HomeMy WebLinkAboutMinutes - 07/15/2020 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
July 15, 2020
Chairman Strach called the July 15, 2020 regularly scheduled meeting of the City of McHenry
Planning and Zoning Commission to order at 7:35 p.m. via Zoom. In attendance were the
following: Gurda, Lehman, Strach, Sobotta, and Walsh. Absent: Doherty, Thacker. Also in
attendance were City Planner Cody Sheriff, Community Development Director Polerecky,
Director of Economic De velopment Martin, and Economic Development Coordinator Wolf.
Public Hearing Guidelines for a Virtual Meeting were presented. Chairman Strach opened the
public portion of the meeting at 7:40 p.m. There was nobody in attendance who wished to
address the Commission with public comment.
Approval of Minutes: Consideration of June 17, 2020 Meeting Minutes as presented. Motion
by Sobotta and seconded by Gurda for approval.
Roll Call: Vote: 5-ayes: Commissioners Gurda, Lehman, Sobotta, Strach, and Walsh. 0 -nay,
0-abstained, 2-absent: Doherty, Thacker. Motion Carried.
Public Hearing: M-3 Enterprises Inc. and Daniel A. Freund
Z-967
1208 N. River Road
Zoning Map Amendment and a Minor Variance to accommodate
a 4-unit attached single-family residence.
Chairman Strach called the Public Hearing to order at 7:40 p.m. regarding File No. Z-967 an
application for a Zoning Map Amendment from C-3 Community Commercial District to RM-2
High -Density Multi -Family Residential and a Minor Variance to allow 68.5% of uncovered space
in lieu of the required 73% uncovered space to accommodate a 4-unit attached single-family
residence at the property located at 1208 N. River Rd .
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald and
notices were mailed to all abutting property owners of record as required by ordinance. The
subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice
requirements are on file in the City Clerk’s Office.
In attendance were Dan Freund, 6201 Whiting Dr., McHenry (owner) and Mark Schiller, W4184
Maple Court, Lake Geneva, Wisconsin, (construction manager) and Jeff Letzer, 26575
Commerce Drive #607, Volo, Illinois (architect).
Mr. Freund, Schiller and Letzer were sworn in. Mr. Freund gave a report stating he is
requesting a zoning map amendment for his property from C-3 to RM-2 to develop a 4-unit
townhouse structure. Upon approval, he is also requesting a minor variance permitting
reduction of the uncovered space code to 68.99% to develop the property to full capacity.
Planning and Zoning Commission
July 15, 2020
Page 2
City Planner Sheriff gave the Staff Report stating the subject property first received approval of a
zoning map amendment from Estate District to the C-3 Community Commercial District on
January 13, 1996. The subject property currently contains an unoccupied single -family residence.
The property does not appear to have been utilized for commercial activity.
Planner Sheriff stated overall, staff believes the proposed development is somewhat consistent
with the City’s Comprehensive Plan objectives and policies. He clarified that the request is not
consistent with the Comprehensive Plan’s recommendation for commercial use of the property.
However, the Future Land Use Map does recommend medium-density residential land use on
adjoining property to the north and it is believed that the request would complement this
adjoining land use.
Planner Sheriff stated that since the time the property received approval of a zoning map
amendment from Estate District to the C-3 Community Commercial District it has continued to
be utilized as a single-family residence and given the size and visibility of the property from IL-
Route 120, staff believes commercial use of the property may be impractical. The City also has
very few attached single-family dwellings near the Fox River outside of the River Walk and this
disparity in housing options is something that the Planning & Zoning Commission may wish to
address during the Comprehensive Plan Update. Although inconsistent with the comprehensive
plan future land use map recommendation for commercial use, the future land use map does
recommend medium-density residential land use directly north of the subject property. Staff
does not believe the uses allowed within the zoning district will adversely impact the surrounding
properties. The site is located within walking distance of se veral city amenities (parks, schools,
etc. Having a higher density residential district near these amenities is more ideal than low
density residential districts. Staff does not believe approval of the applicant’s minor variance
request will have any adve rse impacts since the principal structure meets applicable setback
requirements. Planner Sheriff stated the proposal appears to meet the approval standards for
Zoning Map Amendments and Variances as identified in the Zoning Ordinance and Staff does not
object to the applicant’s requests and recommends approval.
None of the Commissioners had questions for the applicants at this time .
Chairman Strach opened the floor to questions and comments from the audience.
Michelle Rozovics , 1207 River Road, McHenry, asked for clarification of C-3 zoning as to having
residential usage grandfathered in during 1990 for her property. She stated she doesn’t want to
hold up zoning on this property but is concerned with zoning on her property at 1207 River
Road having to be changed. Planner Sheriff and Director Polerecky assured her they would
verify the safe status of her property zoning in the next day or two.
Chairman Strach closed the public comment portion of the hearing at 7:50 p.m.
Commissioners Walsh and Lehman had no questions.
Commissioner Gurda asked if this is intended to be rental or ownership units. Mr. Freund
stated they are intended as ownership units, not rental property.
Commissioner Strach asked if they foresee any issues with the (2) 1-bedroom units being
marketable. Mr. Freund didn’t see an issue with marketability of 1-bedroom units.
Commissioner Sobotta asked the overall height of the building at the highest point. Mr. Freund
stated he believed it was 36 feet. Chairman Strach stated maximum allowed is 40 feet.
Planning and Zoning Commission
July 15, 2020
Page 3
Motion by Sobotta seconded by Gurda to recommend to the City Council with regard to File No.
Z-967, approval of a Zoning Map Amendment from C-3 Community Commercial District to RM-2
High -Density Multi -Family Residential District and a Minor Variance to allow 68.5% of uncovered
space in lieu of the required 73% uncovered space to accommodate a 4-unit attached single-
family residence on the Subject Property and that the approval criteria for Zoning Map
Amendments and Variances have been met.
Roll Call: Vote: 5-ayes: Gurda, Lehman, Sobotta, Strach, and Walsh. 0-nays, 0-abstained, 2-
absent: Doherty, Thacker. Motion Carried.
Chairman Strach closed the Public Hearing regarding File No. Z-967 at 8:00 pm.
Staff Report: The next regularly scheduled meeting is scheduled to be an in-person meeting on
August 19, 2020. ArcGIS was just purchased and will be very helpful in planning and zoning.
Comprehensive Plan is on hold currently due to many projects in progress .
Adjourn: Motion by Lehman and seconded by Gurda, roll call vote, 7-0, meeting adjourned at
8:00 p.m.
__________________________________
Shawn Strach, Chairman Planning & Zoning