Planning & Zoning Commission
Regular MeetingDeKalb, IL · October 23, 2019
Minutes
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
October 23, 2019
The Planning and Zoning Commission held a Meeting on October 23, 2019, at the City of
DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Christina Doe
called the meeting to order at 6:00 PM.
A. ROLL CALL
Principal Planner Dan Olson called the roll. Planning and Zoning Commission
members preset were: Chair Christina Doe, Steve Becker, Vicki Buckley, David
Castro, Ron Klein, and Jerry Wright. Commissioner Max Maxwell was absent.
Principal Planner Dan Olson and City Engineer Zac Gill were present representing
the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Doe Requested a motion to approve the October 23, 2019, agenda as
presented. Ms. Buckley motioned to approve the agenda as presented. Mr. Wright
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
October 9, 2019 – Mr. Klein motioned to approve the minutes. Mr. Castro
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 DeKalb 343 LLC, represented by Jerry Krusinski
of Krusinski Construction Company, for approval of amendments to Ordinance
06-107 and Ordinance 06-109 to accommodate an approximate 1,222,400
square foot distribution center and a 466,560 square foot packing center as
shown on the site plan made part of the zoning application for approximately
106 acres out of a total site area of approximately 343 acres for property located
east of State Route 23, north of Gurler Road, west of Crego Road and south of
I-88.
The applicant, Jerry Krusinski of Krusinski Construction Company, noted the history of
purchasing the subject site in 2005. He advised in 2006 there was an annexation
agreement approved to develop a business park focused on industrial development. He
noted there were provisions to allow for retail and commercial properties along Route 23.
Mr. Krusinski showed the Commission the concept plans and the preliminary plat that
were generated during the original annexation process. Mr. Krusinski said the agreement
had strict development, landscape, signage, and building guidelines in order to construct
a successful business park, as well as being good neighbors. He advised, after the 2008
recession, they were no longer able to move forward with the original concept site plans.
He added they have pursued many development opportunities but have been
unsuccessful.
Mr. Krusinski advised they had recently obtained an opportunity with an investor to build
a two-building complex. He noted the investor is looking to construct a 1.2 million square-
foot distribution center for food related products with an adjacent smaller packaging
center. Mr. Krusinski said the two-building complex will provide 1,000 jobs at full growth
and the investor would be purchasing enough land to expand and build a manufacturing
center at a later date.
Mr. Krusinski noted the only access to this development would be off Gurler Rd in order
to control traffic and have the least impact on the residences along the west site of Rt. 23.
He stated a berm would eventually be built along Route 23 to enhance the screening and
environment for the neighboring residences. He added the western and eastern portions
of the 343 acres will continue to be farmed until further expansions or developments. Mr.
Krusinski pointed out the main detention pond for the development will be in the northwest
corner of the site.
Principal Planner Olson went through the staff report dated October 18, 2019 and
recommended approval of the request. He informed the Commission the City, DCEDC
and other entities have been working with the developer and end user regarding the
development’s layout, utility extension, and incentives. He advised the proposed uses are
permitted in the planned development ordinance that was approved in 2006. Mr. Olson
noted the concept plan that was approved in 2006 is slightly different than the current
plan, which has a different layout regarding roads and building sizes. He said this warrants
an amendment to the annexation agreement and ordinance from 2006.
Principal Planner Olson advised the proposed development meets all the standards in
the agreement regarding setbacks, height restrictions, parking standards, and other
requirements. Mr. Olson advised the intent is to amend the 106 acres that the distribution
center and packing center will occupy. He added the applicant, DeKalb 343 LLC, will
amend the standards for the rest of the site at a future date.
Mr. Olson advised the annexation agreement called for the final plat and plan to come
before the Planning and Zoning Commission and City Council for approval. He added the
applicant was requesting the plan submitted for the distribution center and packaging
center would be accepted and approved as a preliminary plan. He added the applicant
requested the final plan would not have to be approved by the Commission. Mr. Olson
stated it recommended the final plan will only need to be approved by staff.
Mr. Olson advised in the current agreement, a private design review committee was to be
established, however the applicant has requested the committee be removed from the
agreement. He stated there are other standards in the agreement and in the Unified
Development Ordinance (UDO) regarding landscaping, signage, setbacks, and other
requirements.
Mr. Olson advised the original agreement called for no fewer than two and no more than
three public street access points and only two private access points off Gurler Rd. He
noted the applicant’s preliminary plan shows five private access points along Gurler. He
mentioned one of the proposed amendments will allow for five private access points along
the road. Mr. Olson advised a traffic study was conducted for the first phase of
development and noted the recommendations included resurfacing Gurler Rd. from Route
23 to Peace Rd. and Peace Rd. from Gurler Rd to I-88 eastbound ramps. He added the
study recommended modifying the intersection geometry of Gurler Rd. at Peace Rd., and
providing left turn and deacceleration lanes for the private access points along Gurler Rd.
Mr. Olson noted Route 23 is under the jurisdiction of the Illinois Department of
Transportation (IDOT), which would provide them control on any access points or
improvements along the road.
Mr. Olson mentioned that multiple citizen response forms were submitted, as well as
emails and letters. He stated letters of support were received from Young Real Estate
Group (own property direct east of the site) and from Wennlund Farms LLC, (own property
at the southeast corner of Gurler and Crego Rd.). Mr. Olson mentioned a letter of support
with comments was received from Ingrid Inboden of 2975 S 4 th St. and the City received
three letters and emails against the proposal: Kathy Kivisto of 2375 S 4 th St., John and
Donna Conlin of 3155 S 4th St., and Robert Becker of 3011 S 4th St.
Mr. Olson advised the staff’s recommendation is approve the proposal as it will have
positive effects on the economy and would be transformative to the City. He continued by
pointing out the property taxes generated from the project would be comparable to the
existing property taxes generated from the five largest warehouse distributors in the City.
He added if the site is selected by the investor, they would like to construct and occupy
the buildings by the end of 2020. He noted the applicant requested an expedited approval
process in order to make that possible.
Chair Doe then invited attendees in the audience to speak.
John Conlin, of 3155 S 4th St, started his disapproval of the development project. He noted
he was not informed of any zoning or public hearings until October 4 th, 2019. He
expressed his concerned with the water main, storm sewers, and drainage in the area,
as flooding is already common. He stated his concerns with the increased traffic in the
area due to the possibility of 1000 new employees and truck traffic. Mr. Conlin stated he
was concerned with the widening of Route 23 and how much of his property he would
lose. Principal Planner Olson and City Engineer Gill reiterated the results of the storm
water and traffic studies submitted to the City. Mr. Gill noted a stormwater management
plan was submitted and reviewed by the City meeting all requirements. He added the
stormwater pond at the northwest portion of the site will be sized to accommodate the
development. Mr. Olson and Mr. Gill added the current agreement calls for any additional
right of way needed along Rt. 23 would come from the east side.
Tom Inboden, of 2975 S 4th St, had concerns about the water drainage surrounding his
property and where the storm water from the development project will end up. He noted
his concern for the traffic, as well as the speed limit along Rt. 23. Mr. Inboden added he
wanted to make sure the gateway into the City along Rt. 23 was maintained and a good
size berm be added along the east of the road. He stated he thought the project would be
a positive for the City by adding jobs. Chair Christina Doe requested that the City
investigate the speed limit along Route 23.
Ingrid Inboden, of 2975 S 4th St, had concerns regarding the light pollution from the
project, berming along Rt. 23 as well as the speed limit along the road. Ms. Inboden
mentioned there is already a major flooding issue in the area and is concerned the
development will add to it. Principal Planner Olson advised Ms. Inboden and the
Commission of the lighting requirements in the UDO and how it limits light pollution.
Kathy Kivisto, of 3275 S 4th St, advised she is opposed to the development due to her
driveway being right next to the Gurler Rd. and Rt. 23 intersection. She stated traffic is
already an issue with the grading and construction work happening at the site, making it
extremely difficult to exit and enter her driveway. She stated turn lanes should be added
to Rt. 23 onto Gurler Road. City Engineer Gill reiterated the findings of the traffic study
and the timeline of improvements based on the study.
Paul Borek, of 2179 Sycamore Rd in DeKalb, Executive Director of the DeKalb County
Economic Development Corporation stated his support for the approval of the
amendments to the annexation agreement. He added there will be significant property
taxes and employment benefits with the project.
Chuck Kaiser, of 230 W State St, representing First Midwest Bank and the DeKalb County
Economic Development Corporation mentioned his support for the proposal.
Jerry Wahlstrom, of 332 Greenwood North, representing the DeKalb County Economic
Development Corporation stated his support for the request. He stated his involvement in
the real estate market and believes the development would boost to the housing market
in DeKalb.
Cohen Barnes, of 234 Greenwood North, representing the DeKalb County Economic
Development Corporation mentioned he is excited for the development project and how
it will positively transform the community.
Paul Callighan, of 1512 Crayton Cir East in DeKalb, stated his support for the
development project. He praised the effort put forth by DeKalb 343 LLC to market and
maintain the parcels involved in the development project. He noted the positive economic
impact the development would have on DeKalb.
Frank Roberts, of 1130 Glidden Ave. DeKalb, also representing the DeKalb County
Economic Development Corporation stated his support for the development. He advised
the need to expedite the process in order to ensure that the development project stays in
DeKalb.
Shirley Balika, of 355 Gurler Rd, advised her concern for the water drainage in the area.
She had concerns that her property would be taken to widen Gurler Rd, as surveys of her
property line are being completed. City Engineer Gill stated any widening of Gurler Rd.
would occur on the east side of the road.
Kathleen Davenport, of 2955 S 4th St, advised the grading work occurring on the site
starts at 5:30 AM on most days. She stated she has a hard time falling asleep with the
light and noise pollution and has concerns with the water drainage. City Engineer Gill
advised the Commission and Ms. Davenport of the City and County ordinances regarding
the water release rate. Mr. Krusinski responded by saying he apologized to Ms.
Davenport for the early construction hours and would work with the contractor to limit the
impact.
Chair Doe gave the Commission members the opportunity to speak.
Commissioner Wright asked for a comparable development to the 1.2 million square ft
distribution center proposed. Mr. Krusinski advised the Target development is 1.5 million
square ft. Mr. Olson noted the last 3M building constructed was just under one million sq.
ft. Mr. Wright asked who initiates the process with the IDOT to widen Route 23. City
Engineer Gill advised the City would submit the traffic study completed for the project to
IDOT. He also advised the traffic study is available to the public upon request. Mr. Wright
questioned if there is anything in IDOT’s requirements that would require citizens to give
up portions of their property for the expansion of Gurler Rd or Route 23. Mr. Krusinski
advised that all land required for the expansion from Rt. 23 would come from the east
side or development side of the project. Commissioner Wright stated his support for the
development project.
Commissioner Buckley requested an estimate on the number of trucks that would be
entering and leaving the development per day. City Engineer Gill advised the traffic study
estimated 870 heavy vehicle trips per day. Ms. Buckley stated her support for the
development project.
Commissioner Becker inquired if the areas of future expansion were considered in the
traffic study. Mr. Krusinski advised it was.
Commissioner Klein inquired why the grading was already started, even though the
development wasn’t approved yet. Mr. Krusinski stated the project would take a large
amount of time to complete if grading was delayed until approval. He added in order to
expedite the process, a permit was submitted and accepted for mass grading. Mr. Olson
said the current annexation agreement allowed for a grading permit to be issued as long
as certain submittal requirements were met. Mr. Klein advised his concerns regarding the
storm water drainage. Mr. Olson noted the stormwater has been reviewed by the City
Engineer and has meet all City requirements. Mr. Klein stated his approval of the
development project as long as all of the issues raised have been addressed.
Commissioner Castro inquired what financial status the jobs being created hold and
questioned why the developer has not disclosed the name of the food distribution
company. Mr. Krusinski advised it’s common for businesses not to disclose their name
until the purchase agreement is signed. Mr. Castro noted his approval of the project as
long as the project is done right and met all requirements.
Chair Doe inquired if the 1000 jobs created will be distributed over various shifts, which
was verified by Mr. Krusinski. Chair Doe asked if Mr. Krusinski could address the noise
pollution during early morning hours. Mr. Krusinski advised that adjustments would be
made to accommodate the surrounding area. Chair Doe inquired if there is the possibility
that more access points would be added off Gurler Rd. Mr. Krusinski advised that will
likely occur as future development comes in. Chair Doe inquired if a bike path or bus
route will be added near the development to help employees get to work. Principal
Planner Olson said that has not been discussed but is very possible and will be
investigated further. Mr. Krusinski added they have spent a lot of time attempting to get
the right user for the property and have discouraged heavy industrial users.
Chair Doe gave the public one more opportunity to speak.
Ingrid Inboden, of 2975 S 4th St, inquired who would be responsible if the surrounding
residences flood due to the development. Mr. Krusinski stated that he has contacted the
State of Illinois, Union Pacific RR, and the Army Corp of Engineers in order to take every
step-in order to prevent flooding in the area and to remedy the problems.
John Conlin, of 3155 S 4th St., asked how many shifts there will be there at the food
distribution center. Mr. Krusinski responded they may have three shifts eventually, but not
sure at the beginning of operations. Discussion continued with the Commission regarding
lighting concerns and berming.
Ms. Buckley made a motion based on the submitted petition and testimony presented,
the Planning and Zoning Commission recommended to the City Council approval of the
amendment to the annexation agreement and an amendment represented by Ordinance
2006-107 and 2006-109, to allow for an approximately 1,222,400 square ft distribution
center and a 466,560 square ft packing center on approximately 106 acres located
between Route 23, Gurler Rd, Crego Rd, and I-88, subject to the plans, standards, and
conditions listed in Exhibit A of the staff report. Motion was seconded by Klein.
A roll call vote was taken. Ms. Buckley – yes, Mr. Castro – yes, Mr. Klein – yes, Mr. Wright
– yes, Mr. Becker – yes, Chair Doe – yes. Mr. Maxwell was absent.
2. Public Hearing - Petition by BQ Enterprises, Inc., an Illinois Corporation for
approval of a Zoning Map Amendment from the “LI” Light Industrial District to the “PD-I”
Planned Development – Industrial District to allow for a medical cannabis dispensary and
consideration to approve a Planned Development less than two acres and a medical
cannabis dispensary in a multi-tenant building and other approvals as required to
accommodate the proposed use. The subject property is located at 700 Peace Road.
Craig Krandel, of 15016 W South St Rd in Woodstock, representing BQ Enterprises Inc
advised this is a request for a medical cannabis dispensary and applicable rezoning to
the “PD-I” Planned Development District for the site at 700 Peace Road. He stated the
Unified Development Ordinance (UDO) requires Planned Developments on sites of two
acres or more and does not allow medical cannabis dispensaries in multi-tenant buildings.
Mr. Krandel mentioned a medical cannabis dispensary is a special use in the “LI” District;
however, a variance/waiver cannot be granted through a special use. He added the
dispensary would be the first and only dispensary in DeKalb County. Principal Planner
Olson went through the staff report dated October 18, 2019. He advised the applicant is
proposing to locate in a 3,600 square foot unit space (north side of building) at 700 Peace
Road, Suite B. He added the space is part of a two-unit condominium, so the boundaries
of the lot coincide with the area of the tenant space. Mr. Olson noted the adjacent owner
to the south is Competitive Edge, which is approximately 7,170 sq. ft. in size.
Mr. Olson advised the UDO has specific regulations for medical cannabis facilities
(dispensaries and cultivations centers) including setbacks to schools, day care facilities
and residential areas and the type of buildings they can locate in. He added there are
also separate parking, signage and other development restrictions including security and
surveillance measures. Mr. Olson noted the applicant has provided a floor plan indicating
the layout of the facility and will be discussing the proposed security plan with the Police
Department. He concluded by stating as a condition of approval, staff is recommending
that a security agreement/plan be approved between the City and applicant prior to final
occupancy of the space.
Mr. Olson noted with the approval of the medical cannabis dispensary at 650 Peace Road
in 2017, staff recommended a time limit for the applicant to obtain a state-issued license
and to complete the build-out of the tenant space. He stated staff is recommending the
applicant obtain a state-issued medical cannabis dispensary license for the subject site
within one year of approval of the Ordinance granting the rezoning. In addition, Mr. Olson
stated staff is recommending the applicant complete all required build-out and tenant
improvements within six months after issuance of the state-issued medical cannabis
dispensary license (and prior to opening of the facility).
Mr. Olson advised the City received a Citizen Response Form from Donald Jones,
president of the DeKalb Forge Company along Pleasant St., indicating opposition to the
request. He reiterated the proposed rezoning request will allow a medical cannabis
dispensary in a location that meets all the current requirements of the UDO, except for
two exceptions, and will be in a location that will not have a detrimental effect on adjacent
businesses or land uses. He concluded the proposed facility would also be in compliance
with proposed amendments the City is considering to the UDO regarding recreational and
medical cannabis dispensaries.
Chair Doe then invited attendees in the audience to speak.
Donald Hawkins, of 700 Peace Rd Suite A, owner of the neighboring business,
Competitive Edge voiced his concern for the security of the building and wanted to ensure
the building will have 360-degree security footage.
Donald Jones, President of DeKalb Forge along Pleasant St., stated having a cannabis
dispensary will have a negative effect on public safety and his business. He added that
his business is drug free and having a cannabis dispensary so close would be harmful to
his employees.
Michael Embrey of 425 Fairmont Dr. in DeKalb and owner of Fun Me Events at 650 Peace
Road – Suite F stated there are strong economic benefits to cannabis dispensaries and
hopefully one will be located in DeKalb County.
Lucas Ray, of 548 Kendall Ln. in DeKalb and representing DeKalb Forge stated his
concern with the location of the dispensary and the possibility of recreational sales. He
advised the safety concerns of having heavy industrial sites near the dispensary, as it
causes safety risks to his employees.
Mr. Klein advised he only supports a medical cannabis dispensary and would not want
the business to expand into recreational cannabis. He stated he will vote no in the future
if there is a proposal to expand into recreational cannabis.
Mr. Becker inquired whether employees can be tested for cannabis once recreational
marijuana is legalized in 2020. The applicant, Mitchell Zaveduk, of 2844 Floral Drive in
Northbrook, advised that employees can be tested for marijuana use. Ms. Buckley
advised the same.
Mr. Becker inquired what would the change in sales be going from a medical dispensary
to both medical and recreational cannabis sales. Mr. Zaveduk advised there is the
potential of doubling sales.
Mr. Wright requested clarification on the security footage coverage and overall security.
Mr. Zaveduk advised he cannot guarantee 360-degree coverage, but he will ensure
security will be taken very seriously and they will work with the police department as well.
He added the police department will have access to live video feed if requested and noted
the state safety requirements are very strict and will be followed.
Chair Doe gave the public one more opportunity to speak. There was none, and the public
hearing was closed.
Ms. Buckley moved 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 “LI”
Light Industrial District to the “PD-I” Planned Development Industrial District to permit a
medical cannabis dispensary and exceptions to the UDO regarding minimum lot size for
a Planned Development and for a medical cannabis dispensary in a multi-tenant building
for the property located at 700 Peace Road, Suite B in the space as shown on Exhibit A
in the staff report and subject to the conditions listed in Exhibit B of the staff report. Motion
was seconded by Mr. Becker.
A roll call vote was taken. Mr. Castro – yes, Mr. Klein – yes, Mr. Wright – yes, Ms. Buckley
– yes, Mr. Becker – yes, Chair Doe – yes. Motion passed 6-0-0. Mr. Maxwell was absent.
F. REPORTS
Principal Planner Olson stated the next Planning and Zoning Commission meeting would
be November 6, 2019, with a public hearing for a petition by the DeKalb Community
School District for approval of a special use permit to allow an electronic changeable copy
sign (digital display sign) at Clinton Rosette Middle School. He added there will be a
second public hearing for a rezoning from the “GC” General Commercial District to the
“PD-C” Planned Development Commercial District to allow for a video gaming
establishment at 1704 Sycamore Road.
Mr. Olson recognized and welcomed new Commission member Steve Becker. He also
went through the updated Zoning and Developments sheet that was handed out to the
Commission.
G. ADJOURNMENT
Mr. Castro motioned to adjourn, Ms. Buckley seconded the motion, and the motion was
approved by unanimous voice vote. The meeting adjourned at 9:10 PM.
Respectfully Submitted,
Dan Olson, Principal Planner
Agenda
DeKalb Municipal Building
Council Chambers
200 S. Fourth St., 2nd Floor
DeKalb, IL 60115
AGENDA
Planning and Zoning Commission
October 23, 2019
6:00 PM
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES
1. October 9, 2019
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Public Hearing – Petition by DeKalb 343 LLC, represented by Jerry Krusinski
of Krusinski Construction Company, for approval of amendments to Ordinance
06-107 and Ordinance 06-109 to accommodate an approximate 1,222,400
square foot distribution center and a 466,560 square foot packing center as
shown on the site plan made part of the zoning application for approximately
106 acres out of a total site area of approximately 343 acres for property located
east of State Route 23, north of Gurler Road, west of Crego Road and south of
I-88.
2. Public Hearing – Petition by BQ Enterprises, Inc., an Illinois Corporation for
approval of a Zoning Map Amendment from the “LI” Light Industrial District to
the “PD-I” Planned Development – Industrial District to allow for a medical
cannabis dispensary and consideration to approve a Planned Development
less than two acres and a medical cannabis dispensary in a multi-tenant
building and other approvals as required to accommodate the proposed use.
The subject property is located at 700 Peace Road.
F. REPORTS
G. ADJOURNMENT
STAFF REPORT
October 18, 2019
TO: Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Amendments to Ordinance 2006-107 and Ordinance 2006-109 to Allow an
Approximate 1,222,400 Square Foot Food Distribution Center and a
466,560 Square Foot Packing Center for Property Located Between Route
23, Gurler Road, Crego Road and I-88 (DeKalb 343, LLC)
I. GENERAL INFORMATION
A. Purpose To allow the development of a 1,222,400
sq. ft. distribution center and 466,560 sq.
ft. packing center
B. Owner/Applicant DeKalb 343, LLC
C. Location and Size East of Rt. 23, north of Gurler Road, west
of Crego Road and south of I-88;
amendments to 106 acres of 343-acre site
D. Existing Zoning and Land Use “PD-I” and “PD-C”; vacant, site grading
E. Proposed Zoning and Land Use “PD-I” and “PD-C”; distribution center and
packing center
F. Surrounding Zoning and Land Use North– ORI; tollway, distribution &
warehouse uses
South – Unincorporated; agriculture
East – Unincorporated, agriculture
West – Unincorporated and HI,
residential, various commercial
G. Comprehensive Plan Designation Office/Research Park
I. BACKGROUND AND ANALYSIS
A food manufacturing and distribution company is interested in constructing on a portion
of the 343-acre Chicago West Business Center property located between Rt. 23, Gurler
Road, Crego Road and I-88. If the site is chosen, the company would like to construct
the first phase of the project, which includes an 1,222,400 square foot food distribution
center and a 466,560 square foot packing center on approximately 106 acres in the
central portion of the 343-acre site. They would like to construct the distribution facility
building first and occupy it by the end of 2020. The name of the company cannot be
identified at this time.
The property owner, DeKalb 343, LLC represented by Jerry Krusinski of the Krusinski
Construction Company and the City have been working with the food distribution
company, the State of Illinois, DeKalb County Economic Development Corporation and
other government agencies on bringing this project to the site. Items that have been
worked on include the site layout, utility extensions, stormwater management, access,
road improvements and incentives. The incentives proposed have included, but not
limited to, property tax abatements, financial assistance in looping the water main, grants
from IDOT for roadway improvements and incentives though the DeKalb County
Enterprise Zone. It should be noted the annexation agreement has language stating the
City and developer shall, in good faith and utilizing best efforts, consider mutual agreeable
incentives for the development of the site.
The 1,222,400 square foot food distribution center will be temperature controlled and
operate in multiple shifts. It is anticipated 1,000 jobs will be created upon full buildout. An
additional one million square feet of production facilities will be constructed in the next
few years to the northeast of the first two buildings if the location is approved. The property
containing the distribution facility (Building #1) will have two employee/visitor access
points onto Gurler Road and a separate gated truck traffic access off Gurler. There are
450 employee/visitor parking spaces proposed for multiple shifts and 216 trailer stalls
planned for. The building will have 90 exterior truck docks on the west side and 85 docks
on the east side. The 466,560 sq. ft. packing center (Building #2) will have 400 parking
stalls with two access points to Gurler Road and 42 trailer stalls initially.
On December 11, 2006 the City Council approved an annexation agreement via
Ordinance 06-107 to annex and rezone the 343 acre property bounded by Rt. 23, Gurler
Road, Crego Road and I-88 to the “PD-I” Planned Development Industrial District and to
the “PD-C” Planned Development Commercial District. The agreement authorized “PD-I”
zoning for about 320 acres and “PD-C” zoning for approximately 23 acres along Rt. 23.
A concept plan was approved as part of the agreement and provided for approximately
4.3 million square feet of new industrial buildings, a 16-acre site for smaller office
buildings, a 20-acre site for a shopping center, six commercial outlots, and 24 acres of
storm water retention ponds.
The annexation agreement provided a list of the allowed uses in the “PD-I” area, which
included the permitted uses in the “LC” Light Commercial District and the “ORI” Office,
Page 2 of 7
Research, Light Industrial District. Manufacturing, warehousing and distribution facilities
are a permitted use in the “ORI” District and therefore a permitted use on the subject site.
Retail and office uses were contemplated along Rt. 23. The agreement also had
provisions regarding development standards including setbacks, height restrictions, site
coverage, parking standards, landscaping, signage and other development guidelines.
Ordinance 06-109 was also approved on December 11, 2006 and granted the “PD-I” and
“PD-C” zoning as dictated in the annexation agreement. The Ordinance approved a
Preliminary Plan/Preliminary Plat for the site. The Plan/Plat indicated a total of 14 lots,
with six lots adjacent to Rt. 23 for commercial/retail uses and 8 lots for larger
warehouse/distribution and industrial uses. A lot for stormwater detention was also
provided in the northwest portion of the property. The approved plan/plat indicated an
east-west public street and three north-south public streets to service the future uses. The
proposed site plan for the 106 acres indicates different building layouts, roadways and
access points then what was approved in the 2006 Ordinance, therefore an amendment
is required.
The intent of the applicant to amend Ordinances 06-107 and 06-109 as it relates to the
106 acres that includes the 1,222,400 square distribution facility and the 466,560 square
foot packing center. The applicant intends to come back and propose amendments for
the entire 343-acre site at a later time as additional users come forward. They are
requesting approval of an amended preliminary plan for the 106 acres and an amended
concept plan for the entire 343-acre site. Approval of the architectural elevations for the
distribution facility is also requested.
Below is a summary of the different development items from the annexation agreement
and also a discussion of any amendments that will be needed to facilitate the first phase
of development.
Plan/Plat Approvals and Process
The concept plan in the annexation agreement and the preliminary plan/preliminary plat
in Ordinance 06-107 and Ordinance 06-109 reflect different layouts than what is currently
proposed for the site, therefore they need to be amended.
The annexation agreement calls for the submittal of a final plat and final development
plan for any phase of the development and subject to review by the Planning and Zoning
Commission and City Council. The applicant is requesting the submitted site plan for the
distribution facility and packing center be approved as the preliminary plan and the final
plans be approved by staff. The applicant plans to create separate parcels for the
distribution facility and packing center, but not subdivide them into lots at this time. They
are allowed to do this through an Illinois Plat Act exemption which allows the division of
land into parcels of five acres or more, which do not involve any new streets or easements
of access. The applicant will come back with a final plat for the entire development in the
future.
Page 3 of 7
Bulk Regulations/Design Guidelines/Landscaping
The proposed site plan and building elevations for the 106 acres are in compliance with
regulations in the annexation agreement in relation to setbacks, parking standards,
height, site coverage and floor area ratio. There are private development guidelines
called out for in the agreement and the establishment of a Design Review Committee
which the applicant is not proposing and is requesting an amendment. The development
guidelines not covered in the annexation agreement for the 106 acres will be covered by
the regulations in the UDO. The current agreement requires the developer to install
landscaping and berming along the perimeter of the property per a landscape plan that is
an exhibit in the agreement. A final landscape plan was not provided and will be required
to be submitted with the final plans. Lighting for the site will have to be in compliance with
the UDO, which has maximum pole heights and maximum foot candle (light intensity)
levels.
Site Work/Utilities/Stormwater Drainage
A site development and mass grading permit were issued by the City in late August and
site work commenced in early September. The annexation agreement allows mass
grading on the site with the submittal of a grading and erosion control plan to the City and
the issuance of a permit. About one-third of the grading has been completed and another
one-third will be completed by this winter with the remaining completed in the spring. The
initial site grading has been focused in the area where the distribution center will be
located. Civil engineering plans and building permit plans have been submitted to the City
for the 1,222,400 square foot distribution center for review. The City Engineer has
reviewed the engineering plans for the distribution center and meets with his approval on
a preliminary basis. More detailed plans will need to be submitted regarding the water
main routing and other utilities. The Kishwaukee Water Reclamation District has been
working with the developer on the sanitary sewer layout and will need plans meeting their
requirements prior to any building permits being issued. The watermain will be extended
from a point near Harvester Dr. and Rt. 23 and down the east side of Rt. 23 and then east
along Gurler Road to the site and looped through the property. A stormwater detention
facility servicing the entire 343 acres will be located at the northwest portion of the site.
Transportation/Road Improvements/Access
The annexation agreement has language allowing one full access and one right in/right
out access onto Rt. 23, which is under the jurisdiction and control of IDOT. The agreement
also contemplates no fewer than two or more than three public streets with access onto
Gurler Road. In addition, no more than two private access points are allowed along Gurler
Road. An amendment to the agreement is needed to allow the proposed five private
access points along Gurler Road for the first phase. In addition, a rail spur will be extended
from the existing Union Pacific railroad at the northwest portion of the site along the
northern portion of the property to service future phases of the project.
The annexation agreement requires the developer to construct any public improvements
Page 4 of 7
to service the property including roadways. A traffic study (draft provided) was conducted
by the developer and for the first phase of development (1,222,400 square foot food
distribution center and a 466,560 square foot packing center) the study recommends the
following improvements. (It should be noted the study contemplated 1,909,120 sq. ft. for
phase 1, however the total square footage proposed is 1,688,960).
• Resurface Gurler Road from Rt. 23 to Peace Road and Peace Road from Gurler
Road to the I-88 eastbound ramps to accommodate heavy vehicle traffic.
• Modify the intersection geometry of Gurler Road/Peace Road to accommodate
heavy vehicle traffic.
• Provide left turn lanes and deceleration lanes for the five access point off of Gurler
Road.
• Post minor-leg stop control for outbound traffic at all site access driveways.
The agreement also dictates that any future improvements or right-of-way needed along
Rt. 23 will be taken from the east side of the roadway and from the developer’s property.
V. Citizen Comments
The City has received Citizen Response Forms, letters or e-mails from the following
adjacent property owners listed below. A copy of all correspondence are provided in the
Commission’s packet.
Support Proposal
• Young Real Estate Group (owner of 160 acres to the east of the subject site –
bounded by Crego Road, Gurler Road, Peace Road and I-88)
• Wennlund Farm LLC (owner of 160 acres to the southeast of the site- SE corner
of Gurler Road and Crego Road)
Support Proposal with Comments
• Ingrid Inboden – 2975 S. 4th St.
Do Not Support Proposal
• Kathy Kivisto of 3275 S. 4th St.
• John and Donna Conlin of 3155 S. 4th St.
• Robert and Penny Becker of 3011 S. 4th St.
VI. CONCLUSIONS AND RECOMMENDATION
Staff believes the proposed distribution facility will be major asset and economic
development boost to the City and surrounding area. It is estimated the property taxes
generated from the ultimate buildout of the project would be comparable to the combined
Page 5 of 7
property taxes generated by the five large warehouse distribution facilities currently
located in the City. If the site is selected the food manufacturer would like to construct
and occupy the distribution facility by the end of 2020 so an expedited approval process
is needed. Staff recommends full approval of the proposal.
Sample Motion:
Based upon the submitted petition and testimony presented, I move that the Planning and
Zoning Commission recommend to the City Council approval of an amendment to the
annexation agreement and an amendment represented by Ordinance 2006-107 and
Ordinance 2006-109 to allow for an approximate 1,222,400 square foot distribution center
and a 466,560 square foot packing center on approximately 106 acres located between
Route 23, Gurler Road, Crego Road and I-88 and subject to the plans, standards and
conditions listed in Exhibit A.
Page 6 of 7
Exhibit A
Approved Plans
1. The concept plan in the annexation agreement approved by Ordinance 06-107 is
amended and replaced by the Property Exhibit dated 10-2-19 prepared by Jacob
and Hefner Associates.
2. The preliminary plan/preliminary plat in Ordinance 06-109 is amended by the
Preliminary Plan (Sheet A1) dated 9-17-19 prepared by Harris Architects, Inc. for
the 106 acres that will contain the distribution facility and packing center.
3. The architectural elevations dated 8-20-19 are approved for the distribution facility
located on the 106 acres.
Amendments, Standards and Conditions
1. The Development Guidelines stated in Section 3.03 (D) of the annexation
agreement shall not apply for the 106 acres that will contain the distribution facility
and packing center.
2. Sections 3.02, 3.05 and 3.06 of the Annexation Agreement are amended so the
Final Plat and Final Plan for the 106 acres is not required to be reviewed by the
Planning and Zoning Commission and City Council prior to the construction of the
proposed distribution facility and packing center. Submittal of Final Plans for the
106 acres shall be reviewed and approved by the City staff prior to construction of
the distribution facility and packing center and in substantial compliance with the
approved preliminary plan.
3. Section 5.05 of the Annexation Agreement is amended to allow five private access
points along Gurler Road per the approved preliminary plan for the 106 acres.
4. Exhibit L “Phasing Outline” of the Annexation Agreement is amended to provide
for infrastructure improvements, including roadways, on a phased approach per
the approval of the City Engineer and the Kishwaukee Water Reclamation District
based upon the latest studies.
Page 7 of 7
LLWAY
DETENTION
DEKALB TOLLWAY OASIS
36'
TRUCK ACCESS / FIRE LANE
DETENTION
458'
FUTURE RAIL SPUR
DRIVE-IN DRIVE-IN FUTURE RAIL SPUR 203.6' FUTURE RAIL SPUR
FUTURE SILO FARM/MATERAIL DELIVERY
8 BAYS AT 56'=448'-0"
PHASE IV
MOGULS 2021
FUTURE ACCESS DRIVE
660,000 SF
1055' 60' 30' 195' 721 3/8' 195' 50'
111 TRAILER STALLS @ 12' O.C.
TRAILER STALLS @ 12' O.C.
2'
LINE MARKING 55' DEEP TRAILER STALLS
85 TRAILER STALLS @ 12' O.C.
BLDG. 2
FUTURE ROAD R.O.W. LINE MARKING 140' TRUCK COURT
BLDG. 1
90 EXT DOCKS @ 13' O.C.
9 BAYS AT 56'=504'-0"
PHASE I
STORMWATER CONVEYANCE
625'
CREGO ROAD
85 EXT DOCKS @ 13' O.C.
DISTRIBUTION
1,222,400 SF
REMOTE
BLDG. 2
OFFICE GEN. PHASE III
583 1/2'
T 38'x22'
ELECT
1910'
MANUFACTURING
1868'-0"
2'
340,000 SF
10' 640'
65' 66' 75' 55' 140' 640' 140' 55'
9 BAYS AT 56'=504'-0"
2,698,176 SF
15' 15' 8' MIN
195' 30' 70' 10 BAYS AT 50' 70'
61.9 AC
STAGE STAGE
FIRE LANE
DEDICATED TRANSFER LANES OFF
CHICAGO WEST BUSINESS CENTER
NEW DISTRIBUTION FACILITY FOR:
12 BAYS AT 53'-4" TBV
20 TRAILER STALLS
55' 140'
2' 640' 20' 188'
14 BAYS AT 52'-0" TBV
42 TRAILER STALLS @12' O.C.
GURLER ROAD - DEKALB IL
400 CAR PARKING STALLS
8 BAYS AT 56'=448'-0"
729'
BLDG. 2
GH PHASE II
DRIVE-IN DRIVE-IN
PACK CENTER
ACCESS DRIVE
466,560 SF
CONC CONC
PATIO PATIO
SCRUB'R
RE-PACK BATT
MAIN OFFICE
OFFICE CHARGE ELECT/
PUMP
T GEN. CONC
38'x22' PATIO
DRIVE-IN
S 15' 450 CAR PARKING STALLS
MECH
190'-0"
62'
GURLER ROAD
BLDG
BLDG BLDG #2A
#3 (future) BLDG
#1 #4
(future)
(future)
BLDG
#2
NOTES Building #2A – 700,000 SF
Warehouse and Distribution Facility
Occupancy 4Q2021
Building #1 – 1,500,000 SF Building #3 – 1,500,000 SF
Warehouse and Distribution Facility Warehouse and Distribution
Occupancy 4Q2020 Occupancy (Future – TBD)
Building #2 – 500,000 SF Building # 4 – 1,200,000 SF
Warehouse and Distribution Facility Warehouse and Distribution Facility
Occupancy 4Q2020 Occupancy (Future – TBD)
©2011 www.chicagowestbusinesscenter.com DeKalb, Illinois
SITE AREA QUANTITIES
GROSS BUILDING SITE FLOOR AREA
LOT AREA GREEN SPACE AREA COVERAGE RATIO (FAR)
PROPOSED: 3,093,380 SF 919,176 SF 1,222,400 SF 70.3% 39.5%
ULTIMATE: 3,093,380 SF 518,423 SF 1,500,000 SF 83.2% 48.5%
[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.]
Dan,
In case you do not remember me, I was in last week on October 10th and spoke with both you and Bill
Nicklas about the Krusinski project going on across the street from me. As you remember, my main
concerns are my property value and the additional traffic this project is creating and will create when
complete.
We spoke about the traffic issues that will occur, and are occurring, because of the over 1000 employees
that will be potentially needing to get to work in the manufacturing plant. At that time, both you and Bill
told me that there were no immediate plans to do any work on St. Rt. 38 to accommodate for the
additional traffic. However, since this only added to my concerns, I called IDOT's Ottawa office on Friday.
They informed me that there is a permit that has been issued for work south of I-88 and north of Gurler on
St. Rt. 38. They cannot share the information as to what it involves because of a new law dealing with
fracking.
My questions are: What does the permit involve? And why is it not being shared with the people that it will
directly affect (even though it is not immediate)? Why are there no immediate plans to deal with the
additional traffic?
Also, when I bought this property a little over a year ago, the land across the street from me was zoned
PD-I. The Official Zoning map was updated in August to reflect a change to PD-C. I have done a search
to try to determine when this happened and I cannot find any legal notices to the public that a vote was
coming up to change this. Nor was I given written notice that this was vote was occurring.
My questions: When did this occur? Was it lumped into the Park 88 rezoning on July 22nd? And if so,
why did I not get notified either by a letter or a legal advertisement that it was happening?
Thank you in advance for your timely responses to my inquiries.
Regards,
Kathy Kivisto
3275 S 4th St.
815-973-8929
From: Olson, Dan
To: kkivisto@frontiernet.net
Cc: Nicklas, Bill
Subject: RE: Questions Regarding the Krusinski Project
Date: Wednesday, October 16, 2019 11:13:00 AM
Attachments: image001.png
Chicago West Business Center - Zoning Map.pdf
Kathy,
Thanks for your e-mail. A copy will be provided to the applicant and the Planning and Zoning
Commission.
Traffic/Roads
The City has submitted a concept plan to IDOT for work along Rt. 23 for funding purposes. Any
improvements to the Rt. 23 and Gurler Road intersection will have to be approved by IDOT and will
take into account the proposed development. The developer has hired an engineering firm and
traffic consultant to look at all phases of the development in the next few years and determining
what road improvements will be necessary to make the area roads safe for residents, employees and
truck traffic. A summary of the proposed road improvement will be discussed at the hearing on the
23rd and will address the intersection of Gurler Road and Rt. 23.
Zoning
The annexation agreement approved by Ordinance 06-107 in 2006 and the Ordinance (#06-109)
approving the zoning on the site granted “PD-C” Planned Development Commercial zoning on the
western portion of the site adjacent to Rt. 23 and “PD-I” Planned Development Industrial zoning for
the remainder of the property (see attached zoning map). The official zoning map of the City has
always shown PD-C zoning along Rt. 23 since the site was rezoned in 2006.
If you have any further questions, please let me know.
Dan Olson | Principal Planner
City of DeKalb | 200 South Fourth Street | DeKalb, IL 60115
Phone: 815-748-2361
Email: dan.olson@cityofdekalb.com | Website: www.cityofdekalb.com
From: kkivisto@frontiernet.net <kkivisto@frontiernet.net>
Sent: Tuesday, October 15, 2019 8:03 AM
To: Olson, Dan <Dan.Olson@CITYOFDEKALB.com>
Subject: Questions Regarding the Krusinski Project
PROPOSED
INDUSTRIAL
RCIAL
DEVELOPMENT
ELOPMENT
Traffic Impact Study
DeKalb, Illinois ois
T
October 2019 RAF
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Prepared for:
ChicagoWest Business
rated Center
Solutions
TABLE OF CONTENTS
Executive Summary ...................................................................................................................................................................... 2
1. Introduction ................................................................................................................................................................................ 2
2. Existing Conditions ................................................................................................................................................................... 6
3. Future Conditions ....................................................................................................................................................................13
Recommendations & Conclusions .............................................................................................................................................32
LIST OF TABLES
Table 1. Level of Service Grading Descriptions ........................................................................................................................10
Table 2. Level of Service Grading Criteria.................................................................................................................................10
Table 3. Existing Levels of Service ............................................................................................................................................12
Table 4. ITE Trip Generation Data .............................................................................................................................................14
Table 5. Site-Generated Traffic Projections ..............................................................................................................................14
Table 6. Estimated Trip Distribution ...........................................................................................................................................15
T
Table 7. Signal Warrant Analyses ..............................................................................................................................................29
R
Table 8. Future Build Levels of Service .....................................................................................................................................30
AF
LIST OF EXHIBITS
D
Exhibit 1. Site Location Map ......................................................................................................................................................... 5
Exhibit 2. Existing (2019) Traffic Volumes ................................................................................................................................... 9
Exhibit 3. Phase A Site Generated Trips – Cars .......................................................................................................................16
Exhibit 4. Phase A Site Generated Trips – Trucks ....................................................................................................................17
Exhibit 5. Phase A Site Generated Trips – Total.......................................................................................................................18
Exhibit 6. Phase B and Phase C Site Generated Trips – Cars ................................................................................................19
Exhibit 7. Phase B and Phase C Site Generated Trips – Trucks .............................................................................................20
Exhibit 8. Phase B and Phase C Site Generated Trips – Total ................................................................................................21
Exhibit 9. Future Background (Year 2020) Traffic Projections .................................................................................................24
Exhibit 10. Future Background (Year 2025) Traffic Projections ...............................................................................................25
Exhibit 11. Future Phase A Build (Year 2020) Traffic Projections ...........................................................................................26
Exhibit 12. Future Full Buildout (Year 2025) Traffic Projections ..............................................................................................27
Proposed Industrial Development – DeKalb Page 1
October 2019
EXECUTIVE SUMMARY
Kimley-Horn was retained by ChicagoWest Business Center to prepare a traffic impact study for a
proposed industrial development on the northeast quadrant of the intersection of Illinois Route 23 (IL
23) and Gurler Road in DeKalb, Illinois. The concept site plan suggests the development would
consist of four industrial buildings with a total of approximately 5,709,280 square feet of industrial
warehouse space. It is anticipated the development would completed in three phases. Phase A would
include Building 1 and a portion of Building 2 for a total of 1,909,120 square feet. Phase B would
consist of the remaining portion of Building 2 for a total of 1,100,000 square feet. Phase C would
consist of Buildings 3 and 4 for a total of 2,700,160 square feet. As part of Phase A, five new full-
access driveways (Access D through Access H) to Gurler Road would be provided. Development of
Phase B and Phase C would include five additional full-access driveways (Access A through Access
C, Access I, and Access J) to Gurler Road.
This traffic impact study evaluates existing and future traffic conditions for area intersections and the
proposed site access driveways. Traffic conditions were evaluated on IL 23 at Fairview Drive,
Harvestore Drive, and Gurler Road. In addition, traffic conditions were analyzed on Gurler Road at
Crego Road and Peace Road, and on Peace Road at the I-88 Westbound Ramps and the I-88
Eastbound Ramps. For purposes of this study, a build year of 2020 was assumed for Phase A and a
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design year of 2025 was assumed for the Full Buildout (Phase A + Phase B + Phase C) scenario.
Although Phase C is conceptual in nature without future tenants identified (and therefore may take
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additional time to develop), for purposes of this study Phase B and Phase C were assumed to both
be completed by 2025. Based on a review of projected traffic conditions, it is anticipated that
background traffic growth and site-generated traffic would be accommodated at the study
D
intersections with the recommended improvements.
With development of Phase A, Gurler Road would be resurfaced from IL 23 to Peace Road in order
to accommodate the heavy vehicle traffic. To accommodate background traffic growth and site-
generated traffic under the Full Buildout scenario, a number of improvements have been identified.
Gurler Road would be widened from IL 23 to Crego Road in order to provide a three-lane cross-
section with a continuous two-way left-turn lane. The two-way left-turn lane would facilitate access to
the subject development with acceptable delay and 95th percentile queues of approximately one
vehicle (25 feet) or less. At the intersection of IL 23/Gurler Road, the following turn lanes are
recommended based on criteria outlined in the Illinois Department of Transportation (IDOT) Bureau
of Design and Environment (BDE) manual:
· Southbound left-turn lane with a 240-foot storage lane and a 240-foot taper.
· Northbound left- and right-turn lanes with 240-foot storage lanes and a 240-foot taper
· Westbound left- and right-turn lanes with a 265-foot storage lane and a 265-foot taper
· Eastbound left-turn lane with a 215-foot storage lane and a 220-foot taper
· Westbound right-turn lane with a 265-foot storage lane and a 265-foot taper
A single inbound lane and a single outbound lane are recommended for most site access driveways
with a few exceptions. At Access C, F, I and J, a single inbound and two outbound lanes are
Proposed Industrial Development – DeKalb Page 2
October 2019
recommended to accommodate the proposed heavy vehicle traffic. A dedicated westbound right-turn
lane is also recommended on Gurler Road at Access F. According to IDOT design criteria, the turn
lane should provide 265 feet of storage with a 265-foot taper. Minor-leg stop control should be
provided for outbound traffic at the site access driveways. Additional details related to the
improvements identified above are provided in the Recommendations & Conclusion section of this
report.
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Proposed Industrial Development – DeKalb Page 3
October 2019
1. INTRODUCTION
Kimley-Horn was retained by ChicagoWest Business Center to perform a traffic impact study for a
proposed industrial warehouse facility in DeKalb, Illinois. The subject site is located on the northeast
quadrant of IL 23 and Gurler Road. The development plan includes four buildings providing a total of
approximately 5,709,280 square feet of industrial warehouse space. The development is anticipated
to be constructed in phases. For purposes of this analysis, the three development phases listed below
were assumed.
· Phase A: Building 1 and Building 2A (1,909,120 square feet)
· Phase B: Building 2B (1,100,00 square feet)
· Phase C: Building 3 and Building 4 (2,700,160 square feet)
With development of Phase A, access to the subject site would be provided via five full-access
driveways (Access D through Access H) to Gurler Road. Truck access would exclusively be provided
via Access F and the other four access driveways would be for passenger vehicles only. Development
of Phase B and Phase C would include five additional full-access driveways (Access A through
Access C, Access I, and Access J) to Gurler Road. Access C, Access I, and Access J would provide
access to both trucks and passenger vehicles. Access A and Access B would provide access to
passenger vehicles only. An aerial view of the study location and the surrounding roadway network
is presented in Exhibit 1. T
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As a part of this study, the existing network was analyzed to determine the current operations at the
study intersections. Site trip generation characteristics were established for each development phase
and added to background traffic volumes in order to assess the site’s impact on the area roadway
D
network. Future traffic conditions for the Phase A scenario were evaluated for a Year 2020 initial
build. Phase B and Phase C were assumed to be completed by 2025 with an understanding that
Phase C may take longer to develop as tenants are not currently identified. The Full Buildout scenario
(Phase A + Phase B + Phase C) was evaluated for a Year 2025 design horizon. This report presents
and documents Kimley-Horn’s data collection, summarizes the evaluation of traffic conditions on the
surrounding roadways, identifies recommendations to mitigate operational issues, and details the
potential impact of development traffic on the adjacent roadway network.
Proposed Industrial Development – DeKalb Page 4
October 2019
N
NOT TO SCALE
FAIRVIEW DRIVE
88
HARVESTORE DRIVE
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PEACE ROAD
T
CREGO ROAD
SITE
D
GURLER ROAD
23
EXHIBIT 1
SITE LOCATION MAP
2. EXISTING CONDITIONS
Kimley-Horn conducted field observations to collect relevant information pertaining to the site, existing
land uses in the surrounding area, current traffic volumes and operational conditions, lane
configurations and traffic controls, and other key roadway characteristics. A detailed account of this
information and findings are provided below.
2.1. Existing Land Uses
The subject site is located on the northeast quadrant of the intersection of IL 23 and Gurler Road in
DeKalb, Illinois. The subject property is currently vacant and bounded by Interstate 88 (Ronald
Reagan Memorial Tollway) and the DeKalb Tollway Oasis on the north, Gurler Road on the south,
Crego Road on the east, and IL 23 on the west. Land uses in the area are predominantly industrial
and agricultural. West of the subject site, industrial uses front Harvestore Drive and residential uses
front IL 23. South of Gurler Road and east of Crego Road, the land is primarily agricultural. North of
Interstate 88, IL 23 provides access to residential, commercial, and industrial uses. Regional access
to the subject site and surrounding area is provided via Interstate 88, which provides a full interchange
with Peace Road approximately one mile northeast of the subject site. A full interchange with Annie
Glidden Road is located approximately two miles northwest of the subject property.
2.2. Existing Roadway Characteristics T
R
The study area roadways within the vicinity of the proposed site include IL 23, Crego Road, Peace
AF
Road, Fairview Drive, Harvestore Drive, and Gurler Road. Descriptions of each roadway are
summarized below.
D
Interstate 88 (I-88) is a limited-access tollway that is provides east-west access across the western
Chicago metropolitan area. Located north of the subject site, I-88 provides a full interchange with
Peace Road. At the intersection with Peace Road, the I-88 Westbound off-ramp provides dedicated
left- and right-turn lanes. The Illinois Tollway Plaza 65 – Ramp J tollbooth is located within the
dedicated turn lanes, approximately 200 feet east of Peace Road. The I-88 Westbound on-ramp
provides a single travel lane. At its intersection with Peace Road, the I-88 Eastbound off-ramp
provides a channelization island with storage for approximately 4 vehicles (100 feet) for the left- and
right-turn movements. The I-88 Eastbound on-ramp provides two travel lanes until the Illinois Tollway
Plaza 65 – Ramp K tollbooth, located approximately 500 feet east of Peace Road, where it transitions
to a single travel lane. A 30 miles per hour (MPH) speed limit is posted on the I-88 Eastbound off-
ramp and the Westbound on- and off-ramps. A 30 MPH speed limit was assumed for the Eastbound
on-ramp prior to the tollbooth. The I-88 on- and off-ramps at Peace Road are under Illinois Tollway
jurisdiction.
Illinois Route 23 (4th Street) is a north-south roadway located on the western boundary of the subject
property. Classified as a Minor Arterial by IDOT, IL 23 provides a single travel lane in each direction
through the study area. North of Fairview Drive, IL 23 provides two travel lanes in each direction and
a two-way left-turn lane is provided in the center median. At its signalized intersection with Fairview
Drive, IL 23 provides a dedicated left-turn lane, one through lane, and a shared through/right-turn
lane on the north leg. On the south leg, IL 23 provides a dedicated left-turn lane, one through lane,
Proposed Industrial Development – DeKalb Page 6
October 2019
and a dedicated right-turn lane. A crosswalk with pedestrian push buttons for the signal is provided
on the north leg of IL 23 at Fairview Drive. At its minor-leg stop-controlled intersection with Harvestore
Drive, IL 23 provides a shared through/right-turn lane on the north leg, and a shared left-turn/through
lane on the south leg. At its minor-leg stop-controlled intersection with Gurler Road, IL 23 provides a
single shared lane on each leg. Near its intersection with Fairview Drive, IL 23 has a posted speed
limit of 40 MPH. The speed limit transitions to 45 MPH near Harvestore Drive. Near Gurler Road, the
posted speed limit is 50 MPH in each direction. IL 23 is under IDOT jurisdiction.
Crego Road is a north-south local roadway located on the eastern boundary of the subject site. Crego
Road provides a single travel lane in each direction. North of Gurler Road, Crego Road is an asphalt
road; south of Gurler Road, Crego is an improved roadway. At its minor-leg stop-controlled
intersection with Gurler Road, Crego Road provides a single shared lane on each leg. There is no
posted speed limit on Crego Road; for purposes of this analysis, a 40 MPH speed limit was assumed.
Crego Road is under the jurisdiction of DeKalb Township south of Gurler Road and is under the
jurisdiction of the City of DeKalb north of Gurler Road.
Peace Road is a north-south roadway located east of the subject site. South of Interstate 88, Peace
Road is classified by IDOT as a Major Collector roadway; north of Interstate 88, Peace Road is a
Principal Arterial roadway. Through the study area, Peace Road provides a single travel lane in each
direction. At its stop-controlled “T-intersection” with Gurler Road, Peace Road provides a single
shared lane. At its signalized intersection with the I-88 Eastbound ramps, Peace Road provides a
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dedicated left-turn lane on the north leg and a channelized right-turn lane with storage for
RAF
approximately one vehicle (30 feet) on the south leg. Both the north and south legs provide a
dedicated through lane. At its signalized intersection with the I-88 Westbound ramps, Peace Road
provides a dedicated left-turn lane and a dedicated through lane on the north leg, and a shared
D
through/right-turn lane on the south leg. On the south leg, a de facto right-turn lane with storage for
one vehicle (30 feet) was observed, and for purposes of this analysis, a right-turn lane was assumed.
There is no posted speed limit on Peace Road south of Interstate 88; for purposes of this analysis a
55 MPH speed limit was assumed. Between Interstate 88 and Gurler Road, Peace Road is under the
jurisdiction of DeKalb Township. From Interstate 88 to the north, Peace Road is under the jurisdiction
of the City of DeKalb.
Fairview Drive is an east-west Major Collector roadway located north of the subject property.
Between IL 23 and Peace Road, Fairview Drive provides a single travel lane in each direction and a
two-way left-turn lane in the center median. West of IL 23, Fairview Drive provides a single travel lane
in each direction. At its signalized intersection with IL 23, Fairview Drive provides a shared left-
turn/through/right-turn lane on the west leg. On the east leg, Fairview Drive provides and a dedicated
left-turn lane, one through lane, and a channelized right-turn lane with storage for approximately one
passenger vehicle. A 35 MPH speed limit is posted on Fairview Drive near its intersection with IL 23.
Near its intersection with IL 23 Fairview Drive is under the jurisdiction of the City of DeKalb. East of
Peace Road, Fairview Drive is under the jurisdiction of DeKalb Township.
Harvestore Drive is an east-west Major Collector roadway that extends west of IL 23 near the
northern boundary of the subject site. Harvestore Drive provides a single travel lane in each direction.
At its minor-leg stop-controlled intersection with IL 23, Harvestore Drive provides a single shared
Proposed Industrial Development – DeKalb Page 7
October 2019
lane. Harvestore Drive has a posted speed limit of 25 MPH and is under the jurisdiction of the City of
DeKalb.
Gurler Road is an east-west roadway located on the southern boundary of the subject property.
Between IL 23 and Peace Road, Gurler Road is classified by IDOT as a Major Collector roadway.
West of IL 23 and east of Peace Road, Gurler Road is a Minor Collector Roadway. Gurler Road
provides a single travel lane in each direction. At its intersection with IL 23, Gurler Road provides a
single shared lane on the east and west legs and operates under stop-control. At its intersections
with Crego Road and Peace Road, Gurler Road provides a single shared lane in each direction and
operates under a free-flow condition with minor-leg stop-control. West of IL 23, Gurler Road has a
posted speed limit of 45 MPH. A 55 MPH speed limit was assumed for this roadway east of IL 23.
Through the study area, Gurler Road is under the jurisdiction of DeKalb Township except for the
segment between IL 23 and Crego Road where it is under the jurisdiction of the City of DeKalb.
2.3. Traffic Count Data
Weekday turning movement count data was collected in September 2019 at the following study
intersections located within the vicinity of the proposed development.
· IL 23 / Fairview Drive
· IL 23 / Harvestore Drive
· IL 23 / Gurler Road
T
·
·
Gurler Road / Crego Road
Gurler Road / Peace Road
RAF
· I-88 Eastbound Ramps / Peace Road
· I-88 Westbound Ramps / Peace Road D
The traffic counts were conducted from 7:00-9:00AM and from 4:00-6:00PM. The resulting count data
reveals that peak traffic volumes occur within the study area from 7:00-8:00AM and 4:15-5:15PM.
The existing peak hour volumes were rounded to the nearest multiple of five and balanced between
intersections. Based on the distance and presence of traffic-generating uses between intersections,
balancing was not completed along IL 23 between Fairview Drive and Harvestore Drive. Existing peak
hour vehicle traffic volumes are presented in Exhibit 2. A summary of the traffic count data is provided
in the appendix.
Weekday count data reveals that near its intersection with Gurler Road, IL 23 experiences a higher
volume of traffic in the northbound direction during the morning peak hour. During the evening peak
hour, IL 23 carries a higher volume of traffic in the southbound direction. Near its intersection with
Fairview Drive, IL 23 traffic is relatively balanced in the northbound and southbound directions. Traffic
volumes along Gurler Road reflect a commute pattern with a higher volume of eastbound traffic in the
morning peak hour, and a higher volume of westbound traffic in the evening peak hour. Traffic along
Fairview Drive is generally higher in the westbound direction during both the morning and evening peak
hours. Traffic volumes along Peace Road reflect a commute pattern with a higher volume of traffic in
the northbound direction during the morning peak hour, and a higher volume of traffic in the southbound
direction during the evening peak hour.
Proposed Industrial Development – DeKalb Page 8
October 2019
PEACE ROAD
40 (35) LEGEND
100 (195) 60 (95) N
70 (50) 45 (130) xx Weekday AM Peak NOT TO SCALE
80 (135) (7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
(25) 25 535 (495)
(45) 60 Existing Signalized 335 (530)
(85) 15 Intersection 70 (70)
(50) 60 15 (15)
(215) 165 Existing Stop Sign
(130) 80 WB
Less than Five Vehicles
RA
MP
(150) 160 S
(5) 5
88
65 (60)
130 (245) 60 (155)
55 (75)
490 (355)
S
5 (-) MP
RA
SITE EB
HARVESTORE DRIVE (10) 15
CREGO ROAD
(115) 35
(185) 220 (80) 110
(25) 10
RAF (15) 35
35 (30)
23 T 50 (135)
- (-)
10 (10) 15 (20)
- (5)
95 (225)
10 (15) 25 (45)
25 (90)
D - (-)
- (-) 60 (135)
5 (15) 5 (10)
15 (15)
GURLER ROAD
(30) 50 (5) 5 (85) 140
(35) 60 (85) 140 (10) 15
(10) 10 (10) 5
(5) - (5) -
(155) 175 (-) -
(45) 75 (10) 15
EXHIBIT 2
EXISTING (2019) TRAFFIC VOLUMES
2.4. Existing Levels of Service
Traffic volume data was analyzed with Synchro capacity analysis software in order to determine the
quality of operation in the existing network. Operation is characterized according to the amount of
control delay at each intersection approach and quantified into a level of service (LOS). The LOS
grades shown below, which are provided in the Transportation Research Board’s Highway Capacity
Manual (HCM), quantify and categorize a driver’s discomfort, frustration, fuel consumption, and travel
times experienced as a result of intersection control and the resulting traffic queuing. LOS D is
typically the minimum acceptable LOS accepted by agencies in Northeastern Illinois (including IDOT).
A detailed description of each LOS rating can be found in Table 1.
Table 1. Level of Service Grading Descriptions1
Level of Service Description
Minimal control delay; traffic operates at primarily free-flow conditions; unimpeded movement within traffic
A
stream.
Minor control delay at signalized intersections; traffic operates at a fairly unimpeded level with slightly
B
restricted movement within traffic stream.
Moderate control delay; movement within traffic stream more restricted than at LOS B; formation of queues
C
contributes to lower average travel speeds.
Considerable control delay that may be substantially increased by small increases in flow; average travel
T
D
speeds continue to decrease.
E
F
RAF
High control delay; average travel speed no more than 33 percent of free flow speed.
Extremely high control delay; extensive queuing and high volumes create exceedingly restricted traffic flow.
1Highway Capacity Manual 2010
D
Table 2 presents the range of control delay for each LOS rating as detailed in the HCM. Because
signalized intersections are expected to carry a larger volume of vehicles and stopping is required
during red time, note that higher delays are tolerated for the corresponding LOS ratings.
Table 2. Level of Service Grading Criteria1
Average Control Delay (s/veh) at:
Level of Service
Unsignalized Intersections Signalized Intersections
A 0 – 10 0 – 10
B > 10 – 15 > 10 – 20
C > 15 – 25 > 20 – 35
D > 25 – 35 > 35 – 55
E > 35 – 50 > 55 – 80
F2 > 50 > 80
1Highway Capacity Manual 2010
2All movements with a Volume to Capacity (v/C) ratio greater than 1 receive a rating of LOS F.
Proposed Industrial Development – DeKalb Page 10
October 2019
Based on these standards, capacity results were identified for the study intersections under existing
conditions. At the intersection of IL 23/Fairview Drive, the traffic signal currently appears to be running
“free” and does not appear to be on an interconnected signal system. In order to evaluate traffic
conditions and reflect the responsive nature of the signal cycles, the signal was optimized with an
assumed minimum cycle length of 110 seconds. At the intersections of Peace Road and the I-88
ramps, the traffic signals appear to be on an interconnected signal system. However, because of the
limited amount of traffic making westbound left-turns at each signal, the majority of the traffic on the
westbound approaches were making right-turns-on-red with the most of green time dedicated to
Peace Road. To appropriately analysis existing conditions, the majority of the westbound right-turn
volume were input as right-turns-on-red, and the signal timings were optimized with an assumed cycle
length of 120 seconds. Level of service data for the study intersections is reported in Table 3. In this
table, operation on each approach is quantified according to the average delay per vehicle and the
corresponding level of service. Overall intersection operations are reported for the signalized
intersections of IL 23/Fairview Drive, Peace Road/I-88 Eastbound Ramps, and Peace Road/I-88
Westbound Ramps. The results are based on Synchro’s HCM 2010 reports. Copies of the capacity
analysis reports are included in the appendix.
T
RAF
D
Proposed Industrial Development – DeKalb Page 11
October 2019
Table 3. Existing Levels of Service
AM Peak Hour PM Peak Hour
Intersection
Delay (s/veh) LOS Delay (s/veh) LOS
IL 23 / Fairview Drive Ø
Eastbound 19 B 20+ C
Westbound 13 B 14 B
Northbound 13 B 14 B
Southbound 10+ B 14 B
Intersection 13 B 14 B
IL 23 / Harvestore Drive r
Eastbound 13 B 14 B
Northbound (Left) 8 A 9 A
IL 23 / Gurler Road r
Eastbound 14 B 15- B
Westbound 13 B 17 C
Northbound (Left) 8 A 8 A
Southbound (Left) 8 A 8 A
Gurler Road / Crego Road r
Eastbound (Left) 7 A 8 A
Westbound (Left) 8 A 8 A
Northbound 9 A 10- A
Southbound 10- T A 10- A
Gurler Road / Peace Road
Eastbound (Left)
Southbound
r
RAF 8
9
A
A
7
9
A
A
Peace Road / I-88 EB Ramps Ø
Westbound
Northbound
D 17
9
B
A
14
8
B
A
Southbound 4 A 3 A
Intersection 5 A 4 A
Peace Road / I-88 WB Ramps Ø
Westbound 17 B 15 B
Northbound 7 A 7 A
Southbound 6 A 6 A
Intersection 7 A 7 A
Ø – Signalized Intersection r – Minor-Leg Stop-Controlled Intersection
As shown in Table 3, existing traffic operation within the study area is shown to be acceptable with
LOS C or better on all approaches and movements with most operating at LOS B or better. Based on
the capacity analysis, the 95th percentile queues at the signalized intersections are accommodated
within the provided storage. The 95th percentile queues provided at the minor-leg stop controlled
intersections are estimated to be approximately two vehicles (50 feet) or less during each peak hour.
Proposed Industrial Development – DeKalb Page 12
October 2019
3. FUTURE CONDITIONS
This section of the report outlines the proposed site development plan, summarizes site-specific traffic
characteristics, develops future traffic projections for analysis, and presents the results of the future
capacity analysis.
3.1. Development Characteristics & Site Access
The conceptual development plan includes four buildings providing a total of approximately 5,709,280
square feet of industrial warehouse space. The development is anticipated to be constructed in
phases as summarized below. Phase A represents the initial build (Year 2020) condition. Completion
of Phase B and Phase C (including the completed Phase A) represents the full buildout (Year 2025)
of the proposed development. Because Phase C does not yet have known tenants and is more
conceptual in nature, Phase B and Phase C are identified separately. For purposes of this study,
Phase B and Phase C were both assumed to be completed by 2025.
· Phase A: Building 1 and Building 2A (1,909,120 square feet)
· Phase B: Buildings 2B (1,100,000 square feet)
· Phase C: Building 3 and Building 4 (2,700,160 square feet)
With development of Phase A, access to the subject site would be provided via five full-access
T
driveways (Access D through Access H) to Gurler Road. Truck access would exclusively be provided
R
via Access F and the other four access driveways would be for passenger vehicles only.
AF
Development of Phase B and Phase C would include five additional full-access driveways (Access A
through Access C, Access I, and Access J) to Gurler Road. Access C, Access I, and Access J would
D
provide access to both trucks and passenger vehicles. Access A and Access B would provide access
to passenger vehicles only.
3.2. Trip Generation, Distribution, & Assignment
In order to calculate site-generated traffic projections for the site, data was referenced from the
Institute of Transportation Engineers (ITE) manual Trip Generation, Tenth Edition. Trip generation
data for the proposed use, ITE Land Use Code (LUC) 154, High-Cube Transload and Short-Term
Storage Warehouse, is shown in Table 4. A copy of ITE data is provided in the Appendix.
Proposed Industrial Development – DeKalb Page 13
October 2019
Table 4. ITE Trip Generation Data
Weekday
ITE Land Use Unit
Type Daily AM Peak PM Peak
Passenger 0.946 0.056 0.077
High-Cube Transload Vehicles 50% in/50% out 77% in/23% out 28% in/72% out
and Short-Term Storage Per 1,000 sq. ft.
Warehouse (LUC 154) 0.454 0.024 0.023
Heavy Vehicles1
50% in/50% out 77% in/23% out 28% in/72% out
1 The ITE Trip Generation, Tenth Edition manual does not provide data for heavy vehicles. Per guidance provided in the ITE manual for LUC 154,
data provided in the High-Cube Warehouse Vehicle Trip Generation Analysis, published in October 2016 was assumed. Tables 5-7 of the High-
Cube Warehouse Vehicle Trip Generation Analysis outline the daily and peak hour trip generation rates for heavy vehicles. A copy of the
supplemental data is provided in the appendix. The in/out distribution percentages were obtained from the Trip Generation, Tenth Edition manual.
Based on the data shown above, site-generated traffic projections were calculated for the proposed
development. The site-generated trips generated during the peak hour were rounded to the nearest
multiple of five for the purposes of this analysis, and daily trips were rounded to the nearest multiple
of 10. A summary of projected site trips is provided in Table 5.
Table 5. Site-Generated Traffic Projections
Weekday
Land Use Size Type T AM Peak PM Peak
Daily
In Out Total In Out Total
Phase A
High-Cube Transload
RAF
Passenger Cars 1,810 80 25 105 40 105 145
and Short-Term Storage 1,909,120 sq. ft.
Heavy Vehicles 870 35 10 45 15 30 45
Warehouse (LUC 154)
Subtotal Phase A
D 2,680 115 35 150 55 135 190
Phase B and Phase C
High-Cube Transload Passenger Cars 3,590 165 50 215 85 210 295
and Short-Term Storage 3,800,160 sq. ft.
Warehouse (LUC 154) Heavy Vehicles 1,730 70 20 90 25 65 90
Subtotal Phase B and Phase C 5,320 235 70 305 110 275 385
Total Site-Generated Traffic (Full Buildout) 8,000 350 105 455 165 410 575
After establishing the expected site traffic volumes, a projected trip distribution was derived from
existing traffic patterns in the study area and the nature of surrounding land uses for passenger and
heavy vehicles. The estimated trip distribution is summarized in Table 6.
Proposed Industrial Development – DeKalb Page 14
October 2019
Table 6. Estimated Trip Distribution
Portion of Site Traffic
Traveling to/from:
Passenger Vehicles Heavy Vehicles
North via IL 23 25% 10%
North via Peace Road 15% 10%
South via IL 23 10% 10%
West on I-88 10% 30%
East on I-88 35% 40%
West via Gurler Road 5% --
Total 100% 100%
Traffic generated by the subject site was assigned to the study intersections and the proposed site
access according to this distribution. Phase A site traffic assignment for passenger vehicles and
trucks are illustrated in Exhibits 3 and 4, respectively. Total site traffic assignment for Phase A is
depicted in Exhibit 5. Phase B and Phase C site traffic assignment for passenger vehicles and trucks
are illustrated in Exhibits 6 and 7, respectively. Total site traffic assignment for Phase B and Phase
C is depicted in Exhibit 8.
T
RAF
D
Proposed Industrial Development – DeKalb Page 15
October 2019
PEACE ROAD
LEGEND
20 (10) N
xx Weekday AM Peak NOT TO SCALE
(7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
10 (5)
Existing Signalized
(25) 5 Intersection 30 (15)
Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(15) 5 S
(10) 5
88
20 (10)
40 (20)
S
5 (5) MP
RA
SITE EB
HARVESTORE DRIVE
(25) 5
CREGO ROAD
(25) 10
RAF
(40) 10
23
ACCESS D ACCESS F ACCESS G ACCESS H
- (10)
ACCESS E
T - (5)
45 (25)
20 (10)
5 (25) 15 (30) - (5)
- (5)
- (10)
D 20 (15) 5 (-) 45 (25)
5 (15) 25 (25)
GURLER ROAD
(-) 5
(-) 10 (5) 5 (65) 20 (65) 20
(20) 5 (45) 15
(5) 10
ACCESS F
5 (20) ACCESS D 25 (30) - (5) ACCESS H
- (15) 5 (15)
5 (5) (50) 20 15 (5)
- (20) 30 (20)
(50) 15
(10) 20
(5) 15
EXHIBIT 3
PHASE A SITE GENERATED TRIPS - CARS
PEACE ROAD
LEGEND N
5 (5)
xx Weekday AM Peak NOT TO SCALE
(7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
Existing Signalized
(5) - Intersection 5 (-) 10 (5)
Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(-) - S
(10) 5
88
5 (5)
15 (5)
S
10 (5) MP
RA
SITE EB
HARVESTORE DRIVE
(5) -
CREGO ROAD
(10) 5
RAF
(10) 5
23
ACCESS D ACCESS F ACCESS G ACCESS H
ACCESS E
T 25 (10)
5 (5) - (5)
- (5)
D - (10) 25 (10)
25 (10)
GURLER ROAD
(5) 10 (20) 10
(20) 10 (20) 10
(-) 5
ACCESS F
- (10)
10 (20)
ACCESS D 25 (10) ACCESS H
(5) 10
- (10) 25 (10)
(5) 10 (20) 10
EXHIBIT 4
PHASE A SITE GENERATED TRIPS - TRUCKS
PEACE ROAD
LEGEND
25 (15) N
xx Weekday AM Peak NOT TO SCALE
(7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
15 (5)
Existing Signalized
(30) 5 Intersection 40 (20)
Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(15) 5 S
(20) 10
88
25 (15)
55 (25)
S
15 (10) MP
RA
SITE EB
HARVESTORE DRIVE
(30) 5
CREGO ROAD
(35) 15
RAF
(50) 15
23
ACCESS D ACCESS F ACCESS G ACCESS H
- (10)
ACCESS E
T - (5)
70 (35)
25 (15)
5 (30) 15 (30) - (5)
- (5)
- (15)
D 20 (15) 5 (-) 70 (35)
5 (25) 50 (35)
GURLER ROAD
(-) 5
(-) 10 (5) 5 (85) 30 (85) 30
(25) 15 (65) 25
(5) 15
ACCESS F
- (10)
10 (20)
ACCESS D ACCESS H
25 (10)
5 (20) 25 (30) - (5)
- (15) 5 (15)
5 (5) (5) 10 15 (5)
- (30) (50) 20 55 (30)
(70) 25
(10) 20
(10) 25
EXHIBIT 5
PHASE A SITE GENERATED TRIPS - TOTAL
PEACE ROAD
LEGEND
40 (20) N
xx Weekday AM Peak NOT TO SCALE
(7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
25 (10)
Existing Signalized
(55) 10
Intersection 60 (30)
Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(30) 10 S
(20) 5
88
40 (20)
85 (40)
S
15 (10) MP
RA
SITE EB
HARVESTORE DRIVE
(55) 10
CREGO ROAD
(50) 15
RAF
(75) 15
23
ACCESS A ACCESS B ACCESS C ACCESS D ACCESS F ACCESS G ACCESS H
15 (20) - (5)
ACCESS E
T 5 (15)
- (15) ACCESS I ACCESS J 100 (50)
40 (20)
10 (55) 10 (15) - (15)
5 (10)
5 (20)
10 (15)
- (15)
10 (5)
D 40 (80)
10 (5)
- (20)
15 (5) 100 (50)
5 (65) 30 (75) 35 (65) 65 (50)
GURLER ROAD
(5) 10 (15) 15 (-) 5 (60) 55 (5) 10 (125) 30
(5) 10 (125) 30
(20) 50 (45) 55 (85) 30
(55) 45
(10) 15
- (10) ACCESS B ACCESS F - (10) ACCESS J
ACCESS D ACCESS H
10 (20) 5 (20)
15 (10) 20 (5)
15 (70) 40 (80) - (10) 80 (45)
5 (20)
(10) 10 (60) 55 20 (5) (-) 5
(25) 50 40 (80) 45 (60) (105) 25
(60) 55 (-) 10
(70) 35
EXHIBIT 6
PHASE B AND PHASE C SITE GENERATED TRIPS - CARS
PEACE ROAD
LEGEND
10 (5)
N
xx Weekday AM Peak NOT TO SCALE
(7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
Existing Signalized
5 (-)
(10) 5 Intersection 30 (10)
Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(5) - S
(20) 5
88
10 (5)
35 (10)
S
20 (10) MP
RA
SITE EB
HARVESTORE DRIVE
(10) 5
CREGO ROAD
(25) 5
RAF
(25) 10
23
ACCESS A ACCESS B ACCESS C ACCESS D ACCESS F ACCESS G ACCESS H
5 (10)
5 (20) ACCESS E
T - (5) ACCESS I ACCESS J 55 (20)
10 (5) 5 (10) D
20 (10)
- (5) 5 (-) 55 (20)
5 (15) - (5) 20 (15) 40 (20)
40 (20)
GURLER ROAD
(5) 15 (5) 5 (20) 15 (35) 15 (35) 15 (50) 15 (50) 15
(-) 10
(-) 5
ACCESS B - (5) ACCESS F ACCESS J
ACCESS D ACCESS H
5 (15) 5 (10)
20 (10) 10 (-)
5 (15) 20 (10) 45 (20)
(5) 15 (-) 5 (-) 5
20 (15) (20) 10 40 (20) (40) 10
(20) 15 (35) 15
EXHIBIT 7
PHASE B AND PHASE C SITE GENERATED TRIPS - TRUCKS
PEACE ROAD
LEGEND
50 (25) N
xx Weekday AM Peak NOT TO SCALE
(7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
30 (10)
Existing Signalized
(65) 15
Intersection 90 (40)
Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(35) 10 S
(40) 10
88
50 (25)
120 (50)
S
35 (20) MP
RA
SITE EB
HARVESTORE DRIVE
(65) 15
CREGO ROAD
(75) 20
RAF (100) 25
23
ACCESS A ACCESS B ACCESS C ACCESS D ACCESS F ACCESS G ACCESS H
15 (20) 5 (15)
ACCESS E
T 5 (15)
- (15) ACCESS I ACCESS J 155 (70)
50 (25)
15 (65) 10 (15) 5 (35) - (15)
5 (10)
5 (25)
10 (15) 30 (15)
D 60 (95)
10 (5)
- (25)
20 (5) 155 (70)
10 (80) 30 (80) 75 (85) 105 (70)
GURLER ROAD
(5) 10 (15) 15 (5) 10 (80) 70 (5) 10 (5) 10 (175) 45 (175) 45
(25) 65 (45) 65 (120) 45
(90) 60
(10) 20
- (10) ACCESS B - (5) ACCESS F - (10) ACCESS J
ACCESS D ACCESS H
10 (20) 5 (15) 10 (30)
15 (10) 20 (10) 30 (5)
20 (85) 60 (90) 125 (65)
- (10)
5 (20)
(10) 10 (-) 5 20 (5) (-) 10
(30) 65 60 (95) (80) 65 85 (80) (145) 35
(80) 70 (-) 10
(105) 50
EXHIBIT 8
PHASE B AND PHASE C SITE GENERATED TRIPS - TOTAL
3.3. Background Traffic Growth
Future traffic projections for Phase A were developed for a Year 2020 initial build. Full Buildout of the
development, including Phase A and the completion of Phase B and Phase C was evaluated for a
Year 2025 design horizon.
Overall growth rates based on historic traffic data within in the study area were applied to existing
traffic volumes to determine future traffic projections. Along Peace Road and the I-88 Ramps, a
background growth rate of 3.0 percent was applied. A growth rate of 2.0 percent was applied to all
other study area roadways. Background traffic growth was not applied to turning movements at the
site access driveways. For purposes of this analysis, future background traffic volumes were balanced
between intersections. The total future background traffic volumes for Year 2020 are presented in
Exhibit 9. The total future background traffic volumes for Year 2025 include the total site-generated
trips from Phase A (Exhibit 5) and are presented in Exhibit 10.
3.4. Future Analysis
For the analysis of Phase A traffic conditions, site-generated trips (Exhibit 5) were added to Year
2020 future background traffic (Exhibit 9) to yield total volumes at the study intersections. For the Full
Buildout scenario, Phase B and Phase C site-generated trips (Exhibit 8) were added to Year 2025
T
future background traffic (Exhibit 10) which includes the site-generated trips from Phase A to yield
R
total volumes at the study intersections. Future traffic projections for the Phase A and Full Buildout
AF
scenarios are illustrated in Exhibits 11 and 12, respectively.
For the analysis of future traffic conditions, turn lane warrants were evaluated at the study
D
intersections and proposed site access driveways using guidelines in the IDOT Bureau of Design and
Environment (BDE) Manual for both Phase A and the Full Buildout scenario.
Phase A Build (Year 2020)
Based on a review of traffic volumes at the intersection of IL 23/Gurler Road, a dedicated northbound
right-turn lane is warranted under Year 2020 initial build. However, the results of the capacity analysis
project that the intersection is to operate with acceptable delay and queues with the addition of site-
generated trips. Therefore, a northbound right-turn lane was not included in the analysis of Phase A.
Turn lane warrants were also evaluated at the proposed site access driveways in Phase A. Based on
the relatively low volume of turning vehicles at each of the site access driveways, turn lanes are not
warranted. For purposes of this analysis, a single inbound and a single outbound lane were assumed
for Access D, Access E, Access G, and Access H. A single inbound and separate outbound left- and
right-turn lanes are recommended for Access F. Minor-leg stop control is recommended for outbound
traffic at each site access driveway.
Currently, the segments of Gurler Road from IL 23 to the east past Peace Road and Peace Road
from Gurler Road to the north at the I-88 Eastbound Ramps are weight restricted with a maximum
permitted weight of up to 73,280 pounds. With the development of Phase A, Gurler Road and Peace
Road will be resurfaced to accommodate the anticipated site-generated heavy vehicle traffic, a portion
Proposed Industrial Development – DeKalb Page 22
October 2019
of which is expected to exceed the existing weight limit. In addition to the resurfacing, the intersection
geometry of Gurler Road/Peace Road will be modified to accommodate heavy vehicle traffic.
T
RAF
D
Proposed Industrial Development – DeKalb Page 23
October 2019
PEACE ROAD
40 (35) LEGEND
100 (200) 60 (95) N
70 (50) 45 (135) xx Weekday AM Peak NOT TO SCALE
80 (140) (7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(4:15 – 5:15pm)
(25) 25 550 (510)
(45) 60 Existing Signalized 345 (545)
(85) 15 Intersection 70 (70)
(50) 60 15 (15)
(220) 170 Existing Stop Sign
(135) 80 WB
Less than Five Vehicles
RA
MP
(155) 165 S
(5) 5
88
65 (60)
135 (250) 60 (160)
55 (75)
505 (365)
S
5 (-) MP
RA
SITE EB
HARVESTORE DRIVE (10) 15
CREGO ROAD
(115) 35
(190) 225 (85) 115
(25) 10
RAF (15) 35
35 (30)
23 T 50 (140)
- (-)
100 (230) 10 (10) 15 (20)
- (5)
10 (15) 25 (45)
25 (95)
D - (-)
- (-) 60 (140)
5 (15) 5 (15)
15 (15)
GURLER ROAD
(30) 50 (5) 5 (85) 145
(35) 60 (85) 145 (10) 15
(10) 10 (10) 5
(5) - (5) -
(160) 180 (-) -
(45) 80 (10) 15
EXHIBIT 9
FUTURE BACKGROUND (2020) TRAFFIC PROJECTIONS
PEACE ROAD
45 (40)
140 (235) 70 (105) LEGEND N
80 (55) 50 (145) xx Weekday AM Peak NOT TO SCALE
90 (150) (7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(30) 30 (4:15 – 5:15pm) 655 (595)
(50) 70 Existing Signalized 400 (635)
(95) 15 85 (85)
(55) 70 Intersection 60 (40)
(270) 190
(145) 90 Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(195) 200 S
(25) 15
88
75 (70)
175 (290) 130 (210)
65 (90)
585 (425)
S
20 (10) MP
RA
SITE EB
HARVESTORE DRIVE (10) 15
CREGO ROAD
(130) 40
(240) 255 (130) 150
(30) 10
RAF (70) 55
23
ACCESS D ACCESS F ACCESS G ACCESS H
40 (35)
110 (255) 15 (40)
- (10)
15 (30) ACCESS E
T - (5)
- (5) - (5) - (-)
130 (195)
20 (25)
35 (30) 30 (60)
30 (120)
D 20 (15) 5 (-)
- (-)
- (-) 140 (195)
5 (15) 5 (10)
75 (195) 120 (205)
15 (15)
GURLER ROAD
(35) 55 (-) 10 (5) 5 (5) 5 (190) 200
(45) 80 (140) 190 (180) 200 (190) 200 (10) 15
(10) 10 (10) 5
(5) - (5) -
(175) 200 (-) -
(60) 105 (10) 15
ACCESS F
- (10)
10 (20)
ACCESS D ACCESS H
25 (10)
5 (20) 95 (200) - (5)
- (15) 5 (15)
5 (5) (5) 10 15 (5)
70 (200) (165) 195 125 (200)
(10) 20 (-) -
(125) 200 (185) 200
EXHIBIT 10
FUTURE BACKGROUND (2025) TRAFFIC PROJECTIONS
PEACE ROAD
40 (35)
125 (215) 60 (95) LEGEND N
70 (50) 45 (135) xx Weekday AM Peak NOT TO SCALE
80 (140) (7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(25) 25 (4:15 – 5:15pm) 565 (515)
(45) 60 Existing Signalized 345 (545)
(85) 15 70 (70)
(50) 60 Intersection 55 (35)
(250) 175
(135) 80 Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(170) 170 S
(25) 15
88
65 (60)
160 (265) 115 (185)
55 (75)
505 (365)
S
20 (10) MP
RA
SITE EB
HARVESTORE DRIVE (10) 15
CREGO ROAD
(115) 35
(220) 230 (120) 130
(25) 10
RAF (65) 50
23
ACCESS D ACCESS F ACCESS G ACCESS H
35 (30)
100 (230) 15 (40)
- (10)
15 (30) ACCESS E
T - (5)
- (5) - (5) - (-)
120 (175)
15 (20)
35 (30) 25 (50)
25 (110)
D 20 (15) 5 (-)
- (-)
- (-) 130 (175)
5 (15) 5 (15)
65 (175) 110 (185)
15 (15)
GURLER ROAD
(30) 50 (-) 10 (5) 5 (5) 5 (170) 175
(35) 65 (120) 165 (160) 175 (170) 175 (10) 15
(10) 10 (10) 5
(5) - (5) -
(160) 180
(-) -
(50) 95 (10) 15
ACCESS F
- (10)
10 (20)
ACCESS D ACCESS H
25 (10)
5 (20) 85 (180) - (5)
- (15) 5 (15)
5 (5) (5) 10 15 (5)
60 (180) (145) 170 115 (180)
(10) 20 (-) -
(105) 175 (165) 175
EXHIBIT 11
FUTURE PHASE A BUILD (2020) TRAFFIC PROJECTIONS
PEACE ROAD
45 (40)
190 (260) 70 (105) LEGEND N
80 (55) 50 (145) xx Weekday AM Peak NOT TO SCALE
90 (150) (7:00 – 8:00am)
FAIRVIEW DRIVE (xx) Weekday PM Peak
(30) 30 (4:15 – 5:15pm) 685 (605)
(50) 70 Existing Signalized 400 (635)
(95) 15 85 (85)
(55) 70 Intersection 150 (80)
(335) 205
(145) 90 Existing Stop Sign WB
Proposed Stop Sign RA
Less than Five Vehicles MP
(230) 210 S
(65) 25
88
75 (70)
225 (315) 250 (260)
65 (90)
585 (425)
S
55 (30) MP
RA
SITE EB
HARVESTORE DRIVE (10) 15
CREGO ROAD
(130) 40
(305) 270 (205) 170
(30) 10
RAF (170) 80
23
ACCESS A ACCESS B ACCESS C ACCESS D ACCESS F ACCESS G ACCESS H
40 (35)
110 (255) 30 (105)
15 (20)
10 (15)
5 (15)
5 (35)
- (10)
15 (30) ACCESS E
T 5 (20)
- (20) - (15) ACCESS I ACCESS J - (5) - (-)
285 (265)
20 (25)
85 (55) 35 (70)
35 (145)
10 (15)
85 (300)
30 (15)
D 20 (15) 15 (5)
- (25)
20 (5)
- (-)
- (-) 295 (265)
5 (15) 5 (10)
105 (300) 135 (290) 195 (290) 245 (275) 15 (15)
GURLER ROAD
(35) 55 (15) 15 (5) 10 (-) 10 (5) 10 (5) 5
(10) 15 (365) 245
(50) 90 (160) 285 (180) 285 (220) 260 (320) 250 (365) 245
(270) 260 (10) 15
(10) 10 (10) 5
(5) - (5) -
(175) 200
(-) -
(70) 125 (10) 15
ACCESS B ACCESS F ACCESS J
- (15)
- (10) 15 (35) - (10)
ACCESS D ACCESS H
10 (20) 10 (30)
15 (10) 45 (20) 30 (5)
95 (305) 155 (290) - (15) 265 (270)
5 (20)
- (15) 10 (35)
(10) 10 5 (5) (5) 15 35 (10) (-) 10
(165) 285 130 (295) (245) 260 210 (280) (345) 240
(10) 20 (-) -
(205) 270 (290) 250
EXHIBIT 12
FUTURE FULL BUILDOUT (2025) TRAFFIC PROJECTIONS
Full Buildout (Year 2025)
Under the Full Buildout scenario, dedicated turn lanes were reevaluated for IL 23 at Gurler Road.
Based on the requirements outlined in the BDE Manual, the following turn lanes are recommended.
The proposed storage and taper lengths are based on the design criteria provided in the BDE Manual.
· Northbound right-turn lane with a 240-foot storage lane and 240-foot taper
· Westbound right-turn lane with a 265-foot storage lane and a 265-foot taper
· Westbound left-turn lane with a 265-foot storage lane and a 265-foot taper. To mirror the
dedicated westbound left-turn lane, a dedicated eastbound left-turn lane was assumed with a
storage length of 215 feet and a 220-foot taper.
· Southbound left-turn lane with a 240-foot storage lane and a 240-foot taper. A dedicated
northbound left-turn lane is also recommended to mirror the geometric modifications to the
intersection with a storage length of 240 feet and a 240-foot taper.
With the addition of background traffic and site-generated tips, a dedicated eastbound left-turn lane
is warranted on Gurler Road at Peace Road in the evening peak hour. However, based on the results
of the capacity analysis and the minimal westbound traffic on Gurler Road, a turn lane was not
included in the analysis of the Full Buildout scenario.
In conjunction with Full Buildout of the proposed development, we understand the City of DeKalb has
T
requested widening of Gurler Road to a three-lane cross section between IL 23 and Crego Road. The
R
widening of Gurler Road will accommodate the improvements recommended for the east leg of Gurler
AF
Road at IL 23. With the proposed three-lane cross-section, dedicated left-turn lanes are
recommended for the eastbound approaches of Gurler Road at the site access driveways and were
included in the analysis of the Full Buildout scenario. Due to the spacing distance between the site
D
access driveways, a continuous two-way left-turn lane is recommended. Based on the proposed site
plan, the assumed location of Access J would allow for a full width shadow lane to reduce Gurler
Road to a two-lane section at its intersection with Crego Road where the proposed widening ends.
Although the projected westbound right-turn volumes on Gurler Road at Access F do not meet the
criteria for a dedicated turn lane, due to projected site-generated inbound truck traffic, a dedicated
westbound right-turn lane is recommended. Per the design criteria outlined in the BDE Manual, the
turn lane would provide a 265-foot storage lane with a 265-foot taper. For purposes of this analysis,
a single inbound and a single outbound lane were assumed for Access A and Access B. A single
inbound and separate outbound left- and right-turn lanes are recommended for Access C, Access I,
and Access J. Minor-leg stop control is recommended for outbound traffic at each site access
driveway.
Signal Warrant Analysis
Future traffic projections were compared to criteria provided in the Manual on Uniform Traffic Control
Devices (MUTCD) to determine whether a traffic signal may be warranted under the Year 2020 initial
build or the Year 2025 Full Buildout conditions at the intersections of Gurler Road/IL 23 and Gurler
Road/Peace Road.
Proposed Industrial Development – DeKalb Page 28
October 2019
Signal warrant analyses were performed according to criteria set by the Manual on Uniform Traffic
Control Devices (MUTCD) for Warrant 1 (Eight-Hour Warrant), Condition A (Minimum Vehicular
Volume) and Condition B (Interruption of Continuous Traffic). Warrant 1 can be satisfied by meeting
the following conditions: Condition A (Minimum Vehicular Volume), Condition B (Interruption of
Continuous Traffic), or the combined Condition A & B. The signal warrant analysis is typically
completed with at least eight hours of traffic count data for an intersection. Because only peak hour
projections can be formulated for the proposed development, typical IDOT practice allows a signal
warrant to instead be evaluated by reducing evening peak hour volumes to 55 percent of their
projected total to represent the minimum volume during a given eight-hour period. Minor-street right-
turning volumes were also reduced at the study intersections in accordance with Pagone’s Theorem,
per IDOT requirements. These reduced volumes were compared to MUTCD criteria for signal warrant
analysis. Table 7 reports the signal warrant analyses conducted for the intersections of Gurler
Road/IL 23 and Gurler Road/Peace Road.
Table 7. Signal Warrant Analyses
Traffic Volume
Intersection / Warrant Criteria Higher-Volume Meets Warrant?
Major Street
Minor-Leg Approach
Gurler Road / IL 23
One-Lane Major Street/One-Lane Minor Street at 100%
MUTCD Criteria T
Warrant 1A
Warrant 1B
Year 2020 Build
RAF
350
525
281
105
53
106
--
--
No
Year 2025 Build 330 133 No
Gurler Road / Peace Road D
One-Lane Major Street/One-Lane Minor Street at 100%
MUTCD Criteria
Warrant 1A 350 105 --
Warrant 1B 525 53 --
Year 2020 Build 116 50 No
Year 2025 Build 220 72 No
As shown in the table above, based on projected future traffic volumes at Gurler Road/IL 23 and
Gurler Road/Peace Road, signals are not warranted; and therefore, were not included in the analysis
of future traffic conditions.
Based on these assumptions, future capacity results for the Year 2020 and Year 2025 future build
conditions are provided in Table 8. Apart from the proposed recommendations, future conditions were
evaluated based on existing lane geometry and traffic signal timings optimized in existing conditions.
Operation on each approach is quantified according to the average delay per vehicle and the
corresponding level of service. Overall intersection operations are reported for the signalized
intersections of IL 23/Fairview Drive, Peace Road/I-88 Eastbound Ramps, and Peace Road/I-88
Westbound Ramps. The results are based on Synchro’s HCM 2010 reports. Copies of the capacity
analysis reports are included in the appendix.
Proposed Industrial Development – DeKalb Page 29
October 2019
Table 8. Future Build Levels of Service
Phase A (Year 2020) Full Buildout (Year 2025)
Build Scenario Build Scenario
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour
Intersection Delay Delay Delay Delay
LOS LOS LOS LOS
(s/veh) (s/veh) (s/veh) (s/veh)
IL 23 / Fairview Drive Ø
Eastbound 19 B 21 C 20+ C 23 C
Westbound 13 B 14 B 13 B 15 B
Northbound 13 B 14 B 14 B 16 B
Southbound 10+ B 14 B 11 B 15 B
Intersection 13 B 15 B 14 B 16 B
IL 23 / Harvestore Drive r
Eastbound 13 B 15+ C 15- B 20 C
Northbound (Left) 8 A 9 A 8 A 9 A
IL 23 / Gurler Road r
Eastbound 15+ C 16 C 19 C 19 C
Westbound 14 B 20 C 15- B 19 C
Northbound (Left) 8 A 8 A 8 A 8 A
Southbound (Left) 8 A 8 A 9 A 8 A
Gurler Road / Access A r
Eastbound (Left) T 7 A 8 A
Southbound
Gurler Road / Access B
Eastbound (Left)
r RAF
10-
8
A
A
11
8
B
A
Southbound 11 B 11 B
Gurler Road / Access C
Eastbound (Left)
r D 8 A 9 A
Southbound 12 B 12 B
Gurler Road / Access D r
Eastbound (Left) 7 A 8 A 8 A 8 A
Southbound 9 A 10+ B 9 A 11 B
Gurler Road / Access E r
Eastbound (Left) 7 A 8 A 8 A 8 A
Southbound 10+ B 10+ B 11 B 11 B
Gurler Road / Access F r
Eastbound (Left) 9 A 9 A 9 A 9 A
Southbound 12 B 12 B 13 B 14 B
Gurler Road / Access G r
Eastbound (Left) 8 A 8 A 8 A 8 A
Southbound 10- A 10+ B 10- A 11 B
Gurler Road / Access H r
Eastbound (Left) 8 A 8 A 8 A 8 A
Southbound 10+ B 11 B 11 B 12 B
Ø – Signalized Intersection r – Minor-Leg Stop-Controlled Intersection
Proposed Industrial Development – DeKalb Page 30
October 2019
Table 8. Future Build Levels of Service (continued)
Phase A (Year 2020) Full Buildout (Year 2025)
Build Scenario Build Scenario
AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour
Intersection Delay Delay Delay Delay
LOS LOS LOS LOS
(s/veh) (s/veh) (s/veh) (s/veh)
Gurler Road / Access I r
Eastbound (Left) 8 A 8 A
Southbound 11 B 12 B
Gurler Road / Access J r
Eastbound (Left) 9 A 8 A
Southbound 14 B 14 B
Gurler Road / Crego Road r
Eastbound (Left) 8 A 8 A 8 A 8 A
Westbound (Left) 8 A 8 A 8 A 8 A
Northbound 10- A 10+ B 10+ B 13 B
Southbound 10+ B 10+ B 13 B 12 B
Gurler Road / Peace Road r
Eastbound (Left) 8 A 8 A 8 A 8 A
Southbound 10- A 10- A 11 B 12 B
Peace Road / I-88 EB Ramps Ø
Westbound 17 B T 16 B 20- B 14 B
Northbound
Southbound
Intersection
12
5
7
RAF
B
A
A
9
4
6
A
A
A
16
7
10-
B
A
A
15
6
10-
B
A
A
Peace Road / I-88 WB Ramps Ø
Westbound
Northbound
D 19
8
B
A
16
8
B
A
28
8
C
A
21
9
C
A
Southbound 7 A 7 A 8 A 8 A
Intersection 9 A 9 A 13 B 11 B
Ø – Signalized Intersection r – Minor-Leg Stop-Controlled Intersection
As shown in the table, future traffic operation is expected to be generally satisfactory after completion
of all phases of the proposed development and the recommended site access improvements. Under
Phase A (Year 2020), the delay for all approaches is anticipated to only increase by a few seconds
or remain the same. All intersections and approaches are anticipated to operate at LOS C or better
in Phase A. In the Full Buildout (Year 2025) scenario, delay is anticipated to increase at most
movements, however, all movements are anticipated to operate at LOS C or better. Peace Road/I-
88 Westbound Ramps is the only intersection with an increase in LOS from LOS A to LOS B in the
evening peak hour but with only approximately four seconds increase in total delay. In both Phase A
and the Full Buildout, the projected 95th percentile queues are anticipated to be accommodated within
the existing storage lanes.
The proposed site access driveways for Phase A – C are expected to operate with limited delay, and
the projected 95th percentile queues are approximately one vehicle (25 feet) or less during the peak
hours.
Proposed Industrial Development – DeKalb Page 31
October 2019
RECOMMENDATIONS & CONCLUSIONS
Based on Kimley-Horn’s review of the proposed site plan and evaluation of existing and future traffic
conditions, the study intersections are expected to adequately accommodate background traffic
growth, and site-generated traffic with the addition of the following mitigation measures recommended
for each phase of development.
Phase A (Year 2020) Future Build Condition
The following improvements are recommended to mitigate impacts attributable to background traffic
growth and site-generated traffic.
· Resurface Gurler Road from IL 23 to Peace Road and Peace Road from Gurler Road to the
I-88 Eastbound Ramps to accommodate heavy vehicle traffic.
· Modify the intersection geometry of Gurler Road/Peace Road to accommodate heavy vehicle
traffic.
· Provide a single inbound lane and a single outbound lane at Access D, Access E, Access G,
and Access H.
· Provide a single inbound land and two outbound lanes at Access F.
· Post minor-leg stop control for outbound traffic at all site access driveways.
T
R
Full Buildout (Year 2025) Future Build Condition
AF
In addition to the improvements identified for Phase A, the following improvements were identified to
manage projected traffic demand with the addition of background traffic growth and site-generated
traffic volumes at full buildout. D
· Widen Gurler Road from IL 23 to Crego Road to a three-lane cross section with a continuous
two-way left-turn lane.
· At the intersection of IL 23/Gurler Road, install the following dedicated turn lanes:
· Southbound left-turn lane with a 240-foot storage lane and a 240-foot taper.
· Northbound left- and right-turn lanes with 240-foot storage lanes and a 240-foot taper
· Westbound left- and right-turn lanes with a 265-foot storage lane and a 265-foot taper
· Eastbound left-turn lane with a 215-foot storage lane and a 220-foot taper
· Westbound right-turn lane with a 265-foot storage lane and a 265-foot taper
· Provide a single inbound lane and a single outbound lane at Access A and Access B.
· Provide a single inbound land and two outbound lanes at Access C, Access I, and Access J.
· Post minor-leg stop control for outbound traffic at all site access driveways.
Regardless of the final configuration of the intersection geometrics, several additional items should
be taken into consideration when preparing roadway improvement plans for the subject development.
As the design of the site progresses, care should be taken with landscaping, signage, and
monumentation at the site access locations to ensure that adequate horizontal and vertical sight
distance is provided from the new stop bars. If alterations to the site plan or land use should occur,
changes to the analysis provided within this traffic impact study may be needed.
Proposed Industrial Development – DeKalb Page 32
October 2019
APPENDIX
Conceptual Site Plan
Data from the ITE manual Trip Generation, Tenth Edition
Traffic Count Data
Existing (Year 2019) Capacity Reports
Phase A (Year 2020) Capacity Reports
Full Buildout (Year 2025) Capacity Reports
T
RAF
D
Proposed Industrial Development – DeKalb Page 33
October 2019
CONCEPTUAL SITE PLAN
T
RAF
D
Proposed Industrial Development – DeKalb
October 2019
D
R
AF
T
DATA FROM THE ITE MANUAL, TRIP GENERATION, TENTH EDITION
T
RAF
D
Proposed Industrial Development – DeKalb
October 2019
TRAFFIC COUNT DATA
T
RAF
D
Proposed Industrial Development – DeKalb
October 2019
EXISTING CAPACITY REPORTS
Weekday Morning Peak Hour
T Weekday Evening Peak Hour
RAF
D
Proposed Industrial Development – DeKalb
October 2019
PHASE A (YEAR 2020) CAPACITY REPORTS
T Weekday Morning Peak Hour
RAF Weekday Evening Peak Hour
D
Proposed Industrial Development – DeKalb
October 2019
FULL BUILDOUT (YEAR 2025) CAPACITY REPORTS
T Weekday Morning Peak Hour
RAF Weekday Evening Peak Hour
D
Proposed Industrial Development – DeKalb
October 2019
T
RAF
D
1001 Warrenville Road I Suite 350 I Lisle, IL 60532
630-487-5550
STAFF REPORT
October 18, 2019
TO: Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: 700 Peace Road – Zoning Map Amendment from the “LI” Light Industrial
District to the “PD-I” Planned Development – Industrial District to allow for
a medical cannabis dispensary (BQ Enterprises, Inc.)
I. GENERAL INFORMATION
A. Purpose Approval of a Zoning Map Amendment
from the “LI” Light Industrial District to the
“PD-I” Planned Development – Industrial
District to allow for a medical cannabis
dispensary
B. Owner/Applicant Jeffrey Richardson/BQ Enterprises, Inc. -
Mitch Zaveduk
C. Location and Size 700 Peace Road; Tenant space – 3,600
sq. ft./.08 acres
D. Existing Zoning and Land Use “LI” Light Industrial District/vacant tenant
space
E. Surrounding Zoning and Land Use North – “LI” Light Industrial District;
multi-tenant building, various
commercial uses
South – “LI” Light Industrial District;
multi-tenant building, various
commercial uses
East – Unincorporated and “HI”;
vacant, various commercial
uses
West – “HI” & “LI”; various commercial
uses
F. Comprehensive Plan Designation Commercial
II. APPLICANT'S REQUEST
The City has received a rezoning application from BQ Enterprises, Inc. requesting that
700 Peace Road, Suite B be rezoned from the “LI” Light Industrial District to the “PD-I”
Planned Development Industrial District to allow for a medical cannabis dispensary. Suite
B is the north unit in the Aspen Business Condominium Phase II Subdivision. The other
unit and adjacent tenant space is occupied by Competitive Edge Graphics and
Promotions located at 700 Peace Road, Suite A. The applicant is also requesting
approval of a Planned Development on a site less than two acres and a medical cannabis
dispensary in a multi-tenant building. The Unified Development Ordinance (UDO)
requires Planned Developments on sites of two acres or more and does not allow medical
cannabis dispensaries in multi-tenant buildings. A medical cannabis dispensary is a
special use in the “LI” District; however, a variance/waiver cannot be granted through a
special use.
A medical cannabis dispensary was granted by the City in March of 2017 for a 2,960 sq.
ft. tenant space at 650 Peace Road, just to the south of the proposed location. The
Ordinance approving the zoning on the site became void because the applicant did not
obtain a state license by the end of 2017. The State was not issuing licenses in DeKalb
County at the time. The applicant was Justice Grown, which is a strategic partner of BQ
Enterprises and working with them on the operations and development side of the
proposed location.
III. BACKGROUND AND ANALYSIS
The applicant is proposing to locate in a 3,600 square foot unit space (north side of
building) at 700 Peace Road, Suite B. The space is part of a two-unit condominium, so
the boundaries of the lot coincide with the area of the tenant space. The adjacent owner
to the south, in the same building, is Competitive Edge, which is approximately 7,170 sq.
ft. in size.
The UDO has specific regulations for medical cannabis facilities (dispensaries and
cultivations centers) including setbacks to schools, day care facilities and residential
areas and the type of buildings they can locate in. There are also separate parking,
signage and other development restrictions including security and surveillance
measures. The applicant has provided a floor plan indicating the layout of the facility.
The applicant will be discussing the proposed security plan with the Police Department.
As a condition of approval, staff is recommending that a security agreement/plan be
approved between the City and applicant prior to final occupancy of the space.
The current UDO setback for medical cannabis dispensaries to any school, day care
center and residential zoned property is 1,000 feet. A map is provided in the
Commission’s packet indicating the 1,000-foot setback areas within the City. In viewing
the map, one can see there are very few areas in the City where a medical cannabis
dispensary could locate. The two areas where they could locate is the Peace Road
corridor and an area south of I-88 (Harvestore Dr. corridor). The applicant provided
Page 2 of 8
exhibits and maps showing a 1,000-foot radius around the subject site indicating no
schools, daycare centers or pre-school facility are within that distance (provided in
Commission’s packet). In addition, there are no residential zoned properties within 1,000
feet of the subject site.
The parking requirement for medical cannabis dispensaries in the UDO is the
requirement applicable to the “Commercial Service Facility and Retail Sales” category,
which is one space per 250 sq. ft. of floor area. The resulting required number of parking
spaces for the tenant space will be around 10 once areas for storage, restrooms and the
mechanical room are removed. The building shares parking with a building to the north
and south. There is a total of 175 total parking spaces for the three buildings. Parking is
available for approximately 15 spaces directly in front of the subject building facing
Peace Road and offers high visibility and is well lit, which is one of the requirements in
the UDO for medical cannabis dispensaries.
As with the approval of the medical cannabis dispensary at 650 Peace Road in 2017, the
staff is recommending a time limit for the applicant to obtain a state-issued license and to
complete the build-out of the tenant space. We are recommending the applicant obtain a
state-issued medical cannabis dispensary license for the subject site within one year of
approval of the Ordinance granting the rezoning. In addition, we are recommending the
applicant complete all required build-out and tenant improvements within six months
after issuance of the state-issued medical cannabis dispensary license (and prior to
opening of the facility).
The City has recently initiated proposed text amendments to the UDO to allow
recreational cannabis dispensaries and to also amend the regulations for medical
cannabis dispensaries. One of the proposed amendments is to create a use that will
cover both medical and recreational cannabis dispensaries (cannabis business
establishment) and allow them as a special use in the “LC”, “GC” and “LI” zoning
districts. Another amendment proposes to reduce the setback for cannabis business
establishment to schools, day care center and residential areas from 1,000 feet to 250
feet. In addition, another change is to eliminate the requirement that dispensaries must
be in stand-alone buildings and not in multi-tenant buildings. The Planning and Zoning
Commission recommended approval of the amendments on October 9th and the City
Council will consider the changes at their October 28th meeting. The proposed medical
cannabis dispensary at 700 Peace Road would be in compliance with the new
regulations.
Exceptions to the Planned Development – Industrial District Regulations.
Article 5.13.06 of the UDO – Minimum Site Size for a Planned Development
The UDO requires a minimum site size for any Planned Development of two acres. The
minimum site size can be waived by the City Council with recommendation from the
Planning and Zoning Commission if the property has unique characteristics or if it’s
determined the use proposed is desirable or necessary in relationship to the
Page 3 of 8
surrounding neighborhood. The tenant space is a unit in a commercial condominium
and is only .08 acres, however there is a building to the north and south on adjoining
properties that have some common ownership with the subject unit and share an
access to Pleasant Street. The total acreage for these areas including the subject site is
about 4.8 acres. In addition, the requested Planned Development zoning is necessary in
order to allow the use to locate in a multi-tenant building.
Article 7.18.04(6) of the UDO – Medical Cannabis Facility in a Multi-Tenant Building
The UDO states that a medical cannabis facility shall be the sole use of a single lot,
parcel, and/or property and be the single occupant of a building. The language also
notes these facilities shall not be permitted in a multi-tenant building. The reason for this
standard, when the medical cannabis regulations were approved, related to ensuring
that proper setbacks were established between businesses and medical cannabis
facilities. In addition, there was a concern about building security in multi-tenant
buildings with common walls, common attics and access. The applicant will be required
to get the approval of a security plan with the Police Department prior to issuance of a
final certificate of occupancy. In addition, as part of the recommendation, there is a list
of suggested prohibited uses that would apply to the entire unit space.
IV. STANDARDS FOR A 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 use. Staff
believes that the proposed medical cannabis dispensary meets the intent of the City’s
Comprehensive Plan. The proposed dispensary will be locating in a building with
another business and will have adequate parking and situated at a highly visible
intersection.
2. The proposed rezoning conforms to the intent and purpose of the Unified
Development Ordinance.
The proposed use and zoning of Planned Development – Industrial will comply with the
current regulations of the UDO except for the two exemptions related to the minimum lot
size for a Planned Development and the type of building medical cannabis dispensaries
can locate in. The exceptions to the UDO are justified based upon the limited areas
where medical cannabis dispensaries can locate and the precautions that will be taken
regarding building security and safety. In addition, an amendment to the UDO has been
proposed by the City to remove the requirement that dispensaries be in stand-alone
buildings. The Planning and Zoning Commission has recommended approval of the
amendment on October 9, 2019 and the City Council will consider the change at their
October 28, 2019 meeting.
Page 4 of 8
3. The proposed rezoning will not have a significantly detrimental effect on
the long-range development of adjacent properties or adjacent land uses.
Much of the surrounding area is already developed. The proposed use will be locating in
building that has one other business. There is a multi-tenant commercial building to the
north and south of the subject site, which contain a variety of commercial uses and will
be compatible with the dispensary use. The locations where a medical cannabis
dispensary can locate and meet all the setback requirements is very limited. 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 currently zoned “LI” Industrial District. Rezoning the property to
“PD-I” Planned Development – Industrial will allow for a use that has limited locations
where it can be established.
5. Adequate public facilities and services exist or can be provided.
Adequate public services are already provided to the subject site.
V. CITIZEN RESPONSE/COMMENTS
We received a Citizen Response Form from Donald Jones, president of the DeKalb
Forge Company along Pleasant St., indicating opposition to the request. A copy of the
form is provided in your packet and made part of the record.
VI. CONCLUSIONS AND RECOMMENDATIONS
The proposed rezoning request will allow a medical cannabis dispensary in a location that
meets all the current requirements of the UDO, except for two exceptions, and will be in
a location that will not have a detrimental effect on adjacent businesses or land uses. The
proposed facility would also be in compliance with proposed amendments the City is
considering to the UDO regarding cannabis dispensaries.
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 “LI” Light Industrial District to the “PD-I”
Planned Development Industrial District to permit a medical cannabis dispensary and
exceptions to the UDO regarding minimum lot size for a Planned Development and for a
medical cannabis dispensary in a multi-tenant building for the property located at 700
Page 5 of 8
Peace Road, Suite B in the space as shown on Exhibit A and subject to the conditions
listed in Exhibit B.
Page 6 of 8
EXHIBIT A
BUILDING/SITE PLAN
700 PEACE RD.DEKALB, IL
Exhibit B
1) The applicant shall obtain a state-issued medical cannabis dispensary license for the
subject site within one year of approval of the Ordinance granting the rezoning.
2) The applicant shall complete all required build-out and tenant improvements within
six months after issuance of the state-issued medical cannabis dispensary license (and
prior to opening of the facility).
3) The applicant shall comply with reasonable restrictions related to the building and
premises security and surveillance as described in the UDO and have an approved
security plan/agreement with the Police Department prior to a final certificate of
occupancy.
4) Setbacks, building lines, floor area ratios, building dimension limitations, height
restrictions and other similar lot/building size/shape restrictions and regulations shall
meet those standards as set forth in the “LI” Light Industrial District and the UDO except
as provided below:
a) Article 5.13.06 – Minimum Site Size for a Planned Development
The minimum site size for a Planned Development shall be reduced from 2 acres
to .08 acres.
b) Article 7.18.04(6) – The medical cannabis dispensary shall be allowed in a
multi-tenant building.
5) Permitted and special uses shall be those as listed in the “LI” Light Industrial District.
6) Prohibited Uses:
1) Adult oriented uses; adult bookstores or other establishment displaying,
leasing, trading, selling pornographic materials as defined in the UDO,
whether as a principal use or accessory to an allowed principal use;
2) Animal boarding;
3) "Second-hand", resale or consignment store;
4) Fire, bankruptcy sale, wholesale, overstock auction house or their
equivalent;
5) Massage parlor;
6) Dollar stores, discount department stores, or wholesale establishments;
7) Currency exchange, money wiring, check cashing facility or equivalent;
8) Auto title loan or post dated check or payday loan facility or equivalent,
unless associated with and incorporating the full-services of a federally-
insured bank, credit union or savings and loan;
9) Bar, tavern, package liquor store, dance hall or any other facility;
Page 7 of 8
10) Community residences;
11) Tobacco, pipe, cigar or cigarette sales, retail tobacco sales, “hookah bar”
or other establishment that permits the indoor consumption of any product
regulated under Chapter 64 of the City Code;
12) Group homes;
13) Parking lots, as a principal use;
14) Pawn shops;
15) Cemeteries and mausoleums;
16) Funeral homes and mortuaries;
17) Rooming houses or lodging houses;
18) Automobile or motor vehicle/recreational vehicle/implement repair,
service, sales, rentals or maintenance;
19) Contractor offices associated with onsite storage of vehicles, supplies or
equipment, building material or equipment sales, building or equipment
service or maintenance offices, or the equivalent;
20) Residential uses;
21) Tattoo, body art or body modification related uses;
22) Car washes, drive-thrus;
23) Outdoor, drive-thru or standalone automatic teller machines (except for
ATMs wholly concealed within the primary structure on the Property and
accessible only from within the structure).
24) Any use not expressly identified as a Permitted Use.
Page 8 of 8
REZONING PETITION
TO: City Council, City Clerk, and Mayor of the City of DeKalb, Illinois
FROM: Petitioner Name(s): %4(QWHUSULVHV,QF Phone:
Petitioner’s Representative: 0LWFK=DYHGXN Email: PLWFK#MJURZQFRP
Mailing Address:
1$EHUGHHQ6XLWH$&KLFDJR,/
Property Owner: -HII5LFKDUGVRQ Phone:
Mailing Address: Email: MZU #DROFRP
3HDFH5RDG6XLWH&'H.DOE,/
1. The petitioner hereby petitions the City of DeKalb to rezone the following property:
A. Legal Description and Parcel Number(s) – If necessary, attach the full legal description on a separate piece
of paper: P.I.N. 08-24-128-025
3,1
$FRQGRPLQLXPRI8QLWRI$VSHQ%XVLQHVV&RQGRPLQLXPVRQ/RWLQ$VSHQ5LGJH6XEGLYLVLRQLQWKH&LW\RI
A condominium of Unit 1 of Aspen Business Condominiums, on Lot 2 in Aspen Ridge Subdivision, in the
'H.DOE'H.DOE&RXQW\,OOLQRLV
City of DeKalb, DeKalb County, Illinois.
B. Street Address or Common Location: 3HDFH5RDG6XLWH%'H.DOE,/
C. Size of Property (square feet or acres): VTXDUHIHHW
D. Existing Zoning: /,/LJKW,QGXVWULDO'LVWULFW
E. Proposed Zoning: 3',3ODQQHG'HYHORSPHQW±,QGXVWULDO'LVWULFWWRDOORZIRUDPHGLFDOFDQQDELVGLVSHQVDU\
F. Reason for request: On a separate document, describe the reasons for the rezoning request and the intended
types of land uses, if any, for the property. Also, indicate whether or not the proposed rezoning would: a) be in
conformance with the City’s Comprehensive Plan and how the proposed rezoning may; b) impact adjacent
existing and future land uses; c) impact adjacent property values; and d) impact the general public’s health, safety
and welfare.
Updated: 9/2019
BQ Enterprises, Inc.
Supporting Statement
BQ Enterprises, Inc. is applying for the rezoning of 700 Peace Rd, DeKalb, IL
60115 to own and operate a fully legal, state-regulated Medical Cannabis
Dispensary. This Dispensary will be the first and only Medical Dispensary
operating in DeKalb County and will serve citizens that possess an Illinois
Medical Marijuana Card issued by the State. Pursuant to the City of DeKalb’s
current rules and regulations, Section 7.18.04 Permitted Zoning Districts and
Setback Requirements paragraph 6, it states “A medical cannabis facility shall be
the sole use of a single lot, parcel, and / or property and be the single occupant of
a building. A medical cannabis facility shall not be permitted in a multi-tenant
building, or on a lot shared by multiple establishments.”
Our identified property, 700 Peace Rd., otherwise meets all the required setbacks
as it is located more than 1,000 feet from schools/school grounds, daycares, part
day childcare facilities and/or residential, and is located within a retail / business
park, however, it is not a stand-alone property. Due to our size needs, a 3,600 sq. ft
stand-alone building is difficult to find given the requirements and regulations.
We believe that our proposed use is in conformance with the City’s
Comprehensive Plan, and that Section 7.18.04, Paragraph 6 was primarily intended
to apply to large-scale cultivation operations, where companies have multiple
pounds of plants, products and cash resting in a warehouse. The change in the
Rules and Regulations will not negatively impact adjacent land values or future
land uses as DeKalb County will only be awarded one (1) Dispensary license. If
we secure this license no one else can open a Dispensary, so no other applicants or
companies will be able to reference the rule change.
The State is projecting $215 million in revenue from the Medical Marijuana Pilot
Program in 2019. Our Dispensary will operate with the highest standards and will
certainly look to increase business development in the area surrounding the
Dispensary. The design, construction and operation of the Dispensary will increase
economic development as well as create jobs for the residents of DeKalb, and as a
result we believe property values will rise.
Further, BQ Enterprises has done extensive work to develop the necessary security
plan to ensure the safety of our employees, our co-tenants within the business park,
our patients, as well as the neighboring community. We plan on installing 34 high-
definition digital cameras, with facial and license plate recognition, card readers at
each door entry, biometric finger scan system at our vault, along with motion and
infrared sensors throughout the property. We will hire a security guard to monitor
the facility during hours of operation. We will also work closely with the DeKalb
police department and will coordinate with police for delivery of product and cash
to ensure the safety of other tenants in the business park. For more details please
see our architectural and security drawings.
BQ Enterprises plans to operate a medical facility which will offer medical
cannabis products that help relieve patient’s severe pain, inflammation, nausea,
sleeplessness, seizures and other painful conditions. Our facility will be the
flagship destination for the citizens of DeKalb County seeking relief for serious
medical conditions like cancer, arthritis, PTSD, Crohn’s disease, HIV / AIDS and
other qualified conditions. We believe that we will have the support of the
community by creating a safe and solace-providing environment to purchase
medication.
If our facility is approved we will likely consider recreational cannabis sales, and
understand that if we do go down that path it will involve an approval process for
us at the State level.
LEGAL NOTICE
NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning
Commission at its regular meeting on Wednesday, October 23, 2019, at 6:00 p.m. in the DeKalb
Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by BQ Enterprises,
Inc., an Illinois Corporation for approval of a Zoning Map Amendment from the “LI” Light
Industrial District to the “PD-I” Planned Development – Industrial District to allow for a medical
cannabis dispensary and consideration to approve a Planned Development less than two acres and
a medical cannabis dispensary in a multi-tenant building and other approvals as required to
accommodate the proposed use. The subject property is located at 700 Peace Road DeKalb, IL
60115 with a Parcel Identification Number (PIN) of 08-24-128-025 and zoned “LI” Light
Industrial District.
All interested persons are invited to appear and be heard at the time and place listed above.
Interested persons are also encouraged to submit written comments on the proposal to the City of
DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115
by 5:00 p.m. on Wednesday, October 16, 2019. Additional information regarding the public
hearing can be found on the City of DeKalb’s web page at
https://www.cityofdekalb.com/1103/Public-Hearings or by calling the Community Development
Department by calling (815) 748-2361.
Christina Doe, Chair
DeKalb Planning and Zoning Commission
BUILDING/SITE PLAN
700 PEACE RD.DEKALB, IL
Floor plan details
1. Provide a location area map of the area and surrounding the proposed dispensary, extending a
minimum of 1,000 feet from the proposed dispensary property line in all directions. Clearly identify the
existing adjacent businesses or residences.
There are the following businesses within a 1,000-foot radius:
ID Description ID Description
1 Aspen Ridge Business Park 4 Barbed Wire Harley Davidson
BLC – Bethesda L Communities 5 Electric Electric Supply Company
Illinois WorkNet Center 6 Ecowater System
Aspen Chiro Massage 7 Urban Tanks Custom Outfiters
Testing Service 8 Huskie Lines Transportation
Master Flight Stairs 9 Forge Resouces Group
FunMe Events Travel Agency 10 Amerigas Propane
Jacobson/Snow/Garland - 11 Vacant Industrial Building
Accountants
Jeff Richardson (Property 12 DeKalb Airport
Manager)
USGS Geological Service Center 13 DeKalb Airport
Competitive Edge (Screening, 14 The Neighborhood Bakery and Deli
printing, embroidery)
Proposed Dispensary DeKalb 15 Omega Fleet Services
GSA General Services 16 Vacant Restaurant - 522 State Rte 31
Administration
Steve Shawl – Gift Shop
2 Pacific Pride Gas Station
3 Open Air Power Sports -
Motorcycle Dealership
1,000 FOOT RADIUS MAP – SURROUNDING BUSINESSES
2. Demonstrate that the property line of the proposed dispensary is not located within 1,000 feet of the
property line a pre-existing public or private preschool or elementary or secondary school or daycare
center or day care home, group day care home, or part day child care facility identified in Section 130
of the Act.
There are, according to the Illinois Department of Children and Family Services, 42 licenses and permits
for daycare operators within the city limits of DeKalb. None of these are within 1,000 feet of the site
property line.
Doing Business as Street City
CHILD DEVELOPMENT AND FAMILY CENTER CAMPUS CHILD CARE CENTER DEKALB
CHILDRENS LEARNING CENTER MAIN CENTER 905 S 4TH ST DEKALB
SALVATION ARMY CHILD CARE UNIVERSITY 830 GROVE STREET DEKALB
CHILDRENS LEARNING CENTER LITTLEJOHN 1121 SCHOOL ST DEKALB
GROWING PLACE MAIN SITE 909 S 4TH ST DEKALB
KINDERCARE LEARNING CTR 300978 207 E HILLCREST DR DEKALB
CHILD DEVELOPMENT & FAMILY CENTER 169 GABEL HALL DEKALB
MOTSINGER LORI A 908 S 6TH ST DEKALB
LITTLE LAMBS PRESCHOOL OF IMMANUEL LUTHE 511 RUSSELL RD DEKALB
HANLON SHAWN M 611 HIGH TER DEKALB
ZINKEL MICHELLE L 1728 PRATHER LN DEKALB
MCNETT STACI L 1363 KNOLLS AVE S DEKALB
GESKE TRACEY L 3055 WOLF CT DEKALB
BURGESS AMANDA K 608 GRANGE CT DEKALB
HODGE DIANA L 545 NORTHERN LN DEKALB
WILLIAMS GLORIA J 2361 RUBY LN DEKALB
ANDERSON KRISTIN A 128 E MILNER AVE DEKALB
MALLOY HYE K 112 E TAYLOR ST DEKALB
THE GROWING PLACE - FIRST CONGREGATIONAL 615 N 1ST ST DEKALB
CASIQUE DE SALI MARIA G 200 E GARDEN ST DEKALB
QUINTERO GABRIELA 1973 PEBBLECREEK CT DEKALB
TAVERA LAURA 311 DODGE AVE DEKALB
STARZYK MELANIE L 1825 TALLMEADOW DR DEKALB
FARHAT RABEEA 740 KIMBERLY DR DEKALB
BRADLO NANCY G 725 N 10TH ST DEKALB
BUTLER KATHRYN P 24 TILTON PARK DR DEKALB
FINNIGAN KARAN J 1114 MCCONNELL AVE DEKALB
BAIRD DEBORAH J 828 N 10TH ST DEKALB
GROWING PLACE - FOUNDER'S SITE 821 S 7TH ST DEKALB
MOHR ROSANA 1572 GRANGE RD DEKALB
ELION KENDRA Y 207 HEATHERFIELD LN DEKALB
WEBB DARLENE M 1325 N 14TH ST DEKALB
SMITH EMMANUEL J 804 N 11TH ST DEKALB
BACHARA ANGELA N 287 BENT GRASS CIR UNIT E DEKALB
MARRUFO LUZ E 1118 PLEASANT ST DEKALB
LYONS TRACY L 440 DOGWOOD LN DEKALB
WILLIAMS DEBRA 2041 EVES CT DEKALB
KIMMEL ERICA R 1508 GRANGE RD DEKALB
FIRST BEGINNINGS 2179 SYCAMORE RD # 103 DEKALB
CREATIVE KIDS CONNECTION INC. 530 CHARTER ST DEKALB
WILLIAMS LEATHA 2314 EVES CIR E DEKALB
JONES JADA M 2518 ALPHA CT W DEKALB
Source: Illinois Department of Family Services – DCFS
There are, according to the Illinois State Board of Education, 20 testing sites, charter schools, public
schools (early learning, elementary, middle and high schools) and private schools within the McHenry
municipal boundaries. None of these are within 1,000 feet of the site property line.
Category Facility Name Facility Address
Additional Testing Sites DeKalb Center 304 N 6th St Ste B
Early Learning Center Child Development and Family Ctr 220 N Annie Glidden Rd
Early Learning Center DeKalb CUSD 428 155 N 3rd St Ste 300
Early Learning Center DeKalb ROE 155 N 3rd St Ste 300
Non-Public Districts/Schools Community Coord Child Care (4C S) 155 N 3rd St Ste 300
Non-Public Districts/Schools Creative Kids Connection 530 Charter St
Non-Public Districts/Schools De Kalb ROE 2500 N Annie Glidden Rd Ste C
Non-Public Districts/Schools DeKalb Cnty Youth Svcs Bur Inc 330 Grove St
Non-Public Districts/Schools DeKalb County Community Services 2550 N Annie Glidden Rd
Non-Public Districts/Schools Illinois Association Of 108 Carroll Ave
Non-Public Districts/Schools Illinois Council on Economic Educ 155 N 3rd St Ste 504
Non-Public Districts/Schools Little Friends Academy Inc 530 Charter St
Non-Public Districts/Schools Northern Illinois Univ Altgeld Hall 300
Non-Public Districts/Schools St Mary 210 Gurler Rd
Non-Public Districts/Schools The Growing Place Inc 909 S 4th St
Public Districts/Schools Clinton Rosette Middle School 650 N 1st St
Public Districts/Schools DeKalb CUSD 428 901 S 4th St
Public Districts/Schools DeKalb Early Learning and Development Center 1515 S 4th St
Public Districts/Schools DeKalb High School 501 W Dresser Rd
Public Districts/Schools Founders Elementary School 821 S 7th St
Public Districts/Schools Gwendolyn Brooks Elem Sch 3225 Sangamon Dr
Public Districts/Schools Huntley Middle School 1515 S 4th St
Public Districts/Schools Jefferson Elem School 211 McCormick Dr
Public Districts/Schools Lincoln Elementary School 220 E Sunset Pl
Public Districts/Schools Littlejohn Elem School 1121 School St
ROE/Regional Programs De Kalb ROE 2500 N Annie Glidden Rd Ste C
Source: Illinois Board of Education
The following map contains four 1,000-foot radius circles extending from all four corners of the
dispensary’s underlying parcel lot lines. The closest daycare facility is well outside of the 1,000 feet
boundary. The closest schools are even further.
NO DAYCARE FACILITIES OR SCHOOLS WITHIN 1,000 FEET OF LOT LINE
Daycare:
Schools:
From: Lucas Ray
To: Olson, Dan
Subject: FW: 700 Peace Road
Date: Friday, October 11, 2019 2:54:55 PM
Attachments: 700 Peace Road - Rezoning Response Letter from Donald G. Jones.pdf
700 Peace Road - Letter from DeKalb.pdf
[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.]
Dear Mr. Olson,
I am writing this email on behalf of Donald Jones. He received the attached letter from the City of
DeKalb regarding the zoning of 700 Peace Road. Also attached is his response to that letter.
If you have any questions, please let me know.
Sincerely,
Lucas
Lucas Ray
Controller
815.375.5291
815.787.8588 - Fax
www.forgeresourcesgroup.com