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HomeMy WebLinkAboutMinutes - 9/21/2022 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes September 21, 2022 Chairwoman Rockweiler called the September 21, 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, Rockweiler, Sobotta, Davis, Riley and Lehman. Absent: Smale. Also in attendance were City Planner Cody Sheriff and Deputy City Clerk Johnson. Approval of the Agenda: A motion was made by Commissioner Davis and seconded by Commissioner Bremer to approve the agenda as presented. Voice Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. Public Input No members of the public offered any public input. Approval of Minutes: Approval of the July 20, 2022, regular meeting minutes as presented. A m otion was made by Commissioner Lehman and seconded by Commissioner Bremer for approval. Voice Vote: 6- ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0- abstained; 1-absent: Commissioner Smale. Motion Carried. File No. Z-2022-18 . Petitioner: Home of the Sparrow, Inc. of 4209 W. Shamrock Lane, Unit B, McHenry, IL 60050. Zoning Map Amendment from I-1 Industrial District to C-5 Highway Commercial District for the property located at 1819 Dot Street Chairwoman Rockweiler explained that this petition was withdrawn at the request of the applicant. File No. Z-2022-17.1 Petitioner: City of McHenry of 333 S. Green Street, McHenry, IL 60050 Zoning Map Amendment to C-2 Neighborhood Commercial District, Conditional Use Permit to accommodate the existing Child Daycare Center, Zoning Variations to accommodate all existing principal and accessory structures, any other Zoning Relief necessary to accommodate the existing Daycare Center Operations at 4717 W. Crystal Lake Road, McHenry IL. Planning and Zoning Commission September 21, 2022 Page 2 Planner Sheriff stated that the petitioner has complied with the public notice requirements. He also explained that the City recently had many forceable annexations done, and the Council wants to accommodate the existing uses when possible. When properties are annexed they come in with a zoning classification based on the most restrictive residential classification based on the lot size. This particular property has been commercial for over twenty years. There is other C-2 zoning at Royal and Crystal Lake Road. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:05 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:05 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Bremer and seconded by Commissioner Riley to approve the petitioner’s request for a Zoning Map Amendment to C-2 Neighborhood Commercial District, Conditional Use Permit to accommodate the existing Child Daycare Center, Zoning Variations to accommodate all existing lawfully constructed principal and accessory structures excluding any gravel driveway areas, and any other Zoning Relief necessary to accommodate the existing Daycare Center Operations at 4717 W. Crystal Lake Road, McHenry IL. And by making said motion I agree that the approval criteria for Zoning Map Amendments, Conditional Uses, and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.1 was closed a 7:07 p.m. File No. Z-2022-17.2 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Zoning Map Amendment to A-1 Agriculture District, Conditional Use Permit to operate an Agritourism Business with Outdoor Storage related to the operation of an Agritourism Business, Zoning Variations to accommodate all existing principal and accessory structures, and minimum lot width for the property located at 4813, and 4815 W. Crystal Lake Road. Planner Sheriff stated that the petitioner has complied with the public notice requirements. The property currently is being used for agricultural purposes, and Staff and Council want to accommodate the uses. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:08 p.m. Michael Heidemann was sworn in by Chairwoman Rockweiler. He stated that he is the property owner and went through a rude shock when initially receiving the letter regarding forced annexation. He did note, however, that Planner Sheriff and his alderman have handled things perfectly. This was a difficult task and he appreciates the help received from the City. Chairwoman Rockweiler Planning and Zoning Commission September 21, 2022 Page 3 closed the public hearing portion of the meeting at 7:09 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Davis and seconded by Commissioner Lehman to approve the petitioner’s request for a Zoning Map Amendment to A-1 Agriculture District, Conditional Use Permit to operate an Agritourism Business with Outdoor Storage to be in substantial conformance with §11-6-20 Outdoor Storage District Regulations, Zoning Variations to accommodate all existing principal and accessory structures excluding any gravel driveways, and minimum lot width for the property located at 4813, and 4815 W. Crystal Lake Road. And by making said motion I agree that the approval criteria for Zoning Map Amendments, Conditional Uses, and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.2 was closed a 7:11 p.m. File No. Z-2022-17.3 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Zoning Map Amendment to C-2 Neighborhood Commercial District, Zoning Variations to accommodate all existing principal and accessory structures, any other zoning relief necessary to accommodate the existing commercial operations at 4817 W. Crystal Lake Road Planner Sheriff stated that the petitioner has complied with the public notice requirements. The property currently is being operated as a candy store and has been for a while now. Staff and Council want to accommodate the uses. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:12 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:12 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Bremer and seconded by Commissioner Davis to approve the petitioner’s request for a Zoning Map Amendment to the C-2 Neighborhood Commercial District, Zoning Variations to accommodate all existing principal and accessory structures excluding any gravel driveways, any other zoning relief necessary to accommodate the existing commercial operations at 4817 W. Crystal Lake Road. And by making said motion, I agree that the Approval Criteria for Zoning Map Amendments, and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1- absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.3 was closed a 7:14 p.m. Planning and Zoning Commission September 21, 2022 Page 4 File No. Z-2022-17.4 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Zoning Map Amendment to A-1 Agriculture District, Conditional Use Permit for Agritourism, and Outdoor Storage in Conjunction with an Agricultural Use, Zoning Variations to minimum lot width, and any other zoning variations necessary to accommodate the existing principal and accessory structures at 4819 W. Crystal Lake Road. Planner Sheriff stated that the petitioner has complied with the public notice requirements. Existing operations include bee keeping and other agricultural uses. Staff and Council want to accommodate the uses. With the longevity of the use on the property, Staff does not believe that this amendment will adversely impact the surrounding property owners. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:15 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:16 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Lehman and seconded by Commissioner Riley to recommend approval of the petitioner’s request for a Zoning Map Amendment to A-1 Agriculture District, Conditional Use Permit for Agritourism and Outdoor Storage in Conjunction with an Agricultural Use to be in substantial conformance with §11-6-20 Outdoor Storage District Regulations, Zoning Variations to minimum lot width, and any other zoning variations necessary to accommodate the existing principal and accessory structures excluding any gravel drive driveways at 4819 W. Crystal Lake Road. And by making said motion I agree that the approval criteria for Zoning Map Amendments, Conditional Use Permits, and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0- abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.4 was closed a 7:17 p.m. File No. Z-2022-17.5 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Conditional Use Permit for a Conditional Public Use to accommodate the existing operations of the Commonwealth Edison Company, Zoning Variations to allow administrative site plan review by Staff Plat Review Committee for future expansions and site plan modifications within the existing developed area, Zoning Variations to accommodate all existing principal and accessory structures, any other zoning relief necessary to accommodate the existing public utility operations for the 4.76-acre property, more or less, located on the south corner of the intersection of Lillian Street and Hay Street Planning and Zoning Commission September 21, 2022 Page 5 Planner Sheriff stated that the petitioner has complied with the public notice requirements. Existing utility operations have existed for a very long time, and staff does not believe that this amendment will adversely impact the surrounding property owners. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:19 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:19 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Bremer and seconded by Commissioner Davis to recommend approval of the petitioner’s request for a Conditional Use Permit for a Conditional Public Use to accommodate the existing operations of the Commonwealth Edison Company, Zoning Variations to allow administrative site plan review by Staff Plat Review Committee for future structural expansions and site plan modifications within the existing developed area, Zoning Variations to accommodate all existing principal and accessory structures, any other zoning relief necessary to accommodate the existing public utility operations for the 4.76-acre property, more or less, located on the south corner of the intersection of Lillian Street and Hay Street. And by making said motion I agree that the approval criteria for Conditional Use Permits and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.5 was closed a 7:20 p.m. File No. Z-2022-17.6 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Zoning Map Amendment to C-5 Highway Commercial District, Conditional Use Permit for a Conditional Public Use to accommodate the existing public gas utility operations, Zoning Variations to allow administrative site plan review by Staff Plat Review Committee for future expansions and site plan modifications within the existing developed area, zoning variations to accommodate all existing principal and accessory structures, any other zoning relief necessary to accommodate the existing public utility operations for the 0.32-acre property located directly west of the intersection of S. Front Street (IL-31) and Mercy Drive Planner Sheriff stated that the petitioner has complied with the public notice requirements. An existing gas utility operation exists and is unable to expand, and is on accommodating zoning on State highway. Staff does not believe that this amendment will adversely impact the surrounding property owners. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:22 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:23 p.m. There was no discussion on the matter by the Planning Commission. Planning and Zoning Commission September 21, 2022 Page 6 A motion was made by Commissioner Bremer and seconded by Commissioner Lehman to approve the petitioner’s request for a Zoning Map Amendment to C-5 Highway Commercial District, Conditional Use Permit for a Conditional Public Use to accommodate the existing public gas utility operations, Zoning Variations to allow administrative site plan review by Staff Plat Review Committee for future expansions and site plan modifications within the existing developed area, zoning variations to accommodate all existing principal and accessory structures, any other zoning relief necessary to accommodate the existing public utility operations for the 0.32-acre property located directly west of the intersection of S. Front Street (IL-31) and Mercy Drive. And by making said motion I agree that the approval criteria for Zoning Map Amendments, Conditional Use Permits, and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.6 was closed a 7:24 p.m. File No. Z-2022-17.7 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Use Variance to allow the continued use of the existing Off-Site Advertising Billboard Sign (Property PIN: 14-03-100-028), and a Zoning Map Amendment to A-1 Agriculture District for various property located directly north of the intersection of Cunat Drive and Bull Valley Road, and directly southeast of the intersection of Bull Valley Road the Union Pacific Railway Line (PIN: 14-04-200-030, 14-03-100-015, 14-03-100-016, 14-03-100-028, 14-03-300-006). Planner Sheriff stated that the petitioner has complied with the public notice requirements. Agricultural uses currently exist and the land should still be kept for farming. A billboard sign exists on one parcel and moving forward this can be replaced if damaged or destroyed. Staff does not believe that this amendment will adversely impact the surrounding property owners. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:25 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:25 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Lehman and seconded by Commissioner Riley to recommend approval of the petitioner’s request for a Use Variance to allow the continued use of the existing Off-Site Advertising Billboard Sign for the property identified as PIN: 14- 03-100-028, and a Zoning Map Amendment to the A-1 Agriculture District for the properties identified as PIN: 14-04-200-030, 14-03-100-015, 14-03-100-015, 14-03-100-016, 14-03-100- 028, and 14-03-300-006. And by making said motion I agree that the approval criteria for Zoning Map Amendments and Use Variances have been met as outlined in the staff report. Planning and Zoning Commission September 21, 2022 Page 7 Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.7 was closed a 7:28 p.m. File No. Z-2022-17.8 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Zoning Map Amendment to I-1 Industrial District, Zoning Variations to accommodate the existing principal and accessory structures, and any other zoning relief necessary to accommodate the existing industrial operations for the property located at 5015 Bull Valley Road. Planner Sheriff stated that the petitioner has complied with the public notice requirements. The property was zoned industrial with the county and should remain zoned industrial with the City. A commercial warehouse currently exists. Staff does not believe that this amendment will adversely impact the surrounding property owners. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:29 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:29 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Bremer and seconded by Commissioner Davis to recommend approval of the petitioner’s request for a Zoning Map Amendment to I-1 Industrial District, Zoning Variations to accommodate the existing principal and accessory structures, and any other zoning relief necessary to accommodate the existing industrial operations for the property located at 5015 Bull Valley Road. And by making said motion I agree that the approval criteria for Zoning Map Amendments and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.8 was closed a 7:30 p.m. File No. Z-2022-17.9 Petitioner: City of McHenry, 333 S Green St, McHenry, IL 60050 Zoning Map Amendment to C-5 Highway Commercial District, Zoning Variations to accommodate the existing principal and accessory structures, and any other zoning relief necessary to accommodate the existing law office operations at 908 S. IL-31. Use Variation to allow a single family residence in the C-5 Highway Commercial District for 912 S. IL-31. Planning and Zoning Commission September 21, 2022 Page 8 Planner Sheriff stated that the petitioner has complied with the public notice requirements. The property currently houses law officer and is zoned Estate. A single family home also exists to the south. Staff does not believe that this amendment will adversely impact the surrounding property owners. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:32 p.m. With no members of the public wishing to address the Commission, she closed the public hearing portion at 7:32 p.m. There was no discussion on the matter by the Planning Commission. A motion was made by Commissioner Bremer and seconded by Commissioner Riley to recommend approval of the petitioner’s request for a Zoning Map Amendment to C-5 Highway Commercial District for the property located at 908 and 912 S IL-31, Zoning Variations to accommodate the existing principal and accessory structures, any other zoning relief necessary to accommodate the existing law office operations at 908 S. IL-31, and a Use Variation to allow a single-family residence in the C-5 Highway Commercial District for 912 S. IL-31. And by making said motion I agree that the approval criteria for Zoning Map Amendments, Use Variations, and Zoning Variations have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried. The hearing for file Z-2002-17.9 was closed a 7:34 p.m. Open Discussion: There was no open discussion from members of the Planning Commission. Staff Report: Planner Sheriff explained that they have been working on a draft for the scope of the comprehensive plan update. With the amount of investment that has been going into Green Street and Riverside Drive, it may be a good idea to start a sub-area update. This is also a good time to update the future land use map. He has been excited to talk to a couple of firms regarding the comprehensive plan update. Hopefully multiple applicants can be obtained for the job. Many of the projects on the State highways have been held up by IDOT. The Trio gas station was approved with a preliminary plan but new staff at IDOT have caused their plans to be rejected. The apartment complex at Route 31 and Veterans passed at the Council level, and final plans are being worked on. The Althoff property at the former Hanly Mill was rejected for funding, but the firm has resubmitted plans and are hoping it can move forward in the future. The City will soon be moving forward with the next batch of forced annexations. Riverside Drive has some pockets on the riverfront, and there are a couple of properties surrounded on River Road. There should be no rezoning issues with those properties as they are all residential. A developer is looking at some property near the old Bull Valley Road and Charles Miller Road for possible duplexes or another home development. Planning and Zoning Commission September 21, 2022 Page 9 Adjourn: A motion was made by Commissioner Bremer and seconded by Commissioner Lehman to adjourn the meeting at 7:46 p.m. Voice Vote: 6-ayes: Commissioners Bremer, Rockweiler, Sobotta, Davis, Riley and Lehman. 0-nay; 0-abstained; 1-absent: Commissioner Smale. Motion Carried.