O-13-52Traffic Impact and Parking Study
Proposed Fresh Thyme Farmers Market
Deerfield, Illinois
Prepared by:
Kenig, Lindgren, O’Hara, Aboona, Inc.
July 26, 2013
Fresh Thyme Farmer’s Market 1
Deerfield, Illinois
Introduction
This report summarizes the methodologies, results and findings of a site traffic impact
and parking analysis conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA,
Inc.) for the proposed Fresh Thyme Farmer’s Market (grocery store) to be located in the
existing Cadwell Corners shopping center located in the northeast quadrant of the
signalized intersection of Lake-Cook Road and Waukegan Road in Deerfield, Illinois.
Cadwell Corners shopping center provides approximately 80,725 square feet of retail
space, of which approximately 13,655 square feet is occupied, with the remaining
approximate 67,070 square feet currently vacant. The grocery store will occupy the
30,684 square-foot former Stein Mart store space and will add 1,625 square feet of
cooler space. No modifications are proposed to the existing access drives and only
minor modifications are proposed to the internal circulation and parking system to the
Cadwell Corners shopping center in conjunction with the grocery store. The existing
access system includes a signalized, full access intersection on Waukegan Road, in
addition to an access drive on Lake-Cook Road that will be restricted to right-in/right-
out only turning movements with completion of the Lake-Cook improvement program.
Figure 1 shows the location of the site in relation to the area roadway system.Figure 2
shows an aerial of the shopping center, identifying the location of the proposed Fresh
Thyme store.
It is important to note that Lake-Cook Road is currently under construction to provide a
third through lane in each direction and a raised median from east of Waukegan Road to
Deer Lake Road. As part of the project, the intersection of Lake-Cook Road and
Waukegan Road will be widened and improved to include a left-turn lane and three
through lanes of traffic in each direction on Lake-Cook Road, and dual left-turn lanes
and two through lanes of traffic in each direction on Waukegan Road. Further, a
westbound right-turn lane will be provided on Lake-Cook Road. The result of this
widening improvement program will restrict the existing full access drive on Lake-
Cook Road serving Cadwell Corners to right-in/right-out only turning movements.
The following sections of this report present the following.
Existing roadway conditions including traffic volumes for the weekday morning,
weekday evening, and Saturday midday peak hours
A detailed description of the proposed development
Vehicle trip generation for the proposed development
Directional distribution of development-generated traffic
Future transportation conditions including access to and from the development
Fresh Thyme Farmer’s Market 2
Deerfield, Illinois
Site Location Figure 1
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SITE
Fresh Thyme Farmer’s Market 3
Deerfield, Illinois
Aerial View of Site Location Figure 2
Fresh Thyme Farmer’s Market 4
Deerfield, Illinois
Conditions Analyzed
For the purposes of this traffic evaluation, the following two conditions were analyzed
for the weekday morning, weekday evening, and Saturday midday peak hour periods:
1. Existing Condition - Analyzes the capacity of the existing roadway system using
existing traffic volumes in the surrounding area.
2. Future Condition – Analyzes the capacity of the future roadway system that
includes adjusted Year 2020 traffic volumes, the estimated traffic from the
proposed grocery store, and the estimated traffic volumes from the remaining
36,386 square feet of currently vacant space in the Cadwell Corners shopping
center, assumed to be retail space.
Purpose of Study
The primary purpose of the study is three-fold.
Determine the existing traffic and roadway conditions at the Cadwell Corners
development access drives to establish an existing base condition.
Determine if the existing access currently serving the Cadwell Corners shopping
center (assuming the restricted access on Lake-Cook Road) and the existing
internal circulation will be adequate to accommodate the traffic anticipated from
the proposed grocery store, and identify any traffic control or circulation
improvements, as needed
Determined if the modified parking supply serving the grocery store will be
adequate to accommodate the peak parking demand assuming total occupancy of
the Cadwell Corners shopping center.
Existing Conditions
Existing traffic and roadway conditions were documented based on field visits
conducted by KLOA, Inc. The following provides a detailed description of the physical
characteristics of the roadways including geometry and traffic control, and peak hour
traffic flows along area roadways.
Fresh Thyme Farmer’s Market 5
Deerfield, Illinois
Lake-Cook Road Improvement Project
The Cook County Department of Transportation and Highways (CCDTH) is currently
widening Lake-Cook Road to improve the mobility and safety of vehicles as well as to
enhance the roadway operations. The plans call for adding a third through lane in each
direction and a raised median from east of Waukegan Road west to Deer Lake Road.
As part of the project, the intersection of Lake-Cook Road with Waukegan Road will
also be improved as follows.
The westbound approach of Lake-Cook Road will provide a separate left-turn
lane, three through lanes and a separate right-turn lane.
The eastbound approach of Lake-Cook Road will provide a separate left-turn
lane, two through lanes and a shared through/right-turn lane.
The southbound approach of Waukegan Road will provide dual left-turn lanes, a
through lane and a shared through/right-turn lane.
The northbound approach of Waukegan Road will provide dual left-turn lanes, a
through lane and a shared through/right-turn lane.
In addition, the existing traffic signal will be upgraded and new sidewalks and
crosswalks will be provided at the intersection.
Figure 3 shows the existing roadway conditions, including the Lake-Cook Road
roadway widening improvements.
Existing Roadway System Characteristics
The following is a description of each of the bordering roadways that serve the
development.
Waukegan Road (IL 43)is a northwest/southeast arterial that is under the jurisdiction of
the Illinois Department of Transportation (IDOT). This roadway has a posted speed
limit of 40 mph and provides two through lanes in each direction separated by a median
that is used for separate left-turn lanes. Traffic signal control is provided at its
intersection with Lake-Cook Road and at the Cadwell Corners/McDonald’s access
drive. An exclusive left-turn lane, a through lane and a combined through/right-turn
lane are provided on both approaches at its signalized intersection with Caldwell
Corner/McDonald’s access drive.
Fresh Thyme Farmer’s Market 7
Deerfield, Illinois
Lake-Cook Road is an east-west major arterial with a posted speed limit of 40 mph that
is under the jurisdiction of the CCDTH. The roadway generally provides two lanes in
each direction, separated by a median. With the completion of the Lake-Cook Road
widening project, Lake-Cook Road will provide three lanes in each direction separated
by a median from east of Waukegan Road to west of Pfingsten Road.
Existing Traffic Volumes
Manual turning movement vehicle traffic counts were conducted in June and July, 2013
during a weekday morning (7:00 to 9:00 A.M.), weekday evening (4:00 to 6:00 P.M.),
and Saturday midday (11:30 A.M. to 1:30 P.M.) peak periods at the intersection of
Waukegan Road and Cadwell Corners/McDonald’s Access. From the manual turning
movement count data, the three respective peak hours were determined and are used for
the traffic capacity analyses presented later in this report.
Since the Cadwell Corners access drive on Lake-Cook Road is closed due to the
construction, traffic counts were only conducted at this intersection on a Saturday. The
weekday morning and evening traffic volumes at this intersection were estimated based
on Year 2020 traffic volume projections provided by the CCDTH in conjunction with
the Lake-Cook Road widening improvement project. Further, the Year 2020 traffic
volumes were utilized to adjust (increase) the existing traffic volumes collected along
Lake-Cook Road and Waukegan Road at the two intersections.
Figure 4 illustrates the existing volumes at the Cadwell Corners shopping center and
the McDonald’s restaurant access drives and the through volumes on Lake-Cook Road
and Waukegan Road, which represent Year 2020 traffic volumes based on projections
provided by the CCDTH.
Fresh Thyme Farmer’s Market 9
Deerfield, Illinois
Traffic Characteristics of the Proposed Fresh Thyme Farmer’s Market
Grocery Store
To evaluate the impact of the proposed grocery store on the area roadway system, it was
necessary to quantify the number of vehicle trips the grocery store will generate during
the three respective peak hour periods and then determine the directions from which this
traffic will approach and depart the shopping center.
Proposed Site and Development Plan
The grocery store will be located within the existing Cadwell Corners shopping center,
which is located in the northeast quadrant of the signalized intersection of Lake-Cook
Road and Waukegan Road in Deerfield, Illinois.
The shopping center provides approximately 80,725 square feet of retail space, of which
approximately 13,655 square feet is occupied, with the remaining approximate 67,070
square feet currently vacant. The grocery store will occupy the 30,684 square-foot
former Stein Mart store space and will add 1,625 square feet of cooler space.
Parking
The shopping center currently provides a total of 331 parking spaces including nine
handicapped spaces. As proposed, four spaces will be eliminated to provide cart corrals
within the parking lot that will reduce the total number of parking spaces to 327,
including nine handicapped spaces. A peak parking demand analysis is included in a
further section of this report.
Site Access
Access to the shopping center is provided via the following two access drives.
The Waukegan Road access drive is located on the east side of the road aligned
opposite the access drive to the McDonald’s restaurant and is under traffic signal
control. This access drive provides one inbound lane and two outbound lanes.
Separate left-turn lanes are provided on Waukegan Road serving both the
Cadwell Corners shopping center access drive and the McDonald’s restaurant
access drive.
Fresh Thyme Farmer’s Market 10
Deerfield, Illinois
The Lake-Cook access drive is located on the north side of the road at the east
end of the site. This access drive provides one inbound lane and one outbound
lane with the outbound lane under stop sign control. As part of the Lake-Cook
Road improvement project, a raised median will be provided along Lake-Cook
Road which will prohibit left-turn movements to/from this access drive. As
such, only right-turn movements will be permitted at this access drive.
With the exception of the Lake-Cook access drive being modified as a result of the
CCDTH improvement plans, no other modifications are proposed to the existing access
drives and only minor modifications are proposed to the internal circulation system to
the Cadwell Corners shopping center in conjunction with the proposed grocery store.
Truck Deliveries
According to the operator, the proposed grocery store will average approximately seven
to eight deliveries per day with approximately two semi-trailer deliveries and five to six
deliveries via single-unit trucks. Given the orientation of the loading docks, trucks will
enter the shopping center via the Waukegan Road access drive. The trucks will proceed
via the circulation road along the north and east sides of the shopping center where the
trucks will back-in to the loading docks. The trucks will exit the shopping center via the
circulation road along the east side of the shopping center and the Lake-Cook Road
access drive, turning right to head westbound on Lake-Cook Road.
Directional Distribution of Site Development Traffic
The directional distribution of how traffic will approach and depart the site was
estimated based on a combination of the location, or areas, of nearby residential
neighborhoods, the existence of similar-type land uses in the area, and the general travel
patterns through the study area derived from the peak hour traffic volumes.Figure 5
shows the estimated directional distribution for the proposed grocery store.
Fresh Thyme Farmer’s Market 12
Deerfield, Illinois
Site Traffic Generation
The peak hour vehicle trips estimated to be generated by the proposed grocery store
was based on trip generation rates contained in the Trip Generation Manual, 9th Edition,
published by the Institute of Transportation Engineers (ITE).Table 1 illustrates the
estimated weekday morning, weekday evening, and Saturday midday peak hour traffic
to be generated by the proposed grocery store.
Table 1
DEVELOPMENT-GENERATED TRAFFIC VOLUMES
Weekday Morning
Peak Hour
Weekday Evening
Peak Hour
Saturday Midday
Peak Hour
Land Use In Out In Out In Out
Grocery Store 68 42 156 150 175 169
Based on ITE Land Use Code 850 – Supermarket
It is important to note that due to the following the traffic to be generated by the grocery
store will not be all new traffic to the existing roadway system.
Surveys conducted by ITE have shown that many trips made to grocery stores
are diverted from the existing traffic on the roadway system. This is particularly
true during the weekday morning and evening peak hours when traffic is
diverted from the home-to-work and work-to-home trips. Such diverted trips are
called pass-by traffic. Therefore, a portion of the traffic to be generated by the
grocery store is already on the roadway system.
It is expected that the number of trips generated by the grocery store will be
reduced due to the interaction (multipurpose trips) between the other uses in the
shopping center.
Site Traffic Assignment
The peak hour traffic volumes projected to be generated by the proposed grocery store
(Table 1) were assigned to the access drives based on the directional distribution
analysis (Figure 5) and are shown in Figure 6.
Fresh Thyme Farmer’s Market 14
Deerfield, Illinois
Regional Traffic Growth
No growth was assumed given that the through volumes along Waukegan Road and Lake-
Cook Road were adjusted (increased) based on Year 2020 traffic volumes obtained from
the traffic projections generated by the CCDTH in conjunction with the Lake-Cook
widening improvement program.
Projected Traffic Volumes – Total Buildout
Figure 7 illustrates the total peak hour traffic volumes, which includes the Year 2020
through traffic volumes on Waukegan Road and on Lake-Cook Road (provided by the
CCDTH), the development-generated traffic volumes, and the estimated traffic volumes
from the remaining 36,386 square feet of vacant space in the Cadwell Corners shopping
center, assumed as general retail space.
Traffic Capacity Analysis
For the purposes of this traffic evaluation, existing and future traffic conditions were
analyzed for the weekday morning, evening, and Saturday midday peak hour periods.
The traffic analyses were performed using the methodologies outlined in the
Transportation Research Board’s Highway Capacity Manual (HCM), 2010.
The analyses for the signalized intersection of Waukegan Road and the Cadwell
Corners/McDonald’s Access drive intersection were accomplished using programmed
cycle lengths and phasings (140 seconds Weekday AM and Weekday PM, and 130
seconds Saturday midday) and roadway characteristics to determine the average overall
vehicle delay, volume-to-capacity ratios, and levels of service.
The analyses for the unsignalized intersection determine the average control delay to
vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the
queue at a stop sign (includes the time required to decelerate to a stop) until its
departure from the stop sign and resumption of free flow speed. The methodology
analyzes the intersection approach controlled by a stop sign and considers traffic
volumes on all approaches and lane characteristics.
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Deerfield, Illinois
The ability of an intersection to accommodate traffic flow is expressed in terms of level of
service, which is assigned a letter from A to F based on the average control delay experi-
enced by vehicles passing through the intersection. Control delay is that portion of the total
delay attributed to the traffic signal or stop sign control operation, and includes initial
deceleration delay, queue move-up time, stopped delay, and final acceleration delay. Level
of Service A is the highest grade (best traffic flow and least delay), Level of Service E
represents saturated or at-capacity conditions, and Level of Service F is the lowest grade
(oversaturated conditions, extensive delays).
The Highway Capacity Manual definitions for levels of service and the corresponding
control delay for both signalized and unsignalized intersections are shown in Table 2.
Summaries of the traffic analysis results showing the level of service (LOS) and delay
(measured in seconds) for both the overall intersection and by approach for the existing
and future conditions are summarized in the following tables.
Table 3 shows the existing LOS and delay for the weekday morning, weekday evening,
and Saturday midday peak hours
Table 4 shows the future LOS and delay for the weekday morning, weekday evening,
and Saturday midday peak hours
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Deerfield, Illinois
Table 2
LEVEL OF SERVICE CRITERIA
Unsignalized Intersections
Level of Service Average Control Delay (seconds per vehicle)
A 0 - 10
B > 10 - 15
C > 15 – 25
D > 25 – 35
E > 35 – 50
F > 50
Signalized Intersections
Level of
Service Interpretation
Average Control
Delay
(seconds per vehicle)
A Favorable progression. Most vehicles arrive during the
green indication and travel through the intersection
without stopping.
10
B Good progression, with more vehicles stopping than for
Level of Service A.
> 10 - 20
C Individual cycle failures (i.e. one or more queued vehicles
are not able to depart as a result of insufficient capacity
during the cycle) may begin to appear. Number of vehicles
stopping is significant, although many vehicles still pass
through the intersection without stopping.
> 20 - 35
D The volume-to-capacity ratio is high and either
progression is ineffective or the cycle length is too long.
Many vehicles stop and individual cycle failures are
noticeable.
> 35 – 55
E Progression is unfavorable. The volume-to-capacity ratio
is high and the cycle length is long. Individual cycle
failures are frequent.
> 55 – 80
F The volume-to-capacity ratio is very high, progression is
very poor, and the cycle length is long. Most cycles fail to
clear the queue.
> 80
Source:Highway Capacity Manual, 2010.
Fresh Thyme Farmer’s Market 18
Deerfield, Illinois
Table 3
CAPACITY ANALYSIS RESULTS: EXISTING CONDITIONS
Weekday A.M.
Peak Hour
Weekday P.M.
Peak Hour
Saturday Midday
Peak Hour
Intersection LOS/Delay LOS/Delay LOS/Delay
Cadwell Corners/ McDonald’s and Waukegan Road (signalized)
Eastbound Approach: D – 53.1 D – 52.6 D – 43.2
Westbound Approach: D – 50.7 D – 50.8 D – 42.0
Northbound Approach: A – 5.3 A – 6.8 B – 13.7
Southbound Approach: A – 7.7 A – 6.4 B – 13.6
Overall: A – 8.4 A – 8.0 B – 14.7
Access and Lake-Cook Rd (stop sign)
Southbound Approach: N/A N/A N/A
LOS = Level of Service
Delay is measured in seconds.
N/A = Not Applicable. This access was closed due to construction on Lake-Cook Road.
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Deerfield, Illinois
Table 4
CAPACITY ANALYSIS RESULTS: FUTURE CONDITIONS
Weekday A.M.
Peak Hour
Weekday P.M.
Peak Hour
Saturday Midday
Peak Hour
Intersection LOS/Delay LOS/Delay LOS/Delay
Cadwell Corners/ McDonald’s and Waukegan Road (signalized)
Eastbound Approach: D – 53.2 D – 50.9 D – 43.3
Westbound Approach: D – 51.7 D – 53.7 D – 46.3
Northbound Approach: A – 5.5 A – 9.0 B – 14.9
Southbound Approach: A – 7.6 A – 7.7 B – 13.1
Overall: A – 9.0 B – 11.8 B – 16.8
Access and Lake-Cook Rd (stop sign)1
Southbound Approach: B – 12.5 C – 16.1 B – 15.0
LOS = Level of Service
Delay is measured in seconds.
1Capacity analysis software cannot analyze an intersection with three or more through lanes. As
such, the analysis was conducted assuming a through lane and a shared through/right-turn lane.
The through volumes were reduced by one-third to account for the reduced number of lanes.
Fresh Thyme Farmer’s Market 20
Deerfield, Illinois
Cadwell Corners/McDonald’s Access and Waukegan Road
The resulting analysis shows that the existing signalized intersection of Cadwell
Corners/McDonald’s access drives and Waukegan Road will continue to operate at an
overall acceptable level of service for future conditions. In addition, all of the
intersection approaches are projected to operate at a good level of service. No
geometric or traffic control improvements are recommended at this intersection in
conjunction with the proposed grocery store. However, it is recommended that the two
outbound lanes along the Cadwell Corner’s access drive be striped to provide a separate
left-turn lane and a shared through/right-turn lane.
Access and Lake-Cook Road
The Lake-Cook Road access drive is projected to operate at an acceptable level of
service. The queue of vehicles along Lake-Cook Road from the Waukegan Road
intersection will at times extend to or past the access drive. However, motorists will be
able to exit onto Lake-Cook Road as the queue discharges when Lake-Cook Road
receives the green phase and via courtesy gaps. Lastly, the improvements along Lake-
Cook Road and its intersection with Waukegan Road will greatly increase the capacity
of the intersection as well as the stacking along Lake-Cook Road, which will reduce the
queuing along Lake-Cook Road. As such, no geometric or traffic control improvements
are recommended at this intersection in conjunction with the proposed grocery store.
Internal Intersection and Cadwell Corners Access off Waukegan Road
Upon entering the Cadwell Corners shopping center from Waukegan Road, the access
drive divides, or forks, providing a north-south, two-way parking aisle along the
shopping center’s Waukegan frontage, as well as a two-way circulation road that curves
and runs adjacent to the front of the stores. Similarly, vehicles desiring to exit the
shopping center onto Waukegan Road must merge between the parking aisle and
circulation road before approaching the signalized intersection.
Currently, the outbound (northbound) lane of the parking aisle adjacent to Waukegan
Road is under stop sign control via a stop sign. To promote orderly and efficient
operations at this junction, it is recommended that the outbound (northbound) lanes of
both the parking aisle along Waukegan Road and the circulation road that runs adjacent
to the stores operate under stop sign control. The provision of stop sign control along
both outbound lanes will (1) ensure that the inbound movements from the external
roadway system have the right-of-way, (2) eliminate any confusion regarding who has
the right-of-way between the two outbound lanes, and (3) meter the traffic along each
outbound lane that will better distribute the available capacity between the two
outbound lanes. Each of the outbound lanes should provide both stop signs and stop
bars. Further, supplemental signage should be posted indicating that
Fresh Thyme Farmer’s Market 21
Deerfield, Illinois
incoming/opposing traffic from Waukegan Road does not stop, in addition to “Do Not
Block” signage should be provided along the parking aisle so that incoming traffic can
proceed to the circulation road that fronts the stores should the outbound queue extend
beyond this junction.
Consideration was given to convert the parking aisle adjacent to Waukegan Road to
one-way inbound (southbound) traffic only between the access drive and the main
parking lot. This would eliminate the outbound movement at this location and force all
motorists to use the circulation road adjacent to the stores when exiting the shopping
center via Waukegan Road. It is recommended to maintain two-way traffic flow for the
parking aisle adjacent to Waukegan Road so that not all of the exiting traffic has to
travel to the circulation road adjacent to the stores before exiting onto Waukegan Road.
This will reduce potential vehicle/pedestrian congestion at the grocery store’s main
customer entry, as well as the other stores, and enhance the flow of traffic throughout
the parking area.
It is recommended that the operation of the Waukegan Road access drive and the
internal circulation be monitored in the future to ensure it is promoting orderly and
efficient flow of traffic and to determine if any modifications are required.
Truck Deliveries
According to the operator, the proposed grocery store will average approximately seven
to eight deliveries per day with approximately two semi-trailer deliveries and five to six
deliveries via single-unit trucks. Given the orientation of the loading docks, trucks will
enter the shopping center via the Waukegan Road access drive. The trucks will proceed
via the circulation road along the north and east sides of the shopping center where the
trucks will back-in to the loading docks. The trucks will exit the shopping center via the
circulation road along the east side of the shopping center and the Lake-Cook Road
access drive, turning right to head westbound on Lake-Cook Road.
Shared Parking Analyses
The shopping center currently provides a total of 331 parking spaces including nine
handicapped spaces. As proposed, four spaces will be eliminated to provide cart corrals
within the parking lot that will reduce the total number of parking spaces to 327,
including nine handicapped spaces. The estimate of the peak parking demand of the
shopping center with the proposed grocery store was estimated based on parking rates
published in the ITE Parking Generation Manual,4th Edition. To provide a worst case
analysis, the parking demand for the retail space was estimated based on both the ITE
Non-December and December shopping center parking rates.Table 5 illustrates the
estimated peak parking demand of the shopping center with the grocery store.
Fresh Thyme Farmer’s Market 22
Deerfield, Illinois
It is important to note that the estimated peak parking demand shown in Table 5
provides a conservative (worst case) analyses, particularly the estimate using the
December shopping center parking rates, due to the following.
The analysis estimated the parking demand for the existing Home Fitness store
based on the shopping center parking rates even though this type of uses typically
generate a lower parking demand.
The shared parking analysis assumes 100 percent occupancy of the shopping center.
Given the reduced amount of retail space and the fact that a large portion of the
retail space is subdivided into smaller stores, the Non-December shopping center
parking rates are far more representative of the actual parking demand of the retail
space as opposed to the December shopping center parking rates.
From Table 5 it can be seen that the shopping center with the grocery store is projected
to have a peak parking demand of 257 vehicles assuming the Non-December shopping
center parking rates which is well below the 327 parking spaces to be provided.
Assuming the December shopping center parking rates, the Saturday parking demand of
the shopping center with the grocery store is projected to exceed the parking supply of
the shopping center by four parking spaces. However, as indicated previously, the Non-
December shopping center parking rates are far more representative of the actual
parking demand of the retail space as opposed to the December shopping center parking
rates. Therefore, the parking demand assuming the December shopping center parking
rates provide an ultra-conservative (worst-case) analysis.
Based on this parking analysis, the proposed parking supply of 327 parking spaces is
sufficient to accommodate the peak parking demand of the shopping center with the
grocery store.
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Deerfield, Illinois
Table 5
ESTIMATED PEAK PARKING DEMAND
ITE Non-December
Shopping Center Rates
ITE December
Shopping Center Rates
Weekday Saturday Weekday Saturday
Grocery Store
(32,309 square feet)122 127 122 127
Retail Space
(40,886 square feet)120 117 162 191
Physical Therapy Office
(2,500 square feet)8 6 8 6
Furniture Store
(6,655 square feet)7 7 7 7
Total 257 257 299 331
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Deerfield, Illinois
Conclusion
1. The proposed Fresh Thyme Farmer’s Market grocery store will occupy the
30,684 square-foot former Stein Mart store space within Cadwell Corners
shopping center located in the northeast quadrant of the signalized intersection
of Lake-Cook Road and Waukegan Road in Deerfield, Illinois.
2. The traffic to be generated by the grocery store will not be all new traffic to the
roadway system as a portion of the grocery store traffic will be (1) diverted from
the existing traffic on the roadway system (pass-by trips) and (2) captured from
the other uses within the shopping center (multipurpose trips).
3. The existing Cadwell Corners shopping center access system includes a
signalized, full access intersection on Waukegan Road, in addition to an access
drive on Lake-Cook Road that will be restricted to right-in/right-out only turning
movements upon completion of the Lake-Cook improvement program. This
access system will be sufficient to accommodate the traffic to be generated by
the grocery store and the full occupancy of the shopping center.
4. The Cadwell Corners/McDonald’s access drives and Waukegan Road
intersection will continue to operate at an overall acceptable level of service for
future conditions. It is recommended that the two outbound lanes along the
Cadwell Corner’s access drive be striped to provide a separate left-turn lane and
a shared through/right-turn lane.
5. The queue of vehicles along Lake-Cook Road from the Waukegan Road
intersection will at times extend to or past the Lake-Cook Road access drive.
However, the improvements along Lake-Cook Road and its intersection with
Waukegan Road will greatly increase the capacity of the intersection as well as
the stacking along Lake-Cook Road, which will reduce the queuing along Lake-
Cook Road. As such, no geometric or traffic control improvements are
recommended at this intersection in conjunction with the proposed grocery
store.
Fresh Thyme Farmer’s Market 25
Deerfield, Illinois
6. To promote orderly and efficient operations at the internal junction from the
Waukegan access drive, it is recommended that the outbound (northbound) lanes
of both the parking aisle along Waukegan Road and the circulation road that
runs adjacent to the stores operate under stop sign control. Each of the outbound
lanes should provide both stop signs and stop bars. Further, supplemental
signage should be posted indicating that incoming/opposing traffic from
Waukegan Road does not stop, in addition to “Do Not Block” signage should be
provided along the parking aisle so that incoming traffic can proceed to the
circulation road that fronts the stores should the outbound queue extend beyond
this junction.
7. Two-way traffic flow should be maintained for the parking aisle adjacent to
Waukegan Road so that not all of the exiting traffic has to travel to the
circulation road adjacent to the stores before exiting onto Waukegan Road. This
will reduce potential vehicle/pedestrian congestion at the grocery store’s main
customer entry, as well as the other stores, and enhance the flow of traffic
throughout the parking area.
8. The operation of the Waukegan Road access drive and the internal circulation
should be monitored in the future to ensure it is promoting orderly and efficient
flow of traffic and to determine if any modifications are required.
9. The proposed grocery store will average approximately seven to eight deliveries
per day with approximately two semi-trailer deliveries and five to six deliveries
via single-unit trucks. Trucks will enter the shopping center via the Waukegan
Road access drive and exit onto westbound Lake-Cook Road using the Lake-
Cook Road access drive via the circulation road.
10. Based on the parking analysis, the proposed parking supply of 327 parking
spaces is adequate to accommodate the peak parking demand for the shopping
center with the grocery store.
13-112 KLOA - Traffic Study - Proposed Fresh Thyme Farmer's Market in Deerfield, IL 07-26-2013 wrw maw.doc
August 22, 2013
Mr. Jeffery Ryckaert, AICP
Principal Planner
‚» ˚•··¿„» –” »»fi”•»·…
250 Waukegan Road
Deerfield, IL 60015
Re: Fresh Thyme Farmers Market
Cadwell’s Corners Shopping Center
Deerfield, IL
api(+)Project No. 2013.046.00
Dear Mr. Ryckaert:
Please accept this letter and its attachments as supplemental information pertaining to the Special Use
Permit application for Fresh Thyme Farmers Market.
The following items were discussed at the August 8, 2013 Planning Commission meeting were found
lacking or required further information:
»¤‹ ‡»†…‡»†‹ ¿……fi»››•†„ –«‹›•…» ›¿·»›
Please refer to the attached letter dated August 13, 2013 for the text Amendment request.
¿†…›‰¿•†„
Extensive landscape screening has been proposed on the north property line as well as additional
landscape improvements in the center’s parking lot and along Lake-Cook and Waukegan Roads. The
eastern property line is adequately screened. Please refer to the attached landscape plans and details.
—fi–»fi‹§ ¿fi¿•›¿·
The property Owner has engaged LaSalle Appraisal Group, Inc. to provide a written response to the
question whether property values would be detrimentally affected by granting the Special Use Permit.
Their findings indicate there will be no adverse effect on the surrounding property values. Please refer to
the attached report from LaSalle Group, Inc.
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The anticipated number of patrons presented in the Special Use presentation package was questioned by
the commission. The number of 1,400 on a daily basis with 375 during peak hours is correct.
Mr. Jeffery Ryckaert, AICP
August 22, 2013
Page 2 of 4
fi«‰ …»·•“»fi•»› ¿‰‰»›› ¿†… fi–‹–‰–·
Fresh Thyme will receive deliveries six days a week through a combination of over-the-road semi-trailer
trucks and smaller local delivery trucks. As outlined in KLOA’s traffic report dated July 26, 2013 and
previously submitted, delivery access will be off of Waukegan Road at the signalized intersection
proceeding east along the northern rear access drive then south at the corner of the existing receiving
dock. The larger tractor trailers will back-up into the existing sunken truck well with smaller trucks utilizing
the asphalt area adjacent to the compactor.
There is 24’-0” of clear width between the corner of the freezer projection to the curb line which is
adequate room for truck maneuverability and two-way traffic as shown in the attached truck exhibit.
Additionally, there is a sufficient turning radius for the semi-trucks to navigate the corner of the building
but will restrict the overall width temporarily to one-lane while the driver makes the turn.
The sound level generated by an idling tractor trailer truck is 72 dBA at 25’-0” and a low speed truck (10 –
25 mph) is 75 dBA at 25’-0”; this level falls between normal speech and a busy office. Refer to compactor
section in the documents and the attached Marathon compactor information for a listing of common
sound levels.
Fresh Thyme is committed to instructing their drivers who may arrive before delivery hours to park in the
center’s front parking lot to prevent unwanted disturbances to the neighbors.
The table below indicates the proposed delivery schedule:
Sun Mon Tues Wed Thurs Fri Sat
18 Wheel
Trucks
No Deliveries Produce
Grocery
Produce
Meat
Produce
Grocery
Monterey
Grocery
Produce
Meat
Produce
Grocery
Small
Trucks
No Deliveries Bread
Bread
Bread
Ice Cream
Paper Supply
Milk
Bread
Bread
Bread
Beer
Bread
Bread
Bread
Milk
TBD
Bread
Bread
Bread
Beer
TBD
Milk
Bread
Bread
Bread
Paper Supply
Bread
Bread
Bread
Ice Cream
TBD
‡·–§»» —¿fi•†„
We have reviewed the commission’s suggestion to locate the employee parking at the rear of the center
and do not feel this is a viable solution.
For one, the home owners have conveyed concerns over employees parking at the rear of the center
based on past experiences with noise being the biggest factor. With employees starting to arrive roughly
an hour before the store opens, there will be numerous opportunities to hear car radios, car alarms and
idle chatter.
Additionally, KLOA’s parking assessment indicates the center’s non-December parking demand of 257
spaces; this is well below the 327 available. Also, ITE parking rates include factors for employees.
At this time, we feel the best solution is to maintain the allocated employee parking to the farthest
westward spaces as indicated on the site plan.
Mr. Jeffery Ryckaert, AICP
August 22, 2013
Page 3 of 4
–«fi› –” –»fi¿‹•–†
The proposed store hours are 7:00am to 10:00pm daily. While these represent the public’s access to
store, some employees will arrive an estimated hour earlier to prepare for the day and some employees
will stay a few hours later cleaning up and readying the store for the next day’s business.
˛––” ‹– »fl«•‡»†‹ ›‰fi»»†•†„
All new rooftop air conditioning and condenser units will be screened with a screening detail that matches
the existing roof top unit screens. The following images represent the existing screens and reflect what
the new screens would look like.
•„«fi» ¤•›‹•†„ ˛––”‹– ˝‰fi»»†•†„
Mr. Jeffery Ryckaert, AICP
August 22, 2013
Page 4 of 4
–‡¿‰‹–fi
As presented by Fresh Thyme, the facility will utilize a new compactor system. Fresh Thyme has engaged
Marathon Equipment as their vendor to provide their RJ-250 self-contained model. This is a state of the
art system with rubber gaskets to contain odors and a container designed to prevent liquid seepage.
Additionally, an optional ozone odor neutralizer system will be included to further eliminate smells.
Operation of the compactor will be limited from 8:00am to 8:00pm daily and will only be activated by a
store manager to prevent misuse and reduction of product shrink.
The noise generated by the compactor averages 73 dBA at a distance 5’-0” from the unit’s motor. This
level falls between normal speech and a busy office. Decibel levels fall over distance. A scientific
calculation can be generated to determine the dissipation of a noise level over a set distance. Using the
provided data of 73 dBA at 5’-0” it can be calculated that at 100’-0” away from the source the decibel
level would be 47. Please refer to the attached Marathon equipment literature.
Fresh Thyme is committed to having the compactor units picked-up, replaced and sanitized once a week.
Additionally, we have reviewed the compactor’s accessibility for the waste management vendor and they
see no issues with available approach to remove and reload the container.
Thank you in advance for your time and consideration. Please don’t hesitate to let us know of any
additional information you may need.
Sincerely,
api(+)
Michael Northcutt
Design Services + Studio Director + Associate
c: Tracy Lindsey, Fresh Thyme farmers Market
David Bernier, Fresh Thyme Farmers Market
John Gross, Newcastle Properties, LLC
Drew Trammell, Mid America Asset Management
File
LandscapeScreeningDetailsAlldeadanddecliningtreematerialswillberemovedfromnorthberm,excludingthetreesthatareremaining,asdescribedinthelandscapedrawing.Treesremaininghavebeenselectedduetotheirgoodhealthandmediumtolargecanopiesthatarecurrentlyscreeningtheproperty.Allremainingtreeswillundergoatreepruningatthetimeoftreeremovalstoeliminateanydeadwoodandhazardousbranches.Evergreentrees(DouglasFirandNorwaySpruce)werechosenfortheirdensecanopystructure,abilitytotolerateconditionsfoundinthislocation,andgrowthrate.ExampleofusingDouglasFirasalandscapescreen.evergreenscreen
PseudotsugamenziesiiCommonname:DouglasFirHeight:40-Spread:20-GrowRate:Color:EvergreenSun/waterrequirements:FullsuntopartshadeanddrytomediumwaterLandscapeuse:Generallandscape,Evergreenfoliageaddswinterinteresttolandscape.Screeninguseforborderingproperties
PiceaabiesCommonname:NorwaySpruceHeight:50-Spread:25-GrowRate:10-Color:EvergreenSun/waterrequirements:FullsuntopartshadeanddrytomediumwaterLandscapeuse:Generallandscape,Evergreenfoliageaddswinterinteresttolandscape.Screeninguseforborderingproperties
PlantSelectionDouglasFirandNorwaySprucewillprovideproperscreeningandtoleratesun/partshadeconditionsthatarefoundinthislocation.NorwaySprucewillbeplantedintheareaalongthebermthatismostopen,asnotedontheplan,sincethesegrowfasterthanDouglasFir.Bothtypesofevergreenshavesimilaroverallsizeandshapeandtoleranceofconditions.DouglasFir----NorwaySpruce
PlantMaintenanceUponinstallationoftrees,properwateringtechniqueswillbeimplementedtoensuresuccessfulestablishment.DouglasFirandNorwaySprucewillbemonitoredforcommonpestsanddiseases;properpestanddiseasemanagementpracticeswillbeimplementedonanasneededbasis.Upon5yearsofgrowth,allevergreenswillbepruned,asnecessary,fromfenceanddrivelane,ifbranchesareencroaching.Upon10,15,andyearsbeyond,anybranchesencroachingondrivelaneand/orfencewillbeprunedawayandanydeadwoodfoundinlowersectionsoftreewillbeproperlypruned.Crownraisingofbottomsectionofevergreensmaybenecessarytokeepbranchesoffoffenceanddrivelane.Anyevergreensthatarebeingcrowdedorshadedoutduetoplantcompetitionwithinconfinedspacewillberemovedtoallowpropergrowthofsurroundingtrees.
TreestoRemainBoxelder,goodcondition.Currentlyprovidingascreentoneigh-boringpropertyduetolargecanopy.TurkishFilbert,goodcondition.Currentlyprovidingascreentoneighboringpropertyduetomediumcanopy.
TreestoRemain(2)Boxelder,goodconditions.Currentlyprovidingascreentoneigh-boringpropertyduetomediumcanopy.Mulberry,goodcondition.Currentlyprovidingascreentoneighboringpropertyduetomediumcanopy.
TreestoRemainBoxelder,goodcondition.Currentlyprovidingascreentoneighboringpropertyduetolargecanopy.Honeylocust,goodcondition.Currentlyprovidingascreentoneighboringpropertyduetolargecanopy.
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The Waste Industry’s Solution to Compactor Odor Problems
Four Models Available to Match Your Needs
Sonozaire Model 105A Wall-Mounted
Near a Vertical Compactor
Sonozaire Models Work on Both Stationary
and Self-Contained Compactors
Sonozaire Odor Neutralizers generate ozone from the oxy-
gen in the air. Ozone is the same mildly refreshing sub-
stance present after a heavy thunderstorm. It indicates that
the odors and germs in the area have been destroyed
(oxidized). Injecting ozone directly into the location of the
odors destroys them immediately and continuously. De-
struction of odor results is a clean-smelling area that does
not harbor and protect bacteria—ending complaints and
assuring customer satisfaction.
The Sonozaire models cost only pennies per day for opera-
tion and require only periodic cleaning. The Sonozaire
models are 100% adjustable to match the odor levels of the
garbage. Not only do all models remove odors, but they
also prevent fermentation and retard bacterial growth and
slime production.
The Sonozaires’ newest model 105A (indoor) is designed
for small garbage compactor/containers or standard refuse
containers, for the control of odors. It works extremely well
in waste rooms for apartments.
Sonozaire Features:
¤Destroys Odor Molecules Electronically
& Prevents Pest Attracting Odors
¤Uses No Chemicals
¤Installs in Minutes
¤Plugs into 115V Outlet (220V, 50Hz
Optional)
¤Low Operating Cost
¤Simple Dial Operation to Match Odor
Level
¤Quick Connection & Disconnection from
Compactor/Container
¤Provides Cooling to Compactor/
Container
¤Free Technical Support
CB&I Howe-Baker Sonozaire Division 3102 E Fifth St, Tyler, TX 75701
w(800) 323-2115 wfax (903) 581-6178
wEmail: sonozaire@cbi.com wWebsite: www.sonozaire.com
Optional Items:
¤PVC Flex Hose
¤Alum. Flanges
¤Alum. Y Fittings
¤PVC Elbows
¤SS Hose Clamps
¤Weatherproofing
¤Wall Mounting Kit
¤24 Hour Timers
(Programmable)
¤Ozone Sensors
Sonozaire Odor Neutralizers are industrial ozone generators and are to be utilized in uninhabited areas
or in volumes limited by OSHA regulations. Ozone level controls are available.
Garbage Room (cu feet) 200 to 1800 405 to 3,240 3,240 to 12,150 12,150 to 20,250
approx volume (cu meters) 6 to 50 11 to 92 92 to 344 344 to 574
Electrical Power (watts) 40 70 125 260
Blower Air Volume @ 0” SP
@ 60hz (cfm) 16 60 60 100
@ 50hz (cu m hr) 13 86 86 141
Equipment is designed for 115 volt, 50/60 hz, 1 ph (Optional 220-240 volt, 50/60 hz, 1 ph) AC only
Cabinet
Dimensions (LxHxD inches)12.4 x 10.7 x 6.5 22 x 20 x 7.5 24 x 27 x 14 36 x 27x 14
(LxHxD cm) 31.5 x 27.2 x 16.5 56 x 51 x 19 61 x 69 x 36 91 x 69 x 36
Weight (lbs) 9 32 58 85
(kg) 4 14.5 26.3 38.6
115A 330 A 630 A
Compactor/Container (cu yards) 0 to 4 4 to 8 8 to 30 30 to 50
approx volume (cu meters) 0 to 3 3 to 6 6 to 23 23 to 38
Sonozaire Models
Equipment Specifications
Applications 105A
Exhaust to
Outdoors
SONOZAIRE
MODEL 105A
All Sonozaire Models can be
provided with an optional ozone
sensorthat automatically
controls the ozonelevelto a
maximum of 0.1 ppm (OSHA
workingenvironment level.)
S o n o z a ire
S ON O Z A IR E
1 0 5 A
SONOZAIRE
MODEL 105A
Compactor
Container
Chute from
UpperFloors
ODOR CONTROL IN A
GARBAGE OR WASTE
COLLECTION ROOM Model 630A shown with weather-proof cover over controls,
flexible hose, Y outlet, flanges, and hose clamps.