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HomeMy WebLinkAboutMinutes - 09/15/2021 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes September 15, 2021 Chairwoman Rockweiler called the September 15, 2021 meeting of the City of McHenry Planning and Zoning Commission to order at 7:00 p.m. In attendance were the following: Davis, Lehman, Rockweiler, Smale, Sobotta and Walsh. Absent: Bremer. Also in attendance were City Planner Cody Sheriff and Economic Development Coordinator Wolf. Chairwoman Rockweiler opened the public comment portion of the meeting at 7:00 p.m. There was nobody in attendance who wished to address the Commission with public comment. Approval of Minutes: Consideration of June 30, 2021 special Meeting Minutes as presented. Motion by Lehman and seconded by Smale for approval. Roll Call: Vote: 5-ayes: Commissioners Lehman, Rockweiler, Smale, Sobotta and Walsh. 0- nay; 1-abstained: Davis; 1-absent: Bremer. Motion Carried. File No. Z-993 Home of the Sparrow Inc Conditional Use Permit for an Institutional Use for the continued operation of a transitional living shelter and Zoning Variations to minimum lot width, parking lot perimeter landscaping, interior side yard setback, and any other zoning relief necessary to accommodate the existing principal building and accessory structures. Chairwoman Rockweiler called the hearing to order at 7:05 p.m. regarding File No Z-993 a Conditional Use Permit for an Institutional Use for the continued operation of a transitional living shelter and Zoning Variations to minimum lot width, parking lot perimeter landscaping, interior side yard setback, and any other zoning relief necessary to accommodate the existing principal building and accessory structures at 2116 N. Ringwood Rd. Chairwoman Rockweiler confirmed all legal posting requirements have been met. Debbie DeGraw and Matthew Kostecki were sworn in and stated Home of the Sparrow operates a Transitional Shelter located at the subject property and has for 30 years since 1991. The shelter was previously located in McHenry County and was recently annexed into the City of McHenry. They are requesting a conditional use for the City of McHenry to operate the shelter within conforming use. City Planner Sheriff provided the Commission with the Staff Report regarding this file stating The City of McHenry and the petitioner successfully applied and received $120,000.00 in Community Development Block Grant (2019) funding for the extension of the water main along Ringwood Road. The goal of the project was to provide fire sprinklers to the site for the safety of the occupants served by Home of the Sparrow, upon recent annexation to the City of McHenry as part of the agreement for connecting to City Water services. Approval of a Conditional Use Permit and Zoning Variations to continue to operate as a transitional living shelter is the final step in the process. Staff believes the proposed development is consistent with the future land use map recommendation. Planning and Zoning Commission September 15, 2021 Page 2 Given the longevity of the operation, staff does not believe the continuation of the use would generate any adverse impacts on the surrounding property owners. Overall, staff believes the proposed development is consistent with the City’s Comprehensive Plan objectives and policies, stating approval of the petitioner’s request would be supportive of the City’s growth objectives and policies. City water services have been extended to service the site. Also, although many policies and objectives do not apply in this specific circumstance, staff believes approval of the request would be supportive of promoting responsible growth while providing a high quality of life to our residents. Transitional living shelters provide a much- needed form of housing for vulnerable populations. With not many transitional housing options currently available in McHenry County, staff believes approval of the request would be supportive of the broader idea of creating a mix of diverse housing options and services for the City’s residents should those services be required. The petitioner is not proposing any changes to the site. The Zoning Ordinance requires a minimum lot width of 50-feet per dwelling unit in the RS-4 District for a combined total of 300 feet. The petitioner will need to receive approval of a zoning variation to allow a minimum lot width of 125 feet in lieu of the required 300 feet. The striped spaces on the north side of the property do not have perimeter landscaping. This is primarily related to existing site constraints of the property which does not reasonably allow perimeter landscaping at this location. The east side of the south parking lot is also missing perimeter landscaping; however, there are numerous decidious trees to the east that provide natural screening of the parking lot area. Staff is recommending that a condition of approval be added that the petitioner would be required to install parking lot perimeter landscaping should those trees be removed. The Ordinance requires a minimum of a 6-foot setback from the property line. Although the principal building complies, playground equipment appears to encroach within the setback. Staff has placed a general interior side yard setback provision within the request to accommodate all existing accessory structures on site. Planner Sheriff stated Staff is recommending a condition of approval be added regarding the variance for the south parking lot perimeter landscaping that the property owner shall be required to install parking lot perimeter landscaping should the deciduous trees east of the subject property be removed. Overall, the proposal appears to be in substantial conformance with the City’s Comprehensive Plan and Development Policies. Given the longevity of the use, and the value our community receives for having close access to a transitional living shelter, Staff does not object to the petitioner’s request subject to appropriate conditions. Planner Sherriff stated if the Planning & Zoning Commission agrees with staff’s assessment then two motions are recommended, as presented in the Staff Report. Chairwoman Rockweiler invited questions and/or comments from the Commissioners. There were no questions from any of the Commissioners. Chairwoman Rockweiler stated the staff report was very clear in explaining the request. Planning and Zoning Commission September 15, 2021 Page 3 Chairwoman Rockweiler invited questions and/or comments from the Public. There were no comments from the public. Chairwoman Rockweiler closed the public comment portion of the hearing at 7:08 p.m. Motion by Walsh seconded by Smale with regard to File No. Z-993, to recommend approval of the petitioner’s request for a Conditional Use Permit for an Institutional Use to operate a transitional living shelter on the subject property as outlined in the staff report, as presented, and by making said motion, we agree with staff’s assessment that the approval criteria for Conditional Uses have been met as outlined in the Staff Report. Roll Call: Vote: 6-ayes: Davis, Lehman, Rockweiler, Smale, Sobotta and Walsh. 0-nays, 0- abstained, 1-absent: Bremer. Motion Carried. Motion by Smale seconded by Lehman with regard to File No. Z-993, to recommend approval of the petitioner’s request for the following Zoning Variations: 1) to allow a minimum lot width of 125 in lieu of the required 300 feet; 2) to allow no parking lot perimeter landscaping along the north side of the northernmost parking lot and east side of the southernmost parking lot subject to the condition that the property owner shall be required to install parking lot perimeter landscaping as required by the Zoning Ordinance should the existing trees east of the parking lot be removed as determined by the Zoning Administrator or if the vacant lots east of the south parking lot are developed; 3) to allow an interior side yard setback of 2 feet in lieu of the required 6 feet for the existing playground equipment; and 4) any other zoning relief necessary to accommodate the existing principal building and accessory structures. AND by making said motion, we agree with staff’s assessment as outlined in the staff report and that the approval criteria for Variances have been met. Roll Call: Vote: 6-ayes: Davis, Lehman, Rockweiler, Smale, Sobotta and Walsh. 0-nays, 0- abstained, 1-absent: Bremer. Motion Carried. Chairwoman Rockweiler closed the hearing regarding File No. Z-993 at 7:15 p.m. Staff Report: The next meeting is a special meeting on September September 29, 2021 and there are currently three applications on the agenda. Planner Sheriff stated the Fox River Corridor Plan is close to being finished and we are continuing to work on the Streetscape Plan. Planner Sheriff also stated he is currently working on forced annexations and several apartment complex petitions. Adjourn: Motion by Smale and seconded by Davis, all approved. Meeting adjourned at 7:20 p.m.