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HomeMy WebLinkAboutPacket - 09/19/2018 - Planning and Zoning CommissionPLANNING AND ZONING COMMISSION MEETING NOTICE DATE: Wednesday, September 19, 2018 TIME: 7:30 p.m. PLACE: McHenry Municipal Center (Council Chambers) 333 South Green Street, McHenry, IL 60050 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Public Input —(five minutes total on non -agenda items only) 5. Consideration of Approval of Meeting Minutes: August 15, 2018 Regular Meeting 6. Z-935 Public Hearing —Zoning Map Amendment request from 1-1 Industrial to 0-1 Local Office, a Conditional Use Permit and Preliminary Subdivision Plat Approval to allow for an Institutional Use/Skilled Nursing Home Facility at the northeast corner of Bull Valley and Ridgeview Roads. Applicant: Troy Bersch, 802 E 861" Street, Indianapolis, IN 46204. Requested Action: Zoning Map Amendment request from 1-1 Industrial to 0-1 Local Office, a Conditional Use Permit and Preliminary Subdivision Plat Approval to allow for an Institutional Use/Skilled Nursing Home Facility. Location of Subject Property: The Subject property is located at the north east corner of Bull Valley Road and Ridgeview Road. 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. 7. Z-938 Public Hearing — Conditional Use Permit for an Assembly Use Including a Seven Night per Week Use as a PADS (Public Action to Deliver Shelter) site. Applicant: H. B. Brewer, 1235 Zange Drive, Algonquin, IL 60102 Requested Actions: Conditional Use Permit for an Assembly Use Including a Seven Night per Week Use as a PADS (Public Action to Deliver Shelter) site. Location of Subject Property: The subject property is located at 1809 S. Illinois Route 31, McHenry, IL. 8. Staff Report: Next Meeting Date: October 17, 2018 at 7:30 p.m. 9. Adiourn 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. City of McHenry Planning and Zoning Commission Minutes August 15, 2018 Chairman Strach called the August 15, 2018 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:29 p.m. In attendance were the following: Gurda, Miller, Sobotta, Strach, and Thacker. Absent: Doherty, and Walsh. Also in attendance were: Director of Economic Development Martin, Economic Development Coordinator Wolf and Economic Development Assistant Conaway. There was nobody in attendance who wished to address the Commission with public comment. Chairman Strach closed the public comment portion of the meeting at 7:30 p.m. Approval of Minutes Motion by Sobotta, seconded by Gurda, to approve the July 18, 2018 special meeting minutes of the Planning and Zoning Commission Meeting as presented: Voting Aye: Gurda, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: Miller and Thacker. Absent: Doherty and Walsh. Motion carried 3-0. Public Hearing: Troy Bersch File No. Z-935 Bull Valley Road and Ridgeview Road Zoning Map Amendment request from 1-1 Industrial to 0-1 Local Office and a Conditional Use Permit to Allow for an Institutional Use/Skilled Nursing Home Facility at the Northeast Corner of Bull Valley and Ridgeview Roads Chairman Strach stated a new meeting on this case is scheduled for Wednesday, September 19, 2018 at 7:30 p.m. due to a publication error on the original Public Hearing Notice, he stated that this case will be renoticed. Public Hearing: Patricia Bockhorst File No. Z-934 1503 Ramble Road Variance to Allow a Six -Foot Protrusion in the Corner Side Yard Chairman Strach called the Public Hearing to order at 7:34 p.m. regarding File No. Z-934 an application for a variance to allow a six-foot protrusion in the corner side yard for the property located at 1503 Ramble Road. Planning and Zoning Commission August 15, 2018 Page 2 Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on July 24, 2018. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were Patricia Bockhorst and Marty Crandall, both of 1503 Ramble Road, McHenry, IL who were sworn in by Chairman Strach. Ms. Bockhorst stated she would like to request a garage addition. Mr. Crandall added to request a variance. Director of Economic Development Martin stated that the applicant would like to construct a 12' X 22' attached garage with an approximately 264 square foot addition to the west of the current garage. Director of Economic Development Martin stated a 15-foot corner side yard building setback is required in the RS-2 zoning district. Director of Economic Development Martin stated the garage would be approximately 9' from the corner side yard property line off of Home Avenue. A Variance is required because of the existing garage due to a protrusion of the current garage, about 2.5', as well as the proposed garage addition which would be 6' inside the corner side yard setback. Staff believes the proposed garage addition will not detract or adversely impact neighboring properties and is appropriately located on the lot. This applicant's driveway comes off of Home Avenue and there's a deck to the north with the existing garage to the east. Director of Economic Development Martin stated the applicant is proposing to do minor drainage improvements, similar to a French drain, to the low area where water is ponding to the south east. Table 32, approval criteria for variances, states special circumstances that do not apply generally to other properties in the same zoning district. This situation may apply to other properties in this zoning district. It however certainly does not apply to many. Further, the variance will not alter the local character and is consistent with the zoning ordinance and comprehensive plan. Director of Economic Development Martin stated that applicant does have a hardship as the garage already protrudes, he opined that they have a large lot for the area and stated that staff does not have any concerns. Director of Economic Development Martins stated staff recommends approval of a Variance to allow a six-foot protrusion in the corner side yard. Chairman Strach invited questions and/or comments from the Commission. Commissioner Miller inquired if they were planning to eliminate either of the wood decks? Mr. Crandall stated they would be removing the smaller deck because that is where the service door would be. Commissioner Thacker asked for clarification on the drainage plan. Mr. Crandall stated the house is called the "flood house' and that with the monsoon rains last year, eighty percent of the property was under water. He stated that the water does recede except to the west but that Planning and Zoning Commission August 15, 2019 Page 3 most of water sits between his and the neighbor's property. Mr. Crandall stated that they would like to put in a French drain from the corner of the properties to drain the ponding. He stated they will grade from the north to the west because of where all utilities come in. Commissioner Gurda thanked the applicants for making the improvements to the neighborhood, he inquired if there is a door on the front of the garage. Mr. Crandall stated that they are not sure if they will put in a single or double car door on the backside. He stated that when he spoke with the City's Community Development Department they helped him to reconfigure the driveway area. Mr. Crandall stated that the west side of the garage would have an apron and service door. Chairman Strach asked for confirmation that there would not be a roll up door on Ramble Road. Mr. Crandall stated there would not, the roll up would be on Home Avenue. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing 7:43 p.m. Motion by Miller, seconded by Thacker, to recommend to the City Council with regard to File No. Z-934 approval of an application for a Variance to allow a six-foot protrusion in the corner side yard for the property located at 1503 Ramble Road, as presented: Staff finds the requirements set forth in Table 32 have been met. Voting Aye: Gurda, Miller, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty, and Walsh. Motion carried 5-0 Chairman Strach closed the Public Hearing regarding File No. Z-934 at 7:43 p.m. Public Hearing: VFW File No. Z-936 3002 W. Illinois Route 120 Conditional Use Permit to Allow a Recreational Institution, Outdoor Amusement, Restaurant Serving Alcohol, Live Entertainment and Dancing and Outdoor Seating/with Alcohol and Food Chairman Strach called the Public Hearing to order at 7:44 p.m. regarding File No. Z-936 an application for a Conditional Use Permit to allow a recreational institution, outdoor amusement, restaurant serving alcohol, live entertainment and dancing and outdoor seating/with alcohol and food for the subject property located at 3002 W. Illinois 120. Planning and Zoning Commission August 15, 2018 Page 4 Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on July 29, 2018. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were Ben Keefe, 929 Bayview, Round Lake Beach and Lucian Lange, 1325 Wiley Rd, Suite 166, Schaumburg. Mr. Keefe stated that the VFW would like to make improvements by adding an outdoor seating/beer garden area and make some exterior improvements to the building. Chairman Strach stated for the applicant that they are requesting a conditional use permit to allow a recreational institution, outdoor amusement, restaurant serving alcohol, live entertainment and dancing and outdoor seating/with alcohol and food for the subject property located at 3002 W. Illinois 120, east of the Fox River and north of Route 120 consisting of approximately 14.3 acres. Director of Economic Development Martin stated the applicant, VFW, received approval of a zoning map amendment to C-5 and a conditional use permit to allow the following uses on the property at 3002 W Illinois Route 120: recreational institution (ball fields), outdoor amusement establishment, restaurant serving alcoholic beverages with live entertainment and dancing. He further stated this occurred in 1996 with the East of the Fox River annexation. Director of Economic Development Martin stated the VFW would be required to obtain an additional conditional use permit to allow a recreation institution, outdoor amusement, restaurant serving alcohol, live entertainment and dancing and outdoor seating/with alcohol and food as depicted on the plan drawings. He noted they have included a covered patio which extends directly into their building at the far southern end and will be enclosed by a perimeter wall/fence not four walls. He stated that the VFW is host to numerous baseball games and events and that they have a full bar and serve food. Director of Economic Development Martin stated they currently do not serve food or alcohol outside and that this is not the intent, they want people to have ability to drink/eat outside within a specific area, he further stated staff would recommend all the rules of outdoor seating in the zoning ordinance be followed if this request is approved, with a few exceptions outlined in the recommendation. People may bring it outside but must remain within the outside seating area delineated on the plan -with the alcohol. Director of Economic Development Martin stated staff would also recommend that the main access to and from the outdoor seating area be from the inside bar area and not from the parking lot. He opined that the outdoor seating area will definitely be an enhancement to the property and draw more people to the site. He stated that with the outdoor seating regulations and time restriction and other rules and regulations staff believes the requirements of Table 31 for Conditional Use Permits has been met. Planning and Zoning Commission August 15, 2018 Page 5 Director of Economic Development Martin does not believe this will adversely impact the neighboring residential properties as it is located on the south side of the building and the residential is to the north and west. He further stated staff supports the request as presented with the recommendations included in the staff report. Director of Economic Development Martin stated Staff is recommending approval of a Conditional Use Permit to allow a recreational institution, outdoor amusement, restaurant serving alcohol, live entertainment and dancing and outdoor seating/with alcohol and food at 3002 W Illinois Route 120 with the following conditions: • Primary access to/from the outdoor seating area be from the interior of the VFW building; • All alcohol consumed outside must remain within the outside seating area delineated on the plan. • Regulations in the Outdoor Seating section of the zoning ordinance be followed, with the exception of the following: "No service of food outside," and "No service of alcohol outside," Director of Economic Development Martin stated he fdoes not want to limit the VFW if they would like to have an outdoor event. "Outdoor seating must be located on a hard surface such as asphalt concrete, brick or wood." • Outdoor seating is developed in substantial conformance with the Preliminary Floor Plan prepared by Reitan Architects LLC and dated 6/28/18. Director of Economic Development Martin inquired if the 10:00 p. m. close time, outlined in the regulations, is acceptable to the VFW. Mr. Keefe responded that would not be an issue and stated they would obtain a special permit to expand the time if needed for special events. Chairman Strach invited questions and/or comments from the Commission. Commission Sobotta inquired if the addition would affect parking. Director of Economic Development Martin opined that the additional impact would not be significant. He stated that the VFW is planning to add parking. Chairman Strach inquired about the current number of parking spots. Mr. Keefe stated he did not know the number but stated that they are in the planning stages to add a significant amount of parking and opined that would be completed before the addition. Commissioner Thacker inquired if the entrance to the new patio at the far south is for emergency use only. Mr. Keefe answered affirmatively and stated they were looking into having an alarmed gate and that it would be posted as an emergency exit only. Commissioner Miller inquired about the surface under the picnic tables and the fencing materials. Mr. Keefe stated that under the tables would either be concrete or brick and that there would be brick pillars with wrought iron fencing between the pillars. Commissioner Miller offered her congratulations on the success of the VFW and she stated she did have concern regarding the limited parking area and inquired about the parking plan. Mr. Keefe restated the hope that the parking lot area would be completed before the addition and stated the expansion Planning and Zoning Commission August 15, 2018 Page 6 would be to the east. Commissioner Miller inquired if the beer garden would have outside alcohol sales. Mr. Keefe stated the intent is not to have any alcohol service outside but further stated they may have outdoor sales for special events. Chairman Strach opened the floor to questions and comments from the audience. Mr. Calvin Hill, 3009 Maryville Drive, McHenry inquired about the difference between this use permit and the original one. Director of Economic Development Martin stated they are the same except for the outdoor seating with alcohol and food. Mr. Hill opined that the parking for events is limited but that does not seem to be an issue. He stated his question about the timing of events had been answered. Chairman Strach closed the public comment portion of the hearing at 7:59 p.m. Chairman Strach opened the questions to the commission. Commissioner Miller inquired if the gate to the patio seating could be open for families to enter especially for the small children to sit and eat during games. Mr. Keefe stated there may be limited access with a staff person there. Director of Economic Development Martin stated he is not opposed to this but would like it to be staffed as a safety precaution. Motion by Miller, seconded by Sobotta, to recommend to the City Council with regard to File No. Z-936 approval of a Conditional Use Permit to allow a recreational institution, outdoor amusement, restaurant serving alcohol, live entertainment and dancing and outdoor seating/with alcohol and food at 3002 W Illinois Route 120 with the following conditions: • Primary access to/from the outdoor seating area be from the interior of the VFW building; • All alcohol consumed outside must remain within the outside seating area delineated on the plan. • Regulations in the Outdoor Seating section of the zoning ordinance be followed, with the exception of the following: "No service of alcohol outside," and "Outdoor seating must be located on a hard surface such as asphalt concrete, brick or wood." • Outdoor seating is developed in substantial conformance with the Preliminary Floor Plan prepared by Reitan Architects LLC and dated 6/28/18. Staff finds the requirements set forth in Table 31 have been met. Voting Aye: Gurda, Miller, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty, and Walsh. Motion carried 5-0. Planning and Zoning Commission August 15, 2018 Page 7 Chairman Strach closed the Public Hearing regarding File No. Z-936 at 8:01 p.m. Staff Report Director Martin stated that the September 19, 2018 regularly scheduled meeting would be held at 7:30 p.m. in the Council Chambers. He further stated the Public Hearing for File No. Z-935, Bull Valley Road and Ridgeview Road would be on the agenda and he expects two more cases. Adjournment Motion by Sobotta, seconded by Gurda, to adjourn the meeting at 8:02 p.m. Voting Aye: Gurda, Miller, Sobotta, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Doherty, and Walsh. Motion carried 5-0. The meeting was adjourned at 8:02 p.m. Respectfully submitted, Shawn Strach, Chairman City of McHenry Planning & Zoning Commission [PLANNING AND ZONING COMMISSION STAFF REPORT Z-935 ZONING MAP AMENDMENT, CONDITIONAL USE PERMIT AND PRELIMINARY PLAT APPROVAL FOR THE PROPERTY LOCATED AT THE NORTHEAST CORNER OF BULL VALLEY ROAD AND RIDGEVIEW DRIVE] Applicant Troy Bersch 802 E 861h Street Indianapolis, IN 46204 Requested Actions • Zoning Map Amendment from 1-1 Industrial to 0-1 Local Office; • Conditional Use Permit for an Institutional Use/Skilled Nursing Home Facility; • Preliminary Subdivision Plat Approval Site Information Location and Size of Property The site consists of 5.825 acres and is located at the northeast corner of Bull Valley Road and Ridgeview Drive ("Subject Property') at a signalized intersection. Comprehensive Plan Designation Medium -Density Residential Existing Zoning and Land Use 1-1 Industrial and Vacant Adjacent Land Use and Zoning North: 1-1 Industrial, Vacant South: H-C Healthcare District, Vacant West: 0-1 Local Office, Colonial Funeral Home and 1-1, Vacant East: 1-1, Vacant Background The subject property is part of a larger tract of land which wraps around from Bull Valley Road to Illinois Route 31 and consists of approximately 5.825 acres. The applicant is proposing to subdivide a smaller tract of land off from a larger piece. Description of Request The applicants are proposing to construct a long-term care skilled nursing facility to serve the needs of both short and long-term post -acute care patients. The proposed building is one- story, will be able to accommodate 84 people, 60 singles and 12 doubles. This facility will literally be constructed as an upscale resort rehabilitation center with a therapy gym, private rooms, bathrooms and showers and an outdoor courtyard. In order to facilitate the planning, engineering and construction of this facility the applicant is seeking the following: 1 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-935 ZONING MAP AMENDMENT, CONDITIONAL USE PERMIT AND PRELIMINARY PLAT APPROVAL FOR THE PROPERTY LOCATED AT THE NORTHEAST CORNER OF BULL VALLEY ROAD AND RIDGEVIEW DRIVE] • Zoning Map Amendment from 1-1 Industrial to 0-1 Local Office; • Conditional Use Permit for an Institutional Use; and • Preliminary Subdivision Plat Approval. Staff Analysis Zoning Map Amendment from 1-1 Industrial to 0-1 Local Office The Subject Property is currently zoned industrial and has been for numerous years and has gone undeveloped. The applicant is seeking a zoning map amendment to 0-1 Local Office. This zoning classification is consistent with the zoning to the west and the office land uses to the south, as well as Northwestern Hospital. The site is located on a major state highway, at a lighted intersection. There is considerable traffic on Bull Valley Road. There are also thousands of residents within a few miles of this site, and the site is practically equidistant from Illinois Route 31 and Crystal Lake Road. A skilled nursing facility is an extremely practical use at this location. Staff supports the requested zoning map amendment. Conditional Use Permit to allow an Institutional Use The applicant is requesting a Conditional Use Permit to allow an institutional use for a skilled nursing facility. An institutional use is a building housing more than 25 persons on a 24 hour basis, who because of age, mental disability or other reasons, live in a supervised environment that provides personal care services. Three access points are proposed off of Ridgeview Drive. The northernmost access point serves primarily as a service drive. The use is very low impact and will not adversely impact adjacent land uses. It will complement surrounding land uses and serve the immediate area well in addition to people from other cities and towns. Staff supports the conditional use permit. Preliminary Plat Approval The applicant is also seeking preliminary subdivision plat approval. Staff sent the preliminary plat and preliminary engineering to HR Green for review. There were no major issues reported. Comments of note are a sidewalk or bike path should be provided along Bull Valley Road; additionally Ridgeview Drive is a bike path route on the City's Bike Path Plan. A bike path should be extended along Ridgeview Drive to the northern extent of the property line; a right- of-way dedication is depicted along Bull Valley Road. Staff recommends approval of the preliminary plat. N [PLANNING AND ZONING COMMISSION STAFF REPORT Z-935 ZONING MAP AMENDMENT, CONDITIONAL USE PERMIT AND PRELIMINARY PLAT APPROVAL FOR THE PROPERTY LOCATED AT THE NORTHEAST CORNER OF BULL VALLEY ROAD AND RIDGEVIEW DRIVE] Staff Recommendations Prior to Public Hearing Approval of a Zoning Map Amendment from 1-1 Industrial to 0-1 Local Office. Staff finds the requirements set forth in Table 33 have been met. Approval of the Conditional Use Permit to allow an Institutional use subject to the following condition: • The project is developed in accordance with the Site Plan prepared by 2401 Incorporated dated 7/13/18 and consisting of one page, and Exterior Elevations and Renderings prepared by 2401 Incorporated dated 7/13/18 consisting of two pages. Staff finds the requirements set forth in Table 31 have been met. Approval of the Preliminary Plat of Subdivision for McHenry Senior Partners Subdivision prepared by Compass Surveying Ltd. dated 6/29/18 consisting of one sheet subject to the following conditions: • A sidewalk or bike path shall be installed along Bull Valley Road along the entire frontage of the property; • A sidewalk or bike path shall be installed along Ridgeview Drive along the entire frontage of the property; • The right-of-way dedication along Bull Valley Road is consistent with the needs of the McHenry County Highway Division; • Comments in the letter from HR Green dated 7/27/18 are addressed. Attachments • Location Map • Application Packet 3 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-935 ZONING MAP AMENDMENT, CONDITIONAL USE PERMIT AND PRELIMINARY PLAT APPROVAL FOR THE PROPERTY LOCATED AT THE NORTHEAST CORNER OF BULL VALLEY ROAD AND RIDGEVIEW DRIVE] Location Map -NEC of Ridgeview Drive and Bull Valley Road 59 Z-935 Leo Brown o 802 E. 86th Street, Indianapolis, IN 46240 bmorton@leobrowngroup.com 07/11/2018 Mr. Doug Martin Director of Economic Development City of McHenry dmartin@ci.mchenrV.il.us Dear Mr. Martin: We are excited to submit the attached zoning map amendment and preliminary plat application and look forward to working with you during this process. As you are aware, our —5.9-acre site is in the northeast quadrant of the intersection of Ridgeview Drive and Bull Valley Road, directly across the street from the Centegra Hospital McHenry campus. The site currently falls into the 1-1 Industrial" category, and we are requesting a rezone into the" 0-1 local office" classification with a conditional use that would allow our project to operate as a skilled nursing facility. The proposed Project will be a brand-new state of the art Long -Term Care (LTC)/Rehabilitation facility and will serve the needs of short term and long term post -acute care patients. We have several letters of endorsement from the mayor and local politicians and have full support from Centegra Health System executives and its physician group for this project. The proposed Project will be a one-story structure, consisting of 60 private rooms and 12 shared suites, giving the project 84 total beds. It is important to note that the local area has not had a new skilled nursing facility in many years and this facility will function as a Medical Resort and will combine amenities found in an upscale hotel with care and services of an advanced rehabilitation center. The unique guest centered design will feature the area's largest therapy gym, the area's largest supply of private rooms (that will also include all private bathrooms and showers), and an outdoor courtyard with progressive outdoor therapy for healing, and the area's best nurse and aide to patient ratio ensuring the highest level of care. We are confident that our project will complement the numerous healthcare related uses that surround the Centegra Hospital -McHenry campus, and look forward to serving the community of McHenry. Regards, Leo Brown Group Z-935 Wayne Jett Office of the Mayor City of McHenry 3335 Green Street McHenry, IL 60050 (815) 363-2108 (815) 363-2119 (f) April 26, 2018 Ms. Courtney Avery, Administrator Health Facilities and Services Review Board Illinois Department of Public Health 525 West Jefferson Street, Second Floor Springfield, It 62761 Re: Letter of Support for a Replacement CON for a previously approved 84-Bed Skilled Nursing Facility in McHenry, Illinois Dear Ms. Avery: It is my understanding that TCO JV, LLC, a joint venture between the Leo Brown Development Group and Ignite Medical Resorts, propose to establish a brand new, state of the art 84-bed long-term care skilled nursing facility in Health Service Area 8. The project was previouslyapproved by the Illinois Health Facility and Service Review Board and now will be located directly across the street from Centegra Hospital — McHenry (and its original project site) on the comers of Bull valley Rd and Ridgeview in McHenry, Illinois. 1 believe that a facility of this type will help fill a need for senior citizens and health care placement needs in our community. in addition, I believe that this undertaking will help to beautify the surrounding neighborhood and improve the overall health care services provided to the area residents of McHenry and McHenry County. An Important objective of every organization Is a strong commitment to the community and residents' quality of life. Most assuredly, this project will accomplish that goal and have a positive Impact on both social and economic development by creating new jobs in the areas of construction, skilled nursing care, administration, food services, activities, laundry, housekeeping, social services and maintenance. It is estimated this project will create approximately 200 full-time construction jobs and will eventually result in over 120 full-time healthcare related jobs. 1 completely support and ask for your approval of this worthwhile healthcare project for the residents of the City of McHenry, McHenry County and the surrounding service areas. The City of McHenry is a healthcare community, home to Centegra Hospital, McHenry County's largest employer, as well as Mercy Medical Center. The City also Is home to numerous healthcare Industries, such as Medela and Medcor, as well as many independent, assisted and memory care facilities therefore the proposed facility is a natural complement to our existing healthcare base. Thank you for your consideration. Si cc�eerreely, Wayne 1eor City of McHenry The City of McHenry Is dedicated to providing the citizens, businesses and visitors of McHenry with the hlghest quality of programs and services In a customer -oriented, efflclent and fiscally responsible manner. FORMA File Number Z-935 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 Troy Bertsch Tel 317-669-8404 Address 802 E. 86°i Street, Indianapolis IN 46204 Fax 2. Name of Property Owner First Nations Bank TR 1761 Tel (If other than Applicant) Address 7757 W. Devon Ave, Chicago IL 60631 Fax 3. Name of Engineer Andy Heinen (Kimley-Horn) Tel 630487-5553 (If represented) Address 1001 Warrenville Road Suite 350 Lisle IL 60532 Fax 4. Name of Attorney (If represented) Address Tel Fax 5. Common Address or Location of Property NEC of Bull Valley Road & Ridgeview Drive, 6. Requested Action(s) (check all that apply) X Zoning Map Amendment (Rezoning) X Conditional Use Permit Zoning Variance McHenry IL 60050 Zoning Variance - Minor Zoning Text Amendment Other 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: Requesting a Zoning Map Amendment from I-1Industrial to 0-1 Local Office and a Conditional Use Permit to allow for a Skilled Nursing Facility. FORM A Page 1 of 3 Z-935 7. Current Use of Property Agriculture 8. Current Zoning Classification of Property, Including Variances or Conditional Uses 9. Current Zoning Classification and Land Use of Adjoining Properties North: I-1 Industrial South: HC HealthCare (Across Bull Valley Road) East: I-1 Industrial West: 0-1 Local Office (Across Ridgeview Drive) 10. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. 1. Application Fee (amount) $ $5,600 X 2. Narrative Description of Request X 3. FORM A — Public Hearing Application X 4. FORM B — Zoning Map Amendment (Rezoning) Application X 5. FORM C — Conditional Use Application 6. FORM D— Zoning Variance Application 7. FORM E — Use Variance Application X 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit X 9. Plat of Survey with Legal Description X 10. List of Owners of all Adjoining Properties X 11. Public Hearing Notice 12. Sign (Provided by the City, to be posted by the Applicant) X 13. Site Plan X 14. Landscape Plan X 15. Architectural Rendering of Building Elevations 16. Performance Standards Certification 17. Traffic Analysis _18. School Impact Analysis FORM A Page 2 of 3 Z-935 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 Partnershin 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) 14 FORM A Page 3 of 3 FORM B File Number Z-935 ZONING MAP AMENDMENT (REZONING) Planning and Zoning Commission City of McHenry 333 South Green Street - McHenry, IL 60050 - Tel: (815) 363-2170 - Fax: (815) 363-2173 Table 33 of the City of McHenry Zoning Ordinance provides that in recommending approval of a Zoning Map Amendment (Rezoning), 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. Compatible with Use or Zoning of Environs The proposed use(s) or the uses permitted under the proposed zoning classification are compatible with existing uses or existing zoning of property in the environs. The proposed project is compatible with existing uses surrounding the property (Contegra Hospital and other medical offices in the immediate area). 2. Supported by Trend of Development The trend of development in the general area since the original zoning of the affected property was established supports the proposed use(s) or zoning classification. The property to the west was rezoned from I-1 to 0-2. The property to the south is HC Healthcare Zoning which is compatible with our proposed use Property to the north and east are undeveloped. 3. Consistent with Comprehensive Plan Objectives The proposed use(s) or zoning classification is in harmony with the objectives of the Comprehensive Plan of the City as viewed in light of any changed conditions since the adoption of the Plan. The proposed zoning classification is consistent with the immediate area along Bull Valley as a healthcare corridor and compliments the existing medical uses in the area. 4. Furthers Public Interest The proposed use(s) or zoning classification promotes the public interest and not solely the interest of the applicant. The proposed project will fill a void for healthcare needs of senior residents of McHenry. It is a further benefit to the senior community to have the facility near the hospital and other medical offices. FORM B Page I of I File Number Z-935 CONDITIONAL USE PERMIT Planning and Zoning Commission City of McHenry 333 South Green Street 0 McHenry, IL 60050 - Tel: (815) 363-2170 n Fax: (815) 363-2173 Table 31 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a Conditional Use Permit, 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. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. The proposed facility will receive approximately 20 visitors per day. Traffic from staff will be spread over three shifts throughout the day, which will minimize increased traffic flow. All 2. Environmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district have been appropriately controlled. 3. Neighborhood Character The proposed use will fit harmoniously with the existing natural or man-made character of its surroundings and with permitted uses in the zoning district. The use will not have undue deleterious effect on the environmental quality, property values, or neighborhood character existing in the area or normally associated with permitted uses in the district. proposed building is designed to be harmonious with adiacent properties. Building colors will be warm neutrals and will blend with the surrounding area. FORM C Page 1 of 2 4. Public Services and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of permitted uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. The proposed facility will have very little or no impact on local schools and park systems. Other service demand is expected to be similar to other skilled nursing facilities in the area. 5. Public Safety and Health The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use nor of the general public in the vicinity. The state-of-the-art facility will be licensed by Illinois Department of Public Health and will be designed and constructed to comply with all applicable building codes. 6. Other Factors The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use and its particular location. FORM C Page 2 of 2 Z-935 PLATIDEVELOPMENT APPLICATION City of McHenry 333 South Green Street - McHenry, IL 60050 - Tel: (815) 363-2170 - Fax: (815) 363-2173 1. Name of Applicant Troy Bertsch Tel 317-669-8404 Address 802 East 86th Street, Indianpolis, IN Fax 2. Name of Property OwnerN/A Tel (If other than Applicant) Address Fax 3. Name of Engineer Andy Heinen Tel 630-487-5553 (If represented) Address 1001 Warrenville Road, Suite 350, Lisle, IL Fax 4. Name of Attorney Tel (If represented) Address Fax 5. Common Address or Location of Property NEC of Bull Valley Road & Ridgeyiew Drive, 60050 6. Requested Action X Preliminary Plat Final Plat Development Provide a brief description of the Requested Action. For example, indicate the number of lots and the type of subdivision (single-family, towhhome, commercial, industrial, etc.) or include a description of the development project: Subdivision of a 5.82 acre lot for a new Skilled Nursing Facility, which will include a 55,000 SF building with associated parking, utility, and stormwater management facilities. FORM F Page 1 of 3 Z-935 7. Current use of Property Undeveloped, cultivated farmland. 8. Current Zoning Classification of Property, Including Variances or Conditional Uses 1-1 Industrial 9. Current Zoning Classification and Land Use of Adjoining Properties North: I-1 Industrial South: HC HealthCare (Across Bull Valley Road) East: 1-1 Industrial West: 0-1 Local Office (Across Ridgeview Drive) 10. Required Attachments - Please refer to the attached checklist. 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. Anulicant 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. FORM F Page 2 of 3 Z-935 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. 1 hereby request that the City process this application in accordance with the codes and ordinances of the City. Signature of Applicant(s) Print Name and Designation of Applicant(s) FORM F Page 3 of 3 Z-935 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) shad 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 Partners in 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. int pplicam(s) , state of flunols, county c. is instrument wa<ac_know`ledged before we en ��a% J/� by . L- i L (Yi 4 {date) tnaY{N!lsOfperSdnls]as ._.-._,,;,--ttt'c: s''u+bDrity, e.g., offic% trustee, etc.) of (name of party on behalf ofwhom instrument executed) l ignature of tVotary Public] ial Seala Soto, State of nloLa umher 82xpires 10- Page 3 of 3 MEMORANDUM DATE: July 11, 2018 TO: Andy Heinen, PE — Kimley-Horn and Associates, Inc. FROM: Thomas Kehoe - Christopher B. Burke Engineering, Ltd. SUBJECT: Wetland/Waters Assessment of Property North of Bull Valley Road, East of Ridgeview Drive in McHenry, McHerny County, Illinois (CBBEL Project No. 150489.mchen) On July 2, 2018, Christopher B. Burke Engineering, Ltd. (CBBEL) completed a wetland/waters assessment of the above -referenced property located northeast of the intersection of Bull Valley Road and Ridgeview Drive in the City of McHenry, McHenry County, Illinois (Exhibit 1). The study area can be found geographically in Section 3, Township 44 North, Range 8, East of the Third Principal Meridian (Latitude 42.321786; Longitude-88.284722). The study area contained agricultural land and mowed turf grass/scrub shrubs within the roadside rights -of -way. Offsite wetlands/waters were observed beyond the limits of the study area, primarily to the north and east. No wetlands or waters were identified within the study area at the time of the site visit. This assessment was based on field conditions at the time of the CBBEL site visit and our understanding of current federal, state and local regulations. An evaluation of historic site conditions was not performed. METHODOLOGY The Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Midwest Region (August 2010), identifies technical criteria required for wetland identification. The three essential characteristics of a jurisdictional wetland are hydrophytic vegetation, hydric soils and wetland hydrology as described below: HydrophVtic Vegetation: The hydrophytic vegetation criterion is based on a separation of plants into five basic groups: (1) Obligate wetland plants (OBL) almost always occur (estimated probability >99%) in wetlands under natural conditions; (2) Facultative wetland plants (FACW) usually occur in wetlands (estimated probability 67-99%), but occasionally are found in non -wetlands; CHRISTOPHER B. BURKE ENGINEERING, LTD. 9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520 MEMORANDUM (3) Facultative plants (FAC) are equally likely to occur in wetlands or non -wetlands (estimated probability 34-66%); (4) Facultative upland plants (FACU) usually occur in non -wetlands (estimated probability 67-99%), but occasionally are found in wetlands; and (5) Obligate upland plants (UPL) almost always occur (estimated probability >99%) in non -wetlands under natural conditions. Four procedures completed in the following order are used to determine if hydrophytic vegetation is present: 1) Rapid Test: The Rapid Test for hydrophytic vegetation is met if all dominant species across all strata are OBL or FACW, or a combination of the two based on a visual assessment. 2) Dominance Test: Using the 50/20 Rule, if greater than 50% of the plants present are FAC, FACW, or OBL, the subject area meets the hydrophytic vegetation criterion. 3) Prevalence Index: Each plant species in a sampling plot is assigned a numeric value (OBL=1; FACW=2; FAC=3; FACU=4; UPL=5). Based on the sampling data, the absolute cover is calculated for each species in each stratum and using the specified formula, if the Prevalence Index is 3 or less, hydrophytic vegetation is present. 4) Morphological Adaptations: Various species may develop physical characteristics after growing in wetland areas such as multi -stemmed trunks, shallow roots and buttressed stems. Hydrophytic vegetation is present if an adaptation is observed in more than 50% of FACU species growing in an area that contains hydric soil and wetland hydrology. Hydric Soils: Hydric soils are defined in the manual as "soils that are saturated, flooded or ponded long enough during the growing season to develop anaerobic conditions in the upper part." Field indicators of hydric soil are found in the NTCHS Field Indicators of Hydric Soils in the United States (USDA Natural Resources Conservation Service 2006b or current version). Wetland Hydrology: The wetland hydrology criterion is often the most difficult to determine. Typically, the presence of water for a portion of the growing season creates anaerobic conditions. Anaerobic conditions lead to the prevalence of wetland plants. Morphological adaptations of plants, driftlines and watermarks are examples of wetland hydrology field indicators. ICHRISTOPHER B. BURKE ENGINEERING, LTD. 9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520 MEMORANDUM REFERENCE MATERIALS The following reference materials were reviewed and used to assist in the field reconnaissance. They are included as Exhibits 2 and 3. MCHENRY COUNTY WETLAND INVENTORY The McHenry County Wetland Inventory map (MCWI) for Nunda Township, as shown on Exhibit 2, indicates that no wetland is mapped within the study area. The MCWI serves only as a large-scale guide and actual wetland locations and types often vary from that mapped. SOIL SURVEY The Soil Survey of McHenry County, Illinois (2013), was reviewed to determine the location of hydric soils on the property (Exhibit 3). Mapped hydric soil can be indicative of wetland conditions. The following soils are mapped on -site: 153A - Pella silty clay loam, hydric 297A - Ringwood silt loam 343A - Kane silt loam 363B - Griswold silt loam ICHRISTOPHER B. BURKE ENGINEERING, LTD. 9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520 Sources. Earl, HERE, Garmio, USGS, Interni INCREMENT P, NRCan, Earl Japan, METI, Eau China (Hong Kong), Esri Korea, Esri (Thailand), NGCC, Open StreetMap:mntributors, and the GIS User Community CLIENTS TITLECBB. EL 15HENKimle 0orn LOCATION MAP DATE: 7110118 JjBCHRISTOPHER B. BURKE ENGINEERING, LTD. owN. r=2.989 EXH 1 9575 W. Higgins Road, Suite 600 - Rosemont, Illinois 60018 � (847) 823-0500 ce rco. Tdrc PLOT oAiE: nnlzme FILENAME'. 158489.M CH EN LOC TITLE: i >)1"1r MCHENRY COUNTY I WETLAND INVENTORY : B CHRISTOPHER B. BURKE ENGINEERING, LTD. x 9575 W. Higgins Road, Suite 600 • Rosemont,. Illinois 60018 - (847) 823-0500 CREEL # 1W489.MCHEN DATE'. 11 OH8 _,,,• EXH 2 711M018 WETLAND 1 WETLAND z t p � b d t# CLIENT: TITLE: APPROXIMATE Klmlef WETLAND DELINEATION CHRI5TOPHER B. BURKE ENGINEERING, LTD. oWN. KEK SCALE JIB 9575 W. 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C = LU !� i-m s z tm , °' W L Q m U e: w 1%/f U : .+ S lI 'XdN3HDW 'AADIG m3iA�E inj 13 civo'd ),.�iivA iina LU O M AlI�I�d� Z N LU " o G � Wa o JNIsmnN a3l1Ims a38108 a3SOdONd a a WiF z OO LU c c c O W W v F lI 'A1 IN3HDW '3AId(I mim/ Jain 13 avoii AAiwA iine A111I3VA JNIsNnN a3lIDIS G38178 a3SOdONd I F J 0 N 3:- M m P t S ui W W o Z uj ujce W V ez GC H Z W Z m 10 .1 N m a 3 W F•1 i F 711 plj k i le G C) z O x U2 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-938 CONDITIONAL USE PERMIT TO ALLOW AN ASSEMBLY USE INCLUDING A SEVEN-NIGHT/WEEK USE AS A PADS (PUBLIC ACTION TO DELIVER SHELTER) SITE AT 1809 SOUTH ILLINOIS ROUTE 31] Applicant H.B. Brewer 1235 Zange Drive Algonquin, IL 60102 Requested Action Conditional use permit to allow an assembly use, including a seven-night/week use as a PADS (Public Action to Deliver Shelter) site on the subject property. Site Information Location and Size of Property The property is located at 1809 South Illinois Route 31 and consists of approximately 4.6 acres. Comprehensive Plan Designation: Business Park Existing Zoning and Land Use The property is zoned E Estate and contains a one-story 53,000 square -foot building constructed in 1967. Adiacent Zoning and Land Use North: 1-1 Industrial (Unincorporated McHenry County), Waste Management Facility South: 1-1 (Unincorporated McHenry County), Digital Fix and Composites East: C-5, Highway Commercial District, Vacant Land West: Al Agriculture (Unincorporated McHenry County), Vacant Land Background and Description of Request The Chapel currently holds worship services at McHenry High School West Campus, and they have done so for the past several years. The Chapel appeared before the Planning and Zoning Commission on July 25, 2013 to obtain a conditional use permit to allow an assembly use to construct a new church building at 414 South Crystal Lake Road and again on June 17, 2015 to obtain a conditional use permit to allow an assembly use for a church at 1809 South Illinois Route 31 and use of the facility as a public action to deliver shelter (PADS) facility for one night. The City Council authorized execution of an annexation agreement and approved an ordinance annexing the property and granted a conditional use permit to allow an assembly use. The Chapel subsequently relocated solely their offices to 1809 South Illinois Route 31 and have decided to pursue the renovation of the existing building and eventually hold services at 1809 South Illinois Route 31. Currently, the Chapel is utilizing the building, formerly occupied by Tonerhead for administrative space as well as small group functions. If approved The Chapel 1 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-938 CONDITIONAL USE PERMIT TO ALLOW AN ASSEMBLY USE INCLUDING A SEVEN-NIGHT/WEEK USE AS A PADS (PUBLIC ACTION TO DELIVER SHELTER) SITE AT 1809 SOUTH ILLINOIS ROUTE 311 intends to continue to utilize the building in the aforementioned manner and when they raise enough funds to complete interior and exterior alterations, hook-up to City sewer and water and install sprinklers then they will have a permanent facility and discontinue holding services at McHenry West High School. In accordance with the building code, as long as no more than 50 people occupy the building at 1809 South Illinois Route 31 at any one time The Chapel can continue to utilize it for administrative space and holding small group functions. Staff and McHenry Township Fire Protection District have walked -through the building and are comfortable with this plan moving forward. Due to some time constraints and obligations in their current annexation agreement at 1809 South Illinois Route 31, The Chapel will need to amend their annexation agreement before the City Council. Currently, The Chapel is proposing to partner with Pioneer Center to relocate the PADS facility from Woodstock to McHenry however in order to do that they must expand and obtain a new conditional use permit for an assembly use to have a seven-night/week shelter at 1809 South Illinois Route 31. Their current conditional use permit only permits their facility to be used as a PADS site for one evening/week. Additionally, the building is serviced by well and septic. In order to accommodate the PADS facility The Chapel can utilize the existing septic system but must connect to City water and install a sprinkler system, of which they are aware and plan to do. Assembly uses include religious institutions in addition to any other type of larger gathering place and related uses -such as a PADS facility. Eventually, The Chapel is proposing to renovate a larger portion of the existing building and construct a church facility. The proposed shelter will be approximately 6,000 square feet and have a total capacity of 60-65 people. Staff Analysis The Chapel and Pioneer Center are great partners. There will be staff on -site at all times including case managers, supervisors, program technicians and volunteers. Both The Chapel and Pioneer Center have been great partners with the City and have been extremely cooperative and worked very well with the City. Additionally, staff has been working with The Chapel and Pioneer Center on the site at 1809 South Illinois Route 31 for several months and supports the proposed conditional use at 1809 South Illinois Route 31. This is certainly a community project and effort and is something needed countywide. The proposed facility would replace the current PADS facility in Woodstock, which would be repurposed if the proposed project is approved. Currently, homeless individuals using the Woodstock facility averages 34 individuals. There are also a number of church sites throughout the county that act as individual one-night/week PADS remote sites and serve on average 40-60 2 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-938 CONDITIONAL USE PERMIT TO ALLOW AN ASSEMBLY USE INCLUDING A SEVEN-NIGHT/WEEK USE AS A PADS (PUBLIC ACTION TO DELIVER SHELTER) SITE AT 1809 SOUTH ILLINOIS ROUTE 311 people total. These sites operate from October 1 through the end of April. After April and before October people reliant on the PADS system are displaced and do whatever they can to survive; living in the woods, camp out in tents, etc. The proposed Chapel site would serve as a permanent seven-night/week facility and provide stability for numerous individuals and an opportunity for people to get back on their feet. If approved it's the goal of The Chapel and Pioneer Center to open the shelter prior to October 1, 2019 and preferably sooner. Staff believes this is an appropriate location for this type of use which staff believes will not adversely impact neighboring properties or public safety and health. The use will not require any additional public services and is compatible with the surrounding area and easily accessible off of a state roadway. It is the intent of The Chapel to connect to City water and install a sprinkler system at such time the building renovations are undertaken for the shelter. When these renovations are done all applicable City ordinances will be required to be met. The Chapel is less than one -quarter mile from an affordable healthcare clinic, an immediate care clinic and a major hospital and hundreds of companies. Pace bus runs service up and down Illinois Route 31 however there will be transportation options available to the residents at the shelter. Pioneer Center is also located less than % mile from the shelter and it's in between McHenry and Crystal Lake. The shelter capacity will only be about 65 people, be full - staffed and take approximately 6,000 square -feet of space. Staff fully supports the proposed use and believes the requirements in Table 31 of the zoning ordinance have been satisfied. Staff Recommendation Prior to Public Hearing Approval of a conditional use permit to allow an assembly use, including a seven-night/week use as a PADS (Public Action to Deliver Shelter) site, at 1809 South Illinois Route 31 with the following conditions: • The previously negotiated annexation agreement be renegotiated and presented to the City Council contemporaneously with this zoning request; • The building shall not be utilized as an overnight PADS site until a final certificate of occupancy is approved, following complete renovations to the building, by the City including connection to the City's potable water system, installation of a sprinkler system and abandonment of the existing well on the subject property. Staff finds the requirements of Table 31 of the zoning ordinance have been met. Attachments • Location Map • Planning and Zoning Commission Minutes dated June 17, 2015 • Application Packet 9 [PLANNING AND ZONING COMMISSION STAFF REPORT Z-938 CONDITIONAL USE PERMIT TO ALLOW AN ASSEMBLY USE INCLUDING A SEVEN-NIGHT/WEEK USE AS A PADS (PUBLIC ACTION TO DELIVER SHELTER) SITE AT 1809 SOUTH ILLINOIS ROUTE 311 Location Maps: 1809 South Illinois Route 31 an City of McHenry Planning and Zoning Commission Minutes June 17, 2015 Chairman Strach called the June 17, 2015 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Doherty, Bromley, Nadeau, Strach, and Thacker. Absent: Vallez, Sobotta. Also in attendance were: Director of Economic Development Martin, City Attorney Cahill, and Planning and Zoning Secretary Wolf. No one signed in to speak during Public Input. Approval of Minutes Motion by Nadeau, seconded by Doherty, to approve the minutes of the Planning and Zoning Commission Meeting as presented: May 13, 2015 regularly scheduled meeting. Voting Aye: Bromley, Doherty, Nadeau, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Sobotta. Motion carried 5-0. Public Hearing: McHenry Elementary School District 15 File No. Z-862 701 N. Green Street Conditional Use Permit to allow an assembly use (educational institution) and proposed addition totaling approximately 11,200 square feet and any variances required to effectuate the aforementioned request (Edgebrook School) Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No Z- 862, an application for a conditional use permit to allow an assembly use (educational institution) and proposed addition totaling approximately 11,200 square feet and any variances required to effectuate the aforementioned request on the subject property as submitted by McHenry Elementary School District 15 for the property located at 701 N. Green St., McHenry, IL (Edgebrook School). Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on June 2, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were: Mark Bertolozzi, McHenry School District 15 CFO, 1011 N. Green St. McHenry IL 60050 Alan Hoffman, McHenry School District 15 Superintendent, 1011 N. Green St. McHenry, IL 60050 Bill Strejc, Engineer, Arcon Associates, 2050 S. Finley Rd., Lombard, IL 60148 who were sworn in by Chairman Strach. Planning. and Zoning Commission June 17, 2015 Page 2 Mr, Bertolozzi provided a summary of the request before the Commission at this Hearing stating a conditional use permit is being requested to build a 11,200 sq. ft. addition. Three mobile classrooms will be demolished and the addition will house new classrooms. Director of Economic Development Martin provided the Commissionwith the Staff Report regarding this matter stating the subject property contains several parcels which are zoned RS-3 Medium -High Density Single -Family Residential and RS-4 High -Density Single -Family Residential and contains Chauncey H. Duker School as well as Edgebrook Elementary School, mobile classrooms, parking, a maintenance building, ball fields, playground and green space areas. The subject of this petition is an approximately 11,200 square -foot addition to the southwest corner of Edgebrook School, replacing three mobile classrooms. This addition is located on property zoned RS-3. Mr. Martin further stated that on March 2, 1988 the City Council approved an ordinance granting a conditional use permit to allow expansions to both Edgebrook Elementary and McHenry Middle Schools. In 1996 two additional ordinances were approved: the first of which granted a variance to allow four principal buildings on one zoning lot and the second permitting a conditional use permit to allow the operation/expansion of an educational facility for McHenry Middle School, now known as Chauncey H. Duker Middle School. A couple of months ago McHenry Elementary School District 15 received zoning approval, in the form of conditional use permits, from the City Council for two schools: Chauncey H. Duker Middle School and Hilltop Elementary School. This is part of the district's long-range plan to remove mobile classrooms at all of its schools and construct permanent building additions. Although a conditional use permit was previously obtained for Edgebrook School the zoning ordinance requires any addition, expansion or structural alteration to property with an existing conditional use permit to obtain an additional conditional use permit'. Additionally the conditional use permit obtained in 1988 was for an expansion to Edgebrook School. There will be no additional parking required and the occupant load of the facility will not change as a result of the addition. Staff believes this will not adversely impact neighboring properties or public safety and health. The actual building plans will be reviewed by the Regional Superintendent of Education's Office, however, the City will be required to issue a stormwater permit following consideration of the zoning request by the Planning and ,Zoning Commission and pending City Council approval of the request. Staff is recommending approval of a conditional use permit to allow an assembly use (educational institution) at 701 N Green Street with the condition the site is developed in substantial conformance with the site plan prepared by Arcon dated May 13, 2015. Staff finds the requirements of Table 31 of the zoning ordinance have been met. Chairman Strach invited questions and/or comments from the Commission. Commissioner Nadeau asked if the mobile classrooms could be recycled and sold to another school district. District 15 Superintendent Hoffman replied they are all very old and unstable and the State has actually wanted them to remove the mobile classrooms for many years. Commissioner Doherty asked if the school district has received any comments, negative or positive, from parents. Mr. Bertolozzi and Mr. Hoffman both replied they are unaware of any negative Planning and Zoning Commission June 17, 2015 Page 3 correspondence but have received many positive responses in scheduled meetings they've had with parents. Commissioner Thacker inquired when construction would begin. Mr. Bertolozzi replied construction on these buildings will most likely start in September and be complete by next May. The requests submitted previously for the other two schools are starting now. Commissioner Nadeau inquired if there are any rain, water, or detention concerns with this request. Director of Economic Development Martin replied there are no additional impervious surfaces and those situations will be monitored.. Chairman Strach opened the floor to questions and comments from the audience. Mr. Tom Uttich, 712 Green St., McHenry, IL stated he was hopeful no changes will be made to the present freestanding sign at Edgebrook school. Mr. Bertolozzi replied no changes to the sign are planned at this time. Chairman Strach closed the public comment portion of the hearing at 7:41 p.m. Motion by Nadeau, seconded by Bromley, to recommend to the City Council with regard to File No. Z- 862, an application for a conditional use permit to allow an assembly use (educational institution) and proposed addition totaling approximately 11,200 square feet with the condition the site is developed in substantial conformance with the site plan prepared by Arcon dated May 13, 2015, and any variances required to effectuate the aforementioned request on the subject property located at 701 N. Green St., McHenry, IL (Edgebrook School) as presented by applicant McHenry Elementary School District 15 be granted, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Bromley, Doherty, Nadeau, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Sobotta. Motion carried 5-0. Chairman Strach closed the Public Hearing regarding File No. Z-862 at 7:45 p.m. Public Hearing: McHenry Elementary School District 15 File No. Z-863 6515 Illinois Route 120 Conditional Use Permit to allow an assembly use (educational institution) and proposed additions totaling approximately 14,130 square feet, a parking lot expansion and any variances required to effectuate the aforementioned request (Valley View School) Chairman Strach called the Public Hearing to order at 7:46 p.m. regarding File No Z- 863, an application for a conditional use permit to allow an assembly use (educational institution) and proposed addition totaling approximately 14,130 square feet, a parking lot expansion and any variances required to effectuate the aforementioned request on the subject property as submitted by McHenry Elementary School District 15 for the property located at 6515 Illinois Route 120., McHenry, IL (Valley View School). Planning and Zoning Commission June 17, 2013 Page 4 Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on June 2, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were: Mark Bertolozzi, McHenry School District 15 CFO, 1011 N. Green St. McHenry IL 60050 Alan Hoffman, McHenry School District 15 Superintendent, 1011 N. Green St. McHenry, IL 60050 Bill Strejc, Engineer, Arcon Associates, 2050S. Finley Rd., Lombard, IL 60148 who were sworn in by Chairman Strach. Mr. Bertolozzi provided a summary of the request before the Commission at this Hearing stating a conditional use permit is being requested to build a 14,130 sq. ft. addition. Seven mobile classrooms will be demolished and the addition will house new classrooms. A parking lot expansion is also proposed. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the subject of this petition is two proposed building additions totaling approximately 14,130, as well as a 46 space parking lot expansion. A 4,280 square -foot addition is proposed at the northeast corner of the school as well as a 9,850 square -foot addition at the southwest part of the school and the parking lot expansion is proposed at the northeast corner of the property as depicted on the site plan. McHenry Elementary School District 15 is currently in the process of a long-range plan to remove mobile classrooms at all of its schools by adding building additions. The first two additions were already approved, at Chauncey H. Duker Middle School and the second at Hilltop Elementary School. The proposed addition, which is the subject of this request, is at Valley View Elementary School on Illinois Route 120 adjacent to the gravel pit/mining operation. The City's zoning ordinance classifies schools as assembly uses, and assembly uses are conditional uses in all residential zoning districts.' While the Valley View property was annexed to the City of McHenry in the year 2000 a conditional use permit was never obtained so one is being requested at this time. Two building additions are proposed to replace a total of seven mobile classrooms and 46 parking spaces are being added at the northeast part of the site. Staff believes the additions will not adversely impact neighboring properties or public safety and health. The actual building plans will be reviewed by the Regional Superintendent of Education's Office, however, the City will be required to issue a stormwater permit for the building additions and parking lot expansion following consideration of the zoning request by the Planning and Zoning Commission and pending City Council approval of the request. Staff is recommending approval of a conditional use permit to allow an assembly use (educational institution) at 6515 Illinois Route 120 with the conditions the site, is developed in substantial conformance with the site plan prepared by Arcon dated May 13, 2015'and the parking lot expansion, complies with the City's off-street parking and loading ordinance (space/aisle dimensional specifications) as well as the Illinois Accessibility Code which dictates number of handicapped accessible Planning and Zoning Commission June 17, 2015 Page 5 spaces which will be required and how these spaces are configured, striped and signed. Staff finds the requirements of Table 31 of the zoning ordinance have been met. Chairman Strach invited questions and/or comments from the Commission. Commissioner Bromley noted the plans depict four new mobile classrooms on the property and inquired if that was correct. Mr. Bertolozzi responded the new mobile classrooms are temporary and need to be used for classroom space only while construction is in progress. Commissioner Doherty inquired whether the student growth rate for the last 10 years has gone up or down. Superintendent Hoffman stated it has generally declined but this particular school has remained stable. Commissioner Nadeau began a discussion on construction being disruptive to student learning and safety of the students during recess etc. Mr. Strejc responded highlighting their plan to keep student disruption at a minimum. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 7:50 p.m. Motion by Bromley, seconded by Thacker, to recommend to the City Council with regard to File No. Z- 863, an application for conditional use permit to allow an assembly use (educational institution) and proposed addition totaling approximately 14,130 square feet, with the conditions the site is developed in substantial conformancewith the site plan prepared by Arcon dated May 13, 2015, and a parking lot expansion, with the condition the parking lot expansion complies with the City's off-street parking and loading ordinance (space/aisle dimensional specifications) as well as the Illinois Accessibility Code which dictates number of handicapped accessible spaces which will be required and how these spaces are configured, striped and signed, and any variances required to effectuate the aforementioned request on the subject property located at 6515 Illinois Route 120., McHenry, IL (Valley View School) as presented by applicant McHenry Elementary School District 15, be granted, and that Table 31, of the Zoning, Ordinance, has been met. Voting Aye:' Bromley, Doherty, Nadeau; Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None:' Absent: Vallez, Sobotta: Motion carried 5-0. Chairman Strach closed the Public Hearing regarding File No. Z-862 at 7:52 p.m Planning and Zoning Commission June 17, 2015 Page 6 File No. Z-866 1620 N. Riverside Drive Variances from the Subdivision Control and Development Ordinance In attendance were Michael and Mary Chambers, 1620 N. Riverside Dr, McHenry, IL owners of the property at 1620 N. Riverside Drive, regarding the request for variances from the subdivision control and development ordinance for their property. Mr. Chambers summarized his request to expand his existing driveway to a horseshoe configuration so vehicles can safely and easily turn around on the property without backing into traffic on Riverside Drive. Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter noting the applicant is proposing to construct a horseshoe -style driveway and is seeking a second driveway cut onto Riverside Drive. On January 17, 2013 the Commission considered a similar request for the property located at 1506 N Richmond Road. This request was subsequently approved by the City Council. In order to construct a second driveway cut at the subject property two variances from the Subdivision Control and Development Ordinance are required: variance from the 100' total frontage requirement for two driveway cuts and a variance from the 50' separation requirement between two driveway cuts. The variances must be considered by the Planning and Zoning Commission at a public meeting and the Planning and Zoning Commission recommendation is subsequently forwarded to the City Council. The subject property is located along north Riverside Drive, and the applicant is requesting the driveway variances to expand the existing driveway so vehicles can easily turn around on the property. Currently, vehicles must back into traffic on Riverside Drive. Expanding the driveway in a horseshoe configuration is the most practical remedy for vehicles to exit safely onto Riverside Drive. The properties at 1610 N Riverside and 1512 N Riverside Drive have similar horseshoe -style driveways. Staff believes the applicant has a major hardship and the two variances are justifiable. There is not enough land area between the house and Riverside Drive to expand the current driveway and provide an adequate space to turn vehicles around. Additionally, backing onto Riverside Drive at this location can be dangerous given the amount of traffic on the roadway. The two variances being requested relate to space constraints on the property. The current lot frontage is approximately 75' and the proposed separation between the two driveway cuts is about 31'. The ordinance requires a minimum of 100' of lot frontage and a minimum separation of 50' between the two driveway cuts. The applicant complies with the third requirement for having multiple driveway cuts, which is maintaining a five-foot setback from the side lot line. There are specific criteria which must be satisfied in order to grant a variance from the requirements of the subdivision control and development ordinance and although there are existing driveway configurations similar to the one being proposed on Riverside Drive, staff believes the criteria have been met and recommends approval of the requested variances. Staff is recommending approval of a variance from the 100' frontage requirement for two driveway cuts and approval of a variance from the 50' separation requirement between two driveways with the Planning: and Zoning Commission June 17, 2015 Page T condition the site is developed in substantial accordance with the conceptual plan prepared on the survey by Luco Construction March 25, 2015. Chairman Strach invited questions and/or comments from the Commission. Commissioner Nadeau inquired how many extra cars could be parked in the new configuration and whether it would be wide enough. Mr. Chambers replied they could park possibly four cars and the driveway was wide enough. He stated they are not looking for double parking but for safety Currently extra cars visiting park on the west side of street and it can be pretty dangerous to cross the street to the house. He additionally stated backing out of the driveway is very difficult during certain hours of the day. The new configuration will also add some curb appeal to the property. Commissioner Doherty stated he did a site inspection and it appeared the change will look very appealing aesthetically. Commissioner Bromley asked if there were landscaping plans as there could be line of sight concerns with the variance. Mr. Chambes stated his wife is a landscape designer and everything will be designed to be low and pleasing, using more of groundcover and plants that are salt tolerant. Chairman Strach opened the floor to questions and comments from the audience. He noted there was no one in the audience who wished to address the commission on this matter. The public comment portion of the meeting was closed at 8:00 p.m. Motion by Nadeau, seconded by Doherty, to recommend to City Council approval of the following variances: Variance from the 100' frontage requirement for two driveway tuts; Variance from the 50' separation, requirement between two driveways; for the property located at 1620 N. Riverside Drive, with the condition the site is developed in substantial accordance with the conceptual plan prepared on the survey by Luco Construction March 25, 2015, as presented. Voting Aye: Bromley, Doherty, Nadeau, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining; None. Absent: Vallez, Sobotta. Motion carried 5-0. Chairman Strach closed the discussion regarding file No. Z-866 at 8:02 p.m. Planning and Zoning Commission June17, 2015 Page g Public Hearing: Pat Summers File No. Z-865 1406 N. Riverside Drive Conditional use permit to allow a restaurant with outdoor seating and outdoor service of alcohol and any other variances required to effectuate the aforementioned request Chairman Strach called the Public Hearing to order at 8:05p.m. regarding File No Z-865 an application for a Conditional use permit to allow a restaurant with outdoor seating and outdoor service of alcohol and any other variances required to effectuate the aforementioned request as submitted by Pat Summers for the property located at 1406 N. Riverside Drive (After the Fox). Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on June 2, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance were Pat Summers, 1406 N. Riverside, McHenry, IL, owner of the property, and Steve Freund, 1417 Charnbrook Dr., McHenry, IL, contractor, who were sworn in; by Chairman Strach and provided a summary of the request before the Commission at this Hearing stating Mr. Summers wants to expand the outdoor deck seating for the restaurant for patrons to enjoy during the summer season. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the subject property is currently zoned C-4 Downtown Commercial and contains a restaurant with outdoor seating. After the fox Restaurant, located at 1406 N;RiversideDrive, is requesting a conditional use permit to allow the expansion to their existing outdoor seating area which is directly adjacent to the Fox River. The expansion includes a 13' X 16' (208 square foot) deck. The City Council approved a temporary use permit on May 18, 2015 to permit the expansion of the outdoor seating area. Subsequently building permit was obtained and the deck was constructed. The applicant understands the temporary use permit terminates on September 1, 2015 if a conditional use permit is not approved and the expanded outdoor seating area cannot be utilized if permanent approval is not granted. A temporary use permit was sought to allow the restaurateur to capitalize on the warm weather as outdoor seating is a very desirable amenity for patrons particularly at restaurants. Similar temporary use permit requests have been authorized in the past followed by permanent approvals being granted, including Chain O' Lakes Brewing Company, located at 3425 Pearl Street, which was granted a temporary use permit to allow the outdoor sale of beer and food along with outdoor seating and live entertainment. Similar to the applicant of this request, the owner of Chain O' Lakes Brewing appeared before the Planning and Zoning Commission and was subsequently granted approval by the City Council to allow outdoor seating and sale of food and alcohol as well as live entertainment permanently. The proposed outdoor seating expansion at 1406 N Riverside Drive is consistent with the overall plan for the downtown area, as well as complimentary to the future expansion of the McHenry Riverwalk. The applicant is not proposing any type of outdoor entertainment. Access to the outdoor seating area is limited to boaters entering from the Fox River or patrons walking through the inside of the restaurant. Planning. and Zoning Commission June 17, 2015 Page 9 Patrons cannot access the outdoor seating area from the north or south as there are existing fences, and staff will include a condition ensuring access to and from the north and south is restricted in perpetuity. The property is currently zoned C-4 Downtown Commercial and is surrounded by C-4 zoned properties on the north, west and south sides, and the Fox River to the east. Due to the expansion of the outdoor seating area and the fact a conditional use permit was never obtained, any addition, enlargement or structural alteration to an existing non -conforming use requires the property to comply with the zoning ordinance; thus in this instance, a conditional use permit is required. Staff believes the proposed use is appropriate; particularly in a downtown setting, as it will enhance the existing business and complement the future expansion of the McHenry Riverwalk. Reviewing the requirements in Table 31 of the zoning ordinance, staff believes the proposed project will not produce any additional adverse impacts to traffic, the environment, the neighborhood, public service and facilities or public safety and health than would any other permitted use in the C-4 zoning district. Staff recommends approval of a conditional use permit to allow a restaurant with outdoor seating and outdoor service of food and alcohol and any other variances required to effectuate the aforementioned request with the following conditions: 1. Outdoor entertainment is prohibited unless an amendment to this conditional use permit or temporary use permit is sought and approved; 2. Access to the outdoor seating area shall be perpetually restricted to and from the north and south. Staff finds all requirements in Table 31 of the zoning ordinance have been satisfied. Chairman Strach invited questions and/or comments from the Commission. Commissioner Nadeau asked what the hours of the restaurant are typically. Mr. Summers stated they are basically open at 11:00 a.m. but at 10:00 a.m. on Sundays. He further stated they typically close by midnight and are not planning on offering outside entertainment. Commissioner Bromley asked if any changes were being made to the space already utilized of if they were simply just adding a couple more tables. Mr. Summers replied they have just added two tables to the outside deck area. Chairman Strach opened the floor to questions and comments from the audience. There was nobody in attendance who wished to address the Commission regarding this matter. Chairman Strach closed the public comment portion of the hearing at 8:10p.m Motion by Nadeau, seconded by Bromley, to recommend to the City Council with regard to File No. Z- 865, an application for a Conditional use permit to allow a restaurant with outdoor seating and outdoor service of alcohol and any other variances required to effectuate the aforementioned request on the, property located at 1406 N. Riverside Dr., McHenry, IL as presented by applicant Pat Summers, with the following conditions: Planning and Zoning Commission June 17, 2015 Page 10 1. Outdoor entertainment is prohibited unless an amendment to this conditional use permit or temporary use permit is sought and approved; 2. Access to the outdoor seating area shall be perpetually restricted to and from the north and south. be granted, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Bromley, Doherty, Nadeau, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Sobotta. Motion carried 5-0. Chairman Strach closed the Public Hearing regarding File No. Z-865 at 8:12 p.m. Public Hearing: The Chapel File No. Z-864 1809 S. Illinois Route 31 Conditional use permit to allow an assembly use including a one-night/week Use as a PADS (Public Action to Deliver Shelter) site Chairman Strach called the Public Hearing to order at 8:13 p.m. regarding File No Z-864 an application for a conditional use permit to allow an assembly use including a one-night/week use as a PADS (Public Action to Deliver Shelter) site as submitted by the Chapel for the property located at 1809 S. Illinois Route 31. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on May 30, 2015. Notices were mailed to all abutting property owners of record as required by ordinance. The subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice requirements are on file in the City Clerk's Office. In attendance was Mr. Jeff Pittman, 313 S. Cross Trail, McHenry, IL, Campus Pastor of the Chapel in McHenry, who was sworn in by Chairman Strach and provided a summary of the request before the Commission at this Hearing stating they have been in the community for about S years. Mr. Pittman stated The Chapel originally planned to build a church on land at 414 S. Crystal Lake Rd., but since that property was purchased an opportunity to obtain the property at 1809 S. Route 31 became available to them which already has an existing building on it that will save them money to renovate rather than building a new facility from the ground up. He stated they plan on selling the land on Crystal Lake Rd. to help fund renovations on the new property. Mr. Pittman also stated they are open to being a PADS location on a weekly rotation in the future at the new church facility. They are in the process of being annexed into the City of McHenry and will need a conditional use for assembly use once the annexation is complete. Mr. Pittman stated they love the McHenry community and it is their desire to continue to be a blessing to the community, which includes being a good neighbor. Planning and Zoning Commission June 17, 2015 Page 11 Deputy City Administrator Martin provided the Commission with the Staff Report regarding this matter stating the property is zoned 1-1 Industrial in unincorporated McHenry County and contains a one-story 53,000 square -foot building constructed in'1967. The Chapel currently holds worship services at McHenry High School West Campus, and they have done so for the past several years. The Chapel appeared before the Planning and Zoning Commission on July' 25, 2013 to obtain a conditional use permit to allow an assembly use to construct a new church building. The City Council authorized execution of an annexation agreement, approved an ordinance annexing the property, and granted a conditional Use permit to allow an assembly use. The Chapel subsequently purchased the property located at 414 S Crystal Lake Road (Koehn Farm), In the interim The Chapel was provided an opportunity to locate in an existing building, 1809 South Illinois Route 31, and have decided to pursue the annexation of this property to the City of McHenry (consisting of approximately 4.71 acres), renovation of the existing building, and eventually hold services at 1809 South Illinois Route 31. Currently, the Chapel is utilizing the building, formerly occupied by Tonerhead, for administrative space as well as small group functions. If approved, The Chapel intends to continue to utilize the building in the aforementioned manner and when they raise enough funds to complete interior and exterior alterations, hook-up to City sewer and water, and install' sprinklers' they will have a permanent facility and discontinue holding services at McHenry West High School. In accordance with the building code, as long as no more than 50 people occupy the building at 1809 South Illinois Route 31 at any one time The Chapel can continue to utilize it for administrative space and holding small group functions. Staff and McHenry Township Fire Protection District have walked - through the building and are comfortable with this plan moving forward. Similar to the Koehn Farm the property located at 1809 South Illinois Route 31 is currently located in unincorporated McHenry County so annexation to the City is required. Staff is working with the Chapel on an annexation agreement for this property, which will be presented to the City Council If annexed, the property will automatically be zoned E Estate District. A conditional use permit is required, however, for an assembly use and as part of this request The Chapel is seeking approval to possibly serve as an overnight Public Action to Deliver Shelter (PADS) site one night/week. Assembly uses include religious institutions in addition to any other type of larger gathering place. The Chapel is proposing to renovate the existing building and construct a church facility, with a seating capacity of approximately 460 people. Two hundred twenty-seven parking spaces are depicted on the site plan. An assembly use of this type requires .25 spaces/person design capacity of the facility. The site plan depicts the majority of the parking west of the existing building with a driveway wrapping around the entire building. Currently, there are three access points onto Illinois Route 31 from the subject property. Staff believes this is an appropriate location for this type of assembly use which will not adversely impact neighboring properties or public safety and health. It is staffs belief the use will not require any additional public services and is compatible with the surrounding area and easily accessible off of state roadway. In reviewing criteria for a conditional use permit, staffs primary concern is the traffic which will be generated from the use during the proposed service times as well as providing safe ingress and egress to and from the subject property. The applicant has submitted a traffic study. The traffic study analyzes traffic flow assuming The Chapel will hold two services on Sunday morning and minimal Planning and Zoning Commission June 17, 2015 Page 12 activities during the week. The study recommends Illinois Route 31 be restriped to provide a two-way left -turn lane to serve the site and Waste Management facility immediately to the north. It should be noted the Illinois Department of Transportation has jurisdiction over Illinois Route 31 and will dictate what off -site roadway improvements should be completed and how the existing and new access points should be designed. A traffic signal is planned at Veterans Parkway and Illinois Route 31 and will be installed when the warrants for the signal are met. The traffic signal was included as part of the annexation agreement which annexed 90 acres to the east and north of the subject property. This includes Morgan Hill Subdivision and Prairie Pointe Business Park. The Illinois Department of Transportation is also undergoing a long-term roadway improvement plan for Route 31 from Illinois Route 176 to the south to Illinois Route 120 to the north. Staff has recommended The Chapel obtain an access easement from Waste Management to have the ability to access the traffic signal upon installation at Veterans Parkway and Illinois Route 31. The Chapel property and Waste Management site are currently interconnected and accessing a future signal would benefit The Chapel and be utilized primarily when Waste Management is not operating at full capacity -on the weekend'. It is the intent of The Chapel to connect to City sewer and water and install a sprinkler system at such time the building renovations are undertaken When these renovations are done all applicable City ordinances will be required to be met, including building, zoning and stormwater. There some property maintenance items which staff recommends are completed immediately or at minimum in a timely manner. These deal primarily with weed and trash removal; relocation of the dumpsters, and ensuring adequate parking lot lighting is in place. Staff is also recommending one of the two freestanding signs be removed. The Chapel has been a great partner with the City, has been extremely cooperative and worked very well with the City in preparing the property previously annexed and cooperating with abutting property owners in cleaning up the site at 414rCrystal Lake Road, razing the existing structures, removing brush and trimming trees, etc. Chapel staff has been very responsive to all concerns staff has raised. Additionally, staff has been working with The Chapel on the site at 1809 S Illinois Route 31 for several months and supports the proposed conditional use at 1809 S Illinois Route 31. Staff recommends approval of a conditional use permit to allow an assembly use, including a one- night/week use as a PADS (Public Action to Deliver Shelter) site, at 1809 South Illinois Route 31 with the following conditions: • The site is developed in substantial conformance with the site plan prepared by Skiffington Architects, LTD dated 9/25/14; • An annexation agreement be negotiated and presented to the City Council contemporaneously with this zoning request; • One freestanding sign be removed from subject property within 90 days of annexation approval by the City Council; • The building on the subject property shall only be utilized, following a walk-thru inspection, if 50 people or less are inside at any one time until such time the interior renovations are completed and the building is prepared and inspected to be utilized as a permanent church facility; Planning. and Zoning Commission June 17, 2015 Page 13 • Applicant shall contact the Illinois Department of Transportation and submit an approval letter from IDOT permitting the use of the building in the short-term (50 people or less) within 90 days of annexation approval by the City Council; • All off -site and on -site (access and roadway) improvements shall be in accordance with the requirements of IDOT; • Applicant shall dedicate any right-of-way required for long-term roadway improvements to Illinois Route 31; dedication shall be made to the City free and clear of any liens and encumbrances and a plat of dedication shall be submitted to the City for recordation; City will work with applicant and [DOT to determine amount of right-of-way which may be required; • Applicant shall make every effort to obtain a cross -access easement from Waste Management to facilitate access to the future traffic signal at Veterans Parkway and Illinois Route 31; • Property maintenance issues including: weed and trash and debris removal, parking lot patching and restriping to accommodate use of the building for 50 people or less, shall be completed within 90 days following annexation approval by the City Council; • Dumpsters on north side of building shall be relocated to the west of the building in the short- term, within 90 days following City Council approval, and when building renovations occur all dumpsters shall be fully enclosed and screened, in addition to all mechanical equipment, in accordance with City ordinances; • All existing lighting standards shall be tested to ensure the minimum parking lot lighting requirements, outlined in the City's zoning ordinance, are met within 90 days of City Council approval of the annexation; • Following completion of interior and exterior building renovations and prior to a certificate of occupancy being issued on the subject property for an assembly use, the existing well and septic systems shall be abandoned and sewer and water shall be extended to the subject property; sewer shall be extended along the entire frontage of the eastern property line with stubs to the north and south and appropriate permits from the City, IEPA, IDOT and McHenryr County Department of Health shall be obtained; • Following completion of interior and exterior building renovations and prior to,a certificate of occupancy being issued on the subject property for an assembly use all City ordinances shall be followed and complied with including but not limited to: zoning, building and stormwater; • The building shall not be utilized as an overnight PADS site until a final certificate of occupancy is approved by the City, following complete renovations to the building. Staff finds the requirements of Table 31 of the zoning ordinance have been met. Deputy of Economic Development Martin stated Mr. Pittman had a concern with the timing allowed to clean up the property maintenance issues and relocation of the dumpsters noting that staff was open to suggestions at this hearing to reach a compromise on these two conditions. Chairman Strach invited questions and/or comments from the Commission. Commissioner Bromley asked for verification that the Chapel is not relocating their church services to this building yet but simply using it for small group meetings. Mr. Pittman replied that is correct, the space is only being used for youth groups and meetings for now until renovations are completed. Church services will not move to the new building until that time. Commissioner Bromley expressed safety concerns with the site being used as a PADS site and inquired what the process was to become a PADS site. Mr. Pittman replied they are only beginning the process Planning. and Zoning Commission June 17, 2015 Page 14 of researching the requirements and that nothing will happen until the facility is fully renovated and safe, and that is conditioned on the Chapel being accepted as a PADS site. Director of Economic Development Martin stated they are requesting the ability for PADS to be housed in the building just one night a week. The parking plan does allow excess space for PADS usage. Commissioner Doherty expressed concern for the safety of a PADS site in relation to sidewalks, inquiring if they were included in the plan along Route 31 at least to the traffic signal. Director of Economic Development Martin stated everything is conditioned on the Chapel working with IDOT, but presently there is no plan asking for offsite sidewalks. 1 Chairman Strach opened the floor to questions and comments from the audience. Mr. Ryan McGuire, 801 N Jefferson Street, Harvard; IL 60001, was sworn in by Chairman Strach prior to addressing the Commission stating he manages the property at 1811 S. Route 31 and the owners of that property asked him to get information on the subject property being used as a PADS site. Their concerns were mainly regarding the number of people that would be serviced, transportation, hours and days of operation and construction safety. He stated they believe the shelter would be good for the community and onlyr want to be educated on the process. Director of Economic Development Martin reiterated the request for PADS is only for one night a week and the exact day cannot be known at this time. He further stated that parking and safety issues will be scrutinized. Mr. Martin stated the City of McHenry has had other Host PADS sites throughout the years with no known issues. Director of Economic Development Martin stated the subject property is a good site due to its accessibility but agreed the road is quite busy. 'Mr. Pittman state PADS sites only operate in the winter and further stated they have indicated they are only open to being a site and nothing is definite. They are just in the exploratory stage and there is a possibility they will not be accepted as a PADS site. He stated they are also concerned with safety and, accessibility. Director of Economic Development Martin stated at one time he volunteered at a PADS shelter in Schaumburg and clients were in by 7:00 p.m. and out by 7:00 a.m. Addressing Mr. McGuire, Mr. Martin exchanged information and stated he would providea conceptual site plan and staff report to him. Chairman Strach closed the public comment portion of the hearing at 8:30 p.m Motion by Nadeau, seconded by Thacker, to recommend to the City Council with regard to File No. Z- 864, an application for a conditional use permit to allow an assembly use including a one-night/week use as a PADS (Public Action to Deliver Shelter) site on the property located at;1809 S. Illinois Route 31, as presented by applicant The Chapel, with the following conditions, as amended: I • The site is developed in substantial conformance with the site plan prepared by Skiffington Architects, LTD dated 9/25/14; • An annexation agreement be negotiated and presented to the City Council contemporaneously i with this zoning request; j • One freestanding sign be removed from subject property within 90 days of annexation approval by the City Council; • The building on the subject property shall only be utilized, followings walk-thru inspection, if i 50 people or less are inside at any one time until such time the interior renovations are Planning and Zoning Commission June 17, 2015 Page 15 completed and the building is prepared and inspected to be utilized as a permanent church facility; • Applicant shall contact the Illinois Department of Transportation and submit an approval letter from IDOT permitting the use of the building in the short-term (50 people or less) within 90 days of annexation approval by the City Council; • All off -site and on -site (access and roadway) improvements shall be in accordance with the requirements of IDOT, • Applicant shall dedicate any right-of-way required for long-term roadway improvements to Illinois Route 31; dedication shall be made to the City free and clear of any liens and encumbrances and a plat of dedication shall be submitted to the City for recordation; City will work with applicant and IDOT to determine amount of right-of-way which may be required; • Applicant shall make every effort to obtain a cross -access easement from Waste Management to facilitate access to the future traffic signal at Veterans Parkway and Illinois Route 31; • Property maintenance issues including: weed and trash and debris removal shall be completed within 90 days following annexation approval by the City Council; • Parking lot patching and restriping to accommodate use of the building for 50 people or less, shall be completed following annexation approval by the City Council and when building renovations are completed but before a certificate of occupancy is issued; • Dumpsters on north side of building shall be relocated to the west of the building when building renovations occur and all dumpsters shall be fully enclosed and screened, in addition to all mechanical equipment, in accordance with City ordinances; • All existing lighting standards shall be tested to ensure the minimum parking lot lighting requirements, outlined in the City's zoning ordinance, are met within 90 days of City Council approval of the annexation; • Following completion of interior and exterior building renovations and prior to a certificate of occupancy being issued on the subject property for an assembly use, the existing well and septic systems shall be abandoned and sewer and water shall be extended to the subject property; sewer shall be extended along the entire frontage of the eastern property line with stubs to the north and south and appropriate permits from the City, IEPA, IDOT and McHenry County Department of Health shall be obtained; • Following completion of interior and exterior building renovations and prior to a certificate of occupancy being issued on the subject property for an assembly use all City ordinances shall be followed and complied with including but not limited to: zoning, building and stormwater; • The building shall not be utilized as an overnight PADS site until a final certificate of occupancy is approved by the City, following complete renovations to the building. be granted, and that Table 31, of the Zoning Ordinance, has been met. Voting Aye: Bromley, Doherty, Nadeau, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Sobotta. Motion carried 5-0. Chairman Strach closed the Public Hearing regarding File No. Z-864 at 8:35 p.m. Planning and Zoning Commission June 17, 2015 Page 16 Consideration and Action on a Resolution amending the 2015 Planning and Zoning Commission Meeting Schedule Deputy City Administrator Martin presented a revised schedule for the remainder of the 2015 Planning and Zoning meeting schedule due to a scheduling conflict. Commissioner Strach called for a motion. Motion by Nadeau, seconded by Doherty, to amend the 2015 Planning and Zoning Commission meeting schedule as presented Voting Aye: Bromley, Doherty, Nadeau, Strach, and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Sobotta. Motion carried 5-0. Staff Report There is a special Planning and Zoning meeting scheduled for next Thursday, June 25, 2015 at 7:30 p.m. regarding the property located at 1860 N. Richmond (formerly Target). The next regularly scheduled meeting of the Planning and Zoning Commission will be Wednesday July 22, 2015. Director of Economic Development Martin welcomed new Commissioner Butch Meyer and thanked Commissioner Nadeau for his service to the Commission. Adjournment Motion by Nadeau, seconded by Doherty, to adjourn the meeting at 8:40 p.m. Voting Aye: Bromley, Doherty, Nadeau, Strach and Thacker. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Sobotta. Motion carried 5-0. The meeting was adjourned at 8:40 p.m. Respectfully submitted, Dorothy M. Wolf, Planning & Zoning Secretary City of McHenry Narrative The Chapel currently holds worship services at McHenry High school West campus, and they have done so since 2010. The Chapel appeared before the Planning and Zoning Commission in June 2015 to request a conditional use for its present facility at 1809 South Route 31 for assembly use inclusive of overnight use for one night for PADS program. In July of 2015 the City Council approved the conditional use of the building at 1809 South Route 31 and the Chapel received its Occupancy Permit in Summer of 2016. Since 2016, The Chapel has been actively using the building for multiple Ministry gatherings and offices Monday through Saturday. This proposal for amendment is requested because The Chapel and the Pioneer Center desire to open at this location PADS - seven nights a week. Pioneer Center PADS Description Our primary service is to provide emergency and day shelter to the Homeless. Immediate shelter needs and support such as bedding, meals, showers, laundry, lockers, mailboxes and phones will be provided. Our plan is to serve all demographics. However, we may scale to best serve specific demographics such as families, women, children and youth at risk. In addition to providing shelter and substance, our Program Technicians and Case Management team will work with each homeless client to support them in accessing the care and resources they need to move out of homelessness. This is an important point as our shelter will not directly provide the many resources that a client may need. We will proactively link clients with resources such as (medical care, substance abuse treatment, mental health care, domestic violence care, housing, job coaching, mentoring and searches and veterans' assistance). Linkage will take place in a variety of ways such as, referrals, providing transportation and inviting other providers to screen/serve on - site. The Emergency and Day Center resources will be open every day (24 hours) and each week (7 days) of the year. We will develop and manage volunteer support that will assist with key areas such as meals, medical services and property care. Transportation services will be provided to access medical and human service providers, employers and other resources such as libraries, city and county offices. Facilities The physical facilities will be 6,000+Square feet including a dorm style sleeping area to house 60 temporary and movable beds. Appropriate partitioning will be installed to segregate families, women and children. Bathrooms including showers will be built to accommodate the 60 homeless clients. Other amenities will include laundry room with washers and dryers. A full range kitchen with stove, grill, oven and venting will be designed and built to accommodate and provide hot meals to the clients. The facilities will include office space for the Supervisor, Program Technicians, Case Managers and Volunteers. Space to facilitate intake and recovery will be provided as well. If space permits, a recreation room for games, reading and other activities will be provided. Staffing The shelter will be staffed appropriately with a Supervisor, Case Managers, Program Technicians and Volunteers. The staffing will vary on a day to day basis depending on the daily clients counts and needs. The staffing will be appropriately scheduled to keep operating cost low and within budget. Volunteers and scheduling them to support daily needs will be critical to the shelter operations and to keep cost at a minimum. 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: FIB Tel 847.347.4635 Address: 1235 Zange Drive Fax City: Algonquin State_: Il Zip: 60102 2. Name of Property Owner: The Chapel _ Tel: 847.201.2777 _ (If other than Applicant) Address: 1200 American Way Fax City: Libertyville State_11 Zip_60048 3. Name of Engineer N/A Tel (If represented) Address Fax City State_ Zip 4. Name of Attorney: N/A Tel (If represented) Address Fax 5. Common Address or Location of Property: 1809 South Route 31, McHenry, Il 6. Requested Action(s) (check all that apply) Zoning Map Amendment (Rezoning) Zoning Variance — Minor * XX Conditional Use Permit Zoning Text Amendment Zoning Variance Use Variance _XX Other— Amend current conditional use permit granted July 20, 2015 to allow 7 nights of overnight stay for PADS use by Pioneer Center *Definition of Minor Variance: A variance granted to the fee owner, contract purchaser or option holder of a single-family detached or attached dwelling, or single-family detached or attached building lot for that dwelling or lot. FORM A Page 1 of 3 Current Use of Property : church building type of use -Monday through Saturday used for offices, adult group gatherings and teaching formatted meetings, Student ministry site, team meetings, community events 8. Current Zoning Classification of Property, Including Variances or Conditional Uses E Estate District Conditional use for assembly 9. Current Zoning Classification and Land Use of Adjoining Properties North: Unincorporated McHenry County — I 1 Waste Management South: Unincorporated McHenry County — I 1 , Al Digital Pix & Composites East: C-5 High Commercial District — open land West: Unincorporated McHenry County —IIIIV farming 10. Required Attachments (check all items submitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. X 1. Application Fee (amount) $ $950.00 X 2. Narrative Description of Request X 3. FORM A — Public Hearing Application 4. FORM B — Zoning Map Amendment (Rezoning) Application X 5. FORM C — Conditional Use Application 6. FORM D — Zoning Variance Application 7. FORM E — Use Variance Application X 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit X 9. Plat of Survey with Legal Description X 10. List of Owners of all Adjoining Properties X 11. Public Hearing Notice X 12. Sign (Provided by the City, to be posted by the Applicant) 13. Site Plan 14. Landscape Plan 15. Architectural Rendering of Building Elevations 16. Performance Standards Certification 17. Traffic Analysis 18. School Impact Analysis FORM A Page 2 of 3 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 fall 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) -X�(cc�,_} �r-, C,z A; J= FORM A Page 3 of 3 FORM C File Number CONDITIONAL USE PERMIT Planning and Zoning Commission City of McHenry 333 South Green Street u McHenry, IL 60050 Q Tel: (815) 363-2170 o Fax: (815) 363-2173 Table 31 of the City of McHenry Zoning Ordinance provides that in recommending approval or conditional approval of a Conditional Use Permit, 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. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has been minimized. Traffic study was submitted at initial conditional use request Amended conditional use does not change initial impact /study report of June 2015 2. Environmental Nuisance Any adverse effects of noise, glare, odor, dust, waste disposal, blockage of light or air, or other adverse environmental effects of a type or degree not characteristic of permitted uses in the zoning district have been appropriately controlled. There are no adverse environmental effects 3. Neihborhood Character The proposed use will fit harmoniously with the existing natural or man-made character of its surroundings and with permitted uses in the zoning district. The use will not have undue negative effect on the environmental quality, property values, or neighborhood character existing in the area or normally associated with permitted uses in the district. Our current relationship with Waste Management to our north and Digital Pix to our south has been one of significant cooperation on several fronts. They have actually shared in multiple portions of the work here at the 1809 address. The owner of the land west of us, McHenry Heating and Air have worked with us on several proposals for the buildout of the building with again significant positive feed - back as to the work at this location. Also, the proposed use will fit well within the current use of the building and Chapel ministry formats 4. Public Services and Facilities The proposed use will not require existing community facilities or services to a degree disproportionate to that normally expected of permitted uses in the district, nor generate disproportionate demand for new services or facilities, in such a way as to place undue burdens upon existing development in the area. FORM C Page I of 2 The proposal will not extend any additional burden on public services or facilities 5. Public Safety and Health The proposed use will not be detrimental to the safety or health of the employees, patrons, or visitors associated with the use nor of the general public in the vicinity. The proposal will not be detrimental to the safety or health for those using the property. McHenry County Health Department has verified the septic system design for this amended use and city water and sprinklers through- out the building will be operational prior to use. 6. Other Factors The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use and its particular location. The proposed amended use in in harmony with all other elements of building use and. Building location FORM C Page 2 of 2 Tho pmvpq�, 1100 LAND PAIA'f. L I -Ni`. SOUTO 290,67 FEEL CAS WAMMED 6111WEEll PAMALI it t INFS) Or Thl, NUIPW HALT OF ME SOUITEASF QUARTER OF SECTION JO, TMAN5Hjrj $4 �JoRill, RM-Mr 71 EWT OF W 11110 PRINCIPAI MERMIAN, WWII WESTERLY OF INN CVMIER LINE Of PUPLIC HIMNMY E(NOWN AS STATE POW 37, in MCIMNIV COUNTY, ILL(RUIS; ALSO PARCEL 2; EASEMENT FOR I'llk PURPOSE OF INGRESS AND I-ORLIS FOR lin HENEFfT OF PAIM0 1 AS CWTED BY OVEO FROM WASTE MANAGEMENT OF ILLINOIS, INC , A DELANALIE (,'i0'OVAT.(OW. TO ENCLAVE CORPORATION. AN ILL 1001t1 CORPOPAI WN, UAt-l-D KARL,'H If,, 19813 AND WOWED MARCH 16, '1086. AS, DOCHW-Wr NO, DtopCtw3' wg'O THE :q4uj-jj 2,.-, FEFI, (EXCEPT FOR INC EASTERLY 30.01 FEET AMU IMF 110TERLY 164,0 FEET THEREOF), of FRI: NORTH 25"LEO FEET OF THE SOUTH SMI-05 FEW OF Mh 10f 346.74 FEE Y OF PIE NORTH HAIF OF TOE SOUTHEAST QUARTER OF SECTION 10. TOWNSHIP 44 WORTH, RANGE 2 FAST OF THE THIRD PRINCIPAL MERIDIAN, tW WHENRY GOUNFV, ILLINOIS. pow W io 401 ou jhrwawmq 10, lbble l.kide's Nmubov, 14 10 402 Do(, state of Illinois County ,t /Ete%{enr RiF,4N CxaCG .. _. being duly sworn on oath : , q,; ><Ira r< or the f wingu reasons: t3r..... r:(yS%t. �3 �* , rL Tbnt :he+ nil ct a s,�„'.r t n . n, Aoki i rr ellof the following leesons; lately �-��''' `t f q �' •for one Said Act is not applicable. as the grantor own no adjoining properly to the premises described In said deed; -OR- [lie conveyance falls In ono of the following exemptions as shown by Amended Act which became efteclive July 17, 1959, The division or subdivision of the land Into parcels or (rack of five acres of more in size which Ugas not involve any flair streets or easements o(ar.,:ess. 3. The divisions of lots or blocks of less than ono acre in any recorded subdivision which does nut involve ally new sueats or easements of access. 4. The sale or exchange Of parcels of land between owners of adjoining and contiguous land. 6. The conveyance or parcels of land or interests therein for use as right of way fro railroads or other public utility facilities, which does not Involve any new streets or easements of access. 6. The conveyance of land awned by a railroad or other public utility which does not involve any now streets or easements of access. 7. The conveyance of land for highway or other public purposes or grants or conveyances relating a the dedication of land for pubic use or Instruments relating to the vacation of land impressed with a public use. B. Conveyances made to correct descriptions in prior conveyances, 9. The sate or exchange or parcels or tracts if land existing on the sate of the amendatory Act Into no more than two parts and not involving any flaw streets or easements of access. 10. .The sale of a single tot of less than 6.0 acres from a larger tract when a survey is made by an Illfnors registered surveyor; Provrded, that this exemption shalt not apply to the sale of any subsequent tots from the same larger tract of land, as deter- mined by the dimensions antl configuration of the larger tract on Octobar 1, 1973, and provided also that this exemption does not fnvandate any local requirements applicableto the subdivision of land. Amended by P.A. 80-318. 1 off, October 1. 1977. CIRCLE THE NUMBER ABOVE WHICH IS APPLICABLE TO THE ATTACHED bF.'F.f). Affiant further state that n? __ makes this affidavit for the purpose of Inducing the Recorder of Deeds of .1 Illinois, to accept the attached dead for recording. SUBSCRIBED and SWORN to before me J tills "01=f=t�iRL SEAL" SNhI CM NOTARY pU@LtC, STATE 61 it LINQIS ___........... MY C(:1P:4fv;[,b'BrphJ EXPJT'rES 0/12F�6'to s b�t���ry� $qqQ ��xjj�BB . o a a a c uo—e®�a �a_3 �Vn ` . oy 9 a All 9 x ..