HomeMy WebLinkAboutPacket - 6/15/2022 - Planning and Zoning Commission
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PLANNING & ZONING COMMISSION
MEETING NOTICE
DATE: Wednesday, June 15, 2022
TIME: 7:00 p.m.
PLACE: City Council Chambers, City Hall.
333 S Green Street, McHenry, IL 60050
AGENDA
1. Call to Order
2. Roll Call
3. Approval of the Agenda
4. Public Input – (five minutes total on non-agenda items only)
5. Consideration of Approval of the Meeting Minutes: May 18, 2022 Regular Meeting
6. Z-2022-09 - A Public Hearing for a Zoning Map Amendment to RM-2 High-Density Multifamily Residential
District, a Conditional Use Permit for a Preliminary Planned Unit Development, and Preliminary Plat of
Subdivision for the Residences of Fox Meadows Multifamily Development on the northeast corner of IL-31
and Veterans Parkway. Petitioner: Cunat Inc, of 5400 W. Elm Street, McHenry, IL 60050.
7. Z-2022-16 – A Public Hearing for Preliminary Plan Approval of a Conditional Use Permit to allow a Mixed Use
Commercial Planned Unit Development at 1900-2078 N Richmond Road. Petitioner: Dyn McHenry Commons
LLC of 6801 Spring Creek Rd., Rockford, IL 61114
8. Z-2022-15 – A Public Hearing for Various Zoning Text Amendments to the City of McHenry Zoning Ordinance.
Petitioner: City of McHenry of 333 S. Green Street McHenry, IL 60050
9. Open Discussion
10. Staff Report: Next Meeting Date: July 20, 2022
11. Adjourn
City of McHenry
Planning and Zoning Commission Minutes
May 18, 2022
Chairwoman Rockweiler called the May 18, 2022, regular meeting of the City of McHenry
Planning and Zoning Commission to order at 7:00 p.m. In attendance were the following: Bremer,
Davis, Riley, Rockweiler, Smale, and Lehman. Absent: Sobotta. Also in attendance were City
Planner Cody Sheriff, Community Development Director Polerecky and Deputy City Clerk
Johnson.
Approval of the Agenda:
Motion by Bremer and seconded by Smale to approve the agenda as presented.
Voice Vote: 6-ayes: Commissioners Bremer, Davis, Riley, Rockweiler, Smale, and Lehman. 0-
nay; 0-abstained; 1-absent: Sobotta. Motion Carried.
Public Input
No members of the public offered any public input.
Approval of Minutes:
Consideration of the April 20, 2022, regular meeting minutes as presented. Motion by Smale
and seconded by Riley for approval. Commissioner Bremer noted that her name was
misspelled in the previous set of minutes, and the Deputy Clerk will fix the error.
Voice Vote: 6-ayes: Commissioners Bremer, Davis, Riley, Rockweiler, Smale, and Lehman. 0-
nay; 0-abstained; 1-absent: Sobotta. Motion Carried.
File No. Z-2022-09
Petitioner: Cunat Inc, of 5400 W Elm Street, McHenry, IL 60050
Zoning Map Amendment to RM-2 High-Density Multifamily Residential District, a Conditional Use
Permit for a Preliminary Planned Unit Development, and Preliminary Plat of Subdivision for the
Residences of Fox Meadows Multifamily Development on the northeast corner of IL-31 and Veterans
Parkway
Chairwoman Rockweiler called the hearing to order at 7:05 p.m. City Planner Cody Sheriff
reported that all legal posting requirements have been met.
Brian Cunat, President of Cunat Inc, was present and sworn in. He explained that they have
been in business since 1976. They are lifelong members of McHenry and are proud of this town.
They employ 110 -time employees who enjoy a stable work environment. The property is zoned
industrial and is next to industrial on two sides. They were approached by the current property
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May 18, 2022
Page 2
owners for doing a multi-family project. They have done over 20,000 units and manage over
4,00 apartments. They are thrilled for this opportunity.
They have met with City staff and made this plan to maximize the potential for the property. On
the east side they would border single-family that is currently undeveloped. A majority of the
eastern border is with the former Family Service office, which now houses an autism school.
Cunat believes that this multi-family development would be a nice buffer from the industrial
area to the single-family area. The closest residents would be to the southeast, and that is a
neighborhood with townhomes. The project is well laid out and they have been working with
Staff to address their concerns. The 540-unit project will have a full clubhouse, indoor &
outdoor pool, exercise area, meeting space, tennis courts, child play areas, and a dog park. It is
well lit, safe and secure, and has security to enter each of the common areas for all buildings.
City Planner Cody Sheriff reviewed his staff report. The site was annexed to the City in 2003.
There are site restrictions that all public improvements must be made for the project to be
completed. The site is currently zoned BP Business Park and semi-approved for multi-family.
Future land use recommends commercial development but high density residential is an
accepted practice and common for this type of an area.
A traffic impact analysis was completed, and it does not trigger a traffic signal requirement for
the State highway. A multi-use path is planned to connect to the existing multi-use path. There
are no other recreational amenities within walking distance of the project. The density, parking
space requirements, and recreational space requirements are all within acceptable limits.
A site plan analysis with setbacks show the new right-of-way lines for the highway expansion
and the closest point of the project would be a garage within 10 feet of the right-of-way line.
The developers are proposing a 6-foot-high privacy fence, and the City is recommending 4-6
foot tall landscaping screening. On the north side the plan does not show if the existing trees
would remain. It is recommended to keep the trees or put in new landscaping to be in
compliance. On the east property line, a landscaping buffer would be required by ordinance.
Staff also recommends a landscaping buffer for the garages or removing some of the garages. A
landscaping architect should be used to handle the landscaping issues that have been pointed
out by Staff.
Chairwoman Rockweiler asked the developers if they were open to following all of the
landscaping recommendations by Planner Sheriff, and if they would be willing to hire a
landscape architect. Mr. Cunat stated that the are willing to follow all recommendations from
Staff. He also clarified that they have no intention of removing any of the existing trees on the
north side of the property. They plan to save all of the good trees and only replace the bad
trees that need replaced throughout the entire project. Chairwoman Rockweiler asked the
developers if they would be willing to move the playground areas closer to the center so they
would be more centrally located, and Mr. Cunat explained that they tried to break up the
activities and they believed they were already located in good areas. She also asked if it were
Planning and Zoning Commission
May 18, 2022
Page 3
possible to get to the play areas without walking on the streets, and he explained that the
sidewalks or walking paths should be connected so that you should be able to use those to get
anywhere within the development.
Chairwoman Rockweiler stated that the nice development pictures that were presented could
be misleading because garages aren’t shown, but on the layout it appears that some would be
in the middle of the development. She fears that this could give it an industrial look. Mr. Cunat
advised the Commission that they could see developments in Woodstock that are already built
that are similar to this proposed development. Willowbrook in Woodstock has more garages
than this proposed development, and next to it is Walnut Ridge, which can also give you an idea
of how this would look.
Chiarwoman Rockweiler asked about the park amenities and if they are open to having a
revised or more clear depiction of what will go in each play area. Mr. Cunat explained that they
have made the areas quite large and are happy to work with the City to get what the City wants
placed there.
Commissioner Bremer asked what phases the development would occur in and what the
timeframe was. Mr. Cunat explained that the clubhouse would go in immediately along with
the first building. The clubhouse would need to be open at the beginning with the leasing
agent. The other amenities would be built in the order that they appear on the map as the
development moves along. Leasing staff would be available from 9-5 and there would be longer
pool hours with pool attendants. The indoor exercise room would also be left open longer than
when the management facility would be on site. Planner Sheriff asked if the clubhouse would
be open for the community or to outside groups, and it was explained that the meeting room
could be leased or used by a non-for-profit, but no other amenities would be available to non-
residents.
Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:43 p.m. Jack
Jablonski asked the developer if the waling path that would be installed would be useable. He
stated that the path at Patriot Estates is bad and old people can’t walk on it. Mr. Cunat stated
that they would develop the sidewalks and path based on City standards and their
requirements. He also complained that the swimming pool in Patriot Estates is not open when
it should be for his neighborhood, and that hopefully this pool would be more available.
Chairwoman Rockweiler stopped the questioning from Mr. Jablonski as it had no relation to the
development in question.
Chairwoman Rockweiler opened the public comments portion of the hearing. Brigid Sterwerf
was sworn in and stated that she was concerned about the impact this would have on the
Alexander Leigh Center for Autism. Concerns included: students could be impacted by
construction and noise, runoff and the retention pond, maintenance and liability expenses
incurred with the additional influx to the retention pond, troubles busses might have getting
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May 18, 2022
Page 4
though the construction, traffic congestion, and safety at the retention pond with more people
in that area.
Kelly Weaver was sworn in, and she explained she had concerns related to the autism school as
well. There are unique students at that school with special needs. There could be an increase in
students and staff in the next couple of years. She is concerned about the landscaping, the
driveways and entrances near their entrance, and keeping people from that subdivision off of
their property. She is concerned about noise, trespassing, and the retention pond as well.
Commissioner Rockweiler closed the public hearing portion of the meeting at 7:55 p.m.
Mr. Cunat responded to Chairwoman Rockweiler’s comments about the play areas. Cunat plans
to have the exact layout of the child play areas for Staff to review and approve. He showed on
the map all of the green spaces throughout the project. Mr. Cunat also stated that he is happy
to work with the schools to handle all of their concerns. He recognizes that there will be noise
with construction but wants to do what he can to be good neighbors.
Commissioner Lehman asked what the length of the project would be. Mr. Cunat stated that
the project would be broken into two chunks. The initial 270 apartments would take about 3
years to build, and then they would assess demand to see how soon they should complete the
second phase. Commissioner Lehman asked bout how the trash enclosures worked. Mr. Cunat
explained that they will be using compactors, which are more efficient and cleaner than the
dumpsters. This also keeps the trash company from having to drive into the neighborhood as
often. The compactors are enclosed and there are areas for recycling at those locations as well.
Commissioner Bremer stated that she was in favor of the project as long as the City’s requests
for landscaping were met. Commissioners Riley and Smale agreed with Commissioner
Bremmer, and both are in favor of the project.
Commissioner Davis was concerned about the entrance for trucks for the construction, and it
was explained that this development will not use the same road as the entrance for the autism
school. They would also be willing to build a fence near the school either during construction or
as a permanent fence depending on what was being requested of them. Mr. Davis was
concerned about the water runoff and the detention pond. Director Polerecky and HR Green
Engineer Chad Pieper explained that the retention pond is more than adequate to handle the
water that would be introduced as part of the project. Commissioner Davis also expressed
concern for traffic getting onto Route 31 with the increase of traffic following development. It
was explained that the City wants to put a stop light at that location, but is unable to do so
without permission from the State of Illinois Department of Transportation.
Chairwoman Rockweiler referenced the staff report that mentions the building code and the
amount of brick façade required. Planner Sheriff stated that this development would have the
same percentage of brick as that of the Behr Development and other recent developments in
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May 18, 2022
Page 5
the City. He believes that 75% brick does not make the project better, and that anything near
50% should be substantial enough. He also mentioned that the final plan needs to show
matching brick on the garages instead of all vinyl. Planner Sheriff recommends continuing the
hearing until the next meeting so that all discussion items and issues can be met in a revised
written plan.
Chairwoman Rockweiler stated that she did not like the layout as presented and was hopeful
that Cunat would consider moving buildings around so that the play areas could all be centrally
located. John Cunat, VP of Cunat Inc was sworn in. He stated that the roads and underground
infrastructure was already in place in regards to sewer, water, and storm. Moving buildings
from the presented plan would be a big challenge and not feasible. Although the size of the
project looks overwhelming, the distance people would have to walk to get to the recreation
areas is not that far. A discussion ensued regarding the types of play structures and if the tennis
court could be taken out of the development and something be put in its place. Cunat will work
with Staff to determine the appropriate playground types that should be constructed.
A motion was made by Commissioner Lehman and seconded by Commissioner Bremer to
continue the hearing until the June 15, 2022, meeting. Roll Call Vote: 6-ayes: Commissioners
Bremer, Davis, Riley, Rockweiler, Smale, and Lehman. 0-nay; 0-abstained; 1-absent: Sobotta.
Motion Carried.
Open Discussion:
There was no open discussion.
Staff Report: The next meeting is Wednesday, June 15, 2022. Planner Sheriff explained that there
are some new items that will be coming forward. There is a potential buyer for the K-Mart site,
and possible development of the outlots as well. Munson is moving forward to update their
conditional use. An updated comprehensive plan is also on the horizon. Chairwoman Rockweiler
asked if there was any movement on the former bank property on Crystal Lake Road. Director
Polerecky stated that they have been approved to move forward but have not begun that process
yet. He also explained that the City has taken ownership of the former roller rink property and
that it will be cleared off and will be sold for a development.
Adjourn: Motion by Smale and seconded by Bremer to adjourn the meeting at 8:54 p.m.
Roll Call Vote: 6-ayes: Commissioners Bremer, Davis, Riley, Rockweiler, Smale, and Lehman.
0-nay; 0-abstained; 1-absent: Sobotta. Motion Carried.
Staff Report for the City of McHenry Planning & Zoning Commission
Staff Comments
The following comments and conclusions are based upon staff analysis and review prior to this hearing and are
to be considered viable unless evidence is established to the contrary. Staff may have additional comments
based upon the testimony presented during the public hearing.
BACKGROUND & REQUEST SUMMARY
The petitioner, Dyn McHenry Commons LLC, is requesting Preliminary Plan approval for a Conditional Use
Permit for a Mixed-Use commercial development on the former K-Mart site and current Hobby Lobby site at
1900-2078 N Richmond Road. The petitioner is the owner of the Hobby Lobby site and Steak N’ Shake
property to the north (outside the proposed development). The development consists of five new commercial
out-lots that will be constructed, as tenants are secured, in addition to repurposing a portion of the K-Mart
building into a Boxed Up Self-Storage Center with Outdoor Recreational Vehicle and Trailer Storage. The
proposed development will occur over three phases:
Phase 1 - repurpose the K-Mart building to self-storage.
Phase 2 - re-align north entrance and subdivide parcels along IL-31 into 3 commercial out-lots.
Phase 3 - create 2 additional commercial out-lots.
The petitioner is also proposing to add a variety of landscaping improvements and pedestrian amenities
including additional sidewalk on the northside of McCullom Lake Road and east side of N. Richmond Road. The
development would also involve the straightening of the existing S-Curve ingress/egress on the northside of
the property into a more functional and aligned approach. The new alignment will allow petitioner to create
an additional commercial out-lot in the northwest corner (see image below).
Ownership of the commercial center is composed of four separate entities consisting of the Mattress Firm out-
lot, McDonalds out-lot, Hobby Lobby north half (includes a portion of commercial storefronts), and the K-Mart
south half (similarly includes a portion of commercial storefronts). A private operating easement agreement
(OEA) currently exists throughout the center that restricts various uses and grants rights of refusals for the
existing ownership. McDonalds will likely not approve any commercial operation they view as direct
competitors. This ultimately restricts many chicken/beef oriented fast-food chain restaurants. As part of this
development proposal, economic development staff are creating a development incentive package consisting
of property tax abatement (pending approval by taxing bodies), and sales tax rebates.
The petitioner has been granted a 45-day due diligence period by the current property owners which is
unusually small for a commercial property of this size. Due to this limited time frame, the preliminary plan that
is submitted to the Planning & Zoning Commission is largely a place holder to showcase the general concept of
the commercial development. The plan includes a variety of different commercial uses which normally would
require separate Use Variations in prior years but are being requested as part of a planned commercial
development proposal (listed below). At the recommendation of staff, the petitioner is requesting approval to
allow drive-thru commercial uses (subject to review by Staff Plat Review Committee) as well as the ability for
the Zoning Administrator approve/deny requests for relief from parking regulations. The City granted a similar
drive-thru request for the former Big-R site to the south. If approved, staff’s goal is to utilize this combination
of zoning relief to help attract retail commercial development into the proposed commercial out-lots. A
cornerstone of the plan involves the self-storage facility which allows the petitioner to occupy a large, vacant,
commercial space which frees up parking allowance for additional out-lots throughout the south portion of
the site.
Requested Permitted Uses:
• Drive-Thru (Requested as a permitted use, subject to review by Staff Plat Review Committee)
• Carwash (Requested as a permitted use; not allowed in the C-3 Community Commercial District)
• Self-Storage (Mini-Warehouse) with Outdoor Rental Storage (Requested as a permitted use, both Self-
Storage and Outdoor [Rental] Storage are not permitted in the C-3 Community Commercial District)
• Parking Relief (Requesting to allow administrative review by Zoning Administrator)
CITY OF MCHENRY ORDINANCES
• The petitioner must meet the Approval Criteria for Conditional Uses, listed in §11-15-5 of the City of
McHenry Zoning Ordinance.
• The petitioner must meet the Standards for Planned Unit Developments, listed in §11-20-5 of the City
of McHenry Zoning Ordinance.
STAFF ANALYSIS
CURRENT LAND USE & ZONING
The subject property is part of a larger commercial center consisting of several commercial out-lots. Currently
zoned C-3 Community Commercial District, the petitioner is requesting approval to allow a self-storage facility
with outdoor rental storage, carwash, and drive-thru uses. The surrounding land use primarily consists of
commercial with single-family residential further east of the property. Given the longevity of the existing
commercial use, staff does not believe the requested uses would negatively impact the surrounding property
owners. However, staff have outlined several land use concerns below.
• Storage Facility Commercial Use. Staff’s primary concern is the repurposing of the last remaining
vacant big-box site in this section of N. Richmond Road. The site is unique in comparison to the former
Big-R site which was more fragmented in ownership and had approximately 120,000 SF less site area
than the K-Mart Site. This allows more opportunities in site design on the K-Mart property in
comparison to the Big R Site. If the self-storage component is approved, it would add a third storage
facility on the same intersection. City staff continue to work to attract both large and small retail
tenants to the City of McHenry; however, this has remained challenging due to the proximity of
Walmart. Many retail uses prefer to locate on or near the same intersection of an existing Walmart due
to the amount of traffic (trips) generated. Self-storage facilities generate approximately 1-2 trips per
month per unit as opposed to other commercial uses that could generate greater traffic to benefit
other commercial tenants. Other potential sites for large retail growth include the southwest corner of
IL-120 and Chapel Hill Road, and the northwest corner of IL-31 and Bull Valley Road. However, both
sites are undeveloped and would require significant financial incentives to attract development. If the
site is approved for self-storage, there will be no more opportunities within this section of the N.
Richmond Road commercial corridor for large retail tenants. The Commission may wish to discuss
whether the trade-off associated with converting the last remaining Big-Box site for 4-5 retail out-lots
is appropriate.
• Carwash Commercial Use. Currently zoned C-3 Community Commercial District, carwash facilities are
not an allowed use. Carwash facilities are a permitted use within the C-5 Highway Commercial District.
The purpose of the C-3 Community Commercial District is intended to provide for a broad selection of
convenience and comparison shoppers goods and services in centralized and highly accessible
locations. Staff is concerned about allowing a carwash facility in lieu of attracting retail out-lots would
diminish the purpose of the C-3 Community Commercial District. Furthermore, attracting retail
development to smaller out-lots has not been an issue for other commercial centers. The Commission
may wish to consider whether the proposed use is appropriate for the commercial center.
• Phased Plan. Staff is concerned regarding the overall phasing of the plan. The self-storage facility is the
only item most likely to be constructed. The proposed commercial out-lots are contingent upon the
petitioner successfully locating tenants. There are already many vacancies in the existing buildings in
the commercial center owned by the petitioner. Without any conditions of approval, the city is not
guaranteed the creation of any commercial out-lots. If the Commission finds the proposed self-storage
facility to be an acceptable use, it may wish to consider adding restrictions that establishment of the
self-storage facility is contingent upon the petitioner constructing the three out-lots along N. Richmond
Road. Staff have included this as a condition of approval.
• Prospect of Future Retail Growth. The City is in the process of putting together a development
incentive package consisting of property tax abatement and sales tax rebates to attract retail
development for the commercial out-lots. There may be an opportunity with the current incentives to
attract a retail tenant to the Kmart building; however, there is no guarantee it will be successful. The
site has remained vacant for over 13 years. The City has brought in interested commercial entities to
the site but have run into difficulties when negotiating with the existing ownership. Conversations with
other local commercial center property owners have claimed that it wouldn’t be difficult to attract a
retail tenant with the right incentive package. The City has indicated it is open to negotiating a large
incentive package to attract a big-box retail tenant to the site.
• Outdoor Storage Area. Outdoor storage is not allowed in the C-3 Community Commercial District.
Approval of the proposed development will grant an exception to allow the use. The U-Haul facility to
the west of the property was granted approval for outdoor storage out of necessity based on their
commercial operations as a truck, trailer, and storage unit rental facility. The current U-Haul site was
also unique because it is a stand-alone property without other commercial tenants that could be
negatively impacted by the industrial appearance of storing commercial trucks and trailers. Staff does
not believe the outdoor rental storage area is necessary for the proposed operation. Staff could not
locate other areas in the C-3 Community Commercial District where outdoor storage was allowed. The
Commission may wish to consider whether this is an appropriate use within the commercial center and
whether there is an established need.
• Planned Unit Development Standards. Planned Unit Developments are unique developments that
allow for greater zoning relief in exchange for an innovative approach to site plan design. The
petitioner is offering to bring the site somewhat into compliance with the existing Zoning Ordinance by
addressing existing sidewalk gaps. Although the petitioner was given a limited timeframe to put
together a site plan, staff questions whether the proposed development would be considered an
innovative approach to site plan design. Post COVID-19, a greater emphasis has been placed on
creating a pedestrian oriented commercial streetscape with shared pedestrian courtyards and
attractive seating areas. The Commission may wish to discuss whether it believes the petitioner’s
approach would be considered innovative.
FUTURE LAND USE MAP RECOMMENDATION
The proposed commercial development is consistent with the Future Land Use map recommendation for
commercial.
COMPREHENSIVE PLAN OBJECTIVES & POLICIES
Overall, staff believes the proposed development is consistent with the City’s Comprehensive Plan objectives
and policies. Staff comments italicized.
View full list of City Plans at www.cityofmchenry.org/planningdocuments
• Growth, Policy – “Work with developers so that redevelopment improves the site or surrounding
conditions, including: access, landscaping, lighting, safety, and aesthetics.” (p. 29)
Staff believes the proposed development is consistent with the policy’s recommendation. The petitioner
is adding additional landscaping and extending the sidewalk along the northside of McCullom Lake
Road and east side of N. Richmond Road therefore improving access, landscaping, and aesthetics.
However, pedestrian circulation internally throughout the site is somewhat deficient. The Commission
may wish to add conditions related to pedestrian circulation internally throughout the site.
• Growth, Policy – “Promote development that allows employment and a shopping base which is diverse
and affords the City with a sound economic base.” (p. 29)
The K-Mart portion of the site has experienced no new retail growth in over a decade. An argument can
be made that due to the stagnant growth that any new commercial development will be a positive
impact than no development at all. An argument could also be made that approval would not afford
diverse shopping base due to the two other sites adjacent to the Subject Property that are approved for
self-storage.
SITE PLAN REVIEW
1. Administrative Review for Parking Relief & Permitted Drive-Thru Uses. At the request of staff, the
petitioner is requesting approval to allow administrative review of parking deviations from the
ordinance. Most commercial entities know how much parking they need to accommodate their
operations. The petitioner is also seeking to allow Drive-Thru oriented uses within the development
area subject to administrative site plan review by the Staff Plat Review Committee (membership
consisting of the Community Development Director, Economic Development Director, City Planner,
Public Works Director, Staff Engineer, Police/Parks (ad hoc.), and City Administrator). Staff desires to
utilize zoning relief to attract additional retail development. The practice of granting zoning relief to
attract commercial development is also known as “pink zoning”, where ‘red tape’ is cut to help small
developers and entrepreneurs to open new businesses in aging commercial strips.1
1 https://medium.com/sidewalk-talk/how-pink-zoning-can-jumpstart-urban-development-2ac90f4499c7
2. Landscaping & Screening. The submitted conceptual site plan displays various landscape plantings.
The proposed development appears to be somewhat in conformance; however, staff have included a
condition of approval that all development on site shall be in substantial conformance with the City’s
Landscaping & Screening Ordinance.
A. Additional Plantings. Although the petitioner is adding a variety of landscaping in the outdoor
storage area, the site is largely void of any plantings along the existing storefronts (see images
on next page). The Commission may wish to discuss requiring additional plantings where
feasible along the storefront to break up large masses of wall space. Staff have included this as
a condition of approval.
B. Outdoor Storage Area. The submitted plan depicts a variety of canopy-canopy evergreen
screening surrounding the outdoor storage area. Staff recommends a condition of approval that
the Property Owner shall provide landscaped screening in substantial conformance with the
conceptual plan to the greatest extent possible as determined by the Zoning Administrator.
Figure 1 – Large expanse of wall where landscaping improvements could break up the mass of the structure.
Commission may wish to discuss adding
conditions relating to landscaped parking
islands to bring the existing parking lot into
conformance with the City’s Landscaping
Ordinance.
3. Sidewalk & Pedestrian Amenities. The petitioner is proposing to construct a new sidewalk along the
northside of McCullom Lake Road and along the east side of N. Richmond Road to address an existing
sidewalk gaps. Staff recommend that a condition be added that a stripped pedestrian crosswalk is also
included in these areas, and that any approvals are subject to the property owner improving the site.
A. Richmond Road – Pedestrian Access. Although the petitioner is adding sidewalks along N.
Richmond Road, there are no direct pedestrian access points from the sidewalk into the
development area. The Commission may wish to discuss adding a condition of approval for the
petitioner to add sidewalk into the site from N. Richmond Road.
B. Internal Pedestrian Circulation. As noted in the previous section of the Staff Report, staff
believes the overall pedestrian circulation is somewhat deficient. COVID-19 has placed a greater
emphasis on pedestrian accessibility and walkability. Certain areas depict sidewalks that dead
end or are not aligned; however, this may be contributed to the plan being a conceptual display
with actual building sizes and locations that will vary as retail tenants are secured (see image
below). The Commission may wish to discuss how pedestrian accessibility and internal
circulation can be improved on the site.
4. Cross-Connection to Steak N’ Shake. A connection has long been desired by the City from the
proposed development area to the existing Steak N’ Shake property to the north. However,
McDonald’s has indicated it would not approve a cross-connection to the Steak N’ Shake property.
5. Carwash Facility. The petitioner is proposing to locate a carwash facility in the center of the
development area. Should the Commission approve the requested exception to allow a Carwash in the
C-3 Community Commercial District, staff would recommend a condition of approval be added that
limits the site to one carwash facility.
No sidewalk access into site from IL-31.
STAFF SUMMARY ANALYSIS
• Staff is concerned about losing the last remaining opportunity for a large commercial retail tenant in
this section of the Richmond Road commercial corridor. The Commission may wish to discuss whether
it believes the tradeoffs associated with the proposed retail out-lots outweigh the potential for a
future big-box retail tenant. The Commission may also wish to consider adding a condition of approval
requiring the property owner to construct several of the commercial out-lots prior to the
establishment of the self-storage facility. Staff have included this as a condition of approval in the
sample motion.
• Carwashes are not a permitted use in the C-3 Community Commercial District but are allowed in the C-
5 Highway Commercial District. The Commission may wish to discuss whether it believes the proposed
use is appropriate. If the Commission finds the proposed use agreeable, the Commission may wish to
add restrictions related to the location and number of carwash facilities. Staff have included this as a
condition of approval.
• Outdoor Storage is not permitted in the C-3 Community Commercial District but is allowed as a
conditional use in the C-5 Highway Commercial District. Approval would allow them to rent space for
the storage of recreational vehicles and trailers. Staff does not believe the Outdoor Storage is
necessary for the operation of the self-storage facility. Justification should be provided for the outdoor
storage area. The Commission may wish to discuss whether it believes the proposed use is appropriate
in the C-3 Community Commercial District and whether there is sufficient justification.
• The petitioner is proposing to construct sidewalk along Richmond Road and McCullom Lake Road. The
Commission may wish to add a condition of approval related to stripped pedestrian crossings at all
ingress/egress locations where appropriate. The Commission may also wish to consider adding a
condition of approval related to constructing the proposed pedestrian improvements prior to the
establishment of the self-storage facility.
• Staff believes the plan’s internal pedestrian circulation is somewhat deficient. The Commission may
wish to discuss adding a condition of approval related to increasing pedestrian interconnectivity
throughout the site. Staff have included this as a condition of approval.
• Planned Unit Developments provide zoning relief in exchange for unique site plan design. The Covid-19
pandemic placed greater emphasis on outdoor dining and pedestrian amenities in commercial
corridors. The Commission should discuss how the development could be improved to provide unique
site plan design such as shared pedestrian commercial courtyards and attractive seating areas. Staff
have included this as a condition of approval.
If the Planning & Zoning Commission agrees with the petitioner’s request, then the following motion is
recommended:
MOTION: I motion to recommend approval of the petitioner’s request for a Conditional Use Permit to allow
Preliminary Planned Unit Development subject to the following conditions:
1. The Subject Property shall be granted approval to operate one (1) Carwash Facility, and one (1) Self-
Storage Facility with Outdoor Rental Storage.
2. The Carwash Facility and Self-Storage Facility with Outdoor Rental Storage shall be restricted to the
areas identified in the submitted concept plan.
3. The Property Owner shall construct the three commercial out-lots depicted in the submitted concept
plan fronting N. Richmond Road prior to the issuance of a Certificate of Occupancy for the requested
Self-Storage Facility with Outdoor Rental Storage.
4. The Property Owner shall add stripped pedestrian crosswalks at all ingress/egress locations along
McCullom Lake Road and N. Richmond Road as well as provide additional sidewalk connections from
said ingress/egress locations on N. Richmond Road to the site.
5. The Property Owner shall construct all pedestrian improvements identified in the submitted concept
plan including sidewalk, and stripped crosswalks along all ingress/egress point along Richmond Road
and McCullom Lake Road, prior to issuing a Certificate of Occupancy for the requested Self-Storage
Facility with Outdoor Rental Storage.
6. The Property Owner shall provide additional sidewalk connections and improved internal pedestrian
circulation to be reviewed and approved at the discretion of the Zoning Administrator.
7. The Property Owner shall provide landscaped screening around the area identified as Screened
Recreational Vehicle Storage in substantial conformance with the submitted concept plans and
building elevations.
8. The Subject Property shall be granted approval to allow drive-thru uses subject to administrative
review by the Staff Plat Review Committee who may approve, approve with conditions, or deny the
request and refer back to the Planning & Zoning Commission and City Council.
9. All parking relief requested by future tenants in the development area shall be reviewed by the Zoning
Administrator who may approve, approve with conditions, or deny the request and refer back to the
Planning & Zoning Commission and City Council.
10. The petitioner shall submit a revised landscape plan to incorporate additional landscape plantings to
break up areas with large expanses of wall, and additional landscaped parking end islands to the
existing parking areas to be approved at the discretion of the Zoning Administrator.
11. The petitioner shall revise the site plan to include a pedestrian oriented courtyard between the two
commercial out-lot areas fronting the self-storage facility to be approved at the discretion of the
Zoning Administrator or referred back to Planning & Zoning Commission and City Council.
12. All development on the Subject Property shall be in substantial conformance with the City’s
Landscaping & Screening Ordinance to the greatest extent possible as determined by the Zoning
Administrator.
AND by making said motion, I agree with staff’s assessment that the approval criteria for Conditional Uses &
Standards for Planned Unit Developments have been met as outlined in the Staff Report.
STANDARDS FOR PLANNED UNIT DEVELOPMENTS (§11-20-5). Staff comments italicized below.
A. The proposed planned unit development fulfills the objectives of the Comprehensive Plan, and other
land use policies of the City, through an innovative and creative approach to the development of
land.
The petitioner is proposing to revitalize the former K-Mart site which has not seen reinvestment in over
a decade. By allowing a mix of uses, the petitioner is providing a way to approach long-vacant big-box
commercial space while transitioning to an out-lot mall style shopping center.
B. The proposed planned unit development will provide walkways, driveways, streets, parking facilities,
loading facilities, exterior lighting, and traffic control devices that adequately serve the uses within
the development, promote improved access to public transportation, and provide for safe motor
vehicle, bicycle, and pedestrian traffic to and from the site.
The petitioner is proposing to address existing sidewalk gaps as well as provide additional landscaped
islands to bring the property more into compliance with city ordinances.
C. The proposed planned unit development will provide landscaping and screening that enhances the
City's character and livability, improves air and water quality, reduces noise, provides buffers, and
facilitates transitions between different types of uses.
In addition to the landscaping proposed throughout the site by the petitioner, additional conditions
have been included that break up large masses of wall with additional landscaping.
D. The proposed planned unit development will provide site design and development that is based on
sustainable principles to ensure that low impact alternatives are integrated into the proposed
project.
n/a
E. The proposed planned unit development will protect the community's natural environment to the
greatest extent practical, including existing natural features, water courses, trees, and native
vegetation.
n/a
F. The proposed planned unit development will be provided with underground installation of utilities
when feasible, including electricity, cable, and telephone, as well as appropriate facilities for storm
sewers, stormwater retention, and stormwater detention.
All new development on site shall be required to provide underground utilities.
APPROVAL CRITERIA FOR CONDITIONAL USES (11-15-5). Staff comments italicized below.
A. Traffic: Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning
district has been minimized.
Staff does not believe the proposed development would generate any adverse impacts on the
surrounding property owners. The site formerly operated hosting several big-box retail tenants. The
proposed out-lots and self-storage facility will generate less traffic.
B. 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.
Staff does not believe approval of the petitioner’s request would generate any environmental
nuisances.
C. Neighborhood Character: The proposed use will fit harmoniously with the existing natural or
manmade 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 already existing in the area or normally associated with permitted uses in the district.
The Subject Property has operated as a commercial strip mall for decades. Staff believes further
commercial use of the site would not have any undue deleterious effects on the surrounding properties
due to the longevity of existing commercial operations.
D. 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 site has access to City water and sanitary sewer. The developer will be required to construct all
necessary upgrades to the City water and sanitary sewer system to service the development.
E. 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.
Staff does not believe the proposed use will generate any adverse impacts on public safety and health.
F. Other Factors: The proposed use is in harmony with all other elements of compatibility pertinent to
the conditional use and its particular location.
Overall, staff believes the proposed use is compatible with and complementary of the surrounding
commercial properties. Additionally, the commercial uses are separated from the adjacent residential
area by a 40-foot change in topography.
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Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
AGENDA SUPPLEMENT
TO: Planning & Zoning Commission
FOR: June 15, 2022, Planning & Zoning Commission Meeting
FROM: Cody Sheriff, City Planner
RE: Z-2022-15 Zoning Text Amendments – Off Street Parking and Loading
ATT: Comparison Chart of Municipalities
AGENDA ITEM SUMMARY:
The City of McHenry is request approval of various text amendments to the City’s Off Street
Parking & Loading Ordinance.
STAFF ANALYSIS:
The challenge with comparing municipalities and parking requirements is that it’s not a 1 to 1
comparison. Many municipalities have subcategories of uses with different parking
requirements. Staff have provided the Commission with a table outlining various parking text
changes for their consideration. Staff have also included some changes to how Residential Care
Facilities are defined and updated the Ordinance regarding housing for individuals with
disability to be incompliance with the Fair Housing Act.
Definitions
• Residential Care Facility: A group care facility licensed for 24-hour medical or non-medical
care of persons in need of personal services, supervision, or assistance essential for
sustaining the activities of daily living, or for the protection of the individual. A "Residential
Care Facility" includes assisted living facilities, nursing homes, hospice, continuum of care
facilities, memory care and independent living. A "Residential Care Facility" does not include
"Community Residence."
• Community Residence: A group residence consisting of a group home or specialized
residential care home serving persons with disabilities that is licensed, certified, or
accredited by the appropriate state or federal agencies. Such residence shall serve as a
Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
single housekeeping unit for the housing of unrelated people with functional disabilities
who share responsibilities, meals, social activities, and other aspects of residential living.
"Community Residence" does not include "Residential Care Facility," and does not include a
residence that serves persons as an alternative to incarceration for a criminal offense.
11-8D-2
GROUP A: Permitted Uses in all Residential Districts
<insert> Community Residence
GROUP B: Conditional Uses in all Residential Districts:
<insert> Residential Care Facility
11-8-7
GROUP B: Conditional Uses in all Commercial Districts:
<insert> Residential Care Facility
11-10-H2
GROUP B: Conditional Uses in all Office Districts:
<insert> Residential Care Facility
McHenry New
Residential - Per Dwelling Unit
Single-Family Attached/Detached Dwelling 2
Multi-Family Dwelling 1.5
Dwelling Above Non-Residential First Floor 1
Community Residence 0.5 per bed
Notes: Fractional spaces shall be rounded to the nearest integer.
Lodging - Per Dwelling Unit
Apartment Hotel1 1
Bed and Breakfast
1 Per Unit + 2 for
Establishment Owner
Boarding House1 1
Hotel1 1
Motel1 1
Residential Care Facility
Assisted Living Facility 0.5 per dwelling unit
Independent Living Facility 1 per dwelling unit
Note: Staff eliminated
visitor parking
requirements. Red
coloring indicates new
Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
Nursing Home or Hospice 0.5 per bed
Memory Care Facility 0.5 per bed
Notes: (1) Plus 1 parking space per employee on largest shift, and plus 1 space for
each business vehicle employed by an establishment
Minimum Number Of Spaces Required1
Per Employee at
Largest Shift
Per 1,000 Square
Feet Floor Area
Per Person Design
Capacity
Adult-Use Business
Adult-use cannabis craft grower, adult-
use cannabis infuser organization or
infuser, adult-use cannabis processing
organization or processor, adult-use
cannabis transporting organization or
transporter
1 1.5 -
Adult-Use Cannabis Dispensing
Organization - 4.5 (3) -
Assembly Uses - - 25%
Auto laundry 1 -
plus stacking spaces
equal to 5 times the
capacity of the car
wash. The capacity
shall be calculated as
the number of
vehicles that can be
accommodated at
any phase of the
washing or waxing
process.
Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
Service station 1 - 2 per service bay
Vehicle sales -
2.5 (1 per 1,000
sf of showroom,
+2 per service
bay, +other retail
uses)
-
Bank or financial institution 0.67 (delete) 5 (3)
plus 5 stacking
spaces per drive-in
window
Contractor or construction office 1 - plus business vehicle
parking
Department store - 5 (3) -
Furniture and appliance sales or repair
store - 1.5 -
Industrial:
Cartage and express firms 1 - -
Manufacturing, research, testing 1 1.5 See note 2
Radio or TV station or studio 1 - -
Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
Warehousing and wholesaling 1 0.5 See note 2
Institutional uses - - 0.25
Miscellaneous:
Animal hospital - 2.5 -
Child daycare center - 2 -
Public utility and service 1 - -
Mortuary (funeral home) 1 10 (delete redundant)
Office building - 3.5 (2.5 per 1k) -
Other retail and personal service - 4.5 (3 per 1k)
plus 5 stacking
spaces per drive-in
window
Body Art Establishment 3 per 1k
Recreational:
Bowling alley:
Per lane - -
7 (5) per lane plus all
other use parking
requirements
Restaurant/bar - 3 -
Indoor theater - - 0.33
Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
Skating rink - - 0.25
Swimming pool - - 0.25
Restaurant:
Carry out only - 10 (10 per 1k) -
Drive in and eat in - 15(10) (10 per
1k)
plus 5 stacking
spaces per drive-in
window
Eat in, no drive in - 25 (10 per 1k) -
Shopping center:
Under 400,000 square feet - 4 -
400,000 - 600,000 square feet - 4.5 -
Over 600,000 square feet - 5 -
Supermarket or food store - 5 -
Self-Storage, Mini Warehouse 3 plus, 1 per 50
storage units
Tavern - 10 -
Note: (1) 1 space for each business vehicle employed by an establishment on the premises
shall be provided in addition to the number of spaces specified. (2) Use of employment
standard or floor space standard, whichever is greater. If employment is not known when
plans are drawn, floor space standard may be used. If upon occupancy the employment
standard yields a greater number of required spaces, the City Council may require the
provision of additional parking before granting a Certificate of Occupancy.
City of McHenry South Elgin Woodstock Crystal Lake APA PAS Report 510‐511 Staff RecommendationResidentialSingle‐FamilyEfficiency1.5 3 2 2 1‐3DU depending on size of home 11 Bedroom23 221‐3DU depending on size of home 22 Bedroom2.33 3 2 2 1‐3DU depending on size of home 23 Bedroom2.33 3 2 2 1‐3DU depending on size of home 24+2.33 3 2 2 1‐3DU depending on size of home 2Attached Single‐FamilySame as S‐F2 22Dwelling Above Commercial11MultifamilyEfficiency1.5 1.5 1.1 1 1‐1.5 1.51 Bedroom2 1.5 1.1 1.5 1.5‐2 1.52 Bedroom2.33 1.5 1.75 2 1.5‐2 1.53 Bedroom2.33 1.5 2 2 1.75‐2.55 1.54+2.33 1.5 2 2 2‐3.5 1.5Visitor Parking0.25 0 0.25 0
Per Employee at
Largest Shift
Per 1,000 Square
Feet Floor Area
Per Person Design
Capacity ELGIN Woodstock Crystal Lake
Adult‐Use Business 1 per 300 SF GFA N/A N/A
Adult‐use cannabis craft grower, adult‐use
cannabis infuser organization or infuser, adult‐use
cannabis processing organization or processor,
adult‐use cannabis transporting organization or
transporter
1 1.5 ‐
1 per 500 sf of office
+ 1 per 1,000 of
GFA, then 1 per
2,000 sf of GFA in
excess of 20,000
2 per 1k active manufacturing, or
per employee which ever is greater;
plus 4 per 1k office area, +1 per 1k
warehouse area; pluse 1 per 500 SF
GFA speculative area
N/A
Adult‐Use Cannabis Dispensing Organization ‐4.5 (3)‐1 per 300 SF GFA
(3.33 per 1k)3 per 1k SF GFA 5 per 1k SF GFA
Assembly Uses ‐‐25% 10% 1 per 3 seats varies based on assembly
type use
Auto laundry 1 ‐
plus stacking spaces equal
to 5 times the capacity of
the car wash. The capacity
shall be calculated as the
number of vehicles that
can be accommodated at
any phase of the washing
or waxing process.
2 per service bay 2 per work bay 1 per employee on largest
shift
Service station 1 ‐2 per service bay
1 per 500 SF GFA of
any accessory
conveience retail or
food service
1 stack space per fuel station, 4 per
1000 sf of GFA of Convenience
Store
1 per 4 pumps plus 1 per 350
SF GFA of retail area; 3 per
service bay
Vehicle sales ‐
2.5 (1 per 1,000 sf of
showroom, +2 per
service bay, +other
retail uses)
‐
1 per 1,000 sf of
showroom, +2 per
service bay, +other
retail uses
5 per 1k of showroom area; +4 per
work bay
1 per 5k outdoor
display/storage area, +2 per
service bay, and +1 per
employee
Bank or financial institution 0.67 (delete)5 (3)plus 5 stacking spaces per
drive‐in window 1 per 300 SF GFA 3 per 1k plus 4 stack spaces per
drive‐thru lane
1 per 250 SF or 1 per 350 SF
if with drive‐thru
Contractor or construction office 1 ‐plus business vehicle
parking 1 per 400 SF 3 per 1k 1 per 250 SF
Department store ‐5 (3)‐1 per 300 SF GFA 3 per 1k ~3.3 per 1k SF
Furniture and appliance sales or repair store ‐1.5 ‐1 per 300 SF 3 per 1k 2 per 1k SF
Industrial:
1 per 2 employees based on
the maximum number of
employees on 1 shift which
the plant is designed to
employ + 1 space per vehicle
used in the conduct of the
business
Cartage and express firms 1 ‐‐1.5 per 1k SF (0.5 Landbank) see above
Manufacturing, research, testing 1 1.5 See note 21 per 500 sf of GFA
2 per 1k of active manufacturing or
per employee which ever is greater;
plus 4 per 1k office area; and plus 1
per 1k of warehouse area; and +1
per 500 sf of speculative area
see above
Radio or TV station or studio 1 ‐‐See Office? See Office?
Warehousing and wholesaling 1 0.5 See note 2
Ware= 1 per 500 SF
of Office GFA + 1 per
20k sf of warehouse
or storage space
GFA; Whole= 1 per
500 SF GFA
3 per 1k; plus 1 per 1k warehouse
area (0.5 land banked)
1 per 1,000 SF NFA (up to
10,000 SF) + 1 per 2,000 SF
NFA above 10,000 SF + as
required for office use + 1
per vehicle used in the
conduct of the business
Institutional uses ‐‐0.25 N/A N/A N/A
Miscellaneous:
Animal hospital ‐2.5 ‐1.5 per exam room 4 per 1k 1 per 150SF
Child daycare center ‐2 ‐1 per 500 SF GFA 1 per 6 children based on license;
drop of spaces may be included
1 per employee + 1 per 6
children of licensed capacity
Minimum Number Of Spaces Required 1
Public utility and service 1 ‐‐N/A N/A 1 per employee on largest
shift
Mortuary (funderal home) 1 10 (delete redundant)
15 per chapel or
parlor + 1 per
business vehicle
1 per 3 seats; +1 per vehicle owned
8 per reposing room, 1 per 4
seats in chapel and 1 per
vehicle
Office building ‐3.5 (2.5 per 1k)‐1 per 400 SF of GFA
(2.5 per 1k)3 per 1k 1 per 250 SF of GFA; 1 per
150SF for medical;
Other retail and personal service ‐4.5 (3 per 1k)plus 5 stacking spaces per
drive‐in window
1 per 300 SF GFA
(3.33 per 1k)3 per 1k Based on City
Engineer/Parking Study
Body Art Establishment 3 per 1k 1 per 300 SF GFA 3 per 1k 4.5 per 1k
Recreational:
Bowling alley:
Per lane ‐‐7 (5) per lane plus all other
use parking requirements
2 per lane + other
use(s) parking
5 plus all other use parking
requirements
Restaurant/bar ‐3 ‐1 per 100 SF GFA 1 per 3 seats
Indoor theater ‐‐0.33 10% 1 per 3 seats
Skating rink ‐‐0.25 10%
5 per 1000 SF or 1 per 3 seats
whichever is greater
Swimming pool ‐‐0.25 10% Zoning Director
Restaurant:1 per 3 seats
Carry out only ‐10 (10 per 1k)‐1 per 100 SF
Drive in and eat in ‐15(10) (10 per 1k)plus 5 stacking spaces per
drive‐in window 1 per 100 SF
Eat in, no drive in ‐25 (10 per 1k)‐1 per 3 seats
Shopping center:
Under 400,000 square feet ‐4 ‐
400,000 ‐ 600,000 square feet ‐4.5 ‐
Over 600,000 square feet ‐5 ‐
Supermarket or food store ‐5 ‐
Self‐Storage, Mini Warehouse 3 plus, 1 per 50
storage units
1 per 25 storage
units 3 + 1 per 50 storage units
1 per 4,000 SF NFA up to
20,000 SF + 1 per 10,000 SF
NFA above 20,000 SF + 1 per
vehicle used in the conduct
of the business
Tavern ‐10 ‐1 per 100 SF GFA 1 per 3 seats 1 per 3 seats or 1 per 100 SF
which ever is greater
Note: (1) 1 space for each business vehicle employed by an establishment on the premises shall be provided in addition to the number of spaces specified. (2) Use of employment standard or floor space
standard, whichever is greater. If employment is not known when plans are drawn, floor space standard may be used. If upon occupancy the employment standard yields a greater number of required spaces, the
City Council may require the provision of additional parking before granting a Certificate of Occupancy.
1 per 200 SF of GFA 3 per 1k SF GFA
1 per 250 SF or 1 per 4 seats
which ever is greater1 per 100 SF GFA
3 per alley, and space for
accessory uses
depends on use(s)