McHenry Times

City of Crystal Lake Planning and Zoning Commission met Dec. 1.

Here are the minutes provided by the commission:

The meeting was called to order by Mr. Greenman at 7:01 p.m.

Mr. Greenman called the meeting to order. On roll call, members Gronow, Jouron, Repholz, Skluzacek, Teetsov, and Greenman were present. Member Atkinson was absent.

Kathryn Cowlin, Director of Community Development, Michael Magnuson, Director of Public Works and Engineer, Katie Rivard, Assistant City Planner and Abigail Wilgreen, City Engineer, were present from Staff.

Mr. Greenman said this meeting is being recorded for broadcast and future playback on the City’s cable channel. He led the group in the Pledge of Allegiance.

APPROVE MINUTES OF THE NOVEMBER 17, 2021 PLANNING AND ZONING COMMISSION MEETING

Mr. Jouron moved to approve the minutes from the November 17, 2021 regular Planning and Zoning Commission meeting as presented. Mr. Skluzacek seconded the motion. On roll call, members Gronow, Jouron, Repholz, Teetsov, Skluzacek and Greenman voted aye. Motion passed.

2021-192 WAREHOUSE – 275 SOUTH MAIN STREET – REZONING, FINAL PLAT, AND FINAL PLANNED UNIT DEVELOPMENT – PUBLIC HEARING

Rezoning upon Annexation to M PUD Manufacturing, Preliminary and Final Planned Unit Development to allow a new warehouse, and Preliminary and Final Plat of Subdivision to create a two lot subdivision.

David Riefe, Senior Vice President of Seefried Industrial Properties (Developer); Peter Bazos, Zoning Attorney with Bazos, Freeman, Schuster & Pope, LLC; Dan Hill, Architect with Progressive AE; Jared Kenyon, Civil Engineer with Kimley-Horn Associates, Inc.; Chris Silis, Senior Program Manager, Real Estate at Amazon; and, Sara Disney Haufe, Traffic Engineer with Sam Schwartz were present to represent the request.

Mr. Riefe stated Seefried Properties is under contract to purchase the property. The intent is to development a warehouse use. Seefried is currently in the feasibility stage. Mr. Riefe provided an overview of Seefried. Seefried is headquartered in Atlanta, Georgia, but have locations in various cities and states, including Chicago. Seefried has 37 years of experience and 25 years of experience in the Chicago area. Mr. Riefe showed pictures of past projects in the Chicago area. He noted this is Seefried’sfirst project in Crystal Lake.

Mr. Bazos provided an overview of the site. He noted the property is a 63-acre site, with the westerly 21 acres within City boundaries and the easterly 42 acres in unincorporated McHenry County. The westerly portion is zoned M Manufacturing, and they are seeking an M PUD zoning classification. Mr. Bazos referenced the Comprehensive Plan, and that it indicates industry for this site. He spoke to the UDO’s signage standards and that only one monument sign is permitted. They are seeking an additional monument sign, as well as, wayfinding signage. He spoke to the requested subdivision and extension of Exchange Drive.

Mr. Kenyon provided information related to the roadway extension of Exchange Drive. He referenced the site plan and indicated which parking spaces would be allocated for associates, deliveries trucks, etc. He further spoke to the circulation and access points within the site. He stated the two detention basins are connected.

Mr. Hill reviewed the proposed elevations for the building, noting that the east and west elevations have a canopy for the van loading areas. The main entrance is on the south façade near the associates’ parking lot. The building will be constructed of concrete panels, painted and have accents of metal along canopies and the entrance.

Mr. Silis stated the tenant will be Amazon. He spoke to the tenant operation plan. He stated there will be approximately 199 associates per day with shifts starting between 2:00 am to 2:00 pm; 21 line haul trucks from 10:00 pm to 8:00 am; and 230 delivery associates and vans daily with delivery associates arriving at 9:20 am and departing between 9:50 am to 11:10 am and returning between 7:10 pm to 9:10 pm. Vans do not rotate in and out, they only come and go once. He spoke to the number of associates (230) and drivers (260), with pay starting at $18-$22/hour.

Ms. Disney Haufe provided a brief overview of the traffic report. She indicated they looked at the existing traffic conditions, future traffic without the development, how much traffic will the development add, future traffic with development, and the conclusions and recommendations. She indicated they selected several intersections to analyze traffic. She noted peak hours are typically 8:00-9:00 am for mornings, and 4:30-5:30 pm for evenings, Monday through Friday. She further noted the peak hours of the development being 9:30- 10:30 am for mornings, and 7:30-8:30 pm for evenings. She stated that adjustments were made because of COVID-19 and Metra. She noted they were extra conservative and analyzed pre-pandemic numbers when traffic counts were greater. She explained the Institute of Transportation Engineers (ITE) Trip Generation guide and how it was utilized for development. She provided a summary of the existing level of service for the intersections of Main Street and Congress Avenue and Main Street and Northwest Highway, and the level of service with the development.

Ms. Abigail Wilgreen, City Engineer for the City of Crystal Lake, referenced the aerial map of the development site and surrounding areas. She noted the recommendations, which included separate left and right turn lanes for northbound on Main Street, restricting vehicles from making a left turn on Exchange Drive when driving southbound on Main Street, the extensions of Exchange Drive and Commonwealth Drive, striped crosswalks, contribution to the proposed roundabout at Congress Parkway and Exchange Drive, and right-of-way dedication on the east side of Main Street.

Staff presented the information on the request. Ms. Cowlin provided a brief overview of the proposed development. She noted the surrounding uses and zoning classifications. She noted the design standards meet the UDO standards, and the number of parking spaces proposed exceeds the UDO standards. She further spoke to the landscape plan. She noted the request is compliant with the 2030 Comprehensive Plan. She requested an additional recommendation be considered for the deferral of the burial of overhead utilities and for the addition of sidewalk along Main Street until such time that there is an area wide program.

The Chairman opened the public hearing. There was no one in the public wishing to speak on the agenda item. The public hearing was closed.

Mr. Skluzacek referenced the traffic report and sought clarification on the ingress/egress out of Exchange Drive onto Main Street. He asked where the boundary lines were for the subdivision. Mr. Riefe referenced to the Subdivision Plat.

Ms. Repholz asked from where the trucks would be traveling. Ms. Disney Haufe noted the vast majority are delivery trucks and passenger vehicles. This location would only have 25 larger trucks. Ms. Repholz asked if the City completed a sound study. Ms. Cowlin responded the City does not do them for this type of use, but they would do one for sensitive areas. Ms. Repholz asked if the trucks would be coming through downtown Crystal Lake. Ms. Disney Haufe stated they do not expect any trucks north on Main Street due to truck restrictions.

Mr. Jouron asked where the vans are loaded. Mr. Silis responded that they will be loaded/unloaded under the canopy. Mr. Jouron asked if they will have truck idling or mitigate sound if needed. Mr. Riefe responded that if it becomes an issue, they will take measures to correct it. Mr. Jouron stated it was wonderful there would be no traffic signals.

Mr. Gronow asked about the trucks coming south on Exchange. Ms. Wilgreen noted the future roundabout at Congress and Exchange. Mr. Gronow asked if trucks would be able to maneuver the site. Ms. Wilgreen noted that 65% of trucks will use Exchange Drive, 10 % will use Pingree Road, 25% at Northwest Highway. Mr. Gronow asked for clarification on the number of trips generated per day. Ms. Disney Haufe stated there will be 1,716 trips generated per day, per the information provided by the petitioner. Mr. Gronow reiterated that vans will be in and out of the site once daily. Mr. Riefe confirmed. Mr. Gronow referenced another Amazon location. Mr. Silis indicated he did not the specifics of that location, but anticipated they were likely very similar.

Mr. Jouron asked about the length of the line haul trucks. Mr. Silis responded the trailer portion is approximately 51 feet, for an overall length of 65 feet.

Ms. Teetsov asked if it is anticipated that Exchange Drive will become another cut-through. Ms. Disney Haufe responded the route will not be as direct based on its curvature. Ms. Teetsov noted her concerns related to safety along Congress Parkway. Ms. Wilgreen stated there will be another roundabout at Congress Parkway and Federal Drive that will help turning traffic and cause vehicles to slow down.

Mr. Greenman stated he is excited for manufacturing at this location. He stated the petition met the Findings of Fact. Mr. Greenman asked about the distance the vans traveled. Mr. Silis responded deliveries are typically made within 15 miles, or about 40 minutes. Mr. Greenman asked if there were any impervious surface concerns. Ms. Cowlin stated there were not. Mr. Kenyon stated the stormwater is accounted for and will meet the ordinance. Mr. Greenman suggested that semi-truck traffic to be cut-off earlier than 8:00 AM due to the Pingree Metra Station traffic. Mr. Silis stated that controlling the flow timeline is difficult, but most deliveries are done before 4:00 am. Mr. Greenman further suggested deliveries are cut-off between 5:30 am and 7:00 am. He noted his concerns with adding trucks to the existing commuter traffic. Ms. Disney Haufe stated the number of trucks going that direction will be negligible. Mr. Greenman expressed concerns with the left turn onto Main Street. Ms. Disney Haufe explained the left turn lane alleviates concerns with vehicles backing up at Congress Parkway and Main Street. Mr. Greenman expressed concerns with 40 mph on Main Street and asked if there were additional mitigations that can be provided. Ms. Disney Haufe noted the COVID-19 adjustments and the highly conservative traffic study. She stated they will look into additional traffic calming measures throughout the site. Ms. Wilgreen suggested various solutions such as a speed table, narrowing Commonwealth Drive and flashing speed limit signs if an issue is observed.

Ms. Repholz referenced Willow Church and their use of police officers to allow vehicles to turn left onto Main Street. Ms. Wilgreen stated that Staff worked with the Church; and, unlike this use, the Church has a concentrated amount of vehicles at one time. She stated that drivers will acclimate to the area, and the left turn lane will alleviate the potential back-up of vehicles at Congress Parkway and Main Street. She noted Staff understands the concerns and will closely monitor.

Mr. Greenman stated he does not want someone to get hurt or put them at risk as Main Street is already busy enough. He stated everything else is spot on.

Ms. Teetsov clarified that vehicles will not be able to make a left turn onto Exchange Drive from Main Street. Ms. Wilgreen confirmed.

Mr. Jouron made a motion to approve the Rezoning upon Annexation to M PUD Manufacturing, Preliminary and Final Planned Unit Development to allow a new warehouse, and Preliminary and Final Plat of Subdivision to create a two lot subdivision at 275 Main Street with the following conditions:

1. Approved plans, reflecting staff and advisory board recommendations, as approved by the City Council:

A. Application (GW Properties, received 05/18/21)

B. Site Plan (Kimley Horn, dated 10/13/21, received 10/20/21)

C. Landscape Plan (Kimley Horn, dated 10/13/21, received 10/20/21)

D. Elevations and Signage (Progressive ae, dated 10/15/21, received 10/20/21)

E. Plat of Subdivision (Compass Surveying LTD, dated 09/30/21, received 10/20/21)

F. Plat of Survey (Compass Surveying LTD, dated 08/25/21, received 10/20/21)

G. Plat of Annexation (Compass Surveying LTD, dated 08/25/21, received 10/20/21)

H. Preliminary Drainage Report (Kimley-Horn, dated October 15, 2021, received 10/20/21)

I. Traffic Impact Study (Sam Schwartz, dated November 19, 2021, received 11/19/21)

2. Final Plat of Subdivision

A. All municipal utilities are required to be in a Municipal Utility Easement (MUE). Work with staff to provide a plat of easement.

3. Landscape Plan

A. As part of the building permit submittal, provide a final landscape plan indicating the species and size of all plantings.

B. Provide additional tree plantings at the northeast corner of the property to help screen the building from the residential properties across the railroad tracks.

4. Provide a lighting plan that complies with the UDO exterior lighting standards.

5. Traffic Study: Based on the assumptions and analyses detailed in the report, the following recommendations should be implemented as part of the proposed development project:

A. The extension of Exchange Drive through the site should provide a single travel lane in each direction. A 30 MPH speed limit should be posted in the east- and westbound directions, particularly near the new intersection with Main Street.

B. On Commonwealth Drive between Exchange Drive and Congress Parkway, 30 MPH signage should be posted to reinforce City code.

C. The petitioner must contribute their proportionate fair share of the construction costs for the improvements to Congress Parkway and Exchange Drive traffic circle (12.5% estimated at $80,000) based on the projected traffic volume increase for the proposed development as determined by the traffic impact study dated November 19, 2021 by Sam Schwartz.

D. The petitioner shall provide a Letter of Credit, Bond or Escrow payment for its share of the above mentioned improvements. Cost participation for off-site improvements will be calculated once final cost estimates have been provided based on the recommendation of the City’s traffic engineering consultant as approved by the City’s Director of Public Works. In the event that the final cost sharing amount is not determined prior to the time the petitioner is issued a building permit for the site, the petitioner shall provide a Letter of Credit, Bond or Escrow payment in an amount reasonably estimated by the Director of Public Works, by the issuance of a certificate of occupancy for any building on the site. Notwithstanding the foregoing, in the event that the petitioner executes an agreement (which shall be in a form reasonably satisfactory to the Director of Public Works and the City Attorney) to be recorded against the site that ensures the payment of the final cost-sharing amount by the petitioner or petitioner’s successor in ownership, the requirement for a Letter of Credit, Bond or Escrow payment shall be waived.

E. Sidewalks must be constructed on both sides of the extension of Exchange Drive between its current western terminus and the new intersection with Commonwealth Drive. The existing sidewalk on the east side of Commonwealth Drive north of Congress Parkway should be extended to meet Exchange Drive, including a striped crosswalk across the east leg of the Exchange Drive/Commonwealth Drive intersection. Because the sidewalk along the north side of Exchange Drive east of the site is not currently complete, the developer should also coordinate with the City to identify an appropriate location for a striped crosswalk across Exchange Drive at Access 2 or Access 3 (near the Associates parking lot and building entrances) to connect building employees to the complete sidewalk on the south side of the street.

F. Dedication of 34.92 feet of right-of-way along Main Street.

G. At Main Street/Exchange Drive:

a. Provide a dedicated northbound right-turn lane with channelization.

b. Provide a single westbound lane for left- and right-turn maneuvers.

c. Post minor-leg stop control for westbound traffic.

d. Post No Left Turn (R3-2) signage for southbound traffic in accordance with MUTCD standards.

H. At Exchange Drive/Commonwealth Drive:

a. Provide separate left- and right-turn lanes on the northbound approach.

b. Post minor-leg stop control for northbound Commonwealth Drive.

I. Post minor-leg stop control at all site access driveways to Exchange Drive.

6. Provide final detailed engineering plans for review.

7. The petitioner shall address all of the review comments and requirements of the Community Development, Fire Rescue, and Public Works Departments, as well as the City’s Stormwater Consultant and the final approved Traffic Study.

8. The burial of the overhead utility lines is deferred until an area wide program is established. (Added by PZC)

9. The installation of the sidewalk along Main Street is deferred until an area wide program is established. (Added by PZC)

Mr. Skluzacek seconded the motion. On roll call, members Gronow, Jouron, Repholz, Skluzacek, Teetsov and Greenman voted aye. The motion passed 6-0.

REPORT FROM PLANNING

Ms. Cowlin stated there are no updates from City Council and noted the items scheduled for the next PZC meeting.

COMMENTS FROM THE COMMISSION

There were no comments from the Commission.

ADJOURNMENT

Mr. Gronow made a motion to adjourn the meeting. Mr. Skluzacek seconded the motion. On voice vote, all members voted aye. The meeting was adjourned at 8:19 p.m.

https://ecode360.com/documents/CR2206/public/635768720.pdf