HomeMy WebLinkAboutPacket - 04/07/2021 - Planning and Zoning Commission
The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest
quality of programs and services in a customer-oriented, efficient and fiscally responsible manner.
PLANNING AND ZONING COMMISSION
MEETING NOTICE
DATE: Wednesday, April 7, 2021
TIME: 7:00 p.m.
PLACE: Zoom Web Conferencing Application
Join Zoom Meeting: https://cityofmchenry.zoom.us/j/91029658588
Phone: +1-312-626-6799
Meeting ID: 910 2965 8588
AGENDA
1. Call to Order
2. Roll Call
3. Public Input – (five minutes total on non-agenda items only)
4. Consideration of Approval of Meeting Minutes: March 17, 2021
5. Z-986 - A Final Plat of Resubdivision, a Use Variance to allow a Mini-Warehouse, a Conditional Use
Permit to allow a future Drive-Thru Restaurant, Zoning Variations to minimum lot width, and any other
variations necessary to accommodate the proposed commercial development.
Petitioner: Pearl Street Commercial, LLC of 2207 Patriot Blvd, Glen View, IL 60026.
Site Information: The site consists of 8.934 acres, more or less, and is located on the southeast corner of
the intersection of N. Richmond Road and McCullom Lake Road, with a common address of 1860
Richmond Road, McHenry, IL 60050 (“Subject Property”).
6. Staff Report: Next Meeting Date: April 21, 2021
7. Adjourn
City of McHenry
Planning and Zoning Commission Minutes
March 17, 2021
Chairman Strach called the March 17, 2021 regularly scheduled meeting of the City of McHenry
Planning and Zoning Commission to order at 7:00 p.m. via Zoom. In attendance were the
following: Doherty, Gurda, Lehman, Strach, Sobotta, Thacker and Walsh. Absent: None. Also in
attendance were City Planner Cody Sheriff, Economic Development Coordinator Wolf, and
Community Development Director Polerecky.
Public Hearing Guidelines for a Virtual Meeting were presented. Chairman Strach opened the
public portion of the meeting at 7:05 p.m. There was nobody in attendance who wished to
address the Commission with public comment.
Approval of Minutes:
Consideration of December 23, 2020 Special Meeting Minutes as presented. Motion by
Walsh and seconded by Lehman for approval.
Roll Call: Vote: 5-ayes: Commissioners Gurda, Lehman, Strach, Thacker, and Walsh. 0-nay;
2-abstained: Doherty, Sobotta; 0-absent. Motion Carried.
Consideration of February 17, 2021 Regular Meeting Minutes as presented. Motion by Walsh
and seconded by Lehman for approval.
Roll Call: Vote: 4-ayes: Commissioners Doherty, Strach, Sobotta, and Walsh. 0-nay; 3-
abstained: Gurda, Lehman, Thacker; 0-absent. Motion Carried.
Commissioner Doherty recused himself as a member of the Commission from the remainder
of the meeting.
City of McHenry
File No. Z-984
Text Amendments to the Zoning Ordinance including but
not limited to Chapter 16 Nonconformities
Chairman Strach called the continued hearing to order at 7:30 p.m. regarding File No Z-984 a
request for various text amendments to the City of McHenry Zoning Ordinance including but
not limited to Chapter 16 Nonconformities.
City Planner Sheriff provided the Commission with the Staff Report regarding this file stating the
City of McHenry is in the process of force annexing unincorporated parcels that are wholly
surrounded by the City of McHenry municipal limits and less than sixty (60) acres. The most
recent annexation cases have demonstrated a need to update the City’s Nonconformities
Ordinance. Staff has been directed by City Council to draft an amortization ordinance to present
to City Council that would amend the recently approved Nonconformities Ordinance. This would
allow the City to sunset nonconforming uses in Residential Zoning Districts that may be negatively
Planning and Zoning Commission
March 17, 2021
Page 2
impacting the surrounding area. Staff initially brought the requested amendments to the
February 17, 2021 Planning & Zoning Commission hearing but requested the matter be continued
to allow the Community Development Committee to review. Several revisions have since been
added that includes noticing requirements as well as approval standards for 6 month extensions.
Clarity was also added that the public meeting before Planning & Zoning Commission would be a
public hearing. Staff has also included a draft resolution waiving zoning hearing application fees
for property owners impacted if they desire to petition for zoning relief.
The City Attorney researched and provided staff legal guidance for drafting an ordinance and
provided other local examples in McHenry County. Staff is recommending a hybrid approach that
involves a fixed period of one (1) year with the ability of the property owner to apply for and
receive an administratively approved six (6) month extension. Any request greater than six (6)
months would require a public hearing by the Planning & Zoning Commission. City Council will
ultimately approve or deny the request based upon Planning & Zoning Commission’s
recommendation. Staff is requesting approval of the text amendments to the nonconformities
section of the Zoning Ordinance as drafted below:
11-16-3(G), 11-16-3(H), 11-16-3(I)
G. Amortization of Nonconforming Uses in Residential Zoning Districts. Any nonconforming use
of land located in a residential zoning district which lawfully existed at the time that this
Ordinance became effective, shall be discontinued within one (1) year after the Zoning
Administrator has provided written notice to the property owner. This section does not apply
to nonconforming uses that received approval of a use variance.
H. Requests for Extensions of Nonconforming Uses in Residential Zoning Districts. The owner or
operator of a nonconforming use in a residential zoning district may request a six (6) month
extension of the amortization period.The applicant shall submit a detailed narrative to the
Zoning Administrator explaining the request that includes documentary evidence such as: 1)
the amount of the owner’s investment in the pre-existing, nonconforming use through the
effective date of this ordinance; 2) the amount of such investment that has been or will have
been realized at the conclusion of the amortization period; 3) the life expectancy of the
nonconforming use; and 4) the existence or nonexistence of lease obligations, as well as any
contingency clauses therein permitting termination of such lease. The Zoning Administrator
shall approve or deny the request based upon the documentary evidence.
I. Requests for Extensions of Nonconforming Uses in Residential Zoning Districts greater than
six (6) months. City Council may grant an extension for the continued operation of a
nonconforming use in a residential zoning district. In order to secure an extension of time
greater than six (6) months, the owner or operator must submit to the Zoning Administrator
a written request for such extension at least sixty (60) days prior to the end of the
amortization period. No application for extension received after such time shall be
considered. This information shall be supported by relevant documentary evidence such as:
1) the amount of the owner’s investment in the pre-existing, nonconforming use through the
effective date of this ordinance; 2) the amount of such investment that has been or will have
been realized at the conclusion of the amortization period; 3) the life expectancy of the
nonconforming use; and 4) the existence or nonexistence of lease obligations, as well as any
contingency clauses therein permitting termination of such lease. The Zoning Administrator
shall notify an applicant of the time and place of a public hearing to be held on such request
Planning and Zoning Commission
March 17, 2021
Page 3
before the Planning & Zoning Commission. The Planning & Zoning Commission shall make a
recommendation to be transmitted to City Council who may approve or deny the request.
Planner Sheriff stated if the Planning & Zoning Commission agrees with Staff’s recommended
changes to the Zoning Ordinance, then staff recommends a motion be made to approve text
amendments to the City of McHenry Zoning Ordinance as outlined in the staff report.
There were no questions from the Commissioners.
Chairman Strach invited questions and/or comments from the Public. Lisa Waggoner, attorney,
stated she has been working with Joseph Doherty and they have seen the modifications proposed
by staff. Attorney Waggoner also read the City attorney’s memorandum. Speaking as Mr.
Doherty’s advocate she feels the one year period is too short and asking for an extension is an
inadequate time for extensions granted in a forced annexation. Attorney Waggoner did some
research and stated some other municipalities have other methods that appear less taxing on
the property owner. She believes churches have different circumstances. She would like to see
an exception so that upon a forced annexation a different timeframe could be given on a case by
case basis.
Planner Sheriff stated we do have processes in place to allow longer periods of time with a
request and by providing written evidence of a hardship and this process has gone on for quite a
long period of time. Commissioner Strach closed the public comment portion of the hearing at
7:25 p.m.
Commissioner Thacker asked if there is already an avenue in place currently for a request for an
extension or a use variance. Planner Sheriff stated yes the process is already in place with further
extensions requiring another Planning and Zoning Commission meeting and then to City Council.
There were no further questions from the commissioners.
Motion by Walsh seconded by Sobotta to recommend with regard to File No. Z-984, allowing
approval of text amendments to the City of McHenry Zoning Ordinance as outlined in the staff
report, as presented.
Roll Call: Vote: 6-ayes: Gurda, Lehman, Sobotta, Strach, Thacker and Walsh. 0-nays, 0-abstained,
0-absent. Commissioner Doherty was recused. Motion Carried.
Chairman Strach closed the hearing regarding File No. Z-984 at 7:26 p.m.
Staff Report: The next regularly scheduled meeting is April 21, 2021, at 7:00 p.m. Planner Sheriff
stated there are many new developments interested in McHenry at the present time. There will
be a special meeting on April 7 at 7:00 p.m.
Adjourn: Motion by Sobotta and seconded by Lehman, all approved. Meeting adjourned at
7:35 p.m.
Staff Report for the City of McHenry Planning & Zoning Commission
Staff Comments
The following comments and conclusions are based upon staff analysis and review prior to this hearing and are
to be considered viable unless evidence is established to the contrary. Staff may have additional comments
based upon the testimony presented during the public hearing.
BACKGROUND & REQUEST SUMMARY
The petitioner, Pearl Street Commercial LLC. (Contract Purchaser), is requesting approval of the following
items:
• A Final Plat of McHenry Plaza Resubdivision;
• A Use Variance to allow a mini-ware house on Lot 1 (former Stock and Field building);
• A Conditional Use Permit on Lot 3 to allow a future drive-thru restaurant (TBD);
• A Zoning Variation to allow a minimum lot width of 187 feet (outlot 3), and 163 feet (outlot 2) in lieu of
the required 200 feet adjacent to an arterial roadway.
• Any other zoning variances necessary to accommodate the proposed commercial development.
The site consists of 8.934 acres, more or less, and is located on the southeast corner of N. Richmond Road and
McCullom Lake Road, with a common address of 1860 N. Richmond Road, McHenry, IL 60050 (“Subject
Property”). Formerly occupied by Stock and Field (Big R), the former tenant shuttered its operations
nationwide earlier this year. The petitioner is proposing a new climate controlled self-storage facility to occupy
the space which the Zoning Ordinance defines as a Mini-Warehouse. Mini-Warehouses are not permitted uses
within the C-3 Community Commercial District and therefore will require approval of a use variation to
proceed.
The petitioner is also requesting approval of a conditional use permit to operate a future drive-thru restaurant
on outlot 3 (northwest parcel). Because a future tenant has not been identified, the petitioner is proposing a
generic site plan for the drive-thru restaurant. Staff is comfortable with the request and will be recommending
a condition be added that final site plan approval be reviewed and approved administratively by the Staff Plat
Review Committee. All other ordinance requirements shall be met.
Proposed on outlot 2 is a two-unit commercial building that will be occupied by Aspen Dental and Wellnow
(small community walk-in healthcare facility). Medical and dental offices are both permitted uses within the C-
3 Community Commercial District. No variations are requested for the site and the proposed building and
operations appear to be in compliance with all ordinance requirements.
CITY OF MCHENRY ORDINANCES
• The petitioner must meet the Approval Criteria for Conditional uses, listed in §11-15-5 of the City of
McHenry Zoning Ordinance.
• The petitioner must meet the Approval Criteria for Variances, listed in §11-19-5 of the City of McHenry
Zoning Ordinance.
• The petitioner must meet the Approval Criteria for Use Variances, listed in §11-19-6 of the City of
McHenry Zoning Ordinance.
• The petitioner must meet the standards and specifications of Title 12 of the Subdivision Control and
Development Ordinance in the City of McHenry Municipal Code.
STAFF ANALYSIS
FUTURE LAND USE MAP RECOMMENDATION
The future land use map recommends commercial land use on the subject property. The proposed drive-thru
restaurant, mini-warehouse, and commercial resubdivision are in substantial conformance with the
commercial future land use recommendation.
CURRENT LAND USE AND ZONING
The subject property is currently zoned C-3 Community Commercial District and has operated as a commercial
strip mall since inception. Due to the changing economic environment that has caused a downward trend in
retail space per capita nationwide, big box retail is in the process of contracting to a new equilibrium. These
once appropriate uses that were ideal for the C-3 Community Commercial District are now becoming more
challenging to sustain and require higher population density. There are no concerns regarding traffic
generated as a result of the proposed development.
COMPREHENSIVE PLAN OBJECTIVES AND POLICIES
Overall, staff believes the proposed development is consistent with the City’s Comprehensive Plan objectives
and policies. Staff comments italicized.
• Land Use, Objective – Allow a mixture of land uses in appropriate areas to promote responsible growth
while providing a high quality of life to the residents.
o Policy – “Preserve and expand areas of Commercial land use.” (p. 27)
Approval of the applicant’s request would preserve and expand areas of commercial land
use.
• Land Use, Objective – Encourage planned, high quality growth throughout the City.
o Policy – “Encourage redevelopment of older commercial areas by adopting Sub-Area Plans or
working through the different sections of the Plan to help facilitate the development.” (p. 48)
This particular commercial area is struggling due to the recent decline in big box retail
stores. The City will need to adapt and respond appropriately to this ongoing trend. Staff
believes the proposed commercial/service uses are appropriate for the area.
SITE PLAN ANALYSIS
The proposed resubdivision will create two new commercial outlots. Due to the proximity of the outlots to an
arterial roadway, the Zoning Ordinance requires a mimimum lot width of 200 feet. Staff does not believe the
variation request to minimum lot width will generate any adverse impacts on the surrounding properties. The
petitioner is proposing a generic drive-thru restaurant on outlot 3 that typically would have required a site
plan. The Community Development and Economic Development Department have been working closely with
the petitioner to help attract a drive-thru restaurant or other retail commercial element for the site. Staff is
recommending a condition be added that final approval of the site plan be subject to review and approval by
the recently created Staff Plat Review Committee. As a reminder, the Staff Plat Review Committee consists of
the Public Works Director, Staff Engineer, Community Development Director, City Planner, Economic
Development Director, and Chief of Police.
The proposed landscaping plan includes an approximate 300-foot long landscape perimeter along the north
building façade of the self-storage building, replacement and addition of parking island trees, and five
additional shade trees along the east property line abutting the residential townhome subdivision. The
developer is adding a net increase of 26 trees for a total of 46 trees. Overall, staff believes the proposed
landscape plan is in substantial conformance with the City of McHenry Landscaping and Screening Ordinance.
STAFF RECOMMENDATION & MOTION
In summary, staff believes the proposed commercial redevelopment is in substantial conformance with the
City of McHenry Zoning Ordinance. The aftermath of the recession has left the City with large vacant
commercial spaces that have struggled to retain commercial tenants for over a decade. Retail space per capita
nationwide continues to decline and more recently accelerated due to COVID-19. Staff believes the proposed
mini-warehouse, future drive-thru, and commercial outlots will attract significant reinvestment into the
commercial corridor. Staff does not believe approval of the petitioner’s requests would generate any adverse
impacts on the surrounding property owners. The development appears to be in compliance with the City of
McHenry Comprehensive Plan and Development Policies. Staff does not object to the petitioner’s requests
and recommends approval subject to appropriate conditions.
If the Planning & Zoning Commission agrees with staff’s assessment then four separate motions are
recommended:
1st MOTION: I motion to approve the Final Plat of McHenry Plaza Resubdivision as presented.
2nd MOTION: I motion to approve the petitioner’s request for a use variance to allow a mini-warehouse on
Lot 1 of the McHenry Plaza Resubdivision subject to the following conditions:
1. The development shall be in substantial conformance with the submitted site plan and landscaping plan.
2. All other federal, state, and local laws shall be met.
AND by making said motion, I agree with staff’s assessment that the approval criteria for Use Variations have
been met as outlined in the Staff Report.
APPROVAL CRITERIA FOR USE VARIANCES (§11-19-6)
A. Practical Difficulties or Particular Hardship.
Staff believes the strict application of the provisions of the Zoning Ordinance would result in an
unnecessary and undue hardship upon the applicant. The recent decline in big box retail has only been
accelerated due to changing consumer preferences as well as COVID-19.
B. Reasonable Return.
Staff believes the subject property cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations. Attracting a retail or commercial element to occupy large
commercial space is extremely challenging.
C. Unique Circumstance.
Staff does believe the request is under special circumstances uniquely for this property due to the sheer
size of the building and the decades-long decline in big box retail stores.
D. Not Alter Local Character.
Staff does not believe approval of the request will generate any adverse impacts on the surrounding
area and the new investment into the property that includes significant improvements to landscaping
will benefit the adjacent property owners.
E. Consistent With Title And Comprehensive Plan.
The developer is proposing commercial use and the Future Land Use Map recommends commercial land
use. Staff believes the overall request is consistent with the Title and Comprehensive Plan.
3rd MOTION: I motion to approve the petitioner’s request for the a zoning variation to allow a minimum lot
width of 163 feet (lot 2) and 187.19 feet (lot 3) in lieu of the required 200 feet, and any other variances
necessary to accommodate the proposed development. AND By making said motion I agree with staff’s
assessment that the approval criteria for zoning variances have been met as outlined in the staff report.
VARIANCE APPROVAL CRITERIA (§11-19-5). Comments of staff italicized below.
A. Special Circumstances Not Found Elsewhere.
Staff believes this is an unusual circumstance due to the configuration of the original subdivision layout.
The land would be challenging to repurpose and meet the arterial lot dimension ordinance
requirements.
B. Circumstances Relate to the Property Only.
Staff believes this is a special circumstance as a result of the prior subdivision layout.
C. Not Resulting From Applicant Action.
The applicant did not create the original layout of the subdivision.
D. Unnecessary Hardship.
Staff believes if the city enforces the ordinance that it would cause undue hardship on the applicant
since the land would likely remain unusable and the proposed commercial uses are appropriate for the
area based on the Future Land Use Map recommendation for commercial.
E. Preserves Rights Conferred By District.
Staff believes this does not confer a special privilege for the subject property.
F. Necessary For Use Of Property.
Staff believes that without approval, the petitioner would be denied reasonable use and enjoyment of
the property.
G. Not Alter Local Character.
Staff believes approval of the petitioner’s request would not substantially alter essential character of
the locality nor have any other adverse impacts. Improvements to the subject property would positively
impact the surrounding area.
H. Consistent With Title And Plan.
The future land use map recommends commercial development for the site and the proposal is for
commercial land use. Staff believes the proposal is consistent with the title and plan.
I. Minimum Variance Recommended.
Staff believes the proposed variance requests are the minimum required.
4th MOTION: I motion to approve the petitioner’s request for a Conditional Use Permit to allow a drive-thru
restaurant on lot 3 of the Final Plat of McHenry Plaza Resubdivision subject to the following conditions:
1. Any new construction that requires a drive-thru shall be subject to site plan review and approval by the
Staff Plat Review Committee prior to being issued a building permit.
2. All other state, federal, and local laws shall be met.
AND by making said motion, I agree with the staff’s assessment as outlined in the staff report that the
approval criteria for conditional uses has been met.
APPROVAL CRITERIA FOR CONDITIONAL USES (§11-15-5). Staff comments italicized below.
A. Traffic.
Staff does not believe approval of the petitioner’s request would generate any adverse traffic impacts.
B. Environmental Nuisance.
Staff does not believe approval of the petitioner’s request would generate any environmental
nuisances. Located off of a state route, the proposed auto-dependent use is appropriate for the area.
C. Neighborhood Character.
Lot 3 is wholly surrounded by commercial uses. The proposed commercial use is appropriate and will be
harmonious with the surrounding properties.
D. Public Services and Facilities.
The site is presently serviced by City Water and Sanitary Sewer.
E. Public Safety and Health.
Staff does not believe the proposed use will generate any adverse impacts on public safety and health.
F. Other Factors.
Staff believes the proposed auto-dependent use is appropriate due to the site being located off of a
state route.
Attachments:
• Petitioner’s Application and attachments
• Receipt of publication of legal notice
SHAW MEDIA
EST. 1851
PO BOX 250
CRYSTAL LAKE IL 60039-0250
(815)459-4040
ORDER CONFIRMATION
Salesperson: BARBARA BEHRENS Printed at 03/19/21 15:56 by bbehr-sm
-----------------------------------------------------------------------------
Acct #: 10069745 Ad #: 1869612 Status: New WHOLD
MCHENRY COUNTY PREPAID LEGALS Start: 03/22/2021 Stop: 03/22/2021
PO BOX 250 Times Ord: 1 Times Run: ***
CRYSTAL LAKE IL 60014 CLEG 1.00 X 68.00 Words: 231
Total CLEG 68.00
Class: C8100 PUBLIC NOTICES
Rate: LEGAL Cost: 106.62
# Affidavits: 1
Ad Descrpt: VARIANCE S- SCHWARTZ
Contact: LEGAL CLERK Descr Cont: 1869612
Phone: (815)459-4040 Given by: STEVE SCHWARTZ
Fax#: P.O. #:
Email: Created: bbehr 03/19/21 15:49
Agency: Last Changed: bbehr 03/19/21 15:56
-----------------------------------------------------------------------------
URL: _________________________________
-----------------------------------------------------------------------------
Source: ______________________________ Section: _______________ Page: __
Camera Ready: N Group: LEGALS AdType: ___________
Misc: _______________________________
Color: _____________
Proof: __ _____________________ Pickup Date: __________ Ad#: _________
Delivery Instr: ______________________ Pickup Src: ____________
Changes: None __ Copy __ ________ Art __ Size __ Copy Chg Every Run __
Coupon: __ Gang Ad #: _________
Ad Copy Method: ________________________________________
Special Instr: ______________________________
-----------------------------------------------------------------------------
COMMENTS:
COPIED from AD 1854346
-----------------------------------------------------------------------------
PUB ZONE EDT TP RUN DATES
NW CL 97 S 03/22
WEB CL 99 S 03/22
APNW CL 97 S 03/22
-----------------------------------------------------------------------------
(CONTINUED ON NEXT PAGE)
SHAW MEDIA
EST. 1851
PO BOX 250
CRYSTAL LAKE IL 60039-0250
(815)459-4040
ORDER CONFIRMATION (CONTINUED)
Salesperson: BARBARA BEHRENS Printed at 03/19/21 15:56 by bbehr-sm
-----------------------------------------------------------------------------
Acct #: 10069745 Ad #: 1869612 Status: New WHOLD WHOLD
PUBLIC NOTICE
PUBLIC HEARING NOTICE
FILE Z-986
Notice is hereby given that
the City of McHenry Planning
and Zoning Commission will
hold a Public Hearing using
the Zoom Internet Conferenc-
ing Application wh ich can
be accessed through
https://cityofmchenry.zoom.
us/j/91029658588 or by
dialing +1-312-626-6799
(Meeting ID: 919-2965-
8588) at 7:00 P.M. on
April 7, 2021 to consider
an application by Pearl
Street Commercial, LLC of
2207 Patriot Blvd, Glenview,
IL 60026 ("Contract
Purchaser") for the following
request(s), in accordance
with the City of McHenry
Zoning Ordinance:
A Final Plat of Resubdivi-
sion, a Use Variance to
allow a Mini-Warehouse, a
Conditional Use Permit to
allow a future Drive-
Thru Restaurant, Zoning
Variations to minimum lot
width, and any other
variations necessary to ac-
commodate the proposed
commercial development.
The site consists of 8.934
acres, more or less, and is
located on the southeast cor-
ner of N. Freund Avenue and
Grand Avenue, with a com-
mon address of 1860 Rich-
mond Road, McHenry, IL
60050 ("Subject Property").
PIN: 09-26-251-049,
09-26-251-050
A copy of the application
is on file and may be
examined by contacting
Cody Sheriff, City Planner
by email at csheriff@
cityofmchenry.org or by call-
ing 1-815-363-2181.
All interested parties will be
given an opportunity to be
heard.
Published by order of the
Planning and Zoning Com-
mission, City of McHenry,
McHenry County, Illinois.
/s/ Shawn Strach
Chairman, Planning and
Zoning Commission
(Published in the Northwest
Herald March 22, 2021)
1869612
Illiana Realty, LLC
PO Box 158
Watseka, Illinois 60970-0158
________________________________________________________________________
March 15, 2021
Mr. Cody Sheriff
City Planner
City of McHenry
333 S. Green St.
McHenry, IL 60050
Re: Ownership Authorization re: 1860 Richmond Road, McHenry (former Stock and
Field)
Dear Mr. Sheriff:
As the Manager of Illiana Realty, LLC, please let this letter shall serve as my authorization
to allow Pearl Street Commercial to file the requisite Public Hearing, Use and Zoning
Variance and Plat of Subdivision Application(s) required to secure the necessary approvals
to build a Class A climate-controlled storage facility and 3 lot re-subdivision for their
proposed outlot development including an Aspen Dental and WellNow facility.
Pearl Street Commercial is under contract with Illiana to acquire the existing building and
8.937+/- acres of land for redevelopment as proposed.
We appreciate your assistance with this matter and facilitation of Petitioner’s request to be
heard by the Planning and Zoning Commission on April 7th and City Council on April 19th.
Sincerely,
Jerry Gibbs
Manager
To: Shawn Strach - Chairperson of the Planning & Zoning Commission Narrative for Pearl Street Commercial LLC 1860 N Richmond Rd (State Rte 31) McHenry, IL 60051
Narrative- Pearl Street Commercial LLC is the contract purchaser of the former Stock & Field building located at 1860 Richmond Road, McHenry, Illinois. The overall property is 8.937+/- acres with an 95,500+/- sq. ft. building, Zoned C-3, Community Commercial. The existing building (formerly occupied by Target, Big R and most recently by Stock and Field before they filed for bankruptcy and closed recently) is proposed to be converted into a Class A climate-controlled self-storage facility with drive-thru along with the creation of two outlots as part of a 3 lot resubdivision. One outlot will include the development of a two-tenant building for Aspen Dental and WellNow and the second outlot is designed for a potential restaurant use with drive-thru. Pearl Street Commercial LLC has filed the requisite applications to seek a public hearing to obtain a Use Variance for mini-warehouse in the C-3 District, Zoning Variance for Minimum lot widths less than 200’ for the proposed outlots, Conditional Use for a restaurant with drive-thru use and final Plat approval for the proposed 3 lot resubdivision.
Class A Climate controlled self-storage use and operations- We intend to engage a major self-storage REIT, as our 3rd Party manager of the self-storage facility, which we do for all our converted Class A climate- controlled self-storage facilities. We have used Cubesmart, Life Storage and Extra Space Storage for similar projects and expect to engage one of these top operators the 1860 Richmond location. The retail office will be located at the southern portion of the building and our customers will be greeted and served upon entering the retail sales office. They will be processed and execute their lease, receive their code and pin access to enter the loading berth or drive-thru area that will allow customers to stage and unload their goods and items year-round, regardless of the weather. This ingress/egress out will be controlled by a keypad and monitored by security cameras 24/7.
Our best-in-class 3rd Party manager will operate a Customer Care Center from their corporate home office that takes customers calls 24/7 so if any problems arise with access or an incident, they can respond immediately outside of normal business hours. Hours of Operation: Mon.-Friday 8:00 a.m. to 7:00 p.m. Saturday 9:00 a.m. to 6:00 p.m. Sunday 10:00 a.m. to 5:00 p.m. Customers will not be able to store chemicals, flammables, and other dangerous solvents, which is governed by their signed month to month leases. The retail office will sell boxes, locks and other moving items to facilitate their storage and rental experience within this climate-controlled facility with drive-thru access.
Outlot Development- Our development team has worked diligently to optimize the highest and best use of the proposed outparcels along Rt. 31, in front of the vacated former Target/Stock & Field building. To maximize the visibility, parking, circulation and access - key components to attracting the best-in-class retail users – we have increased the depth of the parcels and are proposing two new lots and buildings. On the southern outparcel we have designed a two tenant, 7,000 sf Class A single story retail building that will house national brands, Aspen Dental (www.aspendental.com) and Well Now (https://wellnow.com/ ), who are sister companies and operate lower cost to patients, dental and urgent care practices. They have a strong presence in the Chicagoland market, and fills a void for them in this region of McHenry County. We have signed letters of intent for 10-year initial term leases.
The other outparcel to the north, we are currently negotiating with several other restaurant, retail, and automotive brands, but have designed a drive-thru for the building to accommodate many of the quick serve restaurants looking to expand in this market. We do not have a commitment at this time for the northern outparcel but want to maintain as much flexibility as possible with size, shape and configuration to attract similar best-in-class businesses. __________________________________________________________________________________________ In support of Pearl Street Commercial LLC’s pending requests, we offer the following:
• Location Aerial Map
• ALTA survey
• Final Plat of 3 lot Resubdivision
• Existing Site Plan
• Proposed Site Plan
• Landscape Plans
• Detailed Outlot Landscape Plan
• Landscape Plan with Aerial
• Signage Plan
• Storage Floor Plan & Front Elevation
• Storage Elevations
• Outlot Floor Plans & Front Elevation
• Outlot Elevation We appreciate your assistance and timely processing of our Application and materials in support of our request to allow the development of the Class A climate-controlled self-storage facility with drive-thru and resubdivision to enhance the shopping experience at the center by bringing Aspen Dental and WellNow and potential restaurant use with drive-thru or other top tier retail user.
We would like to be heard by the Planning and Zoning Commission on April 7th and before the City Council on April 19th. Respectfully,
Steven L. Schwartz- Manager
···°PPPPPPPPPKnow what'sbelow.before you dig.CallRIllinois Professional Design Firm # 184-001322
651 Prairie Pointe Drive, Suite 201,
Yorkville, Illinois 60560
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com1 OF 3
Pearl Street Commercial, LLCMarch 30, 2021MATERIALS SCHEDULEQTYKEYBOTANICAL NAME/ITEMCOMMON NAMESIZECONDREMARKSDECIDUOUS TREES4AFACER X FREEMANII 'HEFFERSRED'AUTUMN BLAZE MAPLE3" CALB&BCENTRAL LEADER, MATCHED22GTGLEDITSIA TRIACANTHOS VAR. INERMIS 'SKYCOLE'SKYLINE THORNLESS HONEYLOCUST3" CALB&BCENTRAL LEADER, MATCHED6MPMALUS 'PRAIRIEFIRE'PRAIRIE FIRE CRABAPPLE2" CALB&BCENTRAL LEADER; MATCHED14TCTILIA CORDATA 'GREENSPIRE'GREENSPIRE LITTLE LEAF LINDEN2" CALB&BCENTRAL LEADER, MATCHEDDECIDUOUS SHRUBS35EAAUONYMUS ALATUS 'COMPACTUS'DWARF BURNING BUSH#3CONT.48" O.C.; MATCHED163RARHUS AROMATICA 'GRO-LOW'GRO-LOW SUMAC#3CONT.42" O.C.; MATCHEDEVERGREEN SHRUBS22TMDTAXUS X MEDIA 'DENSIFORMIS'DENSE YEW#5CONT.48" O.C.; MATCHEDPERENNIALS43PVPANICUM VIRGATUM 'NORTHWINDS'NORTHWINDS SWITCHGRASS#1CONT36" O.C.; MATCHED35NRNEPETA RACEMOSA 'WALKER'S LOW'WALKER'S LOW CATMINT#1CONT.24" O.C.; MATCHEDMISCELLANEOUS1807SODSEE NOTE BELOWSY114MULCH3" DEEP SHREDDED HARDWOOD MULCHCYGENERAL NOTES:1.PROVIDE STRONGLY ROOTED SOD, NOT LESS THAN 2 YEARS OLD AND FREE OF WEEDS AND UNDESIRABLE NATIVE GRASSES. PROVIDE ONLY SOD CAPABLE OF GROWTH ANDDEVELOPMENT WHEN PLANTED (VIABLE, NOT DORMANT). PROVIDE SOD COMPOSED PRINCIPALLY OF AN APPROVED KENTUCKY BLUE GRASS BLEND CONTAINING A MINIMUM OF FOURIMPROVED VARIETIES.Illinois Professional Design Firm # 184-001322
651 Prairie Pointe Drive, Suite 201,
Yorkville, Illinois 60560
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com2 OF 3
°······°°······°°°“”Illinois Professional Design Firm # 184-001322
651 Prairie Pointe Drive, Suite 201,
Yorkville, Illinois 60560
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com3 OF 3
Illinois Professional Design Firm # 184-001322
651 Prairie Pointe Drive, Suite 201,
Yorkville, Illinois 60560
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com1 OF 2PIN: 09-26-251-04909-26-251-050LOT 1MCCULLOM PLACE
LOT
1RESUBDIV
IS
IONDOCUMENT:
2019R0028819FOURTH AVENUELOT 1318,896± SQ.FT.7.321± ACRESILLINOIS ROUTE 31
LOT 2MCCULLOM PLACE IIDOCUMENT: 96R022582LOT 3MCCULLOM PLACEDOCUMENT: 93R073961CERT COR.: 95R011195
DR. C.H. FERGER'S ADDITION TO MCHENRYPLAT BOOK 1 / PAGE 59DOCUMENT: 16171GREEN STREET MCCULLOM LAKE ROADUNSUBDIV
IDED
LANDSCITY
OF
MCHENRYDOC.
1
9
9
4R
0
0
1
8
8
4
9 LOT 2MCCULLOM PLACE LOT
1RESUBDIVISIONDOCUMENT: 2019R0028819LOT 233,107± SQ.FT.0.760± ACRESLOT 337,185± SQ.FT.0.854± ACRES
“”“”“”Illinois Professional Design Firm # 184-001322
651 Prairie Pointe Drive, Suite 201,
Yorkville, Illinois 60560
t. 630.553.7560 f. 630.553.7646
www.hrgreen.com2 OF 2PIN: 09-26-251-04909-26-251-050
Self Storage
enter
Self Storage
exit
office
Preliminary West Elevation
SCALE: 3/32" = 1'-0"
Preliminary South Elevation
SCALE: 3/32" = 1'-0"
Preliminary North Elevation
SCALE: 3/32" = 1'-0"
Preliminary East Elevation
SCALE: 3/32" = 1'-0"Reitan Architects, LLC.SK2Climate Controlled Self-StoragePROPOSED NEW TENANT1860 N. RICHMOND ROADMC HENRY, ILLINOIS 60051