned about the kids being that close to the hotel. She said she is also concerned about there being a lot of traffic at the intersection (Knolls Ave. S. and Annie Glidden) and would like to see something other than a hotel go in that location. Dennis Smigielski of 1220 Knolls Ave. said he doesn’t feel the Hampton Inn is at full occupancy at times and doesn’t believe the hotel is needed. Mr. Patel said the loan would not have been approved by the bank for the hotel if they didn’t think it was going to be successful. At 9:00 PM Chair Doe asked for a motion to extend the meeting another hour, per the Commission’s by-laws. Ms. Buckley so moved, seconded by Ms. Barbe, the motion was approved by unanimous voice vote. Chair Doe asked if there was anyone else from the public that would like to speak. There was none. Planning and Zoning Commission August 8, 2018 Page 9 of 10 Ms. Barbe commented that “LC” Light Commercial zoning does not include gas stations (Special Use in the LC District). Ms. Buckley asked Mr. Olson to clarify the function of the Planning and Zoning Commission on this request. Mr. Olson responded their function is to review the testimony and findings of fact for a rezoning and planned development, the documents and supporting information provided and make findings based on those items for this specific location. Chair Doe asked Mr. Olson to explain if the vote is in the negative what needs to be done. He said if the Commission is leaning toward denying the request, they need to find reasons and create findings supporting the denial of the petitions. Chair Doe noted that based upon all the input from residents, staff and the applicant there are lot of positives for a hotel in the City, however the proposed location may not be the best. Mr. Castro stated his inclination is to approve the hotel. Mr. Maxwell commented he understands the resident’s concerns, however feels the location is good. Ms. Barbe stated she feels the hotel is in the wrong location. Ms. Buckley said their position is to look at the facts and rule on that and at this point she would be in favor based on the finding of facts. Mr. Maxwell wanted to make sure in the recommendation that it would state that the hotel cannot be changed to long term residential uses and can be used only for a hotel. Mr. Olson said that language could go into the development agreement and can be made part of the recommendation. He said there is also a provision regarding the length of stay in the recommendation from staff, but it can be expanded to include no conversion into apartments or some other residential use. Chair Doe went over Exhibit A, Development Standards attached to the staff report and said a #5 could be added to include the language restricting it to only a hotel and no conversion into apartments or some other residential use. Mr. Maxwell said he would also would like to add a restriction on lighting. Mr. Olson said that is already in the photometric plan, which is part of the plan approval recommendation. Chair Doe asked if anyone wants to change the exterior colors of the proposed hotel as shown on the architectural renderings provided. Mr. Maxwell asked if there is something they can do with the AC units on the roof to make it look better. Mr. Hill said Hilton will require some screening around those. Mr. Maxwell made a motion based upon the submitted petition and testimony presented that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of 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 90-room Home2 Suites by Hilton Hotel to be located on the subject property per the Planned Development Plans and Development Standards listed in Exhibit A of the staff report and subject to all staff comments being addressed prior to final City Council action as listed in Exhibit B of the staff report. Mr. Maxwell added to the motion that in addition to the pre-existing language in Exhibit A, the Commission recommends language be added denoting that the facility could not be used for anything other than an extended stay hotel meaning no apartment usage or other residential development. Seconded by Ms. Buckley. Planning and Zoning Commission August 8, 2018 Page 10 of 10 A roll call vote was taken. Ms. Barbe – no, Ms. Buckley – yes, Mr. Castro – yes, Mr. Maxwell – yes, Chair Doe – no. Motion passes 3-2-2. Ms. Nier and Mr. Wright were absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be on Wednesday, August 22nd and there are two public hearings scheduled. Community Development Director Jo Ellen Charlton commended the Commission on the Home2 Suites project stating it is never easy and re-stating how important it is to hear the public’s comments. Ms. Charlton added that the City needs to do more comprehensive planning and the last Comprehensive Plan was completed in 2005. She added it will be an expensive project and a long-term process and we need to get back to the basics and grow the City’s economy. Chair Doe asked about the sign ordinance that was brought up in the past. Ms. Charlton said it is on the list, but summer is not the best time to do it. G. ADJOURNMENT Ms. Barbe motioned to adjourn, Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 9:20pm. 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 August 8, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. July 5, 2018 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Continued Public Hearing – Petition by Brad Coppens, applicant, and Brian Scholle and Sheela Prahlad, owners, for approval of a Special Use Permit for a Video Gaming Establishment in the “GC” General Commercial District for property located at 850-852 S. 4th St. 2. Continued 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. F. REPORTS G. ADJOURNMENT MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION July 5, 2018 The Planning and Zoning Commission held a Meeting on July 5, 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, Deborah Nier and Jerry Wright. Commissioner David Castro was absent. City staff present were Principal Planner, Dan Olson and Recording Secretary, Linda Odom. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Doe requested a motion to approve the July 5, 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 June 20, 2018 – Ms. Nier motioned to approve the minutes, Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Public Hearing – Petition by Brad Coppens, applicant, and Brian Scholle and Sheela Prahlad, owners, for approval of a Special Use Permit for a Video Gaming Establishment in the “GC” General Commercial District for property located at 850- 852 S. 4th St. Chair Doe opened the floor to the petitioner for a presentation. Applicant Brad Coppens stated he feels there are too many empty buildings on the south side of DeKalb. He mentioned the proposed video gaming establishment will not be a bar but will be a video gaming café. He noted most people attending will be females over 50 years old and said he will employ local people. Mr. Coppens went over Planning and Zoning Commission July 5, 2018 Page 2 of 4 the layout of the building & parking area. He said there will only be five video machines, and they will be serving beer & wine. He feels it will not be detrimental to the area and will be in compliance with City Ordinances. He also noted there are no gaming facilities on the south side of the City where they are the primary use. Mr. Coppens also said there will be no one under 21 allowed in the establishment because alcohol will be served. Building owner, Brian Scholle of 455 Quinlan Avenue in DeKalb, gave the history of the property and stated he has been the owner for 31 years. He stated the building is split up into five tenants. He noted there are only a few empty businesses along S. 4th St. and believes the video gaming establishment will be a good tenant and it will be a long-term lease. Mr. Olson went through the staff report dated June 29, 2018. He noted the history of the City Council’s approval and regulations of video gaming establishments. He stated this applicant was one of three locations approved for a liquor license and video gaming license in March 2018 subject to approval of several conditions including the approval of a special use permit. Mr. Olson mentioned that although the City Council approved the Ordinance, the applicant must still go through a public hearing process to establish that the operation meets the standards for a special use as contained in the UDO. He noted there was a Citizen Response Form received from a resident at 917 S. 5th St. (Sherry Blondell) indicating she does not support the proposal. The form was made part of the record. Chair Doe gave the public a chance to speak. Nancy Teboda of 905 S. 4th St. spoke on behalf of the Children’s Learning Center, which is across the street from the subject site. She stated she is in support of filling empty buildings along S. 4th St. but was not in support of this proposal. She mentioned on a daily basis there are 300 families in and around the building and area picking up and dropping off children. Ms. Teboda stated she is representing over 100 teachers and support staff that work in the various programs. She stated Children’s Learning Center has before and after school programs and there is a lot of foot traffic in that area during business hours. She also mentioned she is concerned about exposure to the children from the proposed gambling operation. Ms. Teboda said she feels with the “gambling” there is concern and a safety issue for the children in the area including students that attend Founders Elementary School. Chair Doe opened up the discussion to the Commissioners for comments or questions. Ms. Buckley asked about the quantity of vehicles using the parking area. Mr. Coppens responded there will be very few cars in the parking lot. Ms. Buckley also wanted clarification on the City’s portion of revenue they would receive from the video gaming. Mr. Coppens responded that it would be about $20,000 per year. Mr. Wright asked how many employees would be employed at the business. Mr. Coppens responded there would be eight at the beginning. Mr. Wright asked what will be served as far as drinks and food. Mr. Coppens said all beverages that are non-alcoholic will be free and there will be very minimal food selections with nothing prepared on-site. Ms. Nier asked if there any applicable liquor laws regarding proximity to the pre-school. Mr. Olson responded that the Planning and Zoning Commission July 5, 2018 Page 3 of 4 state liquor code has a minimum setback to schools of 100 feet, but it does not include day care centers or pre-schools. He noted that the proposed establishment is 120 feet from the Founders Elementary School property line. Ms. Barbe asked how close Twin Tavern is to the proposed facility. Mr. Coppens replied that Twin tavern is two blocks away. Mr. Olson replied the video gaming at Twin tavern is accessory to the bar, not the primary use. Ms. Barbe asked Mr. Olson how many video gaming facilities the City has (primary and accessory). He responded there are around 20 total and seven in which they are the primary use and three more were added by the City Council in March. Mr. Olson added that two of those, including the subject petition, submitted their liquor and video gaming license applications in the required time-frame. Ms. Barbe said she is in support of filling up businesses but is not in support about video gaming at this location and believes there are plenty of other video gaming operations in the area. Chair Doe stated she has a problem with the proposed hours of operation, particularly opening at 7:00 am and serving liquor. She asked the applicant how they will handle a child walking into the establishment. Mr. Coppens said they would tell them to leave since they have to be 21 to enter. Mr. Coppens addressed some of the objections raised. He brought up that kids see these machines all the time around the City at other establishments. Ms. Buckley asked about their liquor license and the restrictions. Mr. Coppens said he will sell beer and wine only. Ms. Barbe asked how many employees they will have and what the pay will be. Mr. Coppens responded there will be approximately eight employees and they will be paid the minimum wage plus tips. He added they want to employ DeKalb residents. Chair Doe asked about the tenant space layout. Mr. Coppens went over the floor layout and noted they will also have free Wi-Fi. Chair Doe gave the public one more chance to speak, there was none. Chair Doe asked if the Commissioners and the City had any more questions or comments. There was none. Chair Doe commented that the recommendation is to continue the hearing until August 8th and asked the Commissioners what they would like to do. Ms. Nier stated she would personally like to see the staff recommendation prior to making a recommendation. Chair Doe replied they will not close the public hearing. Ms. Buckley moved that the public hearing for a Special Use Permit for a Video Gaming Establishment at 850-852 S. 4th St. 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. Mr. Wright seconded the motion. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Ms. Nier- yes, Mr. Wright – yes, Chair Doe – yes. Motion passed 5-0-1. Mr. Castro was absent. Planning and Zoning Commission July 5, 2018 Page 4 of 4 F. REPORTS – Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, July 18, 2018 where there will be two public hearings. He said the first one is for a rezoning for a hotel on S. Annie Glidden Rd. and the other is related to wall signs for a proposed Dunkin Donuts for the building located at the SW corner of S. 5th Street and Lincoln Highway. G. ADJOURNMENT Ms. Barbe motioned to adjourn, Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 6:49pm. Respectfully Submitted, Linda Odom, Recording Secretary Minutes were approved by the Planning and Zoning Commission on August 8, 2018. COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT June 29, 2018 Updated August 3, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Special Use Permit for a Video Gaming Establishment at 850-852 S. 4th St. I. GENERAL INFORMATION A. Purpose Approval of a Special Use Permit for a Video Gaming Establishment for 850-852 S. 4th St. B. Location/Size 850-852 S. 4th St/.32 acres C. Petitioner Brad Coppens, applicant - Brian Scholle and Sheela Prahlad, owners D. Existing Zoning “GC” General Commercial District E. Existing Land Use Insurance office and personal service uses F. Proposed Land Use Addition of a Video Gaming Establishment to building containing other business uses. G. Surrounding Zoning and Land Use North: ”GC” General Commercial; single- family residential, various commercial uses South: “LC” Light Commercial; car wash, residential, various commercial uses. East: SFR2– Single-Family Residential; Two single-family homes and public elementary school West: “GC” and “LC”; D428 Administrative Offices, two day care centers, automotive repair H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant, Brad Coppens, is proposing to establish a “Video Gaming Establishment” to be called Maisy’s in a portion of the building located at 850-852 S. 4th St. The building on the site is 3,310 sq. ft. and the video gaming establishment will be located at the southern end of the building taking up about 1/3 of the total gross floor area. The building also contains an insurance office, massage therapist and beauty shop. The applicant has provided a description of the proposed operation and how they believe it will be in compliance with the special use standards of the UDO (included in packet). In February and March of 2017, the City Council approved ordinances regulating establishments that include video gaming machines or terminals. These actions were the culmination of research conducted as part of a six-month moratorium on new video gaming licenses due to the high volume Page 2 of 7 of requests for stand-alone video gaming establishments in 2016. In addition to amendments to the UDO that created a new definition and separation requirements for stand-alone video gaming establishments as a principal use, the Council also asked for revisions to Chapter 38 “Intoxicating Liquors” in order to limit the number of new stand-alone video gaming establishments to the number that existed at the time of adoption, which was seven establishments. The amendments to the UDO also included placing video gaming establishments as a special use in the “LC” Light Commercial and “GG” General Commercial zoning districts. Throughout the rest of 2017 and early 2018, the City fielded requests from several entities interested in establishing video gaming establishments. In March, 2018 the City Council discussed the matter and adopted an Ordinance authorizing amendments to Chapter 38 of the City Code to increase the number of supplemental licenses for video gaming establishments by one (1) for the properties located at 850-852 S. Fourth Street, 1221 W. Lincoln Highway, and 110-124 E. Hillcrest Drive, to become effective only after the Council’s later approval of a special use for a video gaming establishment for one or all properties, and in compliance with the Municipal Code and conditions in the Ordinance. The applicant for 850-852 S. 4th St. submitted a liquor license and video gaming license application per the time requirements established in the March Ordinance. On June 11th the City Council approved an Ordinance authorizing a bar liquor license with supplemental licensure for video gaming terminals for 850-852 S. 4th St. subject to several conditions. One of those conditions was that the applicant must obtain all required zoning approvals including a special use permit. On June 11th, the applicant submitted a special use petition for a video gaming establishment on the subject site and a public hearing in front of the Commission was set for July 5th. Approval of the Ordinance by the City Council does not automatically grant the special use permit. The applicant must go through public hearing process and establish that the use meets the standards for a special use as contained in the UDO. The initial public hearing was conducted on July 5th and continued by the Planning and Zoning Commission to August 8th. At the initial public hearing on July 5th, Nancy Teboda of the nearby Children’s Learning Center (905 S. 4th St.) stated she was representing over 100 teachers and support staff that work in the various programs. Ms. Teboda stated she supported the filling of empty buildings along S. 4th St. but was not in support of this proposal. She mentioned on a daily basis there are 300 families in the area picking up and dropping off children. Ms. Teboda also mentioned she is concerned about exposure to the children from the proposed gambling operation and believes there is a safety issue for the children in the area including students that attend Founders Elementary School. Concerns were raised by the Commission regarding the number of existing gaming operations in the City and the hours of operation of the proposed special use. The Police Department has provided data regarding calls for service at the seven existing video gaming establishments in the City. A summary of the calls is provided on the attached sheet. Page 3 of 7 Police Chief Lowery indicated there is no significant demand for public safety resources nor any quality of life or crime concerns related to the existing video gaming establishments. In relation to the concerns with the hours of operation, particularly in the morning, the applicant has agreed to not allow liquor sales until 10:00 am. The liquor license regulations for the City allows liquor sales to start at 6:00 am Monday-Saturday and at 10:00 am on Sunday. The applicant had noted in their application they planned to open at 7:00 am Monday-Saturday and at 10:00 am on Sunday. To address concerns related to the proximity of the video gaming establishment to the day car centers and Founders Elementary School, we are recommending that wall signs for the special use be limited to the west building elevation only and shall not contain advertising related to the sale or presence of alcohol or video gaming. A detail of the proposed sign is provided in the Commission’s packet. In addition, we are recommending that any signs in the window that advertise the sale or presence of alcohol or video gaming be limited to no more than 40% of one of the window panes that it is located on (excluding the doors). Below is an image that shows approximately 40% of one of the window panes. Page 4 of 7 III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The proposed video gaming establishment will comply with all regulations of the “GC” General Commercial District and the UDO. The subject property is 120 feet away from the nearest property line of a school meeting the state minimum separation requirement for liquor sales per the Illinois Liquor Control Act. 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 proposed special use will not have a detrimental effect on the adjacent properties or land uses. The site has been zoned commercial for decades and is in proximity to a variety of commercial uses. Data from the City’s Police Department indicates there is no significant demand for public safety resources nor any quality of life or crime concerns related to the existing video gaming establishments in the City. The special use permit will have restrictions regarding the hours for liquor sales and limits on signage that are more restrictive than the UDO allows. 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 surrounding area is already developed with commercial uses along S. 4th St. including a car wash, automotive repair business, day care centers, school administrative offices, a restaurant and gas station. Two single-family homes are directly east of the site along Culver St. with Founders Elementary School further to the east. Single-family homes exist to the southeast of the site. Video gaming is licensed in the Twin Tavern bar located 1 ½ blocks south of the subject site and at the American Legion three blocks south along S. 4th St. 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 Page 5 of 7 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 special use will not be detrimental to the permitted developments and uses on the site or to the surrounding area. Restrictions will be placed on the advertising of the video gaming in relation to signage and liquor sales will start later than allowed per the applicant’s liquor license. Revenues from the video gaming operation are estimated by the applicant to be $20,000 per year. The proposed special use will take up a vacant tenant space on S. 4th St. will be an economic benefit to the corridor. IV. CITIZEN RESPONSE/COMMENTS A Citizen Response Form from Sherry Blondell of 917 S. 5th St. was received indicting she does not support the proposal. A copy of the form was made part of the record at the July 5th hearing and is included in the Commission’s packet. An e-mail was received from Jamie Craven, Superintendent for DeKalb CUSD428, on July 9th indicating the districts concerns about the proposed facility. The e-mail was forwarded to the Commission on July 9th and is provided in the packet and will be made part of the record at the hearing. V. CONCLUSIONS AND RECOMMENDATIONS The proposed special use will take up a vacant tenant space on S. 4th St. will add to the economic development along the corridor. Revenues from the video gaming operation are estimated by the applicant to be about $20,000 per year. Data from the City’s Police Department indicates there is no significant demand for public safety resources nor any quality of life or crime concerns related to the existing video gaming establishments in the City. The special use permit will have restrictions regarding the hours that liquor sales will start in the morning and signage requirements that are more restrictive than the UDO allows. Sample 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 a Special Use Permit for a Video Gaming Establishment at the subject site per the conditions as indicated on Exhibit A. Page 6 of 7 Exhibit A 1. The video gaming establishment shall only be allowed to operate in the area as shown as “Video Gaming” on the floor plan dated 6-11-18 and labeled as Exhibit B. 2. The special use must comply with the City of DeKalb issued liquor license for the site with supplemental licensure for video gaming issued per Ordinance 2018-073. 3. The sale of alcohol shall not occur at the video gaming establishment before 10:00 a.m., Monday through Sunday. 4. Wall signs for the video gaming establishment shall be limited to the west building elevation and shall not contain advertising related to the sale or presence of alcohol or video gaming. Window signage advertising the sale or presence of alcohol or video gaming shall be limited to no more than 40% of one of the window panes (excluding the doors) on the west building elevation. All other signage shall meet the requirements of the Unified Development Ordinance. Page 7 of 7 EXHIBIT B 1 BUILDING PLAN AREAS PLAN A2 SCALE: 3/32" = 1'-0" Video Gaming Establishment Calls for Police Service CJ's Gaming 1406-B Sycamore Rd Lucky Poker 3260 Sycamore Rd Nature of Call First Call Last Call # Incidences Nature of Call First Call Last Call # Incidences Assist Business 1/14/2017 1 Alarm 5/24/2018 1 Check Well-Being 9/20/2016 1 Open Door Window 5/31/2018 1 Follow Up 4/10/2018 1 Vacation/Building Check 12/13/2017 3/3/2018 5 Susp. Activity Involving Child 9/25/2016 1 Suspicious Activity 4/12/2018 4/20/2018 2 Shelby's 2581 Sycamore Rd Suspicious Person 11/2/2016 1 Nature of Call First Call Last Call # Incidences Vacation/Building Check 4/13/2017 3/3/2018 10 911 Hang Up 9/18/2017 1 Alarm 8/18/2017 3/18/2018 2 Laceys Place 1704 Sycamore Rd Follow Up 7/27/2016 7/5/2018 6 Nature of Call First Call Last Call # Incidences Keys in Car 3/31/2017 1 Citizen Contact 7/4/2016 1 Phone Harassment 7/26/2016 1 Vacation/Building Check 10/11/2017 12/1/2017 2 Vacation/Building Check 1/23/2016 3/9/2018 21 Charley's Gaming 1792 Sycamore Rd Nature of Call First Call Last Call # Incidences Suzi's 2410 Sycamore Rd 911 Hang Up 8/3/2017 1 Nature of Call First Call Last Call # Incidences Alarm 3/24/2018 5/18/2018 2 Alarm 11/11/2016 2/18/2018 4 Vacation/Building Check 4/12/2017 4/3/2018 18 Assist Business 6/8/2018 1 Disorderly Conduct 1/10/2017 1 Lucky Poker 1812-C Sycamore Rd Keys in Car 5/20/2018 1 Nature of Call First Call Last Call # Incidences Vacation/Building Check 4/13/2017 6/14/2018 3 Alarm 5/14/2018 1 Assist Business 3/14/2018 1 Suspicious Person 6/15/2018 1 Vacation/Building Check 4/5/2016 3/3/2018 2 S. 4th ST CULVER ST. 1 SITE PLAN A1 SCALE: 1" = 20'-0" 1 BUILDING PLAN AREAS PLAN A2 SCALE: 3/32" = 1'-0" Proposed Use and Description • Hours of Operation – Monday through Wednesday • 7:00 A.M. – 1:00 A.M. – Thursday through Saturday • 7:00 A.M. – 2:00 A.M. – Sunday • 10:00 A.M. – 1:00 A.M. • No liquor sales until 10:00 A.M. everyday. • Hours of operation may be adjusted after opening based on patronage. Maisy’s 14.03.05 Special Permit Compliance a. Maisy’s complies with all provisions of applicable district regulations. b. Maisy’s will not be detrimental to the neighborhood or public welfare of the community. c. Maisy’s special use will not affect the outside building or the land on or near the property of 850-854 S. Fourth Street. A fenced in area will be erected around the garbage dumpster. A “Maisy’s” sign will be placed on the front of the building. No other outside work will be done. d. Maisy’s has or will have adequate utility, drainage, and comply with all city requests to be in compliance. e. Currently, the south side of DeKalb has no video gaming café’s. Patrons can go to a bar(Twins) to play, or a private non-profit(Legion), but there are no café’s. Maisy’s will provide a clean, friendly environment where customers can enjoy their video gaming experience. All signage laws will be adhered to, and similar to the other gaming establishments in the city. Proposed Use and Description Hours of operation M-W 7am-1am R-Sa 7am-2am Sun 10am-1am. These are the allowable liquor serving hours set by the City. If we find, for example, that no one is coming in after midnight, the hours will be adjusted as necessary. Maisy’s will have approximately 8 employees, of which it is desired that these employees will be residents of the south side of DeKalb. Maisy’s will fill a currently empty commercial real estate property on South Fourth Street(State Route 23). The capacity limit will never be in question, since the state allows no more than 5 video gaming machines in a facility. The DeKalb City Council has a set of goals for the economic development of the city. Maisy’s applies to several of these goals. Below are how Maisy’s applies.(Taken word for word from the City Council’s goal directive) a. Focus on areas outside of downtown b. Increase efforts to draw business to East and West Lincoln Highway and South 4th Street c. Increase business activity on South 4th Street and East Lincoln Highway d. Reduce commercial vacancies by 25% e. Use vacant retail space for pop up stores. All permits have been, or will be applied for including building, fire safety, County Health, and signage. Alcohol training has been completed by me, Brad Coppens, owner, and all employees will be required to pass the training mandated by the City. The impact Maisy’s will have on the City of DeKalb includes the following. a. Filling an empty commercial property on South Fourth Street. b. Employing local citizens c. Revenue to the City of DeKalb which includes approximately $4000/year in fees. d. Revenue to the City of DeKalb which includes approximately $2000/month in profit sharing fees. e. Both myself, and the building owners are City of DeKalb homeowners and residents. Profits generated will stay in Dekalb. COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT June 29, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Special Use Permit for a Video Gaming Establishment at 850-852 S. 4th St. (Brad Coppens) (Maisy’s) I. GENERAL INFORMATION A. Purpose Approval of a Special Use Permit for a Video Gaming Establishment for 850-852 S. 4th St. B. Location/Size 850-852 S. 4th St/.32 acres C. Petitioner Brad Coppens, applicant - Brian Scholle and Sheela Prahlad, owners D. Existing Zoning “GC” General Commercial District E. Existing Land Use Insurance Office and Personal Service Uses F. Proposed Land Use Addition of a Video Gaming Establishment to building containing other business uses. G. Surrounding Zoning and Land Use North: ”GC” General Commercial; single- family residential, various commercial uses South: “LC” Light Commercial; car wash, residential, various commercial uses. East: SFR2– Single-Family Residential; Two single-family homes and public elementary school West: “GC” and “LC”; D428 Administrative Offices, two day care centers, automotive repair H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant, Brad Coppens, is proposing to establish a “Video Gaming Establishment” to be called Maisy’s in a portion of the building located at 850-852 S. 4th St. The building on the site is 3,310 sq. ft. and the video gaming establishment will be located at the southern end of the building taking up about 1/3 of the total gross floor area. The building also contains an insurance office and massage therapist. The applicant has provided a description of the proposed operation and how they believe it will be in compliance with the special use standards of the UDO (included in packet). In February and March of 2017, the City Council approved ordinances regulating establishments that include video gaming machines or terminals. These actions were the culmination of research conducted as part of a six-month moratorium on new video gaming licenses due to the high volume Page 2 of 4 of requests for stand-alone video gaming establishments in 2016. In addition to amendments to the UDO that created a new definition and separation requirements for stand-alone video gaming establishments as a principal use, the Council also asked for revisions to Chapter 38 “Intoxicating Liquors” in order to limit the number of new stand-alone video gaming establishments to the number that existed at the time of adoption, which was seven establishments. The amendments to the UDO also included placing video gaming establishments as a special use in the “LC” Light Commercial and “GG” General Commercial zoning districts. Throughout the rest of 2017 and early 2018, the City fielded requests from several entities interested in establishing video gaming establishments. In March, 2018 the City Council discussed the matter and adopted an Ordinance authorizing amendments to Chapter 38 of the City Code to increase the number of supplemental licenses for video gaming establishments by one (1) for the properties located at 850-852 S. Fourth Street, 1221 W. Lincoln Highway, and 110-124 E. Hillcrest Drive, to become effective only after the Council’s later approval of a special use for a video gaming establishment for one or all properties, and in compliance with the Municipal Code and conditions in the Ordinance. The applicant for 850-852 S. 4th St. submitted a liquor license and video gaming license application per the time requirements established in the March Ordinance. On June 11th the City Council approved an Ordinance authorizing a bar liquor license with supplemental licensure for video gaming terminals for 850-852 S. 4th St. subject to several conditions. One of those conditions was that the applicant must obtain all required zoning approvals including a special use permit. On June 11th, the applicant submitted a special use petition for a video gaming establishment on the subject site and a public hearing in front of the Commission was set for July 5th. Approval of the Ordinance by the City Council does not automatically grant the special use permit. The applicant must go through public hearing process and establish that the use meets the standards for a special use as contained in the UDO. III. CITIZEN RESPONSE/COMMENTS We received a Citizen Response Form from Sherry Blondell of 917 S. 5th St. indicting she does not support the proposal. A copy of the form is in your packet and will be made part of the record. IV. CONCLUSIONS AND RECOMMENDATIONS The City has received communications from a child care center across S. 4th St. from the subject property noting concerns about the proposed use and their interest in attending the public hearing along with some parents. A full staff report has not been prepared in order to allow comments from the public to be made prior to a recommendation. We are recommending the public hearing be continued after the applicant’s presentation, public input and Commission’s questions and comments on July 5th. We are suggesting the hearing be continued to the August 8th Planning and Zoning Commission meeting, where a full report with a recommendation from staff will be provided for the Commission’s consideration. Two other public hearings have already been scheduled for the July 18th Commission meeting. Page 3 of 4 Sample Motion: I move that the public hearing for a Special Use Permit for a Video Gaming Establishment at 850- 852 S. 4th St. 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 4 of 4 From: Jamie Craven To: Olson, Dan Cc: Smith, Jerry; Talkington, Molly; Victoria Newport Subject: potential gambling and liquor permit request adjacent Founder"s school Date: Monday, July 09, 2018 8:00:48 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, DeKalb CUSD 428 was not represented at the Zoning Hearing last week where a potential gambling and liquor permit was discussed at a location adjacent to Founders Elementary School. Please know that we are concerned about this permit being approved and a gambling/liquor establishment being located so close to our elementary building and at a high student traffic (walkers) intersection. This location is also right across the street from the Education Center which houses two daycare programs. While we do support economic and business development we simply feel that this location is not a favorable spot for such a business. Please pass our concerns on to the Zoning Commission and City Council members. We will plan to attend the August 8th hearing. Respectfully, Cc: Mayor Smith Molly Talkington, City Manager Victioria Newport, CUSD 428 Board President Jamie Craven Superintendent DeKalb CUSD428 The mission of DeKalb School District 428 is to prepare students to reach their full potential as lifelong learners COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT July 13, 2018 Updated August 3, 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 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 for 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 and 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 range 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. In the “LC” Light Commercial District there are several permitted uses that could locate on the property without any zoning approval needed. The list of the “LC” District permitted uses from the Unified Development Ordinance (UDO) as well as the special uses are attached for the Commission’s reference. 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. The initial public hearing was held on July 18th and continued to August 8th. Since the July 18th hearing, the applicant revised the plans and submitted them to the City on July 31st. Plans were distributed to staff for review. A full review by staff was not able to be completed by the packet Page 2 of 12 deadline of Friday (August 3rd) afternoon. We will have an update at Wednesday’s meeting, however the remaining comments are minor and once addressed would not alter the layout of the site. At the July 18th Commission hearing there were several comments/questions about why the hotel is not being considered for some other locations in the City. Staff wants the Commission to understand that the focus of this review is only on the subject site and how it meets or does not meet the standards spelled out in the UDO. Site Plan/Architectural Elevations/Floor Area Ratio/Stormwater Drainage One of the initial comments was related to the proximity of the hotel 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. As defined in the UDO, a “buffer area” is “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 plans had originally indicated 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. Staff recommended the applicant 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 to the “buffer area” requirement. Staff 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. The revised plans indicate the eight parking spaces removed and the trash dumpster moved to the north and just out of the 50-foot buffer area. The revised landscape plans indicate an eight- foot high composite earth-tone privacy fence and additional plantings in this area. We have suggested the trash dumpster be moved further to the east on the site so it’s not in proximity to the residential area. The applicant has indicated that Hilton is concerned with the dumpster too close to their entrance and that it will take up parking spaces. The number of required parking spaces for the hotel, based upon the UDO, is 98 and the number of provided spaces is 98. To increase visibility for motorist at the access off of Knolls Ave. S. and onto S. Annie Glidden Rd., the applicant is proposing to remove all the landscaping in the landscaping island in Knolls Ave. S. and put in low growing plantings. The developer will also cover the cost to replace the existing Knolls at Prairie Creek Subdivision sign with a new one. The initial staff comment letter also recommended adding 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 to screen the parking lot from the residences to the northwest. The revised plans indicate foundation plantings added and additional shrubs along the Knolls Ave. S. frontage. In the SAGRC standards, the maximum Floor Area Ratio (FAR) allowed is .40. The FAR proposed Page 3 of 12 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 has provided a list of six performance measures they indicate the project is meeting. The 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). 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 SAGRC standards in the UDO. The applicant has provided a list of six performance measures they indicate the project is meeting. 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) and staff would recommend these standards be applied to the Home2 Suites Hotel. The applicant has been working with the City on the architectural elevations and revised drawings have been submitted indicating additional masonry/stone on the building and the addition of a small amount of ornamentation at the top of the hotel. The exterior of the proposed Home2 Suites Hotel will be constructed of 40.7% brick/stone, 18.6 % glass and 40.7% EIFS. If the project is approved, we would recommend the architectural standards for the Hampton Inn be approved for the Home2 Suites Hotel. We would also recommend more earth-tone colors be added for the EIFS and the green vertical band on the east elevation. 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. The revised plans are under review by our City Engineer and an update will be provided at Wednesday’s meeting. The DeKalb Park District reviewed the plans and commented on the need to provide more native plantings around the prosed detention area and to provide a means of access to their property south of the subject site. The revised plans reflect the addition of native plantings around the stormwater facility as requested and the applicant has agreed to allow access across their property for the District. An easement or separate agreement between the two parties would be needed and can be addressed in the development agreement. 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 Page 4 of 12 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 other commercial uses or even a multi-family residential use. • The capacity analysis in the study shows that all the critical movements at this intersection (S. Annie Glidden Road and Knolls Ave S.) 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 the 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 the Hampton Inn access. Finally, the Hampton Inn site layout was not set up for cross traffic to the subject property and wouldn’t function 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. The DeKalb School District was contacted regarding the bus schedule for buses turning left from Knolls Ave. S. onto S. Annie Glidden Rd. The district indicated there are four buses that turn left onto S. Annie Glidden Rd. in the morning and two in the afternoon. The data from the traffic study indicated two left turns by buses in the morning onto S. Annie Glidden Road (study started at 7:00 a.m. and first scheduled bus was at 6:51 a.m.) with wait times of 15 and 6 seconds (see attached data sheet). The traffic study also showed one left turn onto S. Annie Glidden Rd. in the afternoon with a wait time of 5 seconds. The transportation company, First Student, for the school district was contacted and they indicated there were very few complaints from bus drivers regarding this intersection and the wait times are no different than many other unsignalized intersections in the City. It should be noted the applicant’s revised plan indicates a right turn only lane as one exists the site going onto Knolls Ave. S. A “No Left Turn” sign will also be placed at the exit so hotel patrons do not go through the residential subdivision to the west. Page 5 of 12 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 development. III. STANDARDS OF REZONING 1. The proposed rezoning conforms to the Comprehensive Plan, or conditions have changed to warrant the need for different types of land uses in that area. The proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding areas trend in development. The 2005 Comprehensive Plan recommends the subject site for Commercial uses. The site has been vacant for over 20 years and was platted in 1996 as part of the Knolls at Prairie Creek, P.U.D. Phase 5 Subdivision. There is an existing 80 room, 4-story Hampton Inn Hotel to the south of the subject site that was built in 2014. Commercial development exists to the south along Annie Glidden Road. The development of the site with the proposed hotel use meets the intent of the Comprehensive Plan, the trend of development in the surrounding area and the standards of the South Annie Glidden Road Corridor (SAGRC) Overlay Zoning District. The development will also continue to provide the foundation for future commercial developments along the Annie Glidden Road Corridor. 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. Re-zoning of the subject site to the PD-C District will allow the project to comply with the regulations of the UDO except for waivers for building height and a 50-foot buffer area along the west side of the site. The exceptions to the buffer area are justified based upon the unique shape of the lot and the environmental constraints on the east side of the property that prohibit the building and site improvements being located further to the east. The applicant has also provided a list of six performance measures they are meeting as outlined in the SAGRC Overlay Zoning Page 6 of 12 District, which allows for a 10 foot increase in the building height and an increase in the allowable Floor Area Ratio. 3. The proposed rezoning will not have a significantly detrimental effect on the long- range development of adjacent properties or adjacent land uses. The surrounding area is mostly developed, and the proposed zoning and land use is consistent and compatible with the neighborhood and Comprehensive Plan. An existing 80 room 4-sory hotel exists to the south with commercial uses further south along Annie Glidden Road. Single-family residential exists to the west and northwest. A park exists to the north and open space to the east across S. Annie Glidden Rd. A buffer area exists on the west side of the site that will contain additional landscaping beyond the UDO requirements along with an eight-foot-high privacy fence in order to screen the adjacent residential area. The proposed rezoning should not have a detrimental effect on the adjacent properties or land uses. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand for the intended land uses. The subject property is proposed for “PD-C” Planned Development - Commercial zoning. The “PD-C” District will allow the property to be used for uses that will be compatible with the surrounding area and consistent with the Comprehensive Plan recommendations. 5. Adequate public facilities and services exist or can be provided. Existing utilities surround the subject site. An engineering plan including a stormwater management plan has been submitted and reviewed by the City Engineer and meets the applicable City Code requirements. Access will be provided off Knolls Ave. S., which has direct access to S. Annie Glidden Road. The traffic study was conducted, which concluded that a traffic signal is not warranted at the intersection of S. Annie Glidden Road and Knolls Ave S. with the existing and projected traffic volumes. The capacity analysis in the traffic study showed that all the critical movements at the S. Annie Glidden Road and Knolls Ave S intersection are projected to operate at a good level of service under the existing stop sign control. The study also noted 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 engineering plan indicates a right turn only lane as one exists the site going onto Knolls Ave. S. with a “No Left Turn” sign being placed at the exit, so hotel patrons do not go through the residential subdivision to the west. IV. STANDARDS FOR PLANNED DEVELOPMENT General Standards: The approval of the Development Plan may provide for such exceptions from the regulations associated with traditional zoning districts as may be necessary or desirable to achieve the objectives of the proposed planned development. However, such exceptions shall Page 7 of 12 consistent with the City's Comprehensive Plan and the standards contained in this Section and have been specifically requested in the application for a planned development; and further, that no planned development shall be allowed which would result in: 1. Inadequate or unsafe access to the planned development; Access will be provided off Knolls Ave. S., through an existing cut in the landscape island. The landscaping in the island will be removed and new low growing plantings will be installed, which will improve the visibility for motorists. A connection directly to S. Annie Glidden Road or the existing Hampton Inn would be unsafe for motorist, would have several engineering challenges and is not called for in the Comprehensive Plan. 2. Traffic volumes exceeding the anticipated capacity of the proposed major street network in the vicinity; A traffic study was conducted in March 2018. The study concluded that a traffic signal is not warranted at the intersection of S. Annie Glidden Road and Knolls Ave S. with the existing and projected traffic volumes. The capacity analysis in the study showed that all the critical movements at the S. Annie Glidden Road and Knolls Ave S intersection are projected to operate at a good level of service under the existing stop sign control. The study also noted 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. 3. An undue burden on public parks, recreation areas, schools, fire and police protection and other public facilities which serve or are proposed to serve the planned development; The DeKalb Park District, DeKalb School District #428 and the City of DeKalb Police and Fire Departments have all reviewed the plans. The DeKalb Fire Department approves of the plan and the Police Department has indicted there is little demand for service regarding the adjacent Hampton Inn that is criminal in nature. The DeKalb Park District commented on the need to provide more native plantings around the prosed detention area and to provide a means of access to their property south of the subject site, which the applicant has or will address. The Park District did not indicate any concerns with the hotel’s proximity to the adjacent Mason Park/Larson Lake to the north or to their property to the south. The DeKalb School District was notified requesting their bus schedule related to left turns from Knolls Ave. S. onto northbound Annie Glidden Rd. The transportation company, First Student, for the School District indicated there were very few complaints from bus drivers regarding this intersection and the wait times are no different than many other unsignalized intersections in the City. The data from the traffic study indicated two left turns by buses in the morning onto S. Annie Glidden Road with wait times of 15 and 6 seconds. The engineering plan indicates a right turn only lane as one exists the site going onto Knolls Ave. S. with a “No Left Turn” sign being placed at the exit, so hotel patrons do not go through the residential subdivision to the west. Page 8 of 12 There is an identified need for a mid to higher tier extended stay hotel in DeKalb. The proposed hotel project will have positive impact on the community regarding property taxes, hotel/motel taxes and providing a place for visitors to stay. Property taxes that will be generated from the hotel are estimated to be over $200,000 per year. In addition, the proposed hotel is estimated to generate between $140,000 to $150,000 per year in Hotel/Motel Tax. 4. A development which will be incompatible with the intent and purposes of this Ordinance; The applicant is requesting Planned Development Zoning, which allow the City to approve regulations that will control the zoning, development and maintenance, operations and other property improvement related issues. 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. Waivers to the Unified Development Ordinance are requested for a 50- foot buffer area to the west and the building height, which are justified based upon the physical characteristics of the site. 5. Detrimental impact on surrounding area including, but not limited to, visual pollution; The surrounding area is already fully developed, and the proposed zoning and land use is consistent and compatible with the neighborhood and Comprehensive Plan. The proposed rezoning should not have a detrimental effect on the adjacent properties or land uses. A landscape plan and building renderings were submitted that meet the requirements in the UDO and approval of the Planning and Zoning Commission. V. 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 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 were made part of the record at the July 18th Commission hearing and copies are provided. Since the July 18th public hearing, e-mails have been received from Patty Pumfrey of 599 Persimmon St. and Jeff Norris of 713 Plum St. both indicating their opposition to the proposal. A letter from the DeKalb Chamber of Commerce mentioning their support for the hotel was received as well as an e-mail from resident John Laskowski stating his support. The e-mails/letters are provided in your packet and are made part of the record. We also received an e-mail from Steve Brown of 1231 Mason St. noting the site is in the floodplain, which was addressed on the Page 9 of 12 engineering plans and stormwater report. Development of the site will stay out of the floodplain except for a very small area near the entrance. The engineering plans and storm water report have been reviewed by the City Engineer and they are checking the plans and report for compliance with the City regulations. An update will be provided at Wednesday’s meeting. VI. CONCLUSIONS AND RECOMMENDATIONS The proposed hotel project will have positive impact on the community regarding property taxes, hotel/motel taxes and providing a place for visitors to stay. The development of the site with the proposed hotel use meets the intent of the Comprehensive Plan and the trend of development in the surrounding area and will not be detrimental to the surrounding neighborhood. Additional landscaping and fencing will be provided along the west side of the site to better screen the development from the adjacent residential area. A traffic study that was conducted concluded that a traffic signal is not warranted at the intersection of S. Annie Glidden Road and Knolls Ave S. with the existing and projected traffic volumes and that all the critical movements at the S. Annie Glidden Road and Knolls Ave S intersection are projected to operate at a good level of service under the existing stop sign control. Sample 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 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 90-room Home2 Suites by Hilton Hotel to be located on the subject property per the Planned Development Plans and Development Standards listed in Exhibit A and subject to all staff comments being addressed prior to final City Council action as listed in Exhibit B. Page 10 of 12 Exhibit A Planned Development Plans • Color Exterior Building Elevations (4 sheets) and Exterior Elevations (sheet A5.02) dated 8/3/18 prepared by David L. Jenkins & Associates • Engineering Plans (9 Sheets) dated 7/31/18 prepared by Wendler Engineering • Landscape Plans (6 sheets) dated 7/30/18 prepared by Site To Place, Inc. • Photometric Plan (2 sheets) dated 5/18/18 prepared by Legacy Designs, Inc. Development Standards Development of the subject site shall be for a 4-story, 90 room hotel per the Planned Development Plans noted in this Exhibit and per the regulations of the “LC” Light Commercial Zoning District and the additional standards listed below. 1 The attached “Architectural Guidelines” shall be approved for the proposed hotel. 2. Regulations related to the length of stay for hotel patrons shall be outlined in the Development Agreement to ensure stays over 30 days are not allowed. 3. A No Trespass and Traffic Enforcement Agreement with the owner requiring common area video surveillance and a connection and inter-link to any cameras installed at the hotel, so the City can remotely monitor the premises from the Police Department shall be incorporated into the Development Agreement. 4. Waivers to the UDO shall be granted for the following: a. Article 5.13 and 6.02 to allow an increase in the building height from 45 feet to 55 feet as shown on the Exterior Elevations (sheet A5.02) dated 8/3/18 prepared by David L. Jenkins & Associates b. Article 5.13.07(6) to allow a driveway access and two parking spaces in the 50- foot buffer area along the west property line as shown on the Engineering Plans dated 7/31/18 prepared by Wendler Engineering and the Landscape Plans dated 7/30/18 prepared by Site To Place, Inc. Page 11 of 12 Exhibit B Prior to final review and action by the City Council, the following comments should be addressed per the satisfaction of staff. 1. All staff comments in the letter dated July 12, 2018 including comments from WBK Engineering in their letter dated July 2, 2018. 2. The architectural elevations should be revised to have more earth-tone colors for the EIFS and the green vertical band on the east elevation. 3. The developer shall cover the cost for a new subdivision entrance sign for The Knolls at Prairie Creek entrance at the intersection of Knolls Ave. S. and S. Annie Glidden Road. 4. Access for the DeKalb Park District to access their property to the south shall be provided by the developer in an easement or separate agreement. Page 12 of 12 “LC” Light Commercial District Permitted and Special Uses Permitted Uses Automobile parts and accessory stores; Banks and other financial institutions, not including drive-through facilities; Bicycle stores; sales, rental, and repair; Catering establishments, including pizza delivery; Churches; Clothing and shoe stores; sales and repair; Clubs, lodges, meetings halls; Day care centers; Department, discount and variety stores; Drop-off cleaning establishments and laundries; Drug stores; Dwelling unit (one only) only when used by the caretakers and their families, who own or are employed in the allowable commercial use of the premises, and which may be located on the ground floor; Greenhouses, nurseries, garden supply and seed stores; Financial institutions, not including drive-through facilities; Food stores and grocery stores; convenience stores (excluding motor fuel on the premises); meat markets and bakeries; Funeral homes, mortuaries; Furniture stores with repair and re-upholstery only as an accessory use; Hardware stores; Household appliance stores, sales, service, and rental; Interior decorating stores, including carpet, paint, and wallpaper stores; Laundromats, self-serve; Medical and dental offices; Musical instrument stores, sales and repair; Museums and art galleries; Nursing and convalescent homes and retirement centers; Offices and office buildings for accountants, bookkeepers, architects, engineers, planners, financial consultants, income tax preparers, insurance salespersons, lawyers, real estate salespersons, real estate brokers, real estate appraisers, and other similar type offices; Office supply stores; Optical sales, examinations; Parks and playgrounds, public or private not-for-profit; Pet stores and animal grooming shops; Public buildings used by any departments of the City, School District, Township, Park District, County, State, or Federal governments, except for vehicle maintenance, raw material storage and other similar type facilities; Radio, television and recording studios; Radio and television stores, sales and service; Recreation centers, health clubs, athletic clubs, and fitness centers; Restaurants, with or without alcohol; Restaurants (fast-food), but not including drive-through facilities; Schools for business, professional or technical training; Service facilities including barber shops and beauty shops; copying and duplicating services; artists' studios; photographers; locksmith; shoe repair; tailors; music and dance instruction studios; typing and stenography services; suntan parlors; travel agencies and ticketing offices; and other similar type uses. Specialty shops including antique shops; art and school supplies; bookstores; camera shops, including film developing; card and stationery shops; candy shops; florists; newspaper and magazine stores; gift and novelty shops, jewelry stores; pet shops; record shops; hobby shops and other similar type uses. Sporting goods stores; Theaters, indoor and auditoriums; Toy stores; Special Uses in the LC District All permitted or special uses and developments which include drive-through facilities; Amusement establishments, but limited to bowling alleys, indoor skating rinks, swimming pools, video arcades, pinball and other similar non-gambling machine or table games (but specifically excluding activities involving the discharge of firearms, which are separately addressed herein as firing ranges); Animal boarding facilities; Animal hospitals and veterinary clinics; Banquet halls; Bars, taverns, and package liquor stores; Car washes; Dwelling units when located above the ground floor, with an allowed commercial use on the ground floor; Gasoline stations and any other establishments selling motor fuel on the premises, but not including vehicle repair; Group homes; Hospitals and clinics; Hotels and motels; Laboratories, medical, dental, research, and technical; Lodging house; Outdoor seating, service, dining and/or recreation areas accessory to any restaurant, bar, tavern, club, lodge or meeting hall; Parking lots, as a principal use; Public or private schools, within buildings existing prior to the effective date of this Ordinance Public utility facilities. Any installation, other than poles and equipment attached to the poles, shall be: adequately screened with landscaping, fencing or walls, or any combination thereof, or placed underground, or enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening these facilities shall be submitted as a part of the special use permit application; Retail Tobacco Stores; Self-service storage facility, interior unit access; Video Gaming Establishments. PERFORMANCE INCENTIVES #2. Increasing parking lot landscaping by fifty (50) percent more than otherwise required. At 20 square feet per parking space, the 98 proposed parking spaces require 1,960 square feet of landscape area. An additional 980 square feet are needed to achieve a 50% increase or 2,940 square feet altogether. The revised plans have 3,111 square feet of parking lot landscape area. #3. Preservation and significant and appreciable improvement of natural areas. The eastern portion of the site will remain open space and will become a natural area planted with naturalized native plantings (forbs, grasses, sedges, and rushes). The proposed native plantings will be an improvement upon the existing condition which is periodically mown grasses and pioneer weeds; the existing swale along Annie Glidden Road has a number of Willows grow in it. The open space and natural areas fit the site context nicely with existing park/open space and natural areas on the properties to the north, south and east of the project site. The proposed natural areas on the project site, including the detention facility, constitutes upwards of 22% of the site. #5. Dedication and/or construction of a detention facility having a capacity significantly and appreciably in excess of what is required. A detention pond will be constructed to hold 110% of the detention requirement. A fence and plantings will be constructed around the pond based on the UDO and SAGRCD. #8. Providing for only open space or recreational types of land uses in the 100-year floodplain regardless of what may otherwise be permitted. Portions of the east end of the site are within the 100-year floodplain per FEMA maps. The east end of the site will remain open space and will be planted with a variety of naturalized native plantings. #9. Providing for sufficiently screened loading and unloading areas that are located in side or rear yards We will add additional landscaping including evergreen trees, Honey locust trees will be replaced with larger leave trees such as Maples the 6-foot-high privacy fence will be increased to eight feed and changed to a solid white vinyl fence. Other additional plantings and trees will be added to all sides to the lot to provide additional screening.* #12. 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. Portions of the eastern half of the site are within the 100-year flood plain, according to FEMA maps. The eastern end of the site will remain open space planted with naturalized native plantings (forbs, grasses, sedges, and rushes). This enables the site to take advantage of the its unique location along South Annie Glidden Road, surrounded on three sides by public parks and open space. The site design maximizes the opportunity to extend the green space corridor look, feel, and view across the eastern end of the site in two ways. First, with the proposed building 250’ away and the proposed parking lot 130’ away from the South Annie Glidden Road right-of-way, the view, or sense, of open space continues from Mason Park to the north to the park property south of the site; it also reflects the open space on the park property and river corridor immediately east of South Annie Glidden Road. The park to the south will appear to extend across the front of the project site, similar to the park space in front of the Ashbury Court Apartments east of South Annie Glidden Road. Second, the naturalized native plantings extending from the proposed parking lot to the public walk along south Annie Glidden Road look like an extension of the park property south of the site. Again, the view will appear to be the south park property extending across the front of the project site. This view will be distinctly different than the Hampton Inn, bank, Schnucks and other developments along South Annie Glidden Road which have mown turf from the parking lots to the back of the curb. STANDARDS OF REZONING A. The proposed rezoning conforms to the Comprehensive Plan, or condition have changed to warrant the need for different types of land uses in that area. The proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding area’s trend in development. The proposed rezoning complies with the vision, goals and objectives set forth in the City’s Comprehensive Plan which recommends the subject site for Commercial uses. The rezoning will also comply with the South Annie Glidden Road Corridor overlay district. B. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The purpose of the Planned Development district is stated in the UDO as: “to provide a means of achieving greater flexibility in the development of land in a manner not always possible in conventional zoning districts; to encourage a more imaginative and innovative design of projects; to promote a more desirable community environment; and to retain maximum control over both the design and future operations of the development” The rezoning of the subject property provides a location for a hotel development that will serve both the existing and future residents and visitors to the area. The PD-C zoning provides the opportunity to more directly shape the development use and appearance of this property in accordance with the City’s design criteria and standards. C. The proposed rezoning will not have a significant detrimental effect on the long-range development of adjacent properties or adjacent land uses. The proposed rezoning will not have a detrimental effect on the adjacent properties or land uses as it entitles the subject property to commercial uses that are appropriate for the area along an entry corridor. The proposed use and the design and layout of the site were considered in light of the property’s proximity to an intersection along a major street and the surrounding residential neighborhood, as well as the character of the development already constructed and the principles of the SAGRC. The PD-C zoning provides the mechanism to minimize the proposed commercial development’s impacts on the area while fulfilling the City’s vision for the property. D. The proposed rezoning constitutes an expansion of an existing zoning district that no longer meets the demand for the intended land uses. The existing “LC” Light Commercial zoning is not the ideal zoning district for the proposed development on the subject property. Rezoning the property to PD-C will allow the developer the flexibility to meet the needs of the development while the City can insure that the project is accommodating to the surrounding neighborhood’s request while enhancing the City’s entryway. The development will continue to provide the foundation for future commercial developments along the Annie Glidden Road Corridor. E. Adequate public facilities and services exist or can be provided. Adequate facilities exist and will be provided to service this redevelopment project. Existing utilities already serve the site. The site will be able to retain 100% stormwater detention. STANDARDS FOR PLANNED DEVELOPMENT General Standards: The approval of the Development Plan may provide for such exception from the regulations associated with traditional zoning districts as may be necessary or desirable to achieve the objectives of the proposed planned development. However, such exceptions shall be consistent with the City’s Comprehensive Plan and the standards contained in this Section and have been specifically requested in the application for a planned development; and further, that no planned development shall be allowed which would result in A. Inadequate or unsafe access to the planned development To increase visibility for motorist, the landscaping on the two islands on Knolls Ave. S. will be modified with low growing plantings. The East island on Knolls Ave S. will also be modified with a left turn lane that will be able to stack up to two cars. The left turn lane out of the property will be removed all together so no traffic from the hotel goes into the subdivision. B. Traffic volumes exceeding the anticipated capacity of the proposed major street network in the vicinity; A traffic study was conducted at the S. Annie Glidden Road and Knolls Ave S. intersection and shows that a traffic signal is not warranted with the existing traffic volumes and projected traffic volumes with the proposed hotel. Other scenarios such as a strip mall, coffee shop, gas station, or restaurant would cause more traffic than a hotel. C. An undue burden on public parks, recreation areas, schools, fire and police protection and other public facilities which serve or are proposed to serve the planned development. The proposed rezoning will not have any undue impact on public parks, recreation areas, schools, fire and police protection and other public facilities. The property taxes from the proposed hotel will inject $160K per year into the School District. D. A development which will be incompatible with the intent and purposes of this Ordinance; The requested Planned Development Zoning, will allow the City to approve regulations that will control the zoning, development, maintenance, operations, and other property improvement related issues. E. Detrimental impact on surrounding area including, but not limited to, visual pollution; The proposed zoning and land use are consistent and compatible with the neighborhood and Comprehensive Plan. A landscape plan and building renderings were submitted that meet the requirements or will be modified to meet the requirements in the UDO and approval of the Planning and Zoning Commission. 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. F:\2017 Jobs\2170273\Civil\site-2170273.dwg, 7/31/2018 12:10:29 PM KN O LL S AV EN U E SO UT H LOT-302 2.87 ACRES± PROPOSED BUILDING KNOLL S AVENU E SOUTH LANDSCAPE PLAN BY OTHERS 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. 07/31/2018 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, 7/31/2018 12:10:47 PM KN O LL S AV EN UE SO UT H LOT-302 2.87 ACRES± PROPOSED BUILDING KNOLL S AVENU E SOUTH 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. 07/31/2018 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 N DATE REVISIONS W E KNOLL S S AVENU E SOUTH REVISION DESIGNED BY: DRAWN BY: SURVEYED BY: BOOK NO.: MAG DJV wendler engineering services, inc. GROUNDBREAKING SOLUTIONS engineers surveyors scientists ph: 815.288.2261 www.wendlergs.com ilnIoisProfessionalDesignFrimNo.184-000848 H UT SO UE EN AV LL S O KN NORTHERN ILLINOIS HOTELS, LLC ROAD CONSTRUCTION PLANS PROPOSED BUILDING ANNIE GLIDDEN HOME 2 SUITES LOT-302 2.87 ACRES± A OF FOR A SHEET TITLE GRADING PLAN F:\2017 Jobs\2170273\Civil\site-2170273.dwg, 7/31/2018 12:11:04 PM DETENTION BASIN MAINTENANCE ACCESS TO THE DETENTION BASIN SHALL BE VIA A JOB NUMBER LADDER. NO STEPS WILL BE PROVIDED. BURNING OF THE 2170273 NATIVE PLANT MATERIAL SHALL BE PERFORMED ON AN ANNUAL BASIS OR AS NEEDED AS THE PLANTS MATURE. DATE 07/31/2018 EXISTING SURVEY PROVIDED BY: SHEET NO. SURVEY-TECH DATED: 10-12-2017 SECTION A-A 5 of 9 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 Original Submittal KNOLL S AVENU LANDSCAPE PLAN BY OTHERS 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 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 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: 10' SEAL(S): UT H D SO AV EN UE PREPARED FOR: LL S KN Northern Illinois O Hotels, LLC DeKalb, Illinois ROAD PROJECT NAME: C Home2 Suites ANNIE GLIDDEN DeKalb IL Site and Landscape A Improvements DeKalb, Illinois PROJECT NO.: 016-001 A ISSUED: FOR CITY REVIEW DATE: 06/15/2018 REVISIONS: 1 07/30/2018 Per City Comment B DRAWN BY: BMS CHECKED BY: BMS Scale: 1" = 20' NORTH 0' 5' 10' 20' 40' 60' SHEET TITLE: A RENDERED PLANTING PLAN PRELIMINARY DRAWING L-105 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 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 217' E SOUTH REQUIRED: 7.2 TREES, 28.9 SHRUBS SEAL(S): PROVIDED: 9 TREES, 40 SHRUBS D ZONED: SINGLE FAMILY RESIDENTIAL (SFR2) 10' LAND USE: SINGLE FAMILY RESIDENTIAL 25' PREPARED FOR: 25' UT H Northern Illinois SO EN Hotels, LLC ZONED: TWO FAMILY RESIDENTIAL (TFR) UE DeKalb, Illinois AV 10' REQUIRED: 4.2 TREES, 16.7 SHRUBS S OLL BUILDING SETBACK KN LINE, TYPICAL ROAD REQUIRED: 2.7 TREES, 10.8 SHRUBS 125' ANNIE GLIDDEN LAND USE: OPEN SPACE PROJECT NAME: PROVIDED: 4 TREES, 18 SHRUBS C Home2 Suites CURRENTLY ZONED: LIGHT COMMERCIAL (LC) DeKalb IL Site and 81' CURRENT LAND USE: VACANT Landscape PROVIDED: 7 TREES, 11 SHRUBS PROPOSED ZONING: PD-C A Improvements DeKalb, Illinois A PROJECT NO.: 016-001 ISSUED: FOR CITY REVIEW S DATE: 06/15/2018 6' EE 16 TR EES REVISIONS: .5 : 5 TR 1 07/30/2018 Per City Comment ED : 9 IR ED QU VID ZONED: SINGLE FAMILY RESIDENTIAL (SFR2) RE RO B LAND USE: SINGLE FAMILY RESIDENTIAL P ZONED: LIGHT COMMERCIAL (LC) LAND USE: OPEN SPACE 244' EXISTING SPRUCE ON REQUIRED: 8.1 TREES, 32.5 SHRUBS DRAWN BY: BMS ADJACENT PROPERTY, PROVIDED: 8TREES, 33 SHRUBS CHECKED BY: BMS TYPICAL INTERIOR PARKING, 98 SPACES REQUIRED: 4.3 TREES, 1,960 SF LANDSCAPE AREA ZONED: LIGHT COMMERCIAL (LC) PROVIDED: 6 TREES, 2,388 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. received by email dated July 26, 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: 06/15/2018 REVISIONS: 1 07/30/2018 Per City Comment 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. received by email dated July 26, 2018. Survey information prepared by finished. PRESERVATION AND Survey-Tech dated 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 74-PRAIRIE DROPSEED 38-PRAIRIE DROPSEED 22-LITTLE SPIRE RUSSIAN SAGE 45-LITTLE SPIRE RUSSIAN SAGE 29-BLUE RUG JUNIPER 45-BLUE RUG JUNIPER 1 2-ACCOLADE ELM 9-BLUE MUFFIN ARROWWOOD VIBURNUM 12-GRO-LOW SUMAC 3-GREEN MOUNTAIN 6-IVORY SILK JAPANESE SUGAR MAPLE KNOLL TREE LILAC S 10' WIDE (MINIMUM) AVENU E SOUTH Site to Place, Inc. 2 PLANTING STRIP, TYPICAL 847 South Randall Road, #406 Elgin, Illinois 60123 E 17-BLUE MUFFIN ARROW- Phone: (847) 899-8834 Fax: (507) 540-3055 WOOD VIBURNUM www.sitetoplace.com 3 CONSULTANTS: 10' TURF 10' SETBACK FOR DRIVEWAY VISIBILITY, TYPICAL 23-BLUE MUFFIN ARROW- WOOD VIBURNUM 25' SIGHT TRIANGLE, TYPICAL 4-KENTUCKY COFFEE TREE 5-GRO-LOW SUMAC SEAL(S): 13-SEA GREEN JUNIPER TURF TURF MULCH 5-COLORADO SPRUCE TURF UT H D SO 8-GRO-LOW SUMAC 2-BLUE RUG JUNIPER AV EN 6-CHANTICLEER UE CALLERY PEAR 20-KARL FOERSTER FEATHER REED GRASS PREPARED FOR: LL 10-BLUE MUFFIN ARROW- S KN MULCH AROUND MECHANICAL EQUIPMENT, TYPICAL WOOD VIBURNUM 2-MARMO FREEMAN MAPLE Northern Illinois O 6-BLUE RUG JUNIPER EXISTING HONEYLOCUST, TYP. Hotels, LLC 1-VERNAL WITCHHAZEL TURF 18-HENERY'S GARNET DeKalb, Illinois TURF VIRGINIA SWEETSPIRE 16-KARL FOERSTER FEATHER REED GRASS TURF 18-HAPPY RETURNS DAYLILY ROAD 14-KARL FOERSTER FEATHER REED GRASS 4-ANNABELLE HYDRANGEA 1-SHADBLOW SERVICEBERRY PROJECT NAME: C 20-OBSIDIAN CORAL BELLS 20-HAPPY RETURNS DAYLILY TURF 16-PATRIOT HOSTA Home2 Suites ANNIE GLIDDEN 2-AMBER JUBILEE NINEBARK 18-GREEN MOUND ALPINE CURRANT SCREENED TRASH ENCLOSURE 20-PURPLE CONEFLOWER DeKalb IL Site and 10-LITTLE SUZY BLACK-EYED SUSAN 18-FROEBEL SPIREA (DESIGN BY OTHERS) 1-CUTLEAF STAGHORN SUMAC (MIXED IN BED) Landscape 1-MISS KIM LILAC A 6-PRAIRIE DROPSEED 18-BLUE WONDER Improvements 43-HAPPY RETURNS DAYLILY CATMINT DeKalb, Illinois (ALONG THE SIDEWALK, TYP.) 43-LITTLE GRAPETTE DAYLILY (ALONG THE BUILDING, TYP.) TURF TURF PROJECT NO.: 016-001 TURF 1-IVORY SILK JAPANESE A ISSUED: FOR CITY REVIEW TURF TREE LILAC 1-SKYLINE HONEYLOCUST DATE: 06/15/2018 2-BLUE RUG JUNIPER 10-BLUE RUG JUNIPER REVISIONS: 35-DENSE YEW DETENTION BASIN 9-BLUE RUG JUNIPER SEED MIX 1 07/30/2018 Per City Comment 7-GRO-LOW SUMAC 15-PRAIRIE DROPSEED 2-BLUE RUG JUNIPER 12-BLUE MUFFIN 5-BLUE RUG JUNIPER ARROWWOOD VIBURNUM 18-BLUE MUFFIN 3-ACCOLADE ELM B PRAIRIE SEED MIX ARROWWOOD VIBURNUM 13-BLUE MUFFIN 1-KENTUCKY ARROWWOOD VIBURNUM 2-BLUE RUG JUNIPER COFFEE TREE 13-BLUE MUFFIN 2-MARMO FREEMAN 1 ORNAMENTAL METAL ARROWWOOD VIBURNUM MAPLE L104 FENCE TU 6-COLORADO SPRUCE RF DETENTION BASIN, SEE COMPOSITE PRIVACY FENCE, 2 CIVIL ENGINEERING PLANS TYPICAL, FROM CORNER SIDE L104 DRAWN BY: BMS DETENTION BASIN YARD BUILDING SETBACK TO CHECKED BY: BMS SEED MIX 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. 11-MARMO FREEMAN 0' 5' 10' 20' 40' 60' Inc. received by email dated July 26, 2018. 3. Call J.U.L.I.E. prior excavation work. Place erosion control blanket along all 9. Refer to specifications for further MAPLE slopes greater than 4:1 and in all swales. Survey information prepared by Contractor responsible for locating and information, standards and notes. SHEET TITLE: A Survey-Tech dated October 12, 2017. working around all existing utilities. In 5. All planting beds abutting turf shall have a 10. Cultivars may be substituted at the time of 2. Contractor responsible for verifying all addition, repair damage to existing utilities spade cut planting bed edge unless noted construction depending upon cultivar quantities. Plants and other materials are caused by contractor activities at no otherwise. and/or species availability in the landscape PROPOSED quantified and summarized for the additional cost to the Owner. Any utility 6. All existing turf areas disturbed during nurseries. convenience of the Owner and locations shown are approximate only. construction shall have new turf installed. PLANTING PLAN jurisdictional agencies only. Quantify and 4. Contractor responsible for all erosion 7. All mulch beds shall be 3" deep shredded, 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 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 Finish grade Flare and roughen sides and edges of Evergreen tree with a strong central leader. planting pit. Pit to be twice as wide as root Do not prune, stake, or wrap unless ball diameter. Backfill pit with planting soil directed to do so. If pruning is required mix. Remove excess excavated DO NOT cut leader on evergreen trees and material from site and dispose of legally See tree planting details for further only prune branches to encourage central Planting soil mix, typical SEAL(S): information on installation, backfill leader growth. Cut and remove all cords, twine, rope, materials, and tree pit size Remove any broken branches, tree bags, wire, burlap, and plastic wrap from and ribbons upon approval of plant around top half of root ball and trunk. If Avoid placing soil on top of the root ball. Maintain exposure of root flare. If root flare root ball is enclosed in a wire basket Maintain exposure of root flare. If root flare is not exposed, carefully remove excess D remove top half of wire basket and fold is not exposed, carefully remove excess soil. Set root ball so that base of root flare remaining points down into the planting pit soil. Set root ball so that base of root flare is 3" to 6" higher than adjacent finish grade Undisturbed subgrade, typical is 3" to 6" higher than adjacent finish grade (root flare is typically 6" below bud graft (root flare is typically 6" below bud graft union on grafted trees) union on grafted trees). Mulch, 3" deep in a 6' diameter ring. No PLANTING-DECIDUOUS / EVERGREEN SHRUB Mulch, 3" deep in a 6' diameter ring. No 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: mulch shall be placed within 6" of trunk. burlap, and plastic wrap from around top half of root ball and trunk. If root ball is Northern Illinois Prepare 3" minimum height saucer around pit for watering enclosed in a wire basket remove top half of wire basket and fold remaining points Hotels, LLC DeKalb, Illinois down into the planting pit Finish grade adjacent to perennial or Undisturbed subgrade, typical 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 2 12:1 Maximum slope container Planting soil mix, typical Mulch, 3" deep, work under branches Finish grade Flare and roughen sides and edges of and leaves. Planting bed to be 2" above planting pit. Pit to be twice as wide as root adjacent finish grade. 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 material from site and dispose of legally Subgrade, typical PROJECT NAME: C Undisturbed subgrade, typical Note: Root mass of root bound plants in the pots shall be loosened before Home2 Suites planting. DeKalb IL Site and PLANTING-TREE ON SLOPE CONDITION PLANTING-EVERGREEN TREE PLANTING-ANNUAL AND PERENNIAL Landscape 8 Scale 1/2" = 1'-0" PLNT-TREE-SHAD-SLOPE 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: 06/15/2018 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. 1 07/30/2018 Per City Comment 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 1 2 3 4 5 6 1 Material Lists 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: 8'-0" ON CENTER Fence: Seclusions Fencing by Trex, SEAL(S): Wood composite, 8 feet tall Post Cap: Crown Color: Saddle, Winchester Grey or Woodland Brown to be selected by Owner D Or approved equal. 8'-0" Install per manufacturer's written direction. PREPARED FOR: Northern Illinois Hotels, LLC DeKalb, Illinois PROJECT NAME: C Home2 Suites DeKalb IL Site and COMPOSITE PRIVACY FENCE 2 Scale 1/2" = 1'-0" FENCE PRIVACY COMPOSITE Landscape Improvements DeKalb, Illinois PROJECT NO.: 016-001 ISSUED: FOR CITY REVIEW DATE: 06/15/2018 REVISIONS: 1 07/30/2018 Per City Comment 7'-1112" Fence: Aegis Plus by Ameristar Style: Majestic (three rails, smooth top) On center, typical Posts: 2.5" sq. x 12 gauge B Panels: 7'-11.5" post center to center Pickets: 34" sq. x 16 gauge, 4" of picket projecting below bottom rail Finish: powder coat, black Or approved equal. 4'-0" Finish grade DRAWN BY: BMS CHECKED BY: BMS Note: Provide a 5' wide gate for access to the detention facility. 3'-6" Scale: AS NOTED Concrete footing Compacted aggregate base course Compacted subgrade 6" SHEET TITLE: A 1012" DETAILS ORNAMENTAL METAL FENCE 1 Scale 1/2" = 1'-0" FENCE ORNAMENTAL METAL PRELIMINARY DRAWING L-104 NOT FOR CONSTRUCTION c 2018 Site to Place, Inc. 1 2 3 4 5 3 6 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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 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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 RESPONSE TO COMMENTS FROM CITY STAFF 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. The building or any of its associated improvements cannot be moved any further to the East side because the stormwater detention pond would then be in the flood plain. The current location of the building and its improvements allow for 100% stormwater detention on site. 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 relocated 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 Honey locust 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 July18th public hearing. The site plan has been updated to show the removal of the eight parking spots to the west and the relocation of the trash dumpster/enclosure. This updated site plan will be presented at the July 18th meeting. The landscape plan will be updated to include additional landscaping including evergreen trees which will be concentrated in the middle of this area (closest to home at 1220 Knolls Ave S) and the other landscape improvements mentioned above. The fence will be increased to eight feet and changed to a solid white vinyl (or composite) fence. A waiver to the UDO standards for encroachment into this “buffer area” will be requested. 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. A development bonus will be requested by meeting 6 or more of the performance criteria as listed in Article 6.02.09 (2). 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. A development bonus will be requested by meeting 6 or more of the performance criteria as listed in Article 6.02.09 (2). 5. The architectural guidelines approved as part of Ordinance #12-16 (Hampton Inn) will be recommended for approval of this request (see attached). The plan for the new Home2 suites is to have the same appearance and materials as the Hampton Inn as they are both Hilton properties. 6. The architectural elevation sheet should be revised to indicate the proposed materials and colors for each portion of the building. We will make the requested change 7. The architectural elevations should be revised to include more ornamental features to the rooftop parapet. We are currently in talks with Hilton and the City Engineer to include more ornamental features. 8. As noted previously, foundation plantings should be added in the areas between the building and parking lot. The landscape plan will be updated to include this. 9. Additional plantings should be added to the area east of the entrance onto Knolls Ave. S. The landscape plan will be updated to include this. 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. The landscape plan will be updated to include this. 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. The landscape plan will be updated to include this. 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 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. The Engineering Plans will be updated to reflect this. 13. For Planned Developments, a comprehensive sign plan (ground and wall signs) is required per Article 5.13.07.4(d). This will be provided soon. 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. The Photometric Plan will be updated to reflect this change. 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. We will make this connection and update the site plan accordingly. 16. All mechanical equipment on the ground should be indicated and appropriate screening provided. We will make this connection and update the site plan accordingly. 17. Provide a response on how the proposed Planned Development would comply with the standards in Article 5.13.07 of the UDO. Response has been provided to Dan Olson. Engineering 1. Please see attached comments from WBK Engineering dated 7/2/18 Wendler Eng. is working with WBK Eng. to accommodate all of their requests 2. The traffic study should be revised based upon the comments from WBK Eng. dated 4/10/18 KLOA is working on revising the traffic study based on WBK’s comments DeKalb Park District 1. With the regular turf grass proposed along the entire east end of the property, including the detention are and storm water coming on to 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. We will make changes to the landscape plan to accommodate these requests from the Park District 2. The District occasionally needs access to the north side of their property and appreciates the current owner’s 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. We have no issue with allowing the District access through the hotel parking lot Kishwaukee Water Reclamation District 1. Connection to the sewer main will need to be made with a manhole. We will make this connection and show on the updated site plan 1. If there is a kitchen, an external grease interceptor will be required. There is no kitchen. 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 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 Cc: Verbic, Mike Subject: Re: Home2Suites Hilton Hotel Proposal Date: Wednesday, July 18, 2018 12:05:15 PM Attachments: image001.png image001.png [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 again for making our comments part of the public record. I do know that the request for all comments were due last Wednesday; however, as there was a meeting held last Saturday morning with Mike Verbic, I have a few more thoughts/concerns: Mr. Verbic stated that the research he had done regarding hotels built in neighborhoods showed that the property values decreased for 10-15 years. I implore you to ask the committee how they would feel having a property built less than 250ft from their property, guaranteeing their property values will go down, yet there are many other locations available on Lincoln Highway that are not in a neighborhood. I do also have a quick question: if the zoning committee were to re-zone an area, how can a citizen request that be considered? Thank you again for your time and consideration, On Wed, Jul 11, 2018 at 12:28 PM Olson, Dan <Dan.Olson@cityofdekalb.com> wrote: Kyle & Sydney, Thanks for your e-mail. A copy will be forwarded to the developer and Alderman Mike Verbic and will be made part of the record at the public hearing in front of the Planning and Zoning Commission. Dan Olson | Principal Planner City of DeKalb | 200 South Fourth Street | DeKalb, IL 60115 Phone: 815-748-2361 | Fax: 815-748-2091 Email: dan.olson@cityofdekalb.com | Website: www.cityofdekalb.com From: Sydney & Kyle Zuhn <krz.srs@gmail.com> Sent: Wednesday, July 11, 2018 11:33 AM To: Olson, Dan <Dan.Olson@CITYOFDEKALB.com> Subject: Home2Suites Hilton Hotel Proposal [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 Disclaimer: This is a transmission from the City of DeKalb that is confidential and proprietary. If you are not the intended recipient, copying or distributing the contents of this message is expressly prohibited. If you have received this message in error, please destroy it and notify the City immediately. This email is the property of the City of DeKalb and the City reserves the right to retrieve and read any message created, sent or received, including the right to monitor messages of City employees or representatives at any time, without notice. Freedom of Information Act Requests should be submitted on the City’s website at http://www.cityofdekalb.com/. July 17, 2018 City of DeKalb Jason Michnick 200 S. 4th Street DeKalb, IL 60115 Dear Jason, The mission of the DeKalb Chamber of Commerce is to serve and advance the business interests of the greater DeKalb region. Activity that will help the area provide additional jobs, tax dollars and amenities to the area is something that we support as our mission states. The discussion of a new hotel near the current Hampton Inn would fit that description. The addition of the Hampton Inn provided full and part time positions, added to our tax base and increased the number of quality hotel rooms in our area. With larger events in the area, that brings more people to stay and spend dollars locally. Not only does the hotel benefit but so do area restaurants, retail stores, gas stations and more. The more business we can bring to our community, the greater our entire business community will be. This will also help with the probability of increased jobs, business expansions and new businesses looking to be in DeKalb. The economic vitality of our entire community needs to build on the current positive trend that we’re seeing and now is the time to move forward with improvements to provide additional activity. The proximity to Northern Illinois University is also key for events at NIU. Adding a new business as people enter our community from I-88 also provides a positive image that our community is continuing to improve and expand. We need to continue to build on making the image of DeKalb one that we are all proud of for this great community. If you have any questions or need any additional information, please feel free to contact me directly at 815-766-3641 or via email at matt.duffy@dekalb.org. Regards, Matt Duffy Executive Director DeKalb Chamber of Commerce From: john laskowski To: Olson, Dan; Faivre, Anthony; Verbic, Mike Subject: Plan Commission--Hotel Proposal Date: Tuesday, July 17, 2018 2:39:19 PM [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.] Good Afternoon Dan, Tony, and Mike, I saw the hotel proposal on the Plan Commission agenda and wanted to extend my support for the development. I think it would be a good addition and great location for another hotel. Perhaps this could spark the development of a future breakfast restaurant in one of the empty Schunk's lots. If the development moves forward I would ask that consideration be given to modifying the landscaping in the island of Knolls South at the intersection with Annie Glidden. That is one of my routes for running and I am always very cautious because motorists pull past the stop bar and sidewalk to see oncoming vehicular traffic but do not always think to stop for pedestrians. I frequently end up running behind a car that has blocked the crosswalk. Thanks for your service. John Laskowski From: Verbic, Mike To: Pattyp63; Olson, Dan Subject: Re: Proposed hotel Date: Sunday, July 22, 2018 4:54:27 PM Thank you for writing, Patty! Your concerns echo others I have heard to date. I'm forwarding your thoughts to our Principal Planner, Dan Olson, and he will make them a part of the public record for our next Planning and Zoning Commission hearing on August 8th. That public meeting will be held at 6pm in Council Chambers. We've reported the weeds issue to City Staff and anticipate that it will be or has been enforced. I will continue to monitor the weeds situation and work with City Staff until resolved. Once enforced, I anticipate a better track record of maintenance or please know that I will regularly persist until resolved. Best Regards, Mike 815-756-0769 From: Pattyp63 <pattyp63@aol.com> Sent: Thursday, July 19, 2018 2:25:25 PM To: Verbic, Mike Subject: Proposed hotel [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.] Mike, Please consider all options before you vote on this hotel. What industries are bringing multiple night business to DeKalb? How will this effect Lincoln Hwy.? If in 5 years the city infrastructure continues to decline , what guarentee do we have that this too will not be converted to section 8 housing? The hotel at that point would further drive down this community. On another note. While driving down west Lincoln, heading east and turning south on Annie Glidden, i noticed the weeds that are over whelming on almost every inch of each side of the road, and the islands. What message does that give to anyone living or visiting here. Are the land lords not held accountable? Thank you, Patty Pumfrey 599 Persimmon Sent from AOL Mobile Mail From: Verbic, Mike To: J Norris; Olson, Dan Subject: Re: Hotel @ knolls south Date: Sunday, July 22, 2018 4:46:22 PM Thank you for writing, Jeff! Your concerns echo others I have heard to date. I'm forwarding your thoughts to our Principal Planner, Dan Olson, and he will make them a part of the public record for our next Planning and Zoning Commission hearing on August 8th. That public meeting will be held at 6pm in Council Chambers. Best Regards, Mike 815-756-0769 From: J Norris <jeffnorris4@gmail.com> Sent: Thursday, July 19, 2018 10:52:38 AM To: Verbic, Mike Subject: Hotel @ knolls south [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. Verbic, We are residents of the knolls. My wife and I are against the proposed hotel development for the following reasons. First the increased traffic wil make the intersection more congested. At times the wait at the intersection is in the minutes. This would only increase the traffic. The proposed hotel provides very little utility to the subdivision. A convenience store or restaurant would be better for the community. The size of the building is not right for the area. A 4 story building between 2 city parks is not desirable. There is a condemned hotel down the road. Build it there. Anyway that's enough for now. Please keep me updated on any developments on the proposal. Thank you, Jeff Norris 713 Plum St DeKalb jeffnorris4@gmail.com From: Verbic, Mike To: sandra brown; Olson, Dan Subject: Fw: Floodplain Map Date: Wednesday, August 01, 2018 11:50:02 AM Attachments: FIRMETTE_98ae67e1-9109-11e8-9918-001b21b31e35.pdf Thank you, Steve! I forwarded this to our Principal Planner, Dan Olson, to make it a part of the public record for Planning and Zoning considerations. We have contact information for Hilton staff but appreciate the offer! Mike From: sandra brown <brown5552@hotmail.com> Sent: Wednesday, August 1, 2018 6:03 AM To: Verbic, Mike Subject: FW: Floodplain Map [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.] Good morning Mike. I talked with this gentlemen the other day and he said they have not applied for any permits yet for work to be done on or near the floodplain which they would need to break ground. Also found contact info for Hilton public relations people, could send to you if you would like. Steve Brown, 1231 Mason Sent from Mail for Windows 10 From: Peterson, Kristian <Kristian.Peterson@illinois.gov> Sent: Thursday, July 26, 2018 2:27:51 PM To: brown5552@hotmail.com Subject: Floodplain Map Attached please find the floodplain map that I had referenced during our phone call. Thank you, Kristian Peterson, EIT, CFM Permit Engineer IDNR, Office of Water Resources One Natural Resources Way Springfield, IL 62702-1271 Tel: 217/558-4532 Kristian.Peterson@illinois.gov State of Illinois - CONFIDENTIALITY NOTICE: The information contained in this communication is confidential, may be attorney-client privileged or attorney work product, may constitute inside information or internal deliberative staff communication, and is intended only for the use of the addressee. Unauthorized use, disclosure or copying of this communication or any part thereof is strictly prohibited and may be unlawful. If you have received this communication in error, please notify the sender immediately by return e-mail and destroy this communication and all copies thereof, including all attachments. Receipt by an unintended recipient does not waive attorney-client privilege, attorney work product privilege, or any other exemption from disclosure. National Flood Hazard Layer FIRMette Legend 41°55'43.09"N SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT Without Base Flood Elevation (BFE) 88°46'45.75"W Zone A, V, A99 With BFE or Depth Zone AE, AO, AH, VE, AR SPECIAL FLOOD HAZARD AREAS Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mile Zone X Future Conditions 1% Annual Chance Flood Hazard Zone X Area with Reduced Flood Risk due to OTHER AREAS OF Levee. See Notes. Zone X FLOOD HAZARD Area with Flood Risk due to Levee Zone D NO SCREEN Area of Minimal Flood Hazard Zone X Effective LOMRs OTHER AREAS Area of Undetermined Flood Hazard Zone D GENERAL Channel, Culvert, or Storm Sewer STRUCTURES Levee, Dike, or Floodwall 20.2 B Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation 8 Coastal Transect Base Flood Elevation Line (BFE) Limit of Study Jurisdiction Boundary Coastal Transect Baseline OTHER Profile Baseline FEATURES Hydrographic Feature Digital Data Available MAP PANELS No Digital Data Available Unmapped Ü The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 7/26/2018 at 3:25:12 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or 88°46'8.30"W become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, USGS The National Map: Orthoimagery. Data refreshed October 2017. legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for Feet 1:6,000 41°55'16.32"N unmapped and unmodernized areas cannot be used for 0 250 500 1,000 1,500 2,000 regulatory purposes. ANNIE GLIDDEN ROAD WITH KNOLLS AVENUE SOUTH BUS WAIT TIMES AT KNOLLS AVENUE STOP SIGN THURSDAY, FEBRUARY 15, 2018 Wait Time Time of Arrival Movement Level of Service (seconds) 7:06 A.M. Right Turn 43 E 7:08 A.M. Left Turn 15 B/C 7:12 A.M. Left Turn 6 A 8:02 A.M. Right Turn 5 A 2:40 P.M. Right Turn 5 A 3:14 P.M. Left Turn 5 A 3:21 P.M. Right Turn 16 C 3:27 P.M. Right Turn 5 A 4:05 P.M. Right Turn 8 A Traffic Impact Study Proposed Hotel DeKalb, Illinois Prepared For: July 30, 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 restricted right-turn in, left-turn in, and right-turn out 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. This access drive will be restricted to right turns in, left turns in, and right turns out. As proposed, the access drive is to provide one inbound lane and one outbound lane with the outbound lane striped and signed for right turns only. The outbound lane will be under stop sign control. A separate left-turn lane will be provided in the median along Knolls Avenue South serving the access drive. 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 15 21 36 Weekday Midday Peak Hour 20 22 42 Weekday Evening Peak Hour 16 13 29 Saturday Midday Peak Hour 20 22 42 Since weekday midday peak hour rates are not provided in the ITE Trip Generation Manual, the weekday midday peak hour volumes were determined based on the Saturday midday peak hour rates. 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 9 ( 12) [10] <12> 15 (20) [16] <20> 6 ( 8) [6] <8> 13 (13) [8] <13> 21 ( 22) [13] <22> 8 (9) [5] <9> 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> 17 ( 26) [34] <35> 12 (21) [41] <41> 15 (20) [16] <20> 52 (8) [25] <33> 734 ( 511) [650] <570> 10 ( 15) [23] <16> 0 (0) [0] <0> 54 (21) [24] <24> 21 ( 22) [13] <22> 19 (9) [14] <26> 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 22.7 D 31.0 D 31.7 • Eastbound Right Turns B 10.5 B 10.4 B 11.4 B 11.6 • 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 8.9 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 continue experiencing 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. This access drive will be restricted via signage and striping to right turns in, left turns in, and right turns out only. 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 one outbound lane with the outbound lane signed and striped for right-turn movements only. The outbound lane will be under stop sign control. In addition, a separate left-turn lane will be provided within the existing Knolls Avenue South median serving the proposed access drive. 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 proposed left-turn lane will be 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 and the left-turn lane on Knolls Avenue South, no other additional 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. (Since left-turn out movements will be prohibited from the development, only a sight distance looking west along Knolls Avenue South was required.) 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 their shoulder to meet the minimum sight distance requirements. Proposed Hotel DeKalb, Illinois 16 • 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 their shoulder to meet the minimum intersection sight distance. 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. The access drive will be restricted to right-turn in, left-turn in, and right-turn out movements only. 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 one outbound lane with the outbound lane signed and striped for right-turn movements only. The outbound lane will be under stop sign control. A separate left-turn lane will be provided within the median along Knolls Avenue South serving the access drive. • 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 Intersection Accident Data 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 - - Intersection Accident Data Report Produced : 2/20/2018 11:11 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 1 of 3 Coordinate Collision Diagram Report 1/1/2011 to 12/31/2011 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. ------ Injuries ------ Light XCoordinate Vehicle Date Weather Roadway B Killed Type of Crash Condition Mile YCoordinate Type DIRP Maneuver Event 1 Loc 1 Event 2 Loc 2 Event 3 Loc 3 Unit A C 201101042614 1/17/2011 9:50 PM Snow Snow or 0 0 0 0 Sideswipe Darkness, 0.00 2675829.30820365 Slush Opposite Lighted Road 1918278.34704491 Direction Passenger North Skidding/Co Motor On Motor On (UNK) (UNK) 1 ntrol Loss Vehicle Pavement Vehicle Pavement In Traffic (Roadway) In Traffic (Roadway ) Passenger South Straight Motor On (UNK) (UNK) (UNK) (UNK) 2 Ahead Vehicle Pavement In Traffic (Roadway) Passenger South Straight Motor On (UNK) (UNK) (UNK) (UNK) 3 Ahead Vehicle Pavement In Traffic (Roadway) Report Produced : 2/20/2018 11:11 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 2 of 3 Coordinate Collision Diagram Report 1/1/2011 to 12/31/2011 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. TOTAL FATAL A INJURY B INJURY C INJURY PROPERTY TOTAL TOTAL A INJURIES B INJURIES C INJURIES CRASHES CRASHES CRASHES CRASHES CRASHES DAMAGE KILLED INJURED CRASHES 1 0 0 0 0 1 0 0 0 0 0 Type of Crash Total % Dayof Wk Total % Hour of Day Total % Vehicle Type Total % Sideswipe Opposite 1 100.0% Monday 1 100.0% 9 PM 1 100.0% Passenger 3 100.0% Direction TOTAL: 1 TOTAL: 1 TOTAL: 1 TOTAL: 3 Weather Cond Total % Light Cond Total % Road Surface Total % DIRP Total % Snow 1 100.0% Darkness, Lighted Road 1 100.0% Snow or Slush 1 100.0% North 1 33.3% TOTAL: 1 TOTAL: 1 TOTAL: 1 South 2 66.7% TOTAL: 3 Report Produced : 2/20/2018 11:12 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 1 of 3 Coordinate Collision Diagram Report 1/1/2012 to 12/31/2012 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. ------ Injuries ------ Light XCoordinate Vehicle Date Weather Roadway B Killed Type of Crash Condition Mile YCoordinate Type DIRP Maneuver Event 1 Loc 1 Event 2 Loc 2 Event 3 Loc 3 Unit A C 201201146661 6/20/2012 7:48 AM Clear Unknown 0 0 1 0 Fixed Object Daylight 0.00 2675628.32133536 1918351.30333928 Motorcycle East Skidding/Co Curb On (UNK) (UNK) (UNK) (UNK) 1 (Over ntrol Loss Pavement 150cc) (Roadway) 201201400312 11/7/2012 5:45 PM Clear Dry 0 0 0 0 Animal Darkness, 0.00 2675823.81304685 Lighted Road 1918436.89197788 Passenger South Straight Deer On (UNK) (UNK) (UNK) (UNK) 1 Ahead Pavement (Roadway) Report Produced : 2/20/2018 11:12 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 2 of 3 Coordinate Collision Diagram Report 1/1/2012 to 12/31/2012 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. TOTAL FATAL A INJURY B INJURY C INJURY PROPERTY TOTAL TOTAL A INJURIES B INJURIES C INJURIES CRASHES CRASHES CRASHES CRASHES CRASHES DAMAGE KILLED INJURED CRASHES 2 0 0 0 1 1 0 1 0 0 1 Type of Crash Total % Dayof Wk Total % Hour of Day Total % Vehicle Type Total % Animal 1 50.0% Wednesday 2 100.0% 07 AM 1 50.0% Motorcycle (Over 150cc) 1 50.0% Fixed Object 1 50.0% TOTAL: 2 5 PM 1 50.0% Passenger 1 50.0% TOTAL: 2 TOTAL: 2 TOTAL: 2 Weather Cond Total % Light Cond Total % Road Surface Total % DIRP Total % Clear 2 100.0% Darkness, Lighted Road 1 50.0% Dry 1 50.0% East 1 50.0% TOTAL: 2 Daylight 1 50.0% Unknown 1 50.0% South 1 50.0% TOTAL: 2 TOTAL: 2 TOTAL: 2 Report Produced : 2/20/2018 11:12 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 1 of 3 Coordinate Collision Diagram Report 1/1/2013 to 12/31/2013 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. ------ Injuries ------ Light XCoordinate Vehicle Date Weather Roadway B Killed Type of Crash Condition Mile YCoordinate Type DIRP Maneuver Event 1 Loc 1 Event 2 Loc 2 Event 3 Loc 3 Unit A C 201301143437 6/6/2013 12:00 PM Clear Dry 0 0 0 0 Rear End Daylight 0.00 2675818.44212412 1918550.0397478 Passenger South Straight Motor On (UNK) (UNK) (UNK) (UNK) 1 Ahead Vehicle Pavement In Traffic (Roadway) Passenger South Slow/Stop Motor On Motor On (UNK) (UNK) 2 In Traffic Vehicle Pavement Vehicle Pavement In Traffic (Roadway) In Traffic (Roadway ) Passenger South Slow/Stop Motor On (UNK) (UNK) (UNK) (UNK) 3 In Traffic Vehicle Pavement In Traffic (Roadway) Report Produced : 2/20/2018 11:12 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 2 of 3 Coordinate Collision Diagram Report 1/1/2013 to 12/31/2013 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. TOTAL FATAL A INJURY B INJURY C INJURY PROPERTY TOTAL TOTAL A INJURIES B INJURIES C INJURIES CRASHES CRASHES CRASHES CRASHES CRASHES DAMAGE KILLED INJURED CRASHES 1 0 0 0 0 1 0 0 0 0 0 Type of Crash Total % Dayof Wk Total % Hour of Day Total % Vehicle Type Total % Rear End 1 100.0% Thursday 1 100.0% Noon 1 100.0% Passenger 3 100.0% TOTAL: 1 TOTAL: 1 TOTAL: 1 TOTAL: 3 Weather Cond Total % Light Cond Total % Road Surface Total % DIRP Total % Clear 1 100.0% Daylight 1 100.0% Dry 1 100.0% South 3 100.0% TOTAL: 1 TOTAL: 1 TOTAL: 1 TOTAL: 3 Report Produced : 2/20/2018 11:13 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 2 of 3 Coordinate Collision Diagram Report 1/1/2014 to 12/31/2014 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. TOTAL FATAL A INJURY B INJURY C INJURY PROPERTY TOTAL TOTAL A INJURIES B INJURIES C INJURIES CRASHES CRASHES CRASHES CRASHES CRASHES DAMAGE KILLED INJURED CRASHES 0 0 Type of Crash Total % Dayof Wk Total % Hour of Day Total % Vehicle Type Total % TOTAL: 0 TOTAL: 0 TOTAL: 0 TOTAL: 0 Weather Cond Total % Light Cond Total % Road Surface Total % DIRP Total % TOTAL: 0 TOTAL: 0 TOTAL: 0 TOTAL: 0 Report Produced : 2/20/2018 11:13 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 1 of 3 Coordinate Collision Diagram Report 1/1/2015 to 12/31/2015 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. ------ Injuries ------ Light XCoordinate Vehicle Date Weather Roadway B Killed Type of Crash Condition Mile YCoordinate Type DIRP Maneuver Event 1 Loc 1 Event 2 Loc 2 Event 3 Loc 3 Unit A C 201501123015 6/13/2015 11:41 AM Clear Dry 0 0 1 0 Rear End Daylight 0.00 2675849.7282358 1918099.14507446 Passenger North Slow/Stop Motor On (UNK) (UNK) (UNK) (UNK) 2 In Traffic Vehicle Pavement In Traffic (Roadway) Passenger North Straight Motor On (UNK) (UNK) (UNK) (UNK) 1 Ahead Vehicle Pavement In Traffic (Roadway) 201501291807 12/28/2015 10:11 Sleet/Hail Snow or 0 1 0 0 Sideswipe Daylight 0.00 2675849.37397168 AM Slush Opposite 1918328.8039034 Direction SUV South Skidding/Co Motor On (UNK) (UNK) (UNK) (UNK) 1 ntrol Loss Vehicle Pavement In Traffic (Roadway) Bus Up to North Straight Motor On (UNK) (UNK) (UNK) (UNK) 2 15 Ahead Vehicle Pavement Passengers In Traffic (Roadway) Report Produced : 2/20/2018 11:13 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 2 of 3 Coordinate Collision Diagram Report 1/1/2015 to 12/31/2015 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. TOTAL FATAL A INJURY B INJURY C INJURY PROPERTY TOTAL TOTAL A INJURIES B INJURIES C INJURIES CRASHES CRASHES CRASHES CRASHES CRASHES DAMAGE KILLED INJURED CRASHES 2 0 0 1 1 0 0 2 0 1 1 Type of Crash Total % Dayof Wk Total % Hour of Day Total % Vehicle Type Total % Rear End 1 50.0% Monday 1 50.0% 10 AM 1 50.0% Bus Up to 15 Passengers 1 25.0% Sideswipe Opposite 1 50.0% Saturday 1 50.0% 11 AM 1 50.0% Passenger 2 50.0% Direction TOTAL: 2 TOTAL: 2 TOTAL: 2 SUV 1 25.0% TOTAL: 4 Weather Cond Total % Light Cond Total % Road Surface Total % DIRP Total % Clear 1 50.0% Daylight 2 100.0% Dry 1 50.0% North 3 75.0% Sleet/Hail 1 50.0% TOTAL: 2 Snow or Slush 1 50.0% South 1 25.0% TOTAL: 2 TOTAL: 2 TOTAL: 4 Report Produced : 2/20/2018 11:13 AM Report No : SDM-RC001 By: CENTRAL\ADAMSCH Sorted by : Mile / Date / ICN Page : 3 of 3 Coordinate Collision Diagram Report 1/1/2015 to 12/31/2015 For XCoordinate 2675849.37397168 : YCoordinate 1918328.8039034 | Foot Tolerance : 250 | County : DeKalb | Intersection Related: All Cases | *See Notes at End of Report. Notes DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. Any conclusions drawn from analysis of the aforementioned data are the sole responsibility of the data recipient(s). Additionally, for coding years 2015 to present, the Bureau of Data Collection uses the exact latitude/longitude supplied by the investigating law enforcement agency to locate crashes. Therefore, location data may vary in previous years since data prior to 2015 was physically located by bureau personnel. Preliminary Site Plan F:\2017 Jobs\2170273\Civil\site-2170273.dwg, 7/26/2018 2:36:56 PM KN O LL S AV EN UE SO UT H LOT-302 2.87 ACRES± KNOLL S AVENU E SOUTH LANDSCAPE PLAN BY OTHERS ANNIE GLIDDEN ROAD MAG REVISION DATE OF DJV LAYOUT 06/07/2018 2170273 FOR 3 of 9 PLAN www.wendlergs.com ph: 815.288.2261 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 (veh/h) 55 19 0 10 734 492 17 Percent Heavy Vehicles (%) 5 9 3 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized 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 23 12 Capacity, c (veh/h) 216 683 982 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 10.5 8.7 Level of Service (LOS) D B A Approach Delay (s/veh) 24.0 0.1 Approach LOS C Copyright © 2018 University of Florida. All Rights Reserved. HCS™ TWSC Version 7.5 Generated: 7/30/2018 10:08:27 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 (veh/h) 52 0 15 12 0 21 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 7.1 6.2 Critical Headway (sec) 4.10 6.40 6.20 Base Follow-Up Headway (sec) 2.2 3.5 3.3 Follow-Up Headway (sec) 2.20 3.50 3.30 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 16 0 23 Capacity, c (veh/h) 1561 892 1016 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) 4.1 8.6 Approach LOS A Copyright © 2018 University of Florida. All Rights Reserved. HCS™ TWSC Version 7.5 Generated: 7/30/2018 10:10:15 AM 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 (veh/h) 25 0 16 41 0 13 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 7.1 6.2 Critical Headway (sec) 4.10 6.40 6.20 Base Follow-Up Headway (sec) 2.2 3.5 3.3 Follow-Up Headway (sec) 2.20 3.50 3.30 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 17 0 14 Capacity, c (veh/h) 1600 886 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) 2.1 8.5 Approach LOS A Copyright © 2018 University of Florida. All Rights Reserved. HCS™ TWSC Version 7.5 Generated: 7/30/2018 10:15:03 AM 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 (veh/h) 33 0 20 41 0 22 Percent Heavy Vehicles (%) 0 0 0 Proportion Time Blocked Percent Grade (%) 0 Right Turn Channelized No Median Type | Storage Undivided Critical and Follow-up Headways Base Critical Headway (sec) 4.1 7.1 6.2 Critical Headway (sec) 4.10 6.40 6.20 Base Follow-Up Headway (sec) 2.2 3.5 3.3 Follow-Up Headway (sec) 2.20 3.50 3.30 Delay, Queue Length, and Level of Service Flow Rate, v (veh/h) 22 0 24 Capacity, c (veh/h) 1588 864 1043 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 9.2 8.5 Level of Service (LOS) A A A Approach Delay (s/veh) 2.5 8.5 Approach LOS A Copyright © 2018 University of Florida. All Rights Reserved. HCS™ TWSC Version 7.5 Generated: 7/30/2018 10:19:32 AM 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