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Home My WebLink AboutPacket - 09/29/2021 - Planning and Zoning Commission um 'ouu��Nuuo�uua�N@Nrmn. uu�m�iw �•, ,uuuuu°�iu� �nlnlm�' vww �mwwpu awWoo� wuy mmm� mt„uo- mwue �iu'�mi, „wumwmwv M ��yy' cHenry PLANNING & ZONING COMMISSION MEETING NOTICE DATE: Wednesday, September 29, 2021 TIME: 7:00 p.m. PLACE: Zoom Web Conferencing Application Join Zoom Meeting: Ih p.s.: / ii y i l.................ir xp ir��.aas/(/81058102934:: Phone:+1-312-626-6799 Meeting ID: 810 5810 2934 AGENDA 1. Call to Order 2. Roll Call 3. Public Input—(five minutes total on non-agenda items only) 4. Z-997-A Use Variation to allow a Body Art Establishment in the C-5 Highway Commercial District. Petitioner:Jose Navarrete of 4723 W. Elm Street Apartment 01, McHenry, IL 60050("Applicant") Site Information: The site consists of 0.28 acres, more or less, and is located approximately 80 feet west of the intersection W. Elm Street and Meadow Lane,with a common address of 4801 W. Elm Street, McHenry,IL 60050("Subject Property"). S. Z-995 Zoning Text Amendments to§11-9-7—Table 2—Permitted and Conditional Uses in Commercial Districts. Petitioner:City of McHenry 6. Z-996—A Minor Zoning Variation from the RS-4 High-Density Single-Family Residential District Interior Side Yard and Rear Yard setback requirements to accommodate a new single-family residence. Petitioner: Elizabeth Wagner-DeStefano and Basil DeStefano of 21558 W Goldfinch Ct, Kildeer, IL 60047 ("Owners of Record") Site Information:The site consists of 0.22 acres, more or less, and is located approximately 217 feet south of the intersection of Lincoln avenue and Freund Avenue,with a common address of 3719 W.Freund Avenue,McHenry,IL 60050("Subject Property"). 7. Staff Report: Next Meeting Date: October 20, 2021 Regular Meeting 8. Adjourn The t°iiy a t i°ieary�z zezirei°ez i�w izae�ii� i theii zeaz businesses anif visitors a M iieao.y wit h the highest quality c)f rc:grams an services in a m"usi. :er-d:wiente , f ffid'e i ii:md iscaiiy responsible manner Staff Report for the City of McHenry Planning & Zoning Commission Petition: Z-997 Hearing Date: September 29, 2021 Applicant: Jose Navarrete of 4723 W. Elm Site Information: The site consists of 0.28 Street, Apartment 1, McHenry, IL 60050 acres, more or less, and is located approximately 80 feet west of the intersection Request: A Use Variation to allow a Body Art W. Elm Street and Meadow Lane, with a Establishment in the C-5 Highway Commercial common address of 4801 W. Elm Street, District. McHenry, IL 60050 ("Subject Property"). Zoning: C-5 Highway Commercial District Future Land Use Designation: Commercial Aerial 100 200 Fee I I Zoning Map Zoning Districts E Estate RS-1 Low Density SFR L RS-1A Medium Low Density SFR RS-2 Medium Density SFR c RS-3 Medium High Desnity SFR RS-4 High Density SFR �� IlUl111UI1111111JlIUai�y RA-1 Attached Residential RM-1 Low Density Multi-Family RM-2 High Density Multi-family Mu Mixed use Op C-1 Convenience Commercial C-2 Neighborhood Commercial C-3 Community Commercial C-4 Downtown Commercial N� ��I➢I�� , ,,� ��I��IOI��1��1 �� C-5 Highway Commercial J BP Business Park a o� i i /0000000iie .... I 1 Industrial i 0-1 Local Office 'Wen 0-2 Office Park ; IDD Integrated Design HC Health Care �contributoc and the GIB, l A-M Agriculture and Mining Overlay 500 1,000 Fee � I A-1 Agriculture Zoning Ordinance Definitions Zoning Designation C-5 Highway Commercial District- The purpose of this district is intended C_5 Highway Commercial District to provide locations for highway oriented commercial uses, businesses having large space needs, and other establishments offering goods and services that are less frequently purchased. Adjacent Zoning & Land Use North: C-5 Highway Commercial District (Strip mall) South: RS-2 Medium Density Single Family Residential District East: C-5 Highway Commercial District (Vacant) West: C-5 Highway Commercial District (Vacant) City of McHenry Future Land Use Map Future Land Use Estate Residential Low Density Residential Medium-Density Residential 3 Medium'-Density, Iris High-Denisty Residential ResiCiefltlal Integrated Design District __. Industrial 9 Business Park Commercial Office Municipal a Institutional Parks and Conservation Area Agricultural IM Environmental Corridors — Water Parks and �� m .r Other Conservation. Mixed-Use r r Area f Historic Downtown Residential Dog Park Sou fie :Esri, HERE,"Garmin,-FAST; NOAA,U,SGS, Environmental -Wetlands V OpenStreetMap cont uryRrs,:jn ni'c4.GIS, 0 500 1,000 Feel Neighborhood Commercial VFW Comprehensive Plan Text Future Land Use MapDesignation Land Use Commercial ❑ Objective: "Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents." (p. 27) Adjacent Future Land Use ❑ Policy: "Preserve and expand areas of commercial land use." (p. 27) North: Commercial Unique Character South: Medium-Density Residential ❑ Policy: "Locate intense commercial...uses where they will not East: Commercial negatively affect residential or open space uses." (p. 28) West: Commercial Growth ❑ Policy: "Promote development that allows employment and a shopping base which is diverse and affords the City with a sound economic base." (p. 29) 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, Jose Navarrete ("Applicant"), is requesting approval of a Use Variation to allow a Body Art Establishment (tattoo shop) in the C-5 Highway Commercial District. The site consists of 0.28 acres, more or less, and is located approximately 80 feet west of the intersection W. Elm Street and Meadow Lane, with a common address of 4801 W. Elm Street, McHenry, IL 60050 ("Subject Property"). Body Art Establishments (tattoo shops) are currently not an allowed use in any Zoning District in the City of McHenry. Although we have several in the City, those establishments also were required to seek approval of a Use Variation. Staff is proposing text amendments to change this to an allowed use in the C-4 Downtown Commercial District and C-5 Highway Commercial District. CITY OF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Use Variances, listed in §11-19-6 of the City of McHenry Zoning Ordinance. STAFF ANALYSIS FUTURE LAND USE MAP RECOMMENDATION The future land use map recommends commercial land use on the subject property. The proposed tattoo shop is a service oriented commercial land use which is in substantial conformance with the future land use map recommendation. CURRENT LAND USE AND ZONING The subject property is currently zoned C-5 Highway Commercial District and has remained vacant for several years. The subject property is surrounded by primarily commercial zoning and land use with adjoining single- family residential land use to the south. The primary concern is how the proposed use will interact with the adjoining properties. Body Art Establishments do not generate adverse traffic nor noise. Staff does not believe approval of the request will generate any adverse impacts. 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." (p. 27) o Policy: "Preserve and expand areas of commercial land use." (p. 27) Staff believes approval of the request is consistent with supporting and expanding areas of commercial land use. Located on a state highway, but adjacent to a residential subdivision, staff believes a Body Art Establishment will generate no adverse impacts and promote responsible growth. Unique Character • Policy: "Locate intense commercial...uses where they will not negatively affect residential or open space uses." (p. 28) Body Art Establishments are a service-oriented use and generate relatively no negative externalities. Staff does not believe the proposed use will negatively impact the adjacent residential properties. Growth • Policy: "Promote development that allows employment and a shopping base which is diverse and affords the City with a sound economic base." (p. 29) Approval of the request would be consistent with promoting economic growth in the City and allowing a vacant site to be utilized. SITE PLAN ANALYSIS Due to Body Art Establishments generating few externalities, staff does not have any concerns with the site plan. STAFF RECOMMENDATION & MOTION In summary, staff believes the proposed commercial use is in substantial conformance with the City of McHenry Zoning Ordinance. The commercial land use of the subject property is consistent with the future land use map recommendation. Body Art Establishments are a service-oriented use and do not generate much traffic. Staff is proposing text amendments to allow Body Art Establishments as a permitted use within the C-4 Downtown Commercial District and C-5 Highway Commercial District. Staff does not object to the petitioner's request and recommends approval. If the Planning&Zoning Commission agrees with staff's assessment, then the following motion is recommended: MOTION: I motion to approve the petitioner's request for a Use Variance to allow a Body Art Establishment on the Subject Property. 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 (§11-19-61 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. 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. C. Unique Circumstance. Staff does believe the request is under special circumstances since the property has remained vacant for several years and because Body Art Establishments are not permitted in any zoning district at this time. D. Not Alter Local Character. Staff does not believe approval of the request will generate any adverse impacts on the surrounding property owners since it is a service-oriented use which generates minimal traffic. 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. Attachments: • Petitioner's Application and attachments • Receipt of publication of legal notice /�% °dU �HI'ui,��(vl�l, 1F l;� fjsn rr��f��lr✓I��' r � �',i�'��l��I� fir,, �w11�Yrf��v��„j� /�, ��// +M"': w�. �y "P f�l�/JI'y�"f�l r��rl ✓��JK! �,((/ rill >l ru ! u�G tr 44 PI- Ku ClYIYll / l I f o C"CY C>'T p ro C7 �r you C7 kz 0 (^Cq ^ kr 5 P "c d I n r` r 1 I I, I L I / li 11 FORMA File Number PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry 333 South Green Street-McHenry,IL 60050-Tel: (815)363-2170 -Fax: (815)363-2173 1. Name of Applicant Jose Navarrete Tel 224-321-9712 Address 4723 W. Elm Street, Apartment 01, McHenry, IL Fax Email BCHOTATTOO@GMAIL.COM 2. Name of Property Owner Mike Fitzgerald Tel 815-236-5444 Address 4802 Bonner Drive, McHenry IL Fax Email 3. Name of Engineer Tel Address Fax Email 4. Name of Attorney Tel Address Fax Email 5. Common Address or Location of Property 4801 W. Elm Street, McHenry, IL 60050 6. Requested Action(s)(check all that apply) ❑Zoning Map Amendment(Rezoning) ❑Zoning Variance—Minor(Residential) ❑Conditional Use Permit ❑Zoning Text Amendment ❑Zoning Variance(Non-residential) Use Variance Page 3 of 19 NARRATIVE Provide a brief description of the Requested Action(s). For example,the operation that requires a Conditional Use Permit, the specific Zoning Variance needed, or the new zoning classification that is requested: Tattoo Shop Page 4 of 19 7. Current Use of Property Vacant 8. Current Zoning Classification of Property, Including Variances or Conditional Uses (lntera crive Z�p�u ng l ap) C-5 Highway Commercial District 9. Current Zoning Classification and Land Use of Adjoining Properties (triterctfl�� Zo.n........n....... Ma .. ..........:......................_......... i.) North: C-5 Highway Commercial District South: RS-2 Medium-Density Residential District East: C-5 Highway Commercial District West: C-5 Highway Commercial District 10. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. _F-1 1. Application Fee (amount) $ _ 2. Narrative Description of Request _ 3. FORM A—Public Hearing Application 4. FORM B—Zoning Map Amendment(Rezoning)Application _ 5. FORM C—Conditional Use Application _ 6. FORM D—Zoning Variance Application _ 7. FORM E—Use Variance Application _ 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit _ 9. Plat of Survey with Legal Description 10. List of Owners of all Adjoining Properties 11. Public Hearing Notice _ 12. Sign(Provided by the City) _ 13. Site Plan _ 14. Landscape Plan 15, Architectural Rendering of Building Elevations 16, Performance Standards Certification _ 17. Traffic Analysis 18. School Impact Analysis Page 5 of 19 11. Disclosure of Interest The party signing the application shall be considered the Applicant. The Applicant must be the owner or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property or his or her agent or nominee. Applicant is Not Owner If the Applicant is not the owner of record of the subject property, the application shall disclose the legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In addition, an affidavit of the owners(s) shall be filed with the application stating that the Applicant has the authority from the owners(s) to make the application. Applicant or Owner is Corporation or Partnership If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the application shall disclose the name and address of the corporation's officers, directors, and registered agents, or the partnership's general partners and those shareholders or limited partners owning in excess of five percent of the outstanding stock or interest in the corporation or interest shared by the limited partners. Applicant or Owner is a land Trust If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address, telephone number, and extent of interest of each beneficiary shall be disclosed in the application. 12. Certification I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property and that the proposed use or development described in this application shall comply with all such codes. I hereby request that a public hearing to consider this application be held before the Planning and Zoning Commission, and thereafter that a recommendation be forwarded to the City Council for the adoption of an ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by the Zoning Board of Appeals or City Council. Signature of Applicant(s) Print Name and Designation of Applicant(s) Jose Navarrete Page 6 of 19 AFFIDAVIT OF COMPLIANCE WITH PUBLIC NOTICE REQUIREMENTS (TO BE COMPLETED AFTER ALL PUBLIC HEARING REQUIREMENTS ARE FULFILLED) The undersigned, being first duly sworn, on oath deposes and states that all public notice requirements provided in the City of McHenry Zoning Ordinance have been met in connection with the current application before the City of McHenry Filed by: (Applicant's Name and Address) For approval of: (Requested Action) (Applicant's Signature) (Applicant's Name) (Applicant's Address) Subscribed and sworn to before me this day of 12021. Notary Public Page 7 of 19 11 FORME File Number USE VARIANCE Planning and Zoning Commission City of McHenry 333 South Green Street- McHenry,IL 60050 - Tel: (815) 363-2170 -Fax: (815) 363-2173 Table 32(A) of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a use variance, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request. 1. Practical Difficulties or Particular Hardship The strict application of the provisions of the Zoning Ordinance relating to the use of the buildings or structures, or the use of the land, would result in unnecessary and undue hardship upon the applicant, as distinguished from a mere inconvenience. Yes. 2. Reasonable Return The property cannot yield a reasonable return if permitted to be used only under the conditions allowed by the Zoning Ordinance for the pertinent zoning district. Yes. 3. Unique Circumstance Special circumstances exist that are peculiar to the property for which the use variance is sought which do not apply generally to other properties in the same zoning district. Yes, it is not allowed and I would like to put my business there. Page 14 of 19 4. Not Alter Local Character The granting of the use variance will not alter the essential character of the locality nor substantially impair environmental quality,property values, or public safety or welfare in the vicinity. No it would not. 5. Consistent with Comprehensive Plan The granting of the use variance will be in harmony with the general purpose and intent of the Zoning Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption. 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I � �I y,�' f ��,,ea�,��=", II/l � r r / ;rJJ�� r��l,rri�///r, � r!// � � r�� am � i ��„� � ��rrr �� i 1%�%��:,;,� /�� i �/ j� �/;�-: r � r G/ � ��, l � ��il, ,li,,,� -� U� r �,� //rrr �i � �� r/a;�%/ r r �� .-/�////r� ,.� � ��/ ,�� Vim' � .o ,- f�� / � / / �'�, �, 1 r r� , /,� / , � rt/ �r /�� r �� / � � / .,i/ ,� /r„. r, r ,,. %)' 1/ III � /�/J///�� // � �� 1// r � rii/fir/ .� I ��I�� I:l,f�l/(� � � � ' � 11 ii �� r � i� 1,��/// J� � , l ��, �, �� /� / /r i �; i�i>Ih��u��rr �� ,!� , ,l, � ;err„n��u�Io-ua�� af�!C��' �� ,� Department of Community& m , � nfl" yYo'R "'N' Economic Development 'poi m McHenry Municipal Center �wmum. �tn� 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Mr Fax: (815) 363-2173 www.ci.mchenry.il.us REGULAR AGENDA SUPPLEMENT TO: Planning &Zoning Commission FROM: Cody Sheriff, City Planner FOR: September 29, 2021 Planning &Zoning Commission RE: Z-995 -Zoning Text Amendments—Body Art Establishments ATT: Draft Zoning Text Amendment Language Agenda Item Summary: The City of McHenry is proposing text amendments to the Zoning Ordinance: • Zoning Text Amendments to §11-9-7—Table 2—Permitted and Conditional Uses in Commercial Districts. Request Summary: The City of McHenry is proposing text amendments to the Zoning Ordinance to allow Body Art Establishments in the C-4 Downtown Commercial District and C-5 Highway Commercial District as a permitted use. History-Zoning Tattoo Shops McHenry FILE# DATE PETITIONER Address CHANGE/PURPOSE RESULTS(Ord#) ORD-13-1634 Competition Use Variance-Tattoo Z-811 4/25/13 Kustoms 1210 N.Green St Parlor House of Use variance to allow Z-814 6/13/13 Glass 2906 W.Route 120,McHenry tattooing ORD-13-1633 Lunchbox 3932 W.Main St. Use Variance to Z-824 12/12/2013 Tattoo allow tattooing ORD-14-1656 SkinRite 3012 Elm St. CUP to allow tattoo Z-835 5/15/2014 Tattoos parlor ORD-14-1671 Justin and 3940 W.Main St. Use Variance Tattoo CoryMurov and Art Studio (Art and Soul Tattoo Z-907 4/12/2017 Company) DENIED I,- Department of Community& m , � yYo'R "'N' Economic Development nfl"' m m McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Mr Fax: (815) 363-2173 www.ci.mchenry.il.us Justin and 3405 Elm St. Use Variance Tattoo Cory Murov and Art Studio (Art and Sout Tattoo Z-911 6/21/2017 Company) ORD-17-1836 DEREK 3929 MAIN ST Use Variance Tattoo ZEUNERT Shop (CRIMSON PEAKE Z-919 2/14/2018 TATTOO) ORD 18-1859 McHenry Woodstock South Elgin Body Art Not Allowed (Use Allowed in.... Allowed in... Establishment Variation) • General Business • all Commercial Areas Regulations District, and Downtown. • Central Business District, and • Service and Retail District. #of(active) 2 3 (2 downtown, 1 on IL-47) 4 (3 downtown, 1 on IL-20 Establishments (via google search) Crystal Lake Algonquin Cary Body Art Allowed in... Industrial District as Limited Manufacturing District Establishment • General Conditional Use Permit as Conditional Use Permit Regulations Commercial District, and • Mixed Use Business District. 5 (1 downtown) 0 0 Staff Analysis. Body Art Establishments(tattoo shops) are regulated by the Illinois Department of Public Health Body Art Code and are required to register with the state. It is common knowledge that the popularity of tattoos have risen substantially over the past decade. Surveys' have indicated that 36%of US Citizens age 18-29 have at least one tattoo. Staff believes the biggest fear of allowing tattoo shops as a permitted use is that they would overcrowd some of our commercial areas. Staff surveyed and compared several neighboring cities. Of those cities surveyed that allow tattoo shops,they do not 'https://comparecamp.com/tattoo-statistics/ Department of Community& m , � nfl" SO "'N' Economic Development 'poi m McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 MCHUnr Fax: (815) 363-2173 www.ci.mchenry.il.us appear to be overcrowding the market. Being a service-oriented use, tattoo shops generate minimal externalities. Staff is proposing to allow Body Art Establishments as a permitted use in the C-5 Highway Commercial District, and C-4 Downtown Commercial District. If the Planning and zoning Commission agrees with staff's assessment,then the following motion is recommended: A motion to recommend approval of Zoning Text Amendments as presented and outlined in the staff report. Department of Community& m , � nfl" SO "'N' Economic Development 'poi m McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Mr Fax: (815) 363-2173 www.ci.mchenry.il.us DRAFT Text Amendment Language Zoning Text Amendments to §11-9-7—Table 2—Permitted and Conditional Uses in Commercial Districts. Group G: Permitted uses in C-4 and higher numbered Commercial Districts: • Body Art Establishment SHAW MEDIA EST . 1851 PO BOX 250 CRYSTAL LAKE IL 60039-0250 (815) 459-4040 ORDER CONFIRMATION Salesperson: BARBARA BEHRENS Printed at 09/10/21 12 : 05 by bbehr-sm ----------------------------------------------------------------------------- Acct # : 10474 Ad # : 1918274 Status : New CITY OF MCHENRY Start : 09/13/2021 Stop: 09/13/2021 333 S . GREEN ST . Times Ord: 1 Times Run: *** MCHENRY IL 60050 CLEG 1 . 00 X 56 . 00 Words : 169 Total CLEG 56 . 00 Class : C8100 PUBLIC NOTICES Rate : LEGAL Cost : 90 . 54 # Affidavits : 1 Bill Desc: FILE Z-995 Descr Cont : 1918274 Contact : DEBBIE SHOEMAKER Ad Descrpt : PUBLIC NOTICE NOTICE OF Phone : (815) 363-2100 Given by: CODY SHERIFF Fax# : (815) 385-0916 P.O. # : Email : brostron@ci .mchenry. il .us;nt Created: bbehr 09/10/21 11 : 58 Agency: Last Changed: bbehr 09/10/21 12 : 05 ----------------------------------------------------------------------------- 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 1894498 ----------------------------------------------------------------------------- PUB ZONE EDT TP RUN DATES NW CL 97 S 09/13 WEB CL 99 S 09/13 APNW CL 97 S 09/13 ----------------------------------------------------------------------------- (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 09/10/21 12 : 05 by bbehr-sm ----------------------------------------------------------------------------- Acct # : 10474 Ad # : 1918274 Status : New PUBLIC NOTICE PUBLIC HEARING NOTICE FILE Z-995 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 which can be accessed through hffps://cityofmchen ry.zoom. us/j/81058102934 or by dialing +1-312-626-6799 (Meeting ID: 810 5810 2934) at 7:00 P.M. on September 29, 2021 to consider an application by The City of McHenry of 333 S. Green Street, McHenry, IL 60050 for the following request(s), in accordance with the City of McHenry Zoning Ordinance: Zoning Text Amendments to§11-9-7-Table 2- Permitted and Conditional Uses in Commercial Districts. A copy of the application is on file and may be examined by contacting Cody Sheriff, City Planner by email at csheriff@ citvofmchenry.ora or by calling 1-815-363-2181. All interested parties will be given an opportunity to be h ea rd. Published by order of the Planning and Zoning Commission, City of McHenry, McHenry County, Illinois. /s/Stacy Rockweiler Chairwoman,Planning and Zoning Commission (Published in the Northwest Herald September 13, 2021)1918274 Staff Report for the City of McHenry Planning & Zoning Commission Petition: Z-996 Hearing Date: September 29, 2021 Applicant: Elizabeth Wagner-Destefano and Site Information: The site consists of 0.22 Basil DeStefano of 21558 W. Goldfinch Ct., acres, more or less, and is located Kildeer, IL ("Owners of Record") approximately 217 feet south of the intersection of Lincoln avenue and Freund Avenue, with a Request: A Minor Zoning Variation from the common address of 3719 W. Freund Avenue, RS-4 High-Density Single-Family Residential McHenry, IL 60050 ("Subject Property"). District Interior Side Yard and Rear Yard setback requirements to accommodate a new Zoning: RS-4 High Density Single Family single-family residence. Residential District Future Land Use Designation: Low Density Residential Aerial o nji 100 200 Fee I I Zoning Map t t o rlc s _"' Zoning E Estate i R -1 Low Density SFR .�. RS-1A Medium Low Density SFR r Sri R - e ens S 2 Medium M d' Density SFR RS-3 Medium High Desnity SFR RS-4 High Density SFR RA-1 Attached Residential RM-1 Low Density tyMulti-Family RM-2 High Density Multi-family RM-2 ISO Mu Mixed use C-1 Convenience Commercial C-2 Neighborhood Commercial RM 2 C-3 Community Commercial C-4 Downtown Commercial RM-2 RM 2 C-5 Highway Commercial Ih p,r, iaaaaaaaa BP Business Park -1 Industrial 0-1 Local Office 0-2 Office Park IDD Integrated Design HC Health Care A-M Agriculture and Mining Overlay 0 500 1,000 Fee A-1 Agriculture Zoning Ordinance Definitions Zoning Designation RS-4 High Density Single-Family Residential District - The purpose of this RS-4 High Density Single-Family district is intended to provide for the appropriate zoning of existing Residential District single-family neighborhoods in the City developed years ago under less stringent development standards. Adjacent Zoning & Land Use RS-4 High Density Single-Family Residential District City of McHenry Future Land Use Map Future Land Use Estate Residential Low Density Residential > Medium-Density Residential � I ;- High -Denis Residential ass �� /�j, Integrated Design District Industrial ustria`i LowDens � Business Park ity �� Residential Commercial Office Municipal ntal � ,� �� Institutional Parks and Conservation Area and"' ' ✓i� Agricultural Parks � � nicip /',/� rVation Area Environmental Corridors �zo Water G Ifl Other Mixed-Use Historic Downtown 1 Residential 1111M Dog Park E;GarrY in�T li%/ilYAA,USGS, Medib` ft '��'C,� Environmental -Wetlands Resi8" 4��pp its reNlap contributors`��nt� h�}GIS� Aflai Neighborhood Commercial 0 500 1,000 Fee VFW Comprehensive Plan Text Future Land Use MapDesignation Neighborhood Character Low Density Residential ❑ Objective: "Promote attractive Neighborhoods." (p.49) Adjacent Future Land Use Low Density Residential 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 petitioners, Elizabeth Wagner-DeStefano and Basil DeStefano ("Owners of Record"), are requesting approval of the following Zoning Variations to accommodate the construction of a new single-family residence: • A variance to allow a rear yard setback of 18.2' in lieu of the required 25 feet; and • A variance to allow an interior side yard setback of 4.7' in lieu of the required 6 feet. The site consists of 0.22 acres, more or less, and is located approximately 217 feet south of the intersection of Lincoln Avenue and Freund Avenue, with a common address of 3719 W. Freund Avenue, McHenry, IL 60050 ("Subject Property"). The original principal residence was in a poor condition and was demolished earlier this year. Staff was able to visit the site and speak with the adjacent neighbors while posting the sign on the property. Overall, the neighbors to the north and south appear to be supportive of the request. The neighbor to the south stated he would be happy once the project was completed and that it would be a good investment in the neighborhood. CITYOF MCHENRY ORDINANCES • The petitioners must meet the Approval Criteria for Variances, listed in §11-19-5 of the City of McHenry Zoning Ordinance. STAFF ANALYSIS FUTURE LAND USE MAP RECOMMENDATION The future land use map recommends low density single-family land use for the subject property. CURRENT LAND USE AND ZONING The subject property, and surrounding neighborhood, is zoned RS-4 High-Density Single-Family Residential District. COMPREHENSIVE PLAN OBJECTIVES AND POLICIES An objective listed in the Neighborhood Character chapter of the City's Comprehensive Plan is to promote attractive neighborhoods (p. 49). However, there is no policy listed under the objective that specifically relates to this circumstance. SITE PLAN ANALYSIS The subject property is part of the A.P. Freund's Mill Stream Park Addition, Unit No. 1 Subdivision that was plated in 1949. Part of an older subdivision, r ex� FoyN° INo°SFP the subject property and surrounding lots vary in size from 33-60 feet in width (see below screen shot). Adjacent to a stream in the rear yard, staff IF REUND Ka ��• S4 45 does not believe the encroachment within the rear yard setback will cause r► :Ls y19 any adverse impacts. Due to the size and irregular shape of the lot, staff is \� � eR , • - - comfortable with the proposed side yard encroachment. STAFF RECOMMENDATION & MOTION In summary, staff is comfortable with the proposal and believes there is a hardship present due to the size and shape of the lot. Conversations with the adjacent owners indicated they would be relieved once the site is developed and welcome the investment into the neighborhood. Staff does not object to the petitioner's request and recommends approval. If the Planning& Zoning Commission agrees with staff's assessment, then the following motion is recommended: MOTION: I motion to approve the petitioner's request for the following zoning variations: 1. A variance to allow a rear yard setback of 18.2' in lieu of the required 25 feet; and 2. A variance to allow an interior side yard setback of 4.7' in lieu of the required 6 feet. AND by making said motion, I agree with staff's assessment that the Approval Criteria for Variances have been met as outlined in the Staff Report. APPROVAL CRITERIA FOR VARIANCES. Comments of staff italicized below. A. Special Circumstances Not Found Elsewhere. • Part of an older subdivision constructed in 1949, staff believes a hardship exists due the size and irregular pie shape of the lot. B. Circumstances Relate to the Property Only. • Staff believes this is a special circumstance as a result of the size of the lots and the configuration of the houses along Freund Avenue. C. Not Resulting From Applicant Action. • The petitioner did not create the size of the lot. D. Unnecessary Hardship. • Staff believes if the city enforces the ordinance that it would cause undue hardship. 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 applicant's request would not substantially alter essential character of the locality nor have any other adverse impacts. New investment into the property would positively impact the surrounding neighborhood. H. Consistent With Title And Plan: • Staff believes the proposed development is appropriate for a residential zoning district. I. Minimum Variance Recommended: • Staff believes the proposed variances requested are the minimum required. Attachments: • Petitioner's Application and attachments • Receipt of publication of legal notice SHAW MEDIA Printed 09/10/21 12:36 EST. 1851 PHONE: 815-459-4040 PO BOX 250 FAX: CRYSTAL LAKE IL 60039-0250 Advertising Payment Receipt Account number: 10069745 Credit Card #: ************5451 Account name: MCHENRY COUNTY PREPAID LE Approval Code: 03333Z[415185209] PO Box CRYSTAL LAKE IL 60014 Credit Holder Name: BASIL DESTEFANO C Phone number: 815-459-4040 Payment number: 1329274 Payment date: 09/10/21 Amount: 120.02 Payment description: CREDIT CARD PAYMENT MCHENRY COUNTY PREPAID LE Ad Number: 1918282 Class Code: C8100 Ad Taker: bbehr Salesperson: CL62 First Words: VARIATION DESTEFANO 11 FORMA I File Number PUBLIC HEARING APPLICATION Planning and Zoning Commission City of McHenry 333 South Green Street 1,McHenry,IL 60050 a Tel:(815)363-2170 Fax: (815)363-2173 [:,? I. Name of Applicant —' � " Tel ' Address � 4 ; � Email �� t � � e , 2. Name of Property Owner i d `A Tel (If other than Applicant) Address Fax Z_ Email 3. Name of Engineer Tel 0 (If represent d Address Fax Email g - '� n tit 4. Name of Attorney Tel (If represented) Address Fax Email 5, Common Address or Location of Property 6. Requested Action(s)(check all that apply) Zoning Map Amendment(Rezoning) Zoning Variance—Minor(Residential) Conditional Use Permit _Zoning Text Amendment Zoning Variance(Non-residential) _Use Variance i i 9 a Public Hearing Application Packet Page 5 of 20 NARRATIVE Provide a brief description of the Requested Action(s). For example, the operation that requires a Conditional Use Permit, the specific Zoning Variance needed, or the new zoning classification that is requested: V�) V va- Ad .t L)-V�aOU I vus -il , Vic. q V1 V� ft Public Hearing Application Packet Page 6 of 20 V E F 7. Current Use of Property I 8. Current Zoning Classification of Property, Including Variances or Conditional Uses (111101"agtive c. tinf> Vial} 9. Current Zoning Classification and Land Use of Adjoining Properties(hilei-,icti e Zortip _Map North: .�.. South: -- East: West: 10. Required Attachments(check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. 1. Application Fee(amount) $ 2. Narrative Description of Request j 3. FORM A—Public Hearing Application 4. FORM B—Zoning Map Amendment(Rezoning)Application 5. FORM C—Conditional Use Application 6, FORM D—Zoning Variance Application 7. FORM E—Use Variance Application 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit 9. Plat of Survey with Legal Description 10. List of Owners of all Adjoining Properties 11. Public Hearing Notice 12. Sign(Provided by the City) 13. Site Plan 14. Landscape Plan 15. Architectural Rendering of Building Elevations j 16. Performance Standards Certification j 17. Traffic Analysis 18. School Impact Analysis I Public Hearing Application Packet Page 7 of 20 11. Disclosure of Interest The party signing the application shall be considered the Applicant. The Applicant must be the owner or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder of the subject property or his or her agent or nominee, Applicant is Not Owner If the Applicant is not the owner of record of the subject property, the application shall disclose the legal capacity of the Applicant and the full name, address, and telephone number of the owner(s). In addition, an affidavit of the owners(s)shall be filed with the application stating that the Applicant has the authority from the owners(s)to make the application. Applicant or Owner is Corporation or Partnership If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the application shall disclose the name and address of the corporation's officers, directors, and registered agents, or the partnership's general partners and those shareholders or limited partners owning in excess of five percent of the outstanding stock or interest in the corporation or interest shared by the limited partners. Applicant or Owner is a land Trust If the Applicant or owner is a land trust or other trust or trustee thereof, the full name, address, telephone number, and extent of interest of each beneficiary shall be disclosed in the application. 12. Certification I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this property and that the proposed use or development described in this application shall comply with all such codes. I hereby request that a public hearing to consider this application be held before the Planning and Zoning Commission, and thereafter that a recommendation be forwarded to the City Council for the adoption of an ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by the Zoning Board of Appeals or City Council. Signature of Applicani(s) Print Name and Designation of/Applicant(s) 110 i i Public Hearing Application Packet Page S of 20 I FORM D File Number j ZONING VARIANCE Planning and Zoning Commission City of McHenry 333 South Green Street 13 McHenry,IL 60050 o Tel: (815)363-2170 0 Fax: (815)363-2173 Table 32 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written findings that all of the conditions listed below apply to the requested action. Please respond to each of these conditions as it relates to your request. 1. Special Circumstances Not Found Elsewhere Special circumstances exist that are particular to the property for which the variance is sought and that do not apply generally to other properties in the same zoning district; and these circumstances are not of so general or recurrent a nature as to make it reasonably practical to provide a general regulation to cover them. r ILAIW-b 2, Circumstances Relate to Property Only Since a variance will affect the character of its surroundings long after a property changes hands, the special circumstances referenced herein relate only to the physical character of the land or building(s) for which a variance is sought, such as dimensions, topography, or soil conditions; and they do not concern any business or activity the present or prospective owner or tenant carries on or seeks to carry on therein, or to the personal, business or financial circumstances of such owner or tenant or any other party with interest in the pro �C i e Public Hearing Application Packet Page 13 of 20 3. Not Resulting from Applicant Action The special circumstances that are the basis for a variance have not resulted from any act of the applicant or of any other party with interest in the property. i 4. Unnecessary Hardsh The strict application-of the provisions of the Zoning Ordinance would result in unnecessary and undue hardship upon a applicant, as distinguisifed from a mere me nvenience, tNJ 5. Preserves Rights Conferred by District A variance is necessary for the applicant to preserve and enjoy a substantial property right possessed by other properties in the same zoning district, and does not confer a special privilege ordinarily denied to other properties in the istrict. c 6. Necessar for Use of Pro er ...._ y Pr_p�t The granting of a variance is necessary not because it will increase the applicant's economic return, although it may have this effect, but because without a variance the applicant will be deprived of any reasonable use r enjoyment of the property. IMA I Public Hearing Application Packet Page 14 of 20 7. Not Alter Local Character The granting of a variance will not alter the essential character of the locality nor substantially impair environmental quality,property values,or public safety or welfare in the vicinity, 5 8, Consistent with Zoning Ordinance and Comprehensive Plan The granting of the variance will be in harmony with the general purpose and intent of the Zoning Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their adoption. r 9. Minimum Variance Required The variance requested is the minimum required to provide the applicant with reasonable use and enjoyment of the property. c 4:� e i I Public Hearing Application Packet Page 15 of 20 Parcel Details for 0926329018 6113/20,7:46 AM Property Information Parcel Number Site Address Owner Name&Address 09-26-329-018 3719 W FREUND AVE WAGNER E A,DESTEFANO B MCHENRY,IL 60050 3719 W FREUND AVE 1 Tax Year MCHENRY,IL,60050 2019(Payable 2020) Y Sale Status None Property Glass Tax Code Tax Status 0040-Improved Lots 09002- Taxable Net Taxable Value Tax Rate Total Tax Pay Taxes', Tax Bill' 35,979 10.311774 $3,710.OB Township Acres Mailing Address MCHENRY TWP 0.0000 Legal Description DOC 2008RO030920 LT 15/EX 5TP ON SE SIDE/BLK 6 A P FREUNDS MILL STREAM PARK ADDN UNIT 1 CITY OF MCHENRY MEMO:WAGNER,ELIZABETH A/ DESTEFANO,13ASIL Assessments Level Homesite Dwelling Farm Land Farm Building Mineral Total DOS Equalized 4,868 31,111 0 0 0 35,979 Department of Revenue 4,868 31,111 0 0 0 35,979 Board of Review Equalized 4,868 31,111 0 0 0 35,979 Board of Review 4,868 31,111 0 0 0 35,979 S/A Equalized 4,868 31,111 0 0 0 35,979 Supervisor of Assessments 4,647 29,700 0 0 0 34,347 Township Assessor 4,647 29,700 0 0 0 34,347 Prior Year Equalized 4,647 29,700 0 0 0 34,347 There are 8 levels of assessments in an assessment year.The assessed value Is not final for the year until all levels of asessment are complete.The assessment year is complete when the DOB Equalized line appears at the top of the list shown above. Bluing ............................... Drainage Installment Date Due Tax Billed Penalty Billed Cost Billed Billed Total Billed Amount Paid Date Paid Total Unpaid 1 06/15/2020 $1,865.04 $0.00 $0.00 $0.00 $1,855.04 $1,855.04 5/21/2020 $O.00 2 09/16/2020 $1,855.04 $0.00 $0.00 $0.00 $1,855,04 $0.00 $1,855.04 Total $3,710.08 $0.00 $0.00 $0.00 $3,710.08 $1,855.04 $1,855.04 No Drainage/Special District Information - _ No Exemptions http:1[mchenryil.devnetwedge.com/parcel/view/092632901812019 Page 1 of 4 F m �29> < M z> 2 V, z, x,>- > A 2 x z s z i F 61 1,9, ti 'A F, 7S d A�,2 69 R 2. -to C, T/,Xw A q 7- A, 0 A 0 1�.........�W'11 ZO 00 c" �s" ��O� 11 8>- m ;u Az C;5 z z 09.z 'R>V L z co n o 21 21 REVISIONS ry ?b DeStefano Site Plan No. z G) DESCRIPTION DATE -3 McHENRY,ILLINOIS . ..... 61MEG Z� 2 M ,H bz SITE PLAN 0 --——---------------------------------- B(1i1\Tl)ARY SURVEY LOT 15 (EXCEPTING THEREFROM THAT PART OF THE SAID LOT 15 DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT WHERE THE LINE BETWEEN LOTS 15 AND 16 INTERSECTS THE "BASE LINE" SHOWN ON SAID PLAT; THENCE NORTHEASTERLY ON SAID LOT LINE 136.17 FEET TO THE MOST EASTERLY CORNER OF SAID LOT 15; THENCE IN A NORTHWESTERLY DIRECTION ALONG THE MOST EASTERLY LINE OF SAID LOT 15, BEING ON A CURVED LINE TO THE RIGHT, RADIUS OF 61.92 FEET FOR A DISTANCE OF 4 FEET; THENCE SOUTHWESTERLY ON A STRAIGHT AND DIRECT LINE, A DISTANCE OF 134.35 FEET TO AN INTERSECTION WITH THE AFORESAID "BASE LINE" (SAID INTERSECTION BEING 9.05' FEET NORTHERLY MEASURED ALONG SAID "BASE LINE" FROM THE AFORESAID PLACE OF BEGINNING); THENCE SOUTHWESTERLY ALONG A CONTINUATION OF SAID STRAIGHT AND DIRECT LINE, 12 FEET, MORE OR LESS, TO THE WATERS EDGE OF MILL STREAM, SHOWN ON SAID RECORDED PLAT; THENCE SOUTHEASTERLY ALONG THE WATERS EDGE OF SAID MILL STREAM TO AND INTERSECTION WITH THE LINE BETWEEN SAID LOTS 15 AND 16 IN SAID BLOCK 6 EXTENDED SOUTHWESTERLY IN ITS COURSE; THENCE NORTHEASTERLY ALONG SAID LINE EXTENDED AS AFORESAID, 12 FEET, MORE OR LESS, TO THE PLACE OF BEGINNING, IN THE CITY OF MCHENRY, COUNTY OF MCHENRY, ILLINOIS) IN BLOCK 6 IN A.P. FREUND'S MILL STREAM PARK ADDITION, UNIT 1, TO THE CITY OF MCHENRY, A SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF SECTION 26, TOWNSHIP 45 NORTH, RANGE 8, EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THEREOF RECORDED APRIL 19, 1949 AS DOCUMENT NO. 219945 IN BOOK 10 OF PLATS, PAGE 111, IN MCHENRY COUNTY, ILLINOIS. GRAPHIC SCALE 20 FOUND ANGLE IRON 0.21'N'LY& 1 1mn=Ea tL ON UNE LEGEND 50.00 =MEASURFD DIMENSION (e0.0') =RECORD/DEED DIMENSION B.S.L. =BUILDING SETBACK LINE NLYWLY =DIRECTION(,,NORTHERLY) T =BUILDING LIMITS o =ASPHALT PAVEMENT 2 =CONCRETE PAVEMENT =BRICK PAVERS =w000 SURFACE SET 5/B"IRON PIPE AT CORNER ,Q d 4(A '4 GARAGE sae 5'� �ti � r SET 5/B"IRON O } ATBE BASELINE A ELUNE \ 5 775214 v130.79 a0:{ FOUND ANGLE � / / FOUND ANGLE IRON AT CORNER O O 2 5C/ IRON AT CORNER 0 { G%1 S CH'S 7T L'33.40' S 8720'44"W CH-3312'0 F 37.09' LIMITS OF WATER— FOUND 3/4"IRON AS OF 07/28/20 \/ YC a I ,y L PIPE AT CORNER `L =4.00' T DFOUND 5/8"IRON PIPE AT CORNER ZF; 05 }9ry9 F� !� h6 \ �6 208'SE'LY \Ar 'Jj/ // �A- hti A� RAMP CORNER Sa 0.2'SVLY NO s yam. METAL SEAWALL ,.LG� UE (TYP.) { L .h ay OUND 3/4"IRON RSA PIPE ON ONE AT\ ry BASE ONE Z END of SEAWALL END NF'Lr ..'4 h0'.�ryl L � SEAWALL CORNER \ 0.3'SE'LY gyp) END OF SEAWALL ON LINE V" POINT OF BEGINNIN (EXCEPTION) OUND 5/8"IRON PIPE ON LINE AT BASE ONE NOTES L THIS SURVEY PREPARED FOR BASIL DESTEFANO (OWNER)_ 2. SETBACK SHOWN ON THE SURVEYED PROPERTY WERE CREATED BY THE SURVEYOR FINAL PLAT OF SUBDIVISION. NO EASEMENTS WERE CREATED BY THE WE, SIGHT ON SOLUTIONS, INC., DO HEREBY DECLARE THAT WE HAVE SURVEYED THE PROPERTY FINAL PLAT OF SUBDIVISION. REFER TO A CURRENT TITLE COMMITMENT, DESCRIBED ABOVE AND THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS ZONING REGULATIONS OR OTHER REGULATORY DOCUMENTS OR MINIMUM STANDARDS FOR A BOUNDARY SURVEY_ REQUIREMENTS FOR ADDITIONAL SETBACK, EASEMENT OR OTHER "g REOUI REGENTS NOT SHOWN HEREON, IF ANY PLAT DATE: JULY 30, 2020 4`Tp '11'<{,e/% 3. PROPERTY AREA - 10,493 SOFT, MORE OR LESS- �,.. 7�3' 3520 4. VERIFY DIMENSIONS, LEGAL DESCRIPTION AND CORNERS AND NOTIFY r'-'_ -�" -- - ;PRGFE59GN�L;=t SURVEYOR OF ANY DISCREPANCIES PRIOR TO ANY CONSTRUCTION ON ' lANO =- THE PROPERTY. DIMENSIONS SHALL NOT BE ASSUMED BY SCALE. IL PROF. LAND SURVEYOR #3520 (EXP. 11�30�20) = SURM£YOR DESIGN FIRM REG. #184.005510 (EXP. 04�30�21) ; STATE OF { 5. BUILDING TIES ARE SHOWN FROM OUTSIDE LIMITS OF BRICK OR FRAME CONSTRUCTION. FIELD WORK COMPLETED JU LY 28, 2020 6. LEGAL DESCRIPTION HEREON PROVIDED BY CLIENT. �'•.�.,�,1�•�:'�`"�, 7. BEARINGS ARE ASSUMED BASED ON FOUND DOCUMENTATION AND THE EAST LINE OF LOTS 13 AND 12 IN BLOCK 6 HAVING A BEARING OF PLAT OF SURVEY 3719 W.FREUND AVENUE MCHENRY,ILLINOIS NORTH 08 DEGREES 00 MINUTES 00 SECONDS WEST. 557 CAPITAL DRIVE, LAKE ZURICH, ILLINOIS 60047 8, UTILITIES, LANDSCAPE FEATURES, AND IMPROVEMENTS COVERED BY N PHONE: 647.356.7539 FAX: 815.578.9647 - SHEET EARTH, LANDSCAPING, OTHER MATERIALS OR OBSTRUCTIONS, IF ANY, mail:mikeu®sightonsolutions.com ARE NOT SHOWN HEREON. e ,ightonsolutians.com OF SIGHT ON SOLUTIONS, INC-. - SOS:: 20309 IAND SURVRYDiG.TOPOGRAPHIC YAPPING,SETS STARNIG,SITS PLANS,GRAVING PLANS,PSNA CER=CATEB AND M-1—U-CaRAWSOTIMPSOPMUCErIF S ryu�NIMI��a 3890'lAVa �30 dN1100 '3O11QC72b Y D�O'j ION OQ O"I°id'L931fHO2iV'4NI�n71m 9 VVC-ZI(Ot IHVl flA6Z � w �q lu j UF I I : i I � a z , - b A- zI f l.� I r I l > 4 W F `� �..� fi - b \. N J��l W,. f iFl� ^t .�... WL 8/II� 5� 9/I I�6 UIIO 9} 1, HI L-11 s - --LL Q b /q V� j a d �