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HomeMy WebLinkAboutPacket - 10/18/2023 - Planning and Zoning Commission ,u�l'�V,wmwu IIVWI�IOOIf ��WW �iW ,WiM�ilWlimr .,;��,�,n. ��tl��' �plil00i, °"�I'NPoNM" '�� � �N�Itlµ � �Y �IOIM ��� �1 0 111111 0 11 "���� ���`���"�� �� IIIi x�1 lu�. PLANNING &ZONING COMMISSION MEETING NOTICE DATE: Wednesday, October 18, 2023 TIME: 5:30 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 A�enda 4. Consideration of Approval of the Meeting Minutes: September 20, 2023 5. Public Input— (five minutes total on non-agenda items only) 6. Z-2023-16—Request for a Conditional Use Permit for the operation of an Assemblv Use to accommodate Youth and Familv Center of McHenry Countv at the propertv commonlv known as 1007-1011 N Green Street. Petitioner: Youth and Family Center of McHenry County 7. Z-2023-17—Request for a Conditional Use Permit for the operation of Child Davcare Center at the property commonly known as 3430 W. Elm Street. Petitioner: Veronica Clark 8. Z-2023- Request for Preliminary& Final Plat of Subdivision Approval and Conditional Use Permit for a Commercial Planned Unit Development for the operation of a Stora�e Facility and future Drive- Thru Restaurant. Petitioner: Ivy Schwoch (UHaul) 9. Open Discussion 10. Staff Report: Next Meeting Date: November 15, 2023 @ 5:30PM 11. Adiourn .�.���"�� �� ' �� � �"' �d:;�a���", � r"�"�:,if"M�R°������:"�, ��:���R�'��'�"k"�,k'�rt���� �R:"�i�"��`M"�,4!I"��M ��N�rv�&"F�„�I�i�;�."i� d�"�»��, ��"k"�Hk�7M&";!w�"�:R ����"',"��"�"��'"�� 'IIIN�"N�����4". '������:,",'��tt":'�kBi���������. ��"7�d,.� ��,, &""��u,"^i R'����"��w� �4d'N��iw N�W��k":'��,�n�*Rub��;'"la��RMw��"M"��'�"��'r �". M!�"k'�"�''k���•k�.��M;!ntt"."&:�m�u��"M'R*;'i'��4"M��,"^ib�Sc"�"k"�'r�JW��k�� City of McHenry Planning and Zoning Commission Minutes September 20, 2023 Chairwoman Rockweiler called the September 20, 2023, regular meeting of the City of McHenry Planning and Zoning Commission to order at 5:30 p.m. In attendance were the following: Commissioners Bremer, Locke, Rockweiler, Lehman, and Davis. Absent were Commissioners Riley and Gleason. Also in attendance were City Planner Cody Sheriff, Community Development Director Ross Polerecky, and Deputy City Clerk Monte Johnson. Approval of the Agenda: A motion was made by Commissioner Bremer and seconded by Commissioner Lehman to approve the agenda as presented. Voice Vote: 5-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, and Lehman. 0-nay; 0-abstained; 2-absent: Riley, Gleason. Motion Carried. Approval of Minutes: Approval of the August 16, 2023, regular meeting minutes as presented. A motion was made by Commissioner Bremer and seconded by Commissioner Locke for approval as presented. Voice Vote: 5-ayes: Commissioners Bremer, Rocl<weiler, Locke, Davis, and Lehman. 0-nay; 0- abstained; 2-absent: Riley, Gleason. Motion Carried. Public Input No members of the public offered any public input. File No. Z-2023-15 McHenry Battery Storage LLC of 132 N York St,Suite 3L, Elmhurst, IL 60126 Request for a Use Variance to allow an expansion of the existing footprint of the Battery Storage Facility by approximately 20 feet east, and 9 feet south,for an overall footprint of 24,123 square feet on the property commonly known as 302 N. Front Street Chairwoman Rockweiler opened the file at 5:31 p.m. Planner Sheriff stated that all publication requirements have been met. Patrick Hart of McHenry Battery Storage LLC and Chris Meyers, doing construction management, were sworn in by Chairwoman Rockweiler. Mr. Hart explained that they are applying for an expansion of the existing site. Last fall his company took over the site from a previous owner. They are working to re-power the site. They will remove the outdated technology and replace it with advanced technology and use the site as it was in the past. Due to changes in safety standards,they are required to increase pacing between containers, which is causing the request to increase the size of the project. Planner Sheriff stated that they are seeking an amendment of use variance by 20 feet east and 9 feet south. There is 140 feet of separation from the adjoining sing-family residences, Planning and Zoning Commission May 17,2023 Page 2 there are trees and landscaping surrounding the site, and the must adhere to the landscape plan. The units must also be painted an earth tone. Staff does not see any adverse impacts from the property. Commissioner Locke asked what caused the operation to break down years ago. Mr. Hart explained that the ISO for the region changed the duration of the signal it sends to the site. The plant operates on frequency regulation. The signal was at a shorter duration but increased, and that caused the site not to respond. The new technology has been built to handle future changes, so they won't be subject to issues if frequency changes are made in the future. Commissioner Locke asked how the batteries generate power. Mr. Hart explained that the batteries charge during peak solar and wind hours, and discharge at other times. He expects this site to operate 22-23 hours a day. Commissioner Locl<e asl<ed how they are integrated and how they sell the energy. It was explained that the ISO purchases their energy when needed. The power is generally localized to the area where it operates, but there is no way to tell exactly where the power goes. Commissioner Davis asl<ed if the new technology would increase noise, light, or radiation. Mr. Hart stated that none of those are a factor. Chairwoman Rockweiler opened the public hearing at 5:39 p.m. With nobody wishing to speak, she closed the public hearing at 5:39 p.m. Commissioner Locke asked what measures are taken for runoff or spills, or if there was a fire in the battery. Mr. Hart explained that each container has a secondary containment within it. Any liquid spilled would stay inside the container. Each container also contains fire detection, gas detection, and fire suppression. The overall site has detection software that monitors the temperature of each container. If a container experienced an increase thermal event, the container would be shut down and isolated. Commissioner Locke sated that he is in favor of the project as it is simply replacing the footprint, using better technology, and nobody from the public was present to object to the project. All other commissioners agreed with Commissioner Locke and there were no issues brought up. A motion was made by Commissioner Lehman and seconded by Commissioner Locke to recommend approval of the petitioner's request for a Use Variance to allow an expansion of the existing footprint of the Battery Storage Facility by approximately 20 feet east, and 9 feet south, for an overall footprint of 24, 123 square feet subject to the following conditions: 1. All development on site shall be in substantial conformance with the submitted plans. 2. All containers located within the fenced-in area shall be painted an earth-tone color. Planning and Zoning Commission May 17,2023 Page 3 AND, by making said motion, I agree that the approval criteria for Use Variances have been met as outlined in the staff report. Roll Call Vote: 5-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, and Lehman. 0-nay; 0-abstained; 2-absent: Riley, Gleason. Motion Carried. Chairwoman Rockweiler closed file Z-2023-15 at 5:43 p.m. Clerk's Note: File Z-2023-16 was not discussed and was pulled from the agenda. Open Discussion: There was no open discussion. Staff Report: Planner Sheriff explained that the Commission will continue to meet at 5:30 p.m. as the time does not appear to be an issue for anybody. There has been a lot of community outreach for the comprehensive plan. Everall everybody is happy with the things going on in McHenry. There are some improvements requested, like work at the former K-Mart site, more restaurants, senior housing, and affordable housing. All age ranges and a broad scope of demographics were reached for help with the comprehensive plan. Commissioner Locke asl<ed if there were any requests for more industry. Director Polerecky explained that the big focus from the citizens was the downtown areas. More residential in downtown has been requested to keep a small-town feel, but to grow at the same time. Bigger industries and companies will not come to McHenry without enough housing available for their workforce. The City will have to look at where they should allocate the limited resources. A list of items will be needed for the City's priorities for the next 25 years. Commissioner Bremer stated that somebody in her neighborhood has been asking about frisbee golf. It was explained that this topic will come up at a Council meeting in the near future. There is a push for a frisbee golf course, but there have been many objections to having the course located next to a specific subdivision. Commissioner Bremer also asked when the fiscal year starts and if there are no fa�ade grants available. It was explained that May 15t is the start of the fiscal year, and that all of the money allocated to fa�ade grants has been used for this current fiscal year. Adjourn: A motion was made by Commissioner Lehman and seconded by Commissioner Davis to adjourn the meeting at 6:00 p.m. Voice Vote: 5-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, and Lehman. 0-nay; 0-abstained; 2-absent: Riley, Gleason. Motion Carried. Staff Report for the City of McHenry Planning & Zoning Commission Petition: Z-2023-16 Hearing Date: October 18, 2023 Applicant: Youth & Family Center of McHenry Site Information: The site consists of 0.516 County acres, more or less, and is located on the southwest corner of the intersection of Green Request: Request for a Conditional Use Permit Street and Main Street with a common address for the operation of an Assembly Use. of 1011-1007 N Green Street. ("Subject Property"). 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Adjacent Zoning & Land Use North: RS-4 (Single Family) South: RS-4 (Single Family) West: RS-4 (Single Family) East: RS-4 (McHenry East Campus) City of McHenry Future Land Use Map �f`-� ` �% Future Land Use nlCl� � � � ��� � Estate Residential _ ,w � ' ' T�I�e �` � Low Density Residential 120��"' � � �// � � � ;' ���� �� � �� Medium-Densiry Residential ,. < < , .,�„ . % �� �u� � ' � „ �� �� ��, �' ,,,,,,,,,,,,,,� NigN-Denisty Residential h � ��� ��� � � ��� Integrated Design District Mt�OC$ �J /� <� "'��`+ I�I�I�I�I�I�I�I�I�I�I�I�I�I� Industrial , � J� l�%�j � / � Business Park �4�� ""�� � . . � �� � , ,� � . ,� � �'��r�� ' � � �� !' �� ��,,,,,,, � Commercial '� ���` %� �� , uu����1�1� or���e r(� �. ��1���������,1//1��,�„, Municipal ,,,,;,, �� i ,; ��. � , . � ��E',f�lUlll-d�'nSl�/ � � , � � � Resldenti�l - ���� � � �� Institutional � � ��SIC��t�tfc�� �„ �Q� �i� Parks and Conservation Area ,., ' ������� � � In�tit�Cional mm, Density 1 � � � � W�t� ; �� �;� Agricultural �u��t��„� E'Sf t��l1�1��` ,,; f"�' ���������������������������� Environmental Corridors %///ioioo � ��ei�iii�ii%/O/��� , �� Water "'�('�'%///%/��:,/%��%��//iii%/;�; , f�,,,���� � Other , _ „�„ „� ���'����,�����/ Mixed-Use r , , � ; ' " � � ' p�t"k�u �I1d � � istoric Downtown , ioiiioiiiiiii��������, - % H "' ��������� �OnSBf"1/a�lOn �� Residential ,�� ai�,���. j yi��������� �� � � %����/ /�t"C� ���������� Dog Park w � � � !� IIIIIIIIIIIIIIIIIIIIIII Environmental-Wetlands � �����u�qb ���a� _ 5ou,rce5:Esri, HERE,Garmin, FAO, NOAA,USGS, ° � ��� � ����� ��; I Neighborhood Commercial ) C�)OpenStreetMap contributors,an�l the GIS � � � _� ���I��� �k � 0 500 �,000 Fee IlUl111U111111J1J1111111� vFw __ , �� � �� ������• Line la er Future Land Use Map Comprehensive Plan Text Designation Land Use Medium-Density Residential ❑ Objective: "Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents." (p. 27) ❑ Policy: "Locate intense commercial and office uses where they will not Adjacent Future Land Use negatively affect residential or open space uses. (p. 28) Growth North: Medium-Density Residential ❑ Policy: "Encourage responsible, orderly growth in the City by assisting property owners with annexation, supporting development plans and South: Medium-Densiry Residential promoting redevelopment." (p. 28) East: Institutional West: Medium-Density Residential Staff Report for the City of McHenry Planning&Zoning Commission Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUND& REQUEST SUMMARY The petitioner, Youth & Family Center (YFC) of McHenry County, is seeking the following zoning approval(s): • Conditional Use Permit to operate an Assembly Use at 1007-1011 N Green Street. The subject property was formerly occupied by the School District 15 Administration Office up until this year. The City of McHenry Zoning Ordinance requires a Conditional Use Permit for operations that require regularly scheduled gatherings/programming of more than 25 persons. The YFC is a nonprofit organization that provides afterschool and summer programming with a focus on middle school and high school aged children. Their programs provide a safe environment for social, emotional, and academic growth. The YFC also provides free English as a second language courses for adults on Wednesday nights from 6:OOPM-7:30PM. CITYOF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Conditional Uses, listed in §11-15-5 of the City of McHenry Zoning Ordinance STAFF ANALYSIS FUTURE LAND USE MAP RECOMMENDATION The Future Land Use Map recommends Medium-Density Residential land use. Although not in compliance with the Future Land Use Map recommendation, institutional/residential land use is recommended within the vicinity of the subject property. CURRENT LAND USE &ZONING The subject property is currently zoned RS-4 High Density Single-Family Residential District. Assembly Uses are allowed as a Conditional Use Permit within the underlying district. The primary concern is how the property will interact with the surrounding single-family residential. Given the site's former operation as an office building, the site is equipped with 33 parking spaces which is more than enough parking to accommodate the size of estimated potential occupancy (60 x 0.25 = 15 spaces). With an adequate amount of parking provided onsite and majority of services provided indoors, staff does not anticipate any adverse impacts on the adjoining property owners. 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�ru�r;un�;;,,�;��;�✓�r���h��a� .��c�/ ����a��a�a����a�����s • Land Use, Objective—"Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents." (p. 27) Staff believes the proposed use of the property to provide afterschool programming for children and English as a second language courses for adults is supportive of promoting a high quality of life to residents. • Land Use, Policy—"Locate intense commercial and office uses where they will not negatively affect residential or open space uses." (p. 27) The site has operated for decades as an office use and is next to the High School. Staff believes the use of the property for afterschool services is complimentary to existing educational institutions within the vicinity of the subject property. STAFF SUMMARYANALYSIS • The site has an adequate amount of parking to accommodate the assembly use. • The use of the property as an educational/afterschool assembly-type use matches an existing trend in the area being next to the high school. • Staff does not believe approval of the request would generate any adverse impacts. If the Planning& Zoning Commission agrees with staff's assessment, then the following motion is recommended: MOTION: I motion/move to recommend approval of Youth and Family Services of McHenry County's request for a Conditional Use Permit to operate an Assembly Use at 1007-1011 N Green Street. AND By making said motion, you agree that the approval criteria for Conditional Uses have been met as outlined in the staff report. 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 believes there is adequate traffic infrastructure in place to service the development. 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 the proposed 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 surrounding area consists of a mix of residential and educational institutions. Commercial areas are also within wall<ing distance of the site. Staff believes the proposed use of the site as an afterschool assembly-type use is not out of character with the neighboring properties. 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 is currently serviced by city water and sanitary sewer. 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 believes the proposed use would not endanger local public health and safety within the vicinity of the subject property. F. Other Factors:The proposed use is in harmony with all other elements of compatibility pertinent to the conditional use and its particular location. Located next to a school, the programs provided are complimentary of the existing use(sJ within the area. Staff believes the afterschool programs and English as a second language courses provide an inherent benefit to the overall wellbeing of the community. Attachments: 1) Petitioner's Application and attachments. 2) Receipt of publication of legal notice. FORM� File Number PU�LIC HEARING APPLICATIOI�T Planning and Zoning Cammission City of McHenry 333 South Green Street�McHenry,IL 60050�Tel:(815)363-2170�Fax:(815)363-2173 �1 , �y l. Name ofApplicant��I (� ,� r ���,� �/ �� ���������ITeI ��� J �� �e�,���'� Address �� �. � 1 f4��,��p�,�e �� Fax Ernail ��������� �����.�"� ��(���� ��,���� 2. Name of Property Owner Tel � 1� ��� ���`� ��� (If other than Applicant) Address Faa� Email 3. Name of Engineer Tel (If represented) Address Fax Email 4. Name of Attorney Tel (If represented) Address Faac Ernail 5. Cammon Address or Location of Property � �1 � � � ���( ;� �'� . ���/� �� 6. PTN#(s} 7. Requested Action(s)(check all that apply) _Zoning Map Amendment(Rezaning) _Zaning Variance—Minor(Residential) �Conditianal Use Permit _Zoning Text Amendment _Zoning Variance(Nan-residential) �Use Variance _I'lanned Unit Development _Sukrdivision/P1at Development Pubiic Hearing Appiication Packet Page 5 of 22 NAY?�EtATIVE Provide a brief description of the Requested Action(s). For example, the operation that reyuires a Conditionai Use Permit, the specific Zoning Variance needed, or the new zoning classification that is requested. The narrative description may also be included as a separate attachment. . - �y ��� .� , �,o������1 � �� ���� � ��G���,� ��� � 1r �/ ������� YY . � �� 8 � � �� �� W ��� � � ��a��'C���� �� 1 � �C��� � ��� �� ���I� �� � � �� � C � �� �IC�� �1� �h� ��1� � ���� ����� �C��� �� `�� � �� W � r � � �� ��t��� ���1�)� . �� Public Hearing Application Packet Page 6 of 22 8. Current Use of Property 1 ° � � C�-��� ���-���--���C��.������` '��� � �' ����C��(�,�,� C�AC��C� �n�G�G���l � ,�,�,j,. 9. Current Zoning Classification of Property, Including Variances or Conditional Uses ( ) �� � ��� � � " ' � . 9 �W u � r � �������� 10. Current Zoning Classification and Land Use of Adjoining Properties(` } North: E�-� ..� , ._ t��-f°y�,..�,�,Y,%l E�t��� �.�G��,�������_�,���1� � South: � .�., �.. ` �I a ����� ;� �����_J � �� � East: `�r �. � � �� �� � t���,�1� V �� ��t�� west. �� � r ��^�� � � ���� "�F��,��.1 � !��, 11. Required Attachments(check all items subrnitted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. 1 Applicatian Fee(arnount)$�� Narrative Description of Request 3 FORM A—Public Hearing Application 4. FORM B—Zoning Map Amsndment(Rezoning)Application __�5 FORM C—Conditional Use Application 6. FORM D—Zoning Variance Application 7. FORM E—Use Variance Application � FORM F—Planned Unit Development Applicatian 7. FORM G—SubdivisionlPlat Development Applicatian 8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an Affidavit 9 Plat of Survey with Legal Description List of Owners of all Adjoining Properties Public Hearing Notice 2 Sign(Provided by the City) 3 Site Plan 14. Landscape Plan 15. Architectural Rendering of Building Elevations 16. Performance Standards Certification 17. Traffic Analysis 18. Schoal Impact Analysis Public Hearing Application Packet Page 7 of 22 12. Disclasure of Interest The party signing the application shall be considered the Applicant. The Applicant must be the owner ar trustee of record, trust beneficiary, lessee, contract purchaser, or optian hotder 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. Ap�ant or Owner is Corporation or Partnershi� If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a carporation 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 carporation or interest shared by the limited partners. Apt�licant 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, telephane number,and e�rtent af interest of each bene�ciary shall be disclosed in the app�ication. 13. Gertification I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this properly 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 adoptian of an ordinance(s) granting the requested action(s), including any modifications to this application or conditions of approval recommended by City Council. Si�nature of Applicant(s;L, Print Name and Designation of Applicant(s) r � .�� f � - /i � „✓ �� i �1��' �� -�� �� � i�'������ ����� � � � ���1 G�� t"r�� � I � �����'�° �- � ������� ����� . Public Hearing Application Packet Page 8 af 22 �4FFI��4�B°��F��f��Li���E I'T�9 P19�L1�P��7'I�E�tE�,tJ1�E E�7'S ���� �� � � ������' ��� �� � �" �� � � ��� ���� � �`he undersigned, bein��rst duly s�c�rn, on aakh depas�s and stat�s �hat the attac�ed lisq af adjaining property owners have been properly notified via First Class I�ail ar Certified Mail, and all other public na�ice requirements pravided in the City af McH�nry Zonir►g Ordinanee have been rnet in connec�ian with the curren� applicatian before the City af McHenry. Fil�d by: F�r appr�v�B�f: S�e��t�eP��d n�tie�. (�4pplic�nt's Si�n�tcar�) C�,pplic�rn#`s t��rra��nd�ddr�ss) Subscribed and sworn to before me this day of 2023. Notary Public �Q E�A'TT.A�I31VIEl'�'I'4 List a��"Adi�in�� �r��� 4���� �I,� �al��t���P��bl�c��aa�a� Publi�Hearing Ap�lication Pa�k�t Pa�� 9 of 22 FORM�C File Number CONDITIONAL USE PERMIT Plannrng and Za►ning Commissian City of McHenry 333 South Gre�n Street�McHenry,IL 60050�Tel: (815)363-2170�Fax: (815)363-2173 §]1-15-5 of the City of McHenry Zoning �rdinance provides that in recammending approval or conditional approval of a Conditional Use Permit,the Planning and Zoning Commission shall transmit to the City Council written fndings that all of the conditions listed below apply to the requested action. Flease respond to each af these canditions as it relates to your rec�uest. l. Tra�c Any adverse impact of types or volumes of tra�c flow not otherwise typical in the zoning district has been minimized. �`� ! , C� � ' �..w r� � �� ��� � L�� � ���'���« � ��� �� 1���,� �����'� ��� P ���' . . '�,�;�� ���� � � ���� ' � ,� ��,�1 L���F� �,0� � ��� I�� 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. � �� a 3. Neighborhood Character The praposed use will fit harmaniously 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 an the environmental quality, praperty values, or neighborhood character existing in the area or normally associated with permitted uses in the district. � ��,�9 \�/����� �� � � ��,1 � L l��� ,� , p ���/� ��� �� 81 �t�� ll�Y� 4!�� � � � � t �, � � � i.f ��� �� � �' � � � � . r �o � � ��� ���� �1� ��� �.� `� � � �� �, � � � � ' , , , . � �, r � � �� � � �� ��� �� `(��, .._.� �f���w,� U�� �� � ����� �� �.�� � � , � � t , ��� � ����`� ��� � Public Hearing Application Packet Page 11 of 22 4. Public Services and Facilities The propased 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 dernand for new services or facilities,in such a way as to place undue burdens upon existing development in the area. � � ���� �� � . -- � � � .. � � � ��_ .m �- w,� � ,,� • �� � ���;��(� C,��� ����� ---� , � � � 5. Public SafetY and Health The proposed use wiil not be detrimental to the safety ar heaith of the employees, patrons, or visitors associated with the use nor of the general public in the vicinity. _.1��,�� �,����...�� ��� ��� \���, � � � ������.����1 I�.� r���� a ,T u�� , � ~-� �, �Y� � � �! 'o � 1 ' � ���,,�, �' �,� � ` C)� °��I � -� ` ���' C." �_ 1.,.. 6. Other Factors The proposed use is in harmony with all other elements of compatibility perkinent ta the Conditional Use and its particular location. �� � ���� � � ��� � ',� _Q °"� _ � , ,� � � � �� � �' ;� �� � � � . � �� �, � t, � � �. ,.. ,��' � � � , � w . � _ � . .. . � � .:�� � �:1 � � �A., �� � �� ' ���� �� � �� � � ��� � ��� ��.,� � �� � �� � Public Hearing Application Packet Page 12 of 22 i� ; � ;;� . G� �y �A . f; � � �,�=-_.���� ` I�� 11 0 - � � ��`O � � , �10 ��-_��� ��� � _ __� _ ,. _ � __ , �_. � _.�__ ___ -�� - ,_ _.__ :� �,=--�- ___ ___..,_ ,�_. � _ - � -- � — ==�=:�-= -__.�-- � __ _ _ � � ��� � o � ,� �—� o 0 � � ��� IPI� [��� �� __ _ �m r�t ��Im � g -�=���' �� �, _ � __�_��_ _ _ � � _�_,__ _ _ __ _ , _ . �,. � �-��t__, ���� ��-- � �i _-:- _�-� � -=����1:;.�_.__ --- - (�l� _._ - � --� - r_._�.. � �� � a � �s � �� - - ���� �� �G�g (�.I�� CI�� �— �- _ �- _-- �� __--_�_�--� I'� ���� _ _ -� _—_-- `� ���� _ --�_,_ �, ��� _. __ _ - ___ __ . - - � �� �� --- _ --- _ ___- - --_.__ ��� _ � o £�� -�,- � -"__------ - ---- ------__ �-____ _ � -_�_-- � ---�- --- -- __--- -- ---- -- y ,��.� .� �� � ------__ -- � � - p , � _ �A C.r, � �� � � �' � ��m � -- __-__ 1�1� _ -_-___-- _._ i�l� __. m �asxm I�i� ___ _ - _ C�� ��_�l-_l __ _- _� ._ _ _-_ _.__ _ -- --- . _ - _____.-__ �;o ___ - ------ T --�_ _—_.__--------- ���� � s, �� �� ------ =— —� .�-= _�..;�-- o -- _ A ___ _— � .. .- _ . ---- m � � __ � �._ - ___------ �A =-- ---------------__ ____- -- -- ---__-----� -- u___.__._. 1_.__�----Cl'"---"" �!� _ `` � � UL � i �,�' ' � .. ��.a.� � .��,.„,.y k ` �-��-�,.".----- �.� o J IJ� �a)m � .. �m I.��..I� ��� � �ry "--_� �.,�. G�__ �.._.. C� �� �g'a - ~� :�__ �o � N�s � �:__'�-_"'" ' _' "'""_ 6 0 „ -_ �-'--'- ���! I> _ __�_—= � -- C�� ���s vo ��� � �l� (:�1� — ,� -- ---_- _----- ----___----- -- _�-- --- - --- --- - � ,� _�----------- ..� Vanderstappen ��� � � ��, L.and Surveying,Inc. ��aa�.inccum PAqCEI t: I)IGN.AIuJIronSi. pp�(of Lol 1 in Biock 8 of tha Orlginol Piat ot Weet McHonry,according to ihv Plai therool recorded in tha Recorder'a Office of WnnAstn�k.llllnnlr fi0h4N ph.BIS�J1]�BLO(ea 815-019-AJtu MCHenry County,IOfiols,in Book 24 of�eede,page 23,dsecribed oe Iollowe,to-wii: 8eqinntng ot a polnt oa Ihe West Ilne o gn awayah�tnlvieo�neproperrynnc' Road 60A feak Norlhedy of ihe Soulhauel curnor of eaid Lol 1; thence��Waetarly parailal with tho Souiharly line n(cafd Lo1 1 to iha . ... Easiedy Ilne o1 a pioce of land conveyed by Wlllam 7each and wife to Wdliom G.Schreiner Jr.,by Warunly Doed dutoJ September 19, � " 1910 and recorded In tho Recorder's ONice ot McHenry County In 6aok 131 of baeds,page 273; lhenca Northeasiarly olong ihe Eoeterly�Ine of sald pieae of Iand so conve5red to Wllinm G.Schrelner Jr.to tha Northaoet comar Iheroof ond the Norlhndy ilna of anid I.o1 i; thence Souiheastedy along tha Norihedy Ilne at aold Lot 1 ta the Norlheaet corner o(said Lot 1; thenco Southedy along ihe Eaeierly Ilne of said LoY i to tha Plaeo of Beginning,sald 81ock 6eing localed in ond baing part of the Norlhweet Ouarter ot 8edton 3S,Toxnship 45 Nmth,Ronge 8 Eoe1 a1 tho Thtrd Pr'mctpa�Meridlao, ituuted,lyi�ood betng In tho City af 1AcHanry,Coun4y ot IAcHanry and Stote ot iliinoie; aleo,the East 58A feet ot the Weai 118A feet of Sublot i,Lot 1 In Block 8 0!Weet IAcHenry, according to the Plat theraof recorded in tho Rocurder'e Otflce o1 McHenry Coanly,ill(nola,in Book 24 ot Deeds,pago 23,all situoted in lhe Northwast Ouarler nf Seetion 35.Township 45 North.Ranqa 8 East ol the Third Prindpal Aleridlon,In McHenry Counly,Illinols. pARCE1 2: Port oi Lot 1 In 81ock 8 of the Orig(nol Plit of Wast McHenry,oacording lo lhe Piai thereof recorded in the Racordars Otlite in MeHanry County,Iilinols,{n 800k 24 ot Dee1.'s,pago 23,6ovadad ond described oa foliowe,to-wiL Beglnning ut u polnt on the Waet line oi Elgin Rood(now known as Graen Sk�-_a�el)ol tha Souihaa9l comar of eold Lo1 t,ond running thence Northedy dong lhe Weet Ilne of eaid Elgin Rood and the Easterly iln:nf soid Loi 1,50.0 feok thenco Weatedy pornllel wIU the Soulher�y Iine ol eaid Lot 1,to the Eastetly Iine al a piece of land conv�,od by Williom Teech ond wife lo'Mlliam G.Schreiner,Jr.by Wmwnty Deed doted September � 19,1910,and recorded.in sold Reco�dere Ofloe in 8dak 1a1 of Oeede,on puge 273; thence Southweeiady along lhe EaeYedy Iine of aald pbce of land eo conveyed to W�Iliom G 5chrcinor,Jr.to tha Southeast comer lhereof ond the Southady Iina oi sold Lot 1; lhence Soulheastady obng the Southarly Iine of aold Loi 7,119.1 toet,more or leae,lo the Ploce o1 Beginning,eaid Block being locoiad in and baing a pari of ibe Nortbwast Ouortar of SecUorr 35,Township 45 North,Ronge 8 Eaet of the Third PrinciDal Maridlon, In AdcHenry Couniy,IIIlnoie, PMC@L 3: Part of Lot 1 in Biock B o1 lho Orlglnal P�at of Waet IAcNonry,occording to the Plot therooi rocordod In tha Recnrder'a ONice ot McHenry Counly,Illinqis in 8opk 24 of Doade,page 23,daecribad os follows,to-wiF. Baginning ol a pofnt on the Wast Ilne ot Elgin Rood(now known oa Graen Street)5D.0 leet Northedy ot the Southeast comer of sald Lot 1; ihence Weaterly parallel wllh the Saulhetly iine of sold Lot 1 to tho Eastedy Ilne ot a pleca ot lond convayed by Willlam Tqech ond wite l0 4filliam G.Schreiner,Jr,by Worronty Deed doted Septomber 19,1910 and recorded in tha Resordara 011tee in Book 131 of Deeds,Page 273; ihance Northeoelady olong Iho Eoetedy Iine of eoid plece ot land eo conveyed to wil)nm C.Scbralnaq Jr. 10A feel; Ibence SouYheastedy parollni io the Soulhorly Iine oi aoid lo�1 to 1he Easterly Iine oF satd Lot 1; fhence Soulhedy alonq iho Easterly Ilne oi eald lot 7 to lhe Place of Beginning,eoid Block bainq located in and being o part oi lhe Northweei Quurier of Section 35,7ownship 45 North,Ronga B Eaet af the Third princlpai IAeddian,in McHenry County,iliinois. , �BB.p�,�Rf `� �V�q�N� � ` sZ00�D) �~�/ '7` v(^� ,:.Qr�y��i��~�V ��7"T yp '4 •^ .•J,=!.. c0�'fnGiF. 4 ��` 0,18?7W ~�.~�' .�:.� .,. 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""�` .S J-.wT . `� `' � !'�; c,w.a , „ i�A _.__. ; a.O.B � � i tY,q� it� �«,`,Ft7Af*! %ap� '^_• PARCEI 1, � p� �l i :� �� R �p�a_�w lr,�y� �y...i__ �., , % s200'(tl) i /�^x.. , x.,.� � i �� p � � �' p 8 � � � `-.. , /� t`18.op�(Dj � �roec'R�R � i � , .. ..._..._.. .si,t``..... ..... ' PMCEL 3 � i ^� ' rn;u r�n , , i-i T=-� ���t o.s•sr�a .o':w ~ '�i'.:se,Go(oj�,\/-.g uWt'�h�+4 tp7Y ,49• �.vrw.r o�^�; ��Q, W i �' ,.. �: � l7N � .S31�d 1.1N �i'^- 1"AI"/WGL 6 �$ I (I i i n Y � r ��� � � �i �, s i '�' 7 -. da� .'., ..eo.a'_._,_..__..._... ..% � ' � � _._ " ,� et ,�' �g'S� - _ , .,�' c�C` -�-� "-,N7 ��8.)p•p LEGEND +�iazAs�8g,g'(Mf ___ `„� ��,—_` !`'I • CATCH BASIN '+^(t "^ ''�.t'.. DOWN CUY � RM;POIC fLVND Pli pt055 Y . � FOUND 801T 1.04'N e t.3BVl i P.O.B R fOUNU CROSS PARCEL 2 • FOUHD IR9N BAR O FOUND�RtlN PIPE (� UGNT a a MAIL 80% 8 , �u � SET IRON OAR M ,��,P GR/",•,•,,. f SIGN . Et _ T,y .��, .qc�,, m iELf.PHONE RISER po' 0' 20' w' ?�' 035-003057 `�Ai � PROiES510Na1 s = �cL UTILITY POIE = �lANO SURVEYOR� " d DEED �p�E;�'n?p' �STAR UF IWH015� : O STATS OF I4LINOIS � % pg ry�,W/pp34;y; (A1) �nEASURED )3.5:';�'u`. o.� R pECORO N07'H:bnl�thoea Hulldtnj Lina ReatrioUouq or HuemenFn COVN7'Y OF McHSNRY) %P�S>'_--^'�,�`,',o` P.O, pIACE Oi'BEGINNIN ehoea on!RecordCd Subdivldaa Plet sTe Wo1ln hetaon '.,OCK, ��;,�� mka.tha dovcripUua ordered la De surve7ed conlelne c �p my profeeelona4 opintoa,and haeed on���riq obearvetlona,i Lareby nerlYfy proper deeodpUon ot the reqnlred bulldfnt Itne�ur that xe Lsve eurvayed the pxamlaee ebo�e de�crlbed,end lhst tha plet andemoalu, hereon ie n We repraeantnUon ot 4ha eald ewroey.Thie pmteeefonel earvine CI.16NT:AICNENRY SCHOQL DISTRICT 15 •No dietance ehould bc ae�uroed 6�ecolln�. cuufarme to i6e current ItBaole mlulmum dnaderds tor�boundary arurvep. •No uaderaround Improremanb hove beea locatad pg�1qN gY:SES CHBCKBD BY:AP� unleie�Lown wd aoted. Aated a6 800drtoolc, MoHenry County, Illfnoie d3�� A.D., 20 2�. g�,�;�"e2p' gg�, 35 T.�R.08g •No rapre�eniaUoa ee to oxner�Lip,v�e, OASIS OF BRARINC:IL FAST ZONE NADB3{pp11) ar poueaioa�hodd be herann Implled. Vanderdeppen Isnd 3uneying Ine. �'C61s Survey and Pl�t ot Burvc�ere�ofd wtthout Daef`n Pirm No� 184-002782 p,�,N.:09-35-128-014� -017 orl�lnel nmboerod ar colored�eel and d;nature JOH NO.:�301J1 I�D,�._� �fti=ed. / PIBLI11fORK CQMP.:9k�.4•1�3�-HK•—p�•— Compnre your de�mipUon nnd dte m�ritln{e wiW t61�plat Hp: � �" "�" ��pa�aaa,m���ro w aaua�,�roiu,amice end AT ONCB report any diacrepmoleo aAleL)ou muy�fi.nd. Ttllnoie�Arafeeetoaal��Land Survaqor No.�3867 Staff Report for the City of McHenry Planning & Zoning Commission Petition: Z-2023-17 Hearing Date: October 18, 2023 Applicant: Veronica Clark (A Journey to Site Information: The site consists of 0.194 Success Early Learning Center) acres, more or less, and is located approximately 113 feet east of the intersection Request: Request for a Conditional Use Permit of W. Elm Street (IL-120) and Green Street with for the operation of a Child Daycare Center. a common address of 3430 W. Elm Street. ("Subject Property"). Zoning: C-4 Downtown Commercial District Future Land Use Designation: Historic Downtown/Office Aerial � ��:� ,/ //� !', �f, � ��,., `� /��ii/' J .�,�I e �/ , �� A� 2 .....,.. i � U➢1� V mo ��; ,,; � � �, ; � ,,,� i� /;�� � � � „ � 1� , ' „ / r1� � �� �r �r , , � � � j r ,w� , � /� i ; /i �; �% � ; i , " a'�rY)� , �„ V, �� � ,�.;; � � / �: ��,� .�;. ,�;,.� '��I/�..../ �r�iM(� � �/ �%�,;;i)� � �"li II�P�V�'�I.�jO`�II � / i � � r� �� u�� ', i nb� ti�l , ^ i /a � � ,, � � �, �� � i,- � �� I/ �, . � r t��� j�e%/ �� � ,�% ����rrii f�; i'��� r J �j/�I�/' �ii /� � ��, � � ��� � � iy � ,�� , <' � ii� i � l Jt������� ' � /� til ���%,r J����(�r�,s , : ; ��%��//�// / ���%��iri� p�.. ., �iw � /i I il, �II � f��� "V�'YJ�'i. /�l / �////� / �� ��h� � � �/� I ��//// //��� �/ /�j�;/p��� � /�� � ��v / %� f�,lai� /�i��� � � � �j' IVI i ` / . � � 9.. .i J��/ ��J � � � ��� �II I ��i f ' i i ��V I���I � �� % // �' �u �I y �i';� +` ��� �i��('fJ � � �'i1��' �� � / 1/��;�1� � � �� r , � � " �h ' ��� f/ �� ��1llll`�i�111 / " %� v �� " ,i , ;; '. / j�/�;;/��1 DIr�1�Jf ' �s, r`�%' � �i � % ����wuJ ��;� f`�'� � �� �� � � ��;. /i/� ��,� °� i�,,,, ���„� f� "�� �' ��r/rI� 1�� ' � ��i�'�1 t���!, l' VV�/,��'i%��� , �� ��lJ/i��� l i ��1�� ,, i� / r�p � i �� � ��Ilp � , i ` r ' i i ii��� �il/, � � //� �� ' r, �� �ro�w f�; >, V i�4�� ��f��oi� ��. `� J ` y/.,' ,� rrl� 3 � 1 � , ' l s� I II : � � i J ..� � i > i l � : � � i / � �f� � ��� i� � / f ��sr' f s' f � 1 i/r � i � ��., %�, ��%r� %��io �,;- � IJrr , J ' ' l� � ��` �//j ;/ � � � ,� � � '� � � � � � r �� o , �/ l �, 1/ � o�, , � � , �� ii ��..: � '� "'%�` ��,,, � � �u � � �1� � 1 � f�° � , � �� � � � 'n � .>V/i �' ° r �0- a r w, ., N 1 � �� ���I�� �� ��.. �„r , ,'.��� .,. j p% ro � � � � �i l � � 11/ �� � �i�� l ��%o /�11��)� � �� �� � 9i i �� i/� �� ` i' / �J�� ;�� � �, � �� � ° � �ii� � � Di, % � ; P �i , � �!i!��,����� � / '�;k �� ��� i i�1� ':j� f��i�,��, q� :��'��/�� ' � �is�i%� �' � � ���'�i� �%�� I(f� „ // �'; s y � ��i t,.. / �'����i���3) ��I" ��J I, " .„ '��JIJ,f� +N 1) ; p/ / a� � �ri � E����i ii�r �" �' ��i���,�i �° � � �� ai� w/l/1��� ''; �� ����lf�i,,,„ ; �� �r� ,��j� �/ � � ?�(�?I�II�j�+�q��u�Y:S�� I ,�aidJ�� �iiJ�l����u�'�,r�„���Iq �„��� /�%; r �� r� ✓r���i% ' �/J�%ii�� ; ��! ee �%� %�� '-���, ����iii 6"„vi�,,, � �� o� .�� Zoning Map �e�0 � � � Zoning Districts ��'�N� � E Estate � � � ,,,,,,; RS-1 Low Density SFR �� �M� �' , ���� � ����r�, � �������������� R5-lA Medium Low Density SFR � ��"� ,, II��Q�������� RS-2 Medium Density SFR � RM-2 ,;,, �� ��" � ; �p� � RS-3 Medium High Desnity SFR ��tl�p� � � „ �����,�� f�I�I�I�I�I�I�I�I�10 R5-4 HighDensitySFR �r�-z i �';; '� ' �� � U1U1111U111111J1J1111111J w�-i Attacned Res�dent�ai , . , , � ��� = � ��,� , ' �� �° ' � II�I�� RM-i �oW �ens�ry Muit�-Fam�iy , � . � , , ; , , � �' ���� ; � ; � ��,�„„� - High Densiry Multi-family ,vvr " �� RM 2 ' ��� � �� �� � � � �a����,��� i �III�II�II�II�II�II�II�II�II�II� MU Mixed use r � �: � �„ 'i���¢;ir r�i� „ � �� ,,, , ,� - � ,�. � , � ° C 1 Convenience Commercial �� ;,, ,� :p�,, /, � �, � °� `'� , , �� �� � ,� I���������������������� C-2 Neighborhood Commercial � � � , '� r'.r `� � � . ��� ���� � �� % �,������������ C-3 Communiry Commercial � ,, C�4 � , ��' , r (� ��� � ' ' �"� , � C-4 Downtown Commercial ��. ��� ����� i���z�) II c� � � % `� I�I���������������������� C 5 Highway Commercial ���a�r>t 1�,r t ��, '" 7,,��r� � ,u�r�c� � �;'„� ;; ; ��-%� ,,,,,,,� BP Business Park ,, ° f,,,, r �, f i I ',,, G , , r ; � ; �� , , ��� - n us ria � I1Id t � I � �'�4 .,�� �� � ��r > , �� �� � � 0-1 Local Office � � � ;,. �; ' , , ���������� 0-2 Office Park r ��H�y ` � ` r r� � ��� � i ,/ �,��� � „��; IDD Integrated Design "u"w�¢�%/ii, t� � ' ' � � � ai ' �, , ; � �� HC Health Cere ; ���� Oui� �ra m u� F/�O, N,OAA,�J S, , � � . �� ' ," � � �°� ��� ,a�� ����; dN����l�tri�utors;"and f e�GlS, ���������������������������� A-M Agriculture and Mining Overlay � ��>���-�� �� o z5o � soo Feet` IIUlIIl111Jllll�lay��ya� a-�agr��u�ture < ;; � � � �������� Line la er Zoning Ordinance Definitions Zoning Designation C-4 Downtown Commercial District: The purpose of this district is C-4 Downtown Commercial intended to provide appropriate standards for development in the City's older central business areas and to reflect and protect the existing character of those areas. Adjacent Zoning & Land Use North: C-4 Downtown (Natural Therapy Wellness Center) South: C-4 Downtown (Law Office) West: C-4 Downtown (�aw OfFice) East: C-4 Downtown (Hair Salon) City of McHenry Future Land Use Map ( � Future Land Use � � ��� � � ��I ��� l� �� (I���I ; ,Ju�x��i�Hl�� f ,, � r;/ i� Estate Residential , J ,, �i�������ll�, �, �I � � � Low Density Residential ��W ��n�l�, � ���� 1� Medium-Densiry Residential a ����°°��d" " i�i�i�i�i; 9 tY �G'�IC��n�l,�� � ;` � Hi h-Denis Residential � � ; � ,� c��� � �� � � ` � � ; � oo ��� Integrated Design District f � i ��//� � � � � � �� � � � � ���� � ' ��o ; � I�I�I�I�I�I�I�I�I�I�I�I�I�I� Industrial �JI � ����� �r / ��� I�I J � �� , �j � Business Park .. �.. � . . 11 IIII ,,, ,,�� ;.. , �� �.. " �..:Q.ID�d�� .....,�� �� ;; , _ 1 p f, ; ; �e , �� Commercial ;; � ��(�/� `"j'�� � . i � �i j ��//� �u�������� Office J,� ��� Municipal nicip� , � Integrat ,�� %� , iiJ/l� r ���������������������������� Institutional 120 �� °'' �� � ��f���� �,�`�� � - �, ������ �� Parks and Conservation Area G.. � � �, r, r; �y ���.;, ��� AgriculYural ���i � ��' � r�a ° � � � ���������������������������� Environmental Corridors .,� % ' Water ��!� "�' % �� ' � � ; � � ' / .. �" Other �� � " „ �� f�� , � Mixed-Use ��r. ; % ; ���h�„ � � � � °�k,,, �� �� � � ���� ,, ��� �" � Historic Downtown � � ���„/, � ; ,,�,, , � �., ��J�ff���� Residential Mediurr�-D�n� . ���� � � � � ' � � � � �, �����1��1 Dog Pa rk $t�j/ � 1 � ', �,� �//iol// � Ftesidential � � � � ��� � %l�l��,� IIIIIIIIIIIIIIIIIIIIIIII En��ronmentai-wetiands � R�SIC�21'ltic�� r� rces.Esri ��rr' � '��A°�;� SGS, ' " � ;;=�11�'�I'��I�IO�d� � �I���-�f i� �fU � a���, III Neighborhood Commercial � � �)(7per�Street ap c ib��t"� « n�h:�;�r�IS HI h=D��1115 �� f����,�x�,d�; � � 0����-500 1,000 Fee 11� vFw ��'r��� ,_Iltic�� , � , �t��IS� ��I���������Il�����J����... Line la er Future Land Use Map Comprehensive Plan Text Designation Land Use Historic Downtown/Office ❑ Objective: "Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents." (p. 27) ❑ Policy: "Locate intense commercial and office uses where they will not Adjacent Future Land Use negatively affect residential or open space uses. (p. 28) Growth North: Commercial ❑ Policy: "Encourage responsible, orderly growth in the City by assisting property owners with annexation, supporting development plans and South: Commercial promoting redevelopment." (p. 28) East: Office Unique Character ❑ Policy: "Promote mixed-use land uses in the downtown to preserve a West: Commercial/Historic more natural historic feel to the area." (p. 28) 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, Veronica Clark (A Journey to Success Early Learning Center), is seel<ing the following zoning approval(s): � Conditional Use Permit to operate a Child Daycare Center at 3430 W Elm Street. The subject property was formerly occupied Youth and Family Center of McHenry County who was granted approval of a Conditional Use Permit to operate an assembly use for afterschool programming. The proposed Daycare Center would hold a class size of 50 and under, consisting of age ranges from 6 weeks to 6 years, and employ up to 12 full-time employees. Hours of operation are not specified in the petitioner's application. The site provides 10 parl<ing spaces (6 required) and therefore meets the minimum parl<ing standards for child daycare centers for a 3,000 SF building. However, the site is exempt from parl<ing standards because it is located within the C-4 Downtown Commercial District. The parcel is landlocl<ed with access provided by an 8- foot-wide ingress/egress easement (see image below). f1:Kf,C[NiNEk.,'.�:"::,.ry �"'..�r _ �g E�M.,Y Na �i�:` �r � '•.. «'P �S ; � ^,. ��1 C,�p-(1�K "; f �`* E,X , � { : ,J?`�, r ,:�,�� � -wr��`,�. .: .a � t �,M" � a `,,. s r ti...� �r�. �. �:^::+ ��"�r q �..S n5('iW.l '�. .� ��. �^ � ( , � . �3CW �,�`�+.. � 5� �y�r`O'�g � /<'vNCF f4RMP '1 . H � ^�`^J z.4'LN� 5ubj�ct `LOT ,� 9, r � ��9, + ; �' .� 'ry� � Pr�perty �,� �.� ��.,6a +�,, �,�. 17 y ld�'y,Y,. 7„^r�¢ .. �k2-ftl .�, s t ti r �x,�,�"���. a�.;v s ra' \��„"` .. 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CITYOF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Conditional Uses, listed in §11-15-5 of the City of McHenry Zoning Ordinance STAFF ANALYSIS FUTURE LAND USE MAP RECOMMENDATION The Future Land Use Map recommends office land use. Daycare facilities are allowed as a conditional use in office districts and is therefore considered in conformance with the Future Land Use Map's recommendation. CURRENT LAND USE &ZONING The subject property is currently zoned C-4 Downtown Commercial District. Parking and access will remain a challenge—as with most property located in the downtown. Given the prior assembly use which is not all that different in terms of land use with drop off and pick up times scheduled at regular intervals staff does not believe approval of the request would generate any different adverse impacts in comparison to the former use of the property. There are currently no childcare centers located within the downtown area. Should the trend in development continue at the current rate, staff believes the addition of a daycare would be a welcome amenity within the downtown. 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�ru�rrun✓.,.����a����h����:.a��q��������a.�.s��������s • Land Use, Objective—"Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents." (p. 27) Staff believes the proposed use of the property to provide daycare services in the downtown is an appropriate amenity. As more multifamily housing is developed in the downtown, daycare facilities will be needed to help maintain a walkable environment. Staff believes approval of the request would be supportive of promoting a high quality of life to residents within the area. • Land Use, Policy—"Locate intense commercial and office uses where they will not negatively affect residential or open space uses." (p. 27) The site has operated for a number of years as an assembly use when occupied by Youth and Family Center of McHenry County. Staff does not anticipate locating the proposed daycare facility would generate any adverse impacts on the surrounding property owners. STAFF SUMMARYANALYSIS • The site has an adequate amount of parking to accommodate the daycare facility. • Given the longevity of a somewhat similar assembly use when the building was occupied by Youth and Family Center of McHenry County, staff does not anticipate any adverse impacts on the surrounding property owners. • The site is landlocked with a recorded ingress/egress easement that connects to Court Street. Navigation within the area will remain a challenge, as with most developed property within the downtown. The commission may wish to consider whether the challenges presented are merely a minor inconvenience as opposed to a more serious issue. • The proposed use of the property is in conformance with the Future Land Use Map's recommendation for office space. If the Planning& Zoning Commission agrees with staff's assessment, then the following motion is recommended: MOTION: I motion/move to recommend approval of the petitioner's request for a Conditional Use Permit to operate a daycare at 3430 W. Elm Street. AND By making said motion, you agree that the approval criteria for Conditional Uses have been met as outlined in the staff report. 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 believes there is adequate traffic infrastructure in place to service the development. A cross access easement is recorded on the property to the west. Previously occupied by an assembly use, staff believes the traffic flow caused by the daycare center will be similar to the prior occupant. 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 the proposed 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 surrounding area consists of a mix of office space and residential. Located within the downtown, staff believes the addition of a daycare center would be beneficial to the surrounding property owners. 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 is currently serviced by city water and sanitary sewer. 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 believes the proposed use would not endanger local public health and safety within the vicinity of the subject property. F. Other Factors:The proposed use is in harmony with all other elements of compatibility pertinent to the conditional use and its particular location. Located not too far from other amenities that would compliment the site such as Memorial Park, staff believes the proposed use is compatible and would be complimentary to the site. Attachments: 1) Petitioner's Application and attachments. 2) Receipt of publication of legal notice. PUBLIC HEARING REQUtREMENTS Planning and Zaning Commission (2022) City of McWenry w�rw citvofmchenr�o�/piar�n€ng 333 South Green Street�McHenry,IL 60050 �Tel: (815)363-2181�Fax: (815)363-2173 The following information is intended to assist a petitioner applying for any development action requiring a public hearing before the Planning and Zaning Cnmmissian, including Map Amendments, Conditionai Use Permits,Zaning Variances and Minar Variances, and Zaning Text Amendments. A typical develppment actian wilt take from 45 to 90 days tn pracess. REQUIREt7 fQRM5 AND ATTACHMENT5 Far ali actions requiring a public hearing, infarmation must be submitted in accordance with the foilawing checklist: CHECKUST .� *' � t� c �. � v g w °c E � c, -a c a. � � �; � � u � � o a � y d � '� ca :-," � � � x � � � �s � .�—� '= t°J � �' � N c �a n�i s c = a '_ � • c c N � N �y c � a 1 A lication Fee (Pa e 2 j X X X Y X X X X 2 Narrative bescri tian of Pra osal X X X X X X X X � F�(7RM A -PGGbI'rc T��Iea��-in r A alictat'rcan �1'a re; S) X X X X X X X X 4 F('�)'ItM 13. lonix��r Ma Amcnclericr�C A licat�i�r7 (P���4 I(,)) X 5 FC)RM C' -C'r���dr"tic�i�al Use I'�n77it A licaCiat7 (x'a.Xt 1 1) X X � FURM D-�--Zc�nin��Variance� licatiun (Pa�� I 3) x X � 7 FORM E—Use Variance A lication (Pa e 16) X FORM F—Planned Unit Development Appfication (Page X X 18) 8 FORM G—Plat/Develo�ment A licatio�a (Pa e 20) }� Pr��of c�f Uwnership an�/or Notarired Writte�t Consent frc�z» X X X X X X X. 9 thc;Pr��>�e rt C)w��er 10 Plat ot'Surve with t.e 7al Descri�t'ron X X X X X X X 11 t,ist� c>f O��r�3crs ��f all�k�LiCtin r�F'rcy ertics X X X X X X 12 Wut�lic Hearin�NoCicE �C)rafted b sCaff sent L� etiTioner X X X X X X X 13 Site Plan � X X X X X X X 14 Landscapin=P1an ? `� `) � X � � 15 Architectural Renderin of$uiidin Elevations ? `? ? ? X � , 1b Traffie Anal sis ? ? ? � � ? 17 Schooi 1i�� act Anal sis `r `? ? ? `? `? P��hlic I-Iearir�g Applicatic7n Packet Page 1 af 21 SUBMI`t'i`AL OF APPUCATION FORMS AND ATfACHMENT5 -REQUIRED C4PIES All forms and applicatipns must be submitted cancurrentiy in PDF farmat. 2422 PUBLIC HEARING DATES ANO APPLICATION DEADLINES Public hearings before the Planning and Zoning Commission are held at 7:00 p.m. in the Gty Council Chambers,at the McHenry Municipa)Center,333 S.Green Street,McHenry,!l 60050. in the event of COVID-19 or other emergency incident that allows for remote public meetings,the City may elect to host the meeting online using the Zoom Web Conferencing Applicatian. To be considered for scneduling before the Planning and Zaning Commission, ail required application forms and attachments must be submitted to the City Planner,Cody 5heriff r.�l'�„�;ri��f i��;it �afr���rh��rrr .y„e>,r�,who is located at tl�e McHenry Municipal Center,no later than 4:30 p.m. on the date of the application deadline. A public hearing date wili be canfirmed oniy if all application forms have been completed carrectiy and all required attachments have been provided. Public Hearing Dates Application Deadlines Public Notice Deadline lanuary 18,2023 December 23,2022 December 30,2022 February 15,2023 January 20,2023 January 27,2023 March 15,2023 February 17,2023 February 24,2023 April 19,2023 March 24,2023 March 31,2023 May 17,2023 April 21,2023 April 28,2023 June 21,2q23 May 26,2023 June 2,2023 luly 19,2023 Jun� 23,2023 lune 30,2023 August 16,2023 July 21,2023 July 28,2023 September 20,2023 Au ust 25,2023 September 1,2023 October 18,2023 September 22,2023 September 29,2023 November 15,2023 October 20,2023 October 27,2023 December 13,2423 November 18,2023 November 25,2023 APPLICATION FEES Zonin Map Amendment(Rezanin ) $950 Conditionai Use Permit(CUP)/ Planned Unit Deveiopment PUD) $g5p Zonin OR Use Variance $950 Zonin Ordinance Text Amendment $950 Staff Plat Review $950 Zonin Variance-Minor $175 Note: * The appiicant is required to pay all the City's personnel expenses incurred in relation to their request which may require a retained personnel deposit{escrow) for any outside consultation. Public T�earing Applicatic>n Packet I?age 2 of'21 PUBLIC N4TIFICATIQN REC,�UIREMENT5 In order to advise adjacent property owners and tne general public of a public hearing,the petitioner must cpmplete certain public notice requirements, inciuding: 1)A hearing notice must be published in a locai newspaper; 2)A notice must be sent to all property owners abutting or across the street(righY-of-way) from the subject property;and 3)A sign must be posted on the property{except for minor variances). 1. Publish a hearine notice in the local edition of Northwest Herald newspaper for one day. The City Planner will draft a legal notice for the petitianer tn send ta the Nnrthwest Herald. After reviewi ng the notice,and the informatian provided is deemed carrect by the petitianer,the notice should be sent directly to the Narthwest Nerald,preferably by electronic mail,aisa indicating billing for the natice should be sent directly to the appiicant rather than the City af McHenry: 5haw Media--hEorthwest Nerald (815)526-4459 (fi30}368-88Q9 fiax P;U. Box 25Q Crpstal Lake, E6� 60039 �ub[icnoticeC�nwheraid corii If ypu e-mail the public notice,please call and confirm receipt af said natice at 815-526-4459 or the Ciassified Manager at 815-526-4439, NO7E: The notice must be provided ta thp newspaper at least three days prior to the desired publication date k�y 11 00 a m 2. Send a capv of the hearine notice via First Class Mail to the owners (iast known taxpayer)of all parcels of property that are abutting or across the street (right-of-way-improved or unimproved public street,alley, body of water or railroad) from the subject property. The City Planner will provide the petitioner with a list of adjacent property owners. 3. Post a sien in the front vard of the subiect propertv where it is visible from a public street and no further than thirty (30) feet from the edge of the right-of-way. A poster sign is provided by the City but it must be posted by the applicant if requested by City Staff. The sign must rernain in place until tF�e public hearing is concluded,and shauld be removed immediately thereafter. NOTE: Requests for Minor Variance are exempt from sign posting requirements.A Minor Variance is defined as foilows: 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. P�zblic I-�eari��g Applicatic7n Packet Page 3 af 21 VERIFICATICIN OF PUBLI�N 't1�Tl� In order to verify The completion af the public notice requirements,the applicant must provide the f ollowing items ta the City Planner preferably at least five(5) days in advance of the public hearin¢(or on the date of the hearine with Citv of McHenry approvall� 1. A"Certificate of Publication" from the Northwest Herald for the hearing notice. 2. A signed and natarized a�davit stating that the applicant has compieted all af the pu�lic natice requirements. (located an Form A) 7he affidavit should not be submitted until all notification re uirements have been met. If au don't have access to a notary vou can complete this document at Citv Hall where a notary is available Quick Links: • lr�teractive Plarnin,� C�and Js� arid Zonin�iVfarss 1'ublic Hearin� A�plication I'ackct Page 4 of21 FORM A I�ile Numb�r PUBLIC HEARING APPLICATION Planning and Zoning Commission � City of McHenry 333 Sout�h(:;�r��n Street n M�cF-[er7ry,Il..(i0OSO d TeL• (f315)3C>�i-2170 d H�ax: (8l S);�G3-2173 ���� „_� ,<,., ,�. . 1. Natr�e ot'A��pl�c,ant (��1°�,. �"' ^Ilel �:�"� �.��.. ��� � -_�'���.� . _,�. w Address ��-� �.„�, L,.,��'�,. �' �q �, .. ��-.. ----t , -�� � �e ������ `a��� � '� Fax Email '�`(�,�A �;..t,� �f.�r.C;��,<..��� ��:,,� �,R„��,' ;�_ �� ��. 2. Name of Properry Owner �:m,� , �"1�1� Tel ��- �i � ��c��� (if other tha 'cant) Address �. - ��.. a� �nx Em a i 1 ��"t tJ o ,�„��:��1..�___��lti-�,,,,,,.. 3. Name o1'F.,n�incer� `(�'el (If"reprEsent�d) Address Fax Email 4. Name of Attorney �,�� (If represented j Address Fax. Finail 5. Common Addr�:ss or Locatior� c�fi'Property �'�` � < � ������ , " � �� - ��� 6. PIN#(s) 7. �R�quested flctivn(s) (ct�eck all t�h��t app1Y) �Zot�ir��Man �,,�7t�nd7nc.�nt ("R.�x<�7�7in�) _.,_Lor�1i���Var•iancc ._Minoz�(Re�;ici�;�titial) �!'��'c�nc�itiori�X( Usc F'crn�it �loning"Fext Art�c;ncim�nt. _Zoning Variance (Non-residential) Use Variance __Planned Unit Development � Subdivision/Plat Develapment Public Ei�ear�i�z��Applicatic>n �Pack�et Page� 5 �.7i'2l. i�tARRATIVE Provide a brief description of the Req uested Action(s'). For example, the operation that requires a Cc�nditional Use Permit, the specific Zoning Variance needed, or the new zoning classification that is requested. The narrative description may also be included as a separate attachment. ����"�� �'��°� ` �'°�9 �`�'C�-.- ��(,��:.s�.�, �-��.�` ���h.�f ��r,� "�,�.��1�` � � � �. ,�.----~�.-� .��.��„� ��� �, ���� r� �. � ., . ��_ t.�4�� � � �°` K '��'_.� ��-� �� �a�� ��....- � ' � � ����� ,� ��� - �a... � ��� , �_.� ; -���. � .�..�;�..��.. c�. '�� � ��� �W -- � ��.�.�.��, � 1_ 4 O �. , � ��4 �. � �,�...�`[�,�� � q �,�.� �<'}. � [ � °+J :��� ��.��.°�� � ��,��-_. � C�,��- ���� ,��� '�� c�,�-����-,5���.. ';� �� e � �� �,�..� ,�� �_�--_ �;; .�?.��,.�`.�`� `��.,- �..�_�� ��:.�� �'�c��—. � Public l�earing Applicatic7n Packet Page E7 c�f21 , 8. C'urret�t LJse c7f Pro�erty ". ("�, �,��.�,,,� , �.�, ��� ���.��� ��"� C�.�� ;��,�s= .�-�,--� �``..�.-.�,._ —' ,�.__�� -���,� �: ��.�- � � ��� , �...,�� - � �----� ^ ��'� 9. C'urrent Zoning Classificati��n of Prop�rty, Incltzding Vari��nc�s ��r Cc��idition�l Usc,� (lrrtc,r��ct.i�r� Ic�n xrr�l�Cr.��? 10. Current Zoning Classification and Land Use of Adjoinuig Properties (I���e��;�cti��e Zc,n�n�,�I����� S North: ���'� �+, 't-<:���,,��Z��-� Sauth: `��� � \ East. ._� � �� W(;St: c,:: �---=i��^•C�...s�. < ��,�.,--. ] 1. Required Attachments (clleck all items subm�tted) Please refer to the Public Hearing Requirements Checklist to determine the required attachments. ������� 1. Apptication Fee {amountj � 2• Narrativ� Description of Request 3. FORM A — PLibiic �Ie��rin�;AppGcatic�n. 4. FORM� I3 —Z�7nin�M��;�p F,i�l�zxdrnerxt(�R�corlin�;) A�p�lic�ti�7n. ���5, Ft)RM(:;— Cc�nditi<ynal Use, Applicatic:7n F�, FURM D—Zor�ir��Variancc Ap�r(icatic>n 7. T�OFtM �;— tJsc VariancL Application � 7. FC)RM F—Planned Unit Development Application 7. FORM G — Subdivision/Pl�t Development Application _�8. Proof of Ownership and/or Written Conset�t from Properfy Owner in the Form of an Affidavit 9. Plaf of Survey with Legal Description 10. List of Owners of'all Adjoining Properties 11. Put�lic H�arin�Natic� l2. Sign (Prc�vidcd by tlie C'ity) 1,. ';itc Plan 14. Landscape Plan 15. Architectu�•al Rendcring o�F E3uilciin�H1Evaticans 16. Performance Standards Certif'ieation � 17. Traffic Analysis 18. School Impact Aualysis P��btic Hc;ax�i�n��A�p��licati�7n Pa�kct I'age "7 c.7f 21 12. [7iscic�suN-e oi'Intr;rc�;t The party si�nin�tl�c a�plicc�ti�an�hall bE ca�isi�ered the Applicar�t. T��e A�p(.ica�lt xzlust b�the ownc.�r ar truste� �f record, trust benel'ic.i�ry, Iesse�, contract purcbaser, or o�tion holder of the subject pr'operry oc his or her agent or nominee. Applicant is Not Owner If the Applicant is not the owner of record of the subject property, the a�pplication shall disclose the legal eapaciry of the Applicant and the filll name,address,and telephone niunber of the owner(s). In addition,an affidavit of the ownets(s}shall be fled witl� the application stating that the Applicant has the authoriry frc�m the owners(s) to make the applicatiorr. Applicant or Owner is Corporaticir� or Partnc,rtihip corp�ratr"on�arpartn s1�.ip, li�eappli�atior�shall �tia�� liold�r•, c�r ar�y (�cr�c;f''iciary c�P a lar7cl tnt�t is a � 1� , � drtiulus� the naz��e. �nd address of the cc�rp��>r���tion's off'ic�rs,c�ir��et�ars,anc�registe�ced a�ents,or the partnership's��ncral parti7ers and thc�s�; sharehalde;rs c�r litnited �ar�tnc�rs owning ii7 excess of� �f`ive p�;l•cent c7f the outstandit7g stock or int�res� in the cc�rporation ar int�erest sharcd by the limited p�rtners. Applicant or Owper is a (and 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 af each benef'iciary shalt be disclosed in the application. 13. Certificatiot3 I hereby certify that 1 am awarf;c�f all cc7de reyuireT��ent� of tl�e C;ity c7f M'cE��Ienty that r�late tc7 tl�is �ro�urt�y�n,c�that tl��pr��pc7sed usc��rdevel��me.nt cicscribeci�i�7 t�l�is a�?plic;at�i�n shal�l ccr�mply w�rt11 a11 such codes. I h�;r�by�r�qt��st�tt�at a�ub(ic hcarin�;to cc���sidcr this applicat�ion b� hcid bef"orE t(1� Planning and Zc�ning Comn�ission,and th�r�;a�fter that a r�c�mmendatiqu b�f'orward�d ta thc City C�uncil for th� adoption of an ordinance(s) granting the requested action(s), inclitciiug any modifications to this applicaiion or conditions of approval recommended by City C,ouncii. Si�nature of Apt�licant(s) Print Name and Designation of Applicant(s') ��— j. �.-..�__.���(�`� � � � �4 �� � �. :; �,�� ��� � �� �-�� -�-� � ��- ����-.��_ ��-��� �� �`���-`�- `����� ��:.� � � ��.ss�� � AFFICrAVITOF CQMPI.IANCE �'ublic I-�earing Application Packet I'age $ c7f 21 WtTH PUBIIC NOTICE REQUIREMENTS (TO BE Ct7MPLETED AFTER ALL PUBLIC HE'AR/NG REQUlA`E'M�N'fS ARE F'LlLFILLED) The undersigned, being first duly sworn, on oath deposes and states that the attached list of adjoining property owners have been properly notified via First Class Mail or Certified Mail, and all other public notice requirements provided in the City of McHenry Zoning Ordinance have been met in connection with the current application before the City of McHenry. Filed by: For approval of: See attached notice. -----------------------�------------(Qpplicant's Signature) ------�—�_M�_____________________(Applicant's Name and Address) 5ubscribed and sworn to before me this___ _____daY of ---------�2023. --------- Notary Public REQUIRED ATTACHMENT: List of Adjoining Pronerty Owners & Le�al Notice Publication 1�OI�M B I�'i1e Nu�n�bcr Public�H�aring Application Packet Page; 9 a.f`21 LONING MAP AMENUMENT (RE"I,ONING) Planning and Zoning Commission City of McHenry 333 Sot�th Grec;n Str��t a McHcnry,IL b0050�7"el: (�l 5)3�i3-2(70�Fax: (f�1 S)363-2173 �11-5-5 c��fthe C"it�y c�fMc���.enry 7oning(')rdiraar�c�p�x7vides that in 1��c����Knnaendin�t7pproval nt<��Zai�i�n� Nf��p Amendz�7ent(R.ezoning)>the Planning�tnd Zc7nin�C'c�mmissic>n sha11 transmit to the C'ity C"aunc il writt��;n f"indir�gs that all of"th�: cc�nditions liste,d b�luw a�}alY to t17� requ��tcd action. Please respond to each of these conditions as iC relates to your reque�t 1. Compatible with Use or Zonin�of Environs The proposed use(s)or the uses permitted underthe proposed zoning classi#'ication are compatible with existing uses or existing zoning of property in the environs. 2. Supported by 7'rend of Development The trend of develapment in the general area since the original zoning c�f t11e affected property was established supports the proposed use(s} or zoning classification. 3. C��nsistent wrtl� C"omnrela�n5iv� Plar� C)t�iective5 c7f therC.,it a5tvicwed�in�l���htofi an�,G}�in�J�,d�condi.V�� � � ' "'� ) � � nc7nywith thec�bjectivesc�fth�C;c7rr�prehensive I'lan Y ` �� Y � � �,' iticrnw since t17� adaptic>n o�f th�: F'lan. 4. Furthers Public Interest The propos�d use(s)or zoning classi�cation promc�tes the public interest and not solely the interest of the app licank. FORM C File Nu�nber F'uk�lic I��I�eariz�g Ap�plicati�:r» F'acket Pa�c; 10 c�f 21 cvr�����r��raNa�, u���; ��,HMr�• Planning and Zoning Commission City of McHenry ��� 333 South Green St�eet� McHenry, IL 6�050 � Tel: (815) 363-2170 � Fax: ($15} 363-2173 1�>>ndit onal a�,��c,�l��f'a C'M ciitiat al t se I'e n��t the.Plar�ningat7dZc>ningCc�mmi55icrta sha11 tran4;n rl or ' Otd�narrcc rov�de� th 1n recc�mc�7�,.nd�n a� �t tc� �City Cuuncrl wr�tt�.n t�ndin�5 t�hat all ot the uondations lis��d b�;low c�pply tc� the reyuest�d action. Please rEspond ta each of these conditions as it relates to your request l. Traffic Any adverse impact of types or volumes of traffic flow not otherwise typical in the �oning district has been minimized. ,., � � . '4� y , r c``� �,, )��e� `� °�°�� ��,<,. '`�, � ��, ,,. ..+a t„A�. .C:., ,b�._ • ^ _ ..„\ +C.... C� , s '^�2.3`k: 4`'�,`, tfi`•�:�s.,.,a - 2. Environmental Nuisanee Any adverse effects of noise,glare,odor,dust,waste disposa�, blockage of light or air, or other adverse envu�onmental effects of a type ardegee not characteristic of permitted nses in the zoning distr-ict have be�en appropriately controlled. � 4.�`�.�.... 3. Nei�hbor-hood Character Tl�e proposed use will fit harmoniously with the existing natural or man-made character of its surroundings and with permitted uses in the zonin�district The use wiil not have undue deleterious effect on the environmental quality,property values, or neighborhood character existing in the area or nonnally associated with permitted uses in the district. �, t � 4 �,.. �� w„ t � c � . �.�. ,.�':.__ ra, -.,.,>� .<,�. .�, c. �R;+�> ,`.�. .rvn ..,.. , �w}°`§� ..`�,. �.� ,,... .�:s,..�. k�� �e�`.u�'.^» A..��.� 1'� � ^ a �,........(��,..) ��...:M....4�'... � ' .,...i...Y:,..... � �,. k.._J."�..15 �" � 4. Public Services and Facilities The proposed use will notrequire existing community facilities or services tc�a degree disproportionate to that��orrr�alty expc�;tt;d ofpermitted uses in tf�e ciistrict�, no��generate dis}�roportionate de�Y��nd for new servic�s or i'acilities,in sucl� a way as to place ur�c�t�e bUrde;ns i�por� existi���d�:velc>pment ir� tt�e arca. Pulali��He;a�-i.r�g �Appl icaticm I�4�cket Pagc* 11 Uf�'2 l .;,�<,�_ 5• Aublic S�fetv anci Health 1'he pr�poyeduse will not be cic;trin�ent4�1 tc7 t1�c; s��f�ry or h�alth u�`th� �mpiay�cs, patrons, or visitors ass�ciatcd w�it1�� tl7e usc n<>r�7f tt�� gen��•a1 �iublic ir7 t1�1c� v�icinity. ��'u��,�.. __ 6. Gthe�•}��currs Tl��pra�c��dusr� rs in 1�zarY�nanywit}7 �I1 atl�Lx•�leinents cri'cc�mpatil�ilit�y pe��-tia�,nt tc�t�l�� C'ondit�iana] [.Jse a�7d its �articular Ic7catran. � ��. ,� • � , ,, ; � , ;<�. ,,.'� -,..,e,.�,, .,..i� ,_.�,.v> _.�s'� "-�S r �1��', w.r��1 � t v '- � `, c—. <- _ �. _ _d�LL-�'�.. 4Cx:'.r.�:t� ,. �,4 �r-���. FORM D File Number 1UNING VARIANCE Planning and Zonin� Cammission Publi.c .Hc;aring A}aplicatic7n Pack�C Fag� l2 r.�f 21 City r�f 1VIcHenry � 333 South Gr�etl St�reet � McHenry, IL 6�050 � Tel: (815�) 363-21'70 � Fax: (815) 363-2173 §1 l-19-5 the City of McHenry Zoning Ordinance provides that in recommending approval orconditionai � approval ofa variance,the Planning and Zoning Commission shall transmit to the City Council written � findings that all c�f the conditions listed below apply to the requested ackion. Please res and tc� eac11 of these condit�iar�s as it relat�es to o��r re i��est. �I . Snucia�l C,ircumst�anc;e� Nc�t F�unci ��(5cw}�er� Sp�cral circttmstancc.s exist that ar�particulart�o t}7e property f�ot�which thevat�iancc is sou�l7t and that d� not apply generally tc�other properties in the sam�zoning district;and these circulnstances are not of sa genaral or reeurrent a nature as to make it reasonably practical to provide a general re�ulation to cover them. �i il('b.�...... ,'.. 2. Circumstances Relate to Property Only Smce a vanance will affect the eharacter of its surroundings long after a property ch�nges hands, the special circumstarlees 1•eferenced herein relate only to the physical character ofi the land orbuilding(s) for whicl�a variance is sought,such as dimensions,topogra�hy,or soil conditions; and they da not concern any business or activity th�present or pr�sp�;ctive��iwner c�r ter�arlt earries�r�or seeks to carry c>n therein, �r tr�the persa��al,bti�sizi�ss or financial c:irc��n�stances af s�rch ownc�r��r te�lai�t or ax�y c�ther pG�rty v��itl� interest in t.l�� �rrc�perty. ;.. `��`� y�.'�' . 3. N�t �Z�sultin *f"ram A [icant�Action The special circumstances that are the basis for a variance have r7ot resulted from any act of the applicant or of any other party with interest in the property. �:��,� _. Public F�t�a�•i�n� A�pplic�ticrn �P�i�ket Pa�e 13 c7f 2�1 4. Unnecessal�y �Iardship The strictapplication ofthepravisions oftheZoningOrdinancewould resultin unnecessary and undue hardship upon the applicant, as distinguished fi•om a me��e inconvenience. s��',::.�,'��. 5. Preserves �Ri�hts Conferred by Distriet A variance �s necessary for the applicant to preserve and en jQy a substantial property right possessed by other properties in the same zoning district and does not confer a special privilege ordinarily denied to other properties in the district. �*��,��`� �`�;:� � ,� �� ,� � ( ..... C�, tw: ^ti. � �.U,,-<� �..n ��q.`.k�.._ c:n...�. ti ..r :x .,,n_�f^.�`;C,. ,,,� { q �• $� 5 \M r�",� ,. ��'a,-5�+., � .k',�;1'm��k.'.,..�-"m �''q,.� � (�„`�. ',:5f S:,'e�•, ' 6. Necessary for Use of P�-opertv The grantmg of a variance is necessary not because it will inerease the �pplicant's economic rehn-n, although it may have this effect, but because without a variance the applicant will be deprived of any reasc�nable use �a�-enjoyment of the property. ��,�,;� '� �� ^,"^,, �;., ,� �� � : � �,,, ��.� ,. : \ �� ,,s�.- ,�..� ,'��+....�._ ,�.� � �; s,�: � � �� � �, ..�s ��,�� .��.��.�.j <.._.»,�`��:��'�, ��,`;���<;�.t�, { . '7. Nc�t Altc r Lacal C}74x:racter T'1��;�rantin�,�cif a variance; will nc�C� alt���th� esscnt�ial character c7f�tl�� 1c�eality nc�r �uhs�t4�r�lially inlpair �nviro�lr��7e.ntal quality, property valtires, or publi�; saf'ety or wclfare in th� vicinity. '�,�� I'ublic I����ari.n� �App1 icatio�a Packet Page 14 of 21 8. Consistel�t with Zoning Ordinance and Comprehensive Plan ��� 'I he granting ot tl�e variance will be in harmony with the g�enera( purpose and intent of'the Zoning Or�iinance and Comprehensive Plan ofi the Gity, as viewed in (ight of any changes in cc�nditions since � their adoption. \ �p.j��� .. � ....`Y_v 9. Minirr�um Variance Re uire,d Tl�r��variance req�e5tud is thc minirnulm r�q��ired tc7 prcrvidc ttic a���plicant witlz rcasanabl� usc� and �r� f� m�nC�of'�kl�e rc���rt�y. ., �x.� FOKM E File Nutnber USE VARI�LNCE Planning and Zoning Commission City of McHenry 333 South Green Street a McHe�ry, IL 6(�O,50 � Tel: (f315) 363-2170 � Fax: (8l 5) 3�,3-2173 T�c�b�lic I-��earir.�� A�aplicatic7z� P��k�;t Pa�;e 1 S ��.>f"2I. §1 i-19-6 uf tkae C'it�y c�f" M�cHe;nty lc7niri� Ot•clir�sznce provides tl�r:it in r�comtm�ndin�; appraval c7r ecanclitior7a�apprc�val c�f.'a use varia�7ce,thc Plaixnir�g��tad Z�c>i�ing Colnmissic�i.� sl�all transi77it to the C"ity Cc�uncil writte�a fin�iings that a11 0#'the conditious list�d below apply to tb� requested action. � Please respond to each of'these conditions as it relates to vour request i. Practical Difficulties �r Particular Hardshi � The strict application oftheprovisions of the Zoning Orditsance relating to khe use of the buildings ar struch�res,or the use�f the land.,wcn�lc�r�stilt in unnecessary and undt��hardship i�por� the �pplic�znt, as distin�l�isl�ed fram a rnerc� incc�nvenience;. ��°� � 2. Reasonable Return Tl��pro�erty cannc�t yi�ld a reason�ble rett�rn if permittcd t�7 be used only under the conditions a11<>wed by the .7.oni��g Ordinance f'or the per•tir7errt zonin�district. �� 3. Unique Circutnstance Special circumstances exist�that are peculi��r tc�thepro�erty for which the use variance is sou�ht which do not aPP�Y �;enerally tci other praperties in t17e sarrie z�oi�in�ciistrict, ..-._�_�,-. � �. s �, � �=�a�s�:= �,. �� " ���,;,,,.},��.. �„.�,,, ��a��,,F�.n��, g�., ��.. 4. Not Alter Local Cllaracter Tl�e �~anting oi'the t►sc; varianc�will not alt�r th�: essential charactcr c�f Cl�e 1«c�lity n�r substanti�lly inzpair�t�vircal�n�rent��1 qt�ality, property val�r�s, c�r�ublic saf�ry a�•w�lfare in tlZe vicztlity. ��,� I�ublic I-Iearing Applicatic�n Packet Pag� 16 0#'2 I. S. ���1�sist��xzt wi�h Cc��nprehen�iv� i'1�3�n ThE�rantii7�;of ttie use varianc�will be ii� harmc�ny with th� g�i7eral purpase a��d iz�te;nt of�the Zc�nin�; C)rdinanc�and Cc�mprehensive Plan c�f'th�City,�s vi�wed i.n li��;ht�of any ch�n�;es conditicrns sincE thEir adoptian. E'ile Number �+OR M 1+ PLANNED UNIT DEVELOPMEN'[' Planning and Zoning Commission City of McHenry 333 South CJreen Street � McHenry, IL 60050 � TeL (815) 363-2170 �Fax: (8l5} 363-2173 �1 1-20-5 of the C'ity c�f Mci��enry Zor�in�Urc�i��ar7c;�;��ravidcs tl�at tl�e C:'ity Cpuncil, �'lanr�ing& lr>nin� C;C7mr�nissian>�nci Znr�ii��Ac�r�7��ir7istr�tc�r sl�r���l)�val��<��f���aT,��licatic>ns fc�r�71�ni�e;d ��niC�cl�velop►�1�n1�.s wrt't7 l'ublic Ilearing Applicatio�l Packtt Pag� 17 of 2�1 specific writtcn finclin�s basc:c� c�n a balance af bath the standards provided belc7w �irtd the approval cr.itc;ria f`or condit�ianal uses (Fann C') listcd ira §11-.I S-5 �.>f the C�ity of�IVIc�Tenry Loning (7rdinanc�. Please respond ta each of these conditions as it relates to vour request � 1. The proposed planned unit development fulfills the objectives of the Cornprehensive P}an, and other � land use policies of the City,through an innovative and creative approach to the development of land. �� 2. The proposed planned unit development will provide w�lkways,driveways,streets,parking facilities, � loading facilities,exterior lighting,and traFfic control devices that adequately serve the uses within � t(1e development, promote iinproved access to public transportation, and provide for safe motar � vehicle, bicycle, and pedestrian traffic to and from thc site. � 3. The proposed planned unit development will provide landscaping and screening th�t enhances the � City's character and livability,inlproves airand water quality,redtices noise, provides buffers, and � facilitates transitions between different types of uses. ��� 4. Tlie proposed plannedunit development will provide site desi�m and development that is based on �� sustainable prineiples to enslu�e that low impact alternatives are integrated into the proposed project. ��� 5. The proposed planned unit developme��t will protect the community's natural environment to the �;reatest extent �aractrcal, incli�din� existin�; nah.�ra) i'�atures, w��t�r cc�t�rses, trecs, ���r�d nitivc vegetati<7n. Public Hea�•i.ng Applicatic�a� Packet Page 1R af'2l 6• The proposedplanneciunitd�vclopment will b�provided wiCh undergrcaund installation of'utilities wtien feasible, including eiectricity,cable,and telepl�one, as well as appropriate facilities for stornl sewers, stonnwater retention, and stormwater detention. FORM G SUBDIVISION & PLAT UEVELOPMENT APPLICATION City of McHenry _-: �" >' �Mc�Hr�� IL Ci(1(15� �'fel; (�15�3G3-2170 �I��x (h 15)3Fi3-2173 t ry, � e� � �^ `�� ��ut Circe.rt `�tr�e;C �` ��'x:��,a�s�a_� „'`�ea�.a c��.��Z,. c�"'�e���} �`c..�" `�r n�� 4 x14"t�,.f..` 1. Name of Appl�cant �'"�:a��o��.�. `�,.�.�������- � Tel ���`�-, �� ���� �_�_.� Address Fax , `� ._-- _-�.� , 2. Name of Property Owner__.���5�. �,��- ��. >, .�.�,.._,. Tel ��,,M.�F ��`� '��.� � � (If ather than Applicant� Adciress ~ ,r � .�.. .°, '�,,�- �� �::�:;,�n�^ `:,�� �F�x�.:� `,:�>.;�:��� rax �'t�blic Hc,arin� A�p�licaliC»� Pauk�C� ;�_.`�.., ��°`R�,����"�;,,���� Page 19 �af'21 �� ���....�� 3. Name of FinginLer T�;l (1f represented) Address Fax �� 4. Name of Attarney Tel �� (If represented) Adciress rax S. C'o�nr7ac,�� �Adc�ress c�r L��catio�� af Pr���e��ty 6. Requested Action �f"�'f,'Ilml��.(�y 1 li'�t �111�1 }�'�i�l _Development � �� Provide a brief description of the Requesteri Action. For example,indic;ate the number of lots and the � type of subdivision(single-family,townhome,cominercial,industrial,etc.)or include a description of the c�evelopment pr�rject. May also be incltrdcd �rs a separrxt�e attachment. Current Use of Pr�perty � 7. Current Zoning Classification of Property, Including Variances or Conditional Uses 8. C:urrent Zoning Classificati�n and Land Us� c�f Adjoinic3g Properties North: South: East: Public I���Iea�-i.ng �App�icatian P'ack��t Pag� 20 c�f"21 Wcst: 9. Required Atfachments -Please refer to ttle attached cl�ecklist. �� 1 Q Disclosure afi Interest The party signing the applica�ion shall be considered tl�e Applicant. The Applicant musf be the owner or trustee of rec��rc�, tnzst beneficiary, lessee, contract p��rchaser, c�r o�tion hc�ider c�f the subject prop�;rty �7r his or 17er agent c>r n��n�i��ec. Appiicant is Nat()wner if th�App�Iicant i��;not thc owne:r ofrecord ca�t'tt7e subj�ct�prc��rerry, th� ap�licati�m shall disclose th� lega)capacity oft�he�pplican�and thc�Pull nam�,address,andt�le�phone number of the owner(s). I�� addition,an affida�it of the owneis(s)shall be filed witl� the application stating that the Applicant has � the authority from the owners(s) to make the application. � �� Applicant or Owner is Corporation or F'artnership �� If the Appl�cant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a corporation or partnership, the applicatic�n shatl clisel<�s� t�h�; �7amc �znd adciress of the c�7rpc�raCion's o1'ficers,dire.ctors,�and regist�red��ents,ar the p��rt�ntrsh.ip's�;�n�ral part�ne�•s and thas� s}Z��rehr�lc�ers or�ynit��ci partners ��>wning in �c�ss o�f f�iv�artner�.� o�(' tl��e outstandin�; st�ic�k ��r int��re;;,t �in tlle co <arat�c>r7 or Ni�t�c,re;�;t �hzar�d b tl�e, lirt�it�c1 A licant or Owner is a land T'rust 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 eacl� beneficiary shall be disclosed in fhe application. t 1. C"ertifiicatia�ia I hereby certi�fy that 1 ar�n awaiz:oFal) cocie reyuire��nents �>f the C"ity c>f'Mc1��cnry that relate tc� this ��roperty and ehat the pro�os�dLi�c�ordev�lt��r�7icr�td��cr�ib�d in this applicatiou shall comply wit�i aH such codes. I hereby request that the City process this application in accordance with the codes and ordinances of �� the City. Signature of Applicant(s) Frint N�me anci Dusi�n4�itiun cyf Applic�nt(s) � , .. � --_--�.� "`�, , > .,.��"�"".�*i' "��,��" '"�,�'..-�.*�a�s_� �.<<�.. ���a���.��... � �� � ' ----- ,,�"'A-.'(,� V�' {._^'�.J^-^^- � y',,4�""' �,k���'�.��� �i 4��' Public Nearin�; Applicatian Packet Page 21 c7f'21 J � r� �tfi� c� r� c� � ri s P� ' ���r I3ariiss I'feifer Cih o;f hlcHei�r�- _ _ __ ()«-izes-,%I,and1€>rd 343Ci��est��.lrf� �ti�c:�t St:utc 33 �fc:t-�c:�nx-� lI,C,C)(i7i1 22-�._(';:>�1�-3?1'� da i�i�r���7 f'��,i fcc r(ci�l�i<,yr�m sAil.���>��t�� Date Dear City of McHenrp, ,1.1�is Ierter�5 rek;,zr�ds t�a tlxe Sj>ect;al l�.e pet-s��xit fur 1'�t;rfx��c;a Clark anzi hc.r f>���Asinc�s� r1 .)<>t�rs�e���� to;?rtce4��;.])c,��7rlr>}�7�xzei�[(.t�i�te°r �1"4��;i�r�: r}�xi;I�usirtc.,s����rs7ai�ssi����u t�>r�c�uc°�t,�(";or7clitc>rz;al 1'sc��>es���riC£c�r ot���t:n.�.ilclix��;at 3�43U tiX'cY,t Ft,1rrs �tr<�c�t��It�I lii�z� IT, (iC)t)50 � �k'e feel she�uill he a great kens�nt az�d a great�acldition to c�uz commui�itl�. �ince re1�, tJari�rs T'�k"ei�'rr J � � ��t� � r� d c� ri�s Pf��fi�r Uari��s Pfeifer Citv of hlcHetgry _ (.)�s�ncr�I,andlord ' , 3430 l�'est t?lm`>trcet Suite T3 \Ic[3e�rr7�� lI,G�)(J`i0 22-� t'�r5�)���:32�1" ds.tr�i�.aw��7Ce^ife�.�z�f,'ci�Ia<rtz�7;ai1_�:c>>7�z I:)ate Dear City of McHenr��, '1 hi�]c�tte.i�i;; re��;�rcls t�� the$pc�c�;il t'�e��ei�i7xit E��rr �"E�erxc>ita C:lark artd hcr l�ttsizic�ss.\ .JtSur.ric.v t�>wu�:c;���»: 1)��rc�c�l�.rj�s�rXerrt (;ey�tcrz ��'c��r,it��r: tl��is 17u,inc:s:�,a�er•i��z5si��.n� t�� r��,�qnc��;r a (;<>ric�lir<'>rr;-z1 i"sc���7c^rr���it l�c>r ou,r bu.il4iiz�����at .i�:iU lx-'eat l�.lr�rz 5trc�ct\�Ic:I lei�rl�� 1J, (�OCi50 �� 1�'e feel she will be a great tenas�t and a great addition to oui cotnm�i�nitv, ��� Suicerei�- ._._.�.,� ���_.,��� L7arius I'feifer . . r�,.�1` C�P 2;�37 '. . . . . . ,. 1 f .,,�� � � .; ." � 1 .�0 � J:'ifL i i t (� 1 ! : 11 I 7' 0 I �' i 0 1 .�'C 1 f '��I .) . 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I a � , i , , , i ( (__�.'' :.. ti ., �u ____ pF ! f i ( ts� r ii. ,,'oo��� � � y•, � � i,�, �:. � ut r�r. _�il ��d�ua � - � ;/� . � , I �. . . ,�t�' tF.. � I . .__.._.� ._{ _. i�.- - ., �-; ,'.� . . � z . __ .. .... .__. .__.. , _.:....� . . ,.�. .:_._ � ._. �. _:' ' •���- ,;z , � ,.. .� ,- � i. . . �� � Fc �c . , ..� . ...�..,,��` � .! . � ( � r t .� a��.� r� i._; ��_ � ( , , I � i � f � �� �� �_ � � ( � — , , fRU� ,y—.� _._— � ; � � j ��� � � � I � `—�- ; , � , i �t� ; x�r , � � , �� , � t � I: i, � ;; I � �.; � � __ >> , ,. � . � � , --�.r ,._---- � d �, � ; S � _ � , ��, , ,.� � � � ,�,,� �� _._ l __ ,__.�__ _._ ___.__ —._�� 1 __. --- . _ — ___ ___. --.__ , —----._.__� �_. ___ � � � i ��� �- — 1 �� _.._ _ � ' � =l 'I I �/ � , t� �>��� t ,� .,.... ¢ � , �;, — — — — � >�., �...� , � � �� ii �:, i i° � I I, I � , � „� �� ,�� f � \ I � . � J � �� � I�_�� � i 3� � � � '� � � -. � ,- ---- _. _ ���� M �E`,;,' i r , • { - I ��� I , �, ��i �, ..�.�, ' � ! 4 I � � ; , , , �. � �i � � '. _1 -� "��� � I , ��,�c ,� . � �� ; I � i �'�� �+�� — ��� , J I , , , �__--- _ -- �i; , � i � � n� `��t � � � � �.� '� i ' r � � � � �� ( �� , . I ; I � �� j c� � � � � '� � ' �,) � N i ( ' ; . � ;._. ——' , s '''�`. _i � � .,: I � ' i � ; _ � ... � , � �� � .��� � � , - � � � �.. f� � i -, � � �,. � �_ _ _ _! - � e ,, . _ / 1 �%' _ �.� ` _ � . — � _, � 1 � � \ - _ , � , � __ --,__ _ � ` ..� ,..._..� ; , , � � — � , �� �, � , � , . _ _,_.. � i ' i � t ti � I ! _..._...___._,..�... ._.__.... ._.,----..�_._, .____._ , _......� ..,..�_�._.__.._. .. _..._._.M.�,_.....__u__.�.,.____. .,._._.....,.._.__.m.____,..�...,__..„,a_...V...._.__._._�__.,_.........__�_,�.�...____.__.._..,._.__�__..._�.__._...__�� - ,> '.' '� N✓'�� � c'J���rG . . �_�. Staff Report for the City of McHenry Planning & Zoning Commission Petition: Z-2023-11 Hearing Date: October 18, 2023 Applicant: Ivy Schwoch (UHaul) Site Information: The site consists of 12.77 acres, more or less, and is located Request: Request for Preliminary & Final Plat of approximately 307 feet north of the intersection Subdivision Approval and Conditional Use of McCullom Lake Road and N. Richmond Permit for a Commercial Planned Unit Road (IL-31) with a common address of 2019 Development for the operation of a Storage N. Richmond Road. ("Subject Property"). Facility & future Drive-Thru Restaurant. Zoning: C-3 Community Commercial District with Use Variance for a UHaul Storage Facility Future Land Use Designation: Commercial Aerial , ,�; �,r /, � ;` ;i;! %�% *KK,�, . /� ��3� / , r+ ; �� � ;i �� �/ �ir ' /ioi� ,' �'%/r, i/ �1''��I i �` � � � �, � . �/i j1 f�� ��� � ,� bl�i lylr ; �, , i�j�/�/ ��ra i /Di � J , � �� � �; �, � � a e,.,J %����/ s N � r��Ji � �� „ s / �// � ; ri t ^� ' �• �� � �/1 , �... , � m, �i m �y�y '�� < � �� �i'� �j rI �� ; ' ��� �, „ �, ; f, J � � i¢ ��f �� , %1jf (J ; �y 1 „ .: �'� �%'���J% 1 i i � 1 � �� /�'�i � �t�rr�u� �, ����� u�iUyw ia � ' �� � � � '� r ; , � 1 a�///,/y�/��i%/%%i ���,r� � � ��J i� �""��/f i��mii�� ��yF r t✓ � � , %iir � �FD �i � 1 , ° �y;���'l``' ���� � ' ' i , � ,� � �����o��i�, , �, i; J t , � � � �� ; ,r ���� � � r i"I/r"/�rial��%%�fl�oii �%�i° ; �r/i%%l�%%OI/%//� r�„ +�' ii/llr�%%t�!% t �� �/,. /%% ; %// ,f��� i � ; � f '��/,i., N/f /l��//l ry /���� � � i / 11t1�� �/"xp ° � �%�111/, � ,),. 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I 4�, �, ,;� , � „ . ,r� � �, e , , . �,� , 125 25 e . , � . � ,,� ���, „ Zoning Map - Zoning Districts E Estate ,,,,,;� RS-1 Low Density SFR � �������������� R5-lA Medium Low Density SFR II��Q�������� RS-2 Medium Density SFR RS-3 Medium High Desnity SFR f�I�I�I�I�I�I�I�I�10 R5-4 High Density SFR � ,� ,,.,,,,, ,,,,, , „. �,���� 11111111UI11111J1J1111111� w4-i A�ta�nea Res�aent�ai � �� II�I�� RM-i �oW �ens�ry Muit�-Fam�iy � ���� � RM-2 High Density Multi-family � � �III�II�II�II�II�II�II�II�II�II� MU Mixed use � �31� ��'`m� ° C-1 Convenience Commercial �'� ; I�u����`�"�"�"�`���� C-2 Neighborhood Commercial � � � � �,������������ C-3 Communiry Commercial �� ��� � ;���� C-4 Downtown Commercial ��, r � ��� �°� - � I�I�u��u��u���llu11�1��� C 5 Highway Commercial ������� �' BP Business Park ��' III������ � ' � I-1 IndusCrial RM-� � U� II 0-1 Local Office ��� � ���������� 0-2 Office Park �� ��"' IDD Integrated Design �� �� RM-2 � HC Health Care � Sources:Esri, NERE, m"„�;n, W ° Imiiliiu C�OpenStre��" ap co��nibu�t r.�����������_���I�. _ �������������� A-M Agriculture and Mining Overlay , �� �:o z5o soo Feet� IIUlIIl111JI1U111l1JJlU1J a-�agr��u�ture �, % � �,��r�i��ii,�l,����/,�;;, „ ,,, „ " ������ Line la er Zoning Ordinance Definitions Zoning Designation C-3 Community Commercial District- The purpose of this district is C-3 Community Commercial intended to provide locations for a broad selection of convenience and comparison shoppers goods and services in centralized and highly accessible locations that serve the entire City and Surrounding areas. Adjacent Zoning & Land Use North: C-5 Highway (Gas Station/ Assisted �iving Facility) South: RM-2 High Density Multifamily (multifamily)/C-3 Community Commercial (Gas Station) West: C-3 Community Commercial (Auto Repair) East: C-3 Community Commercial (Shopping Center) City of McHenry Future Land Use Map ,,,,,,;,%,,,,,,,, �������������� ,�% �% � ���i���/� ` ���'ii � Future Land Use �,�///,/�,�i�////�%%�,,;��/' Y ����� "%/�� %%%//ii/// �!%!��������j/�%i%� � Estate Residential ���/�/////%%%%///�/i ii%,ii%% �// o a� ��� /%///���% Low Density Residential �iiiiiiiiiiiiiiii�/iii%��,���// � �� �i��� � f/%%%% ��'� '/ i °,� ����%%�%������ � Medium-Densiry Residential �/i ���i�//%%'�%�i�//////i�� ,� // ,�//////�r�/!r�/ �iiiai /�f� j �""%��/����i,���i� ��� High-Denisty Residential �iiiiii�f��%/�j��//� %�%!%!%!% .,% / �„/ ��ji////i%/ ��'������ .. ��� '/%"" %//, Integrated Design District a%���//// i I ;� �l.l o f�j�i �j � I�I�I�I�I�I�I�I�I�I�I�I�I�I� Industrial :/ ,i ,� � � �� � Business Park ���j � � Commercial �// �u�������� Office � � �� Municipal �%%i/� � � �� Institutional �d � � '� � '��%%�i ��� Parks and Conservation Area � 1 ;�f � 1 ��%/�����������a/a���" � �Oild� � .,;,�;.� Agricu IYu ral 1✓ia,,,,,��j, ��ii,, i0i�,� < � 1 f/riiiiiiiiiiiiiiii/// ////// � I,,,,,�;i�,;;;;;;;;;;;�i�;��/j%i/„ �� � � IIIIIIIIIIIIIIIIIIIIIIIIIIII En��ronmenta��orridors � � ��^' ������ � � Water ����i������� �„�����, � � / %i�!, ��%/%iii�iiii/��"»�° � t'i� �r �����//%%%%%%%////%iiii%iiiii/i�„' � �� ,,,,,,� Other �,� . � ,�,,,,,,,,,,,,,,,,,,,,i �:OW D�11SI�/ 1� , ��/i//,',!��ii����,;����%%/,/,%%%%/�� � � ,,��ii�//%/j Mixed-use } ; �ii�i,�ii ,R�'SI��114.IG�� �,,,,,,,✓�.,,,,,�. � � ��,�//��,�/�„ Historic Downtown " � �//%%%///ii �////�////�i�o � _ �,� , ������� Residential ii„ ,,,,,,� � �%%i��'������%%%/// �,��/���� IUJJJJ� g .. . . .. , , �� �iiiiiiiiiii�/%%%%� ���1���� DO Pa YIC ir o // ' (�a� ' l�iii/�i///i/�/// IIIIIIIIIIIIIIIIII IIIIIIIIIIIIII Environmental-Wetlands Source �� �� ;�� " III IIIIIIIII Neighborhood Commercial � _ , _ � C�)�C� �� org,an�the,�l� � 0 500�` �'i;000'Fee IlUl111U111111J1J1111111� vFw � �l �r�l � r��� �,,,,,�Illf�� � 1 1"� � .... �ine la er Future Land Use Map Comprehensive Plan Text Designation Land Use Commercial ❑ Objective: "Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents." (p. 27) ❑ Policy: "Locate intense commercial and office uses where they will not Adjacent Future Land Use negatively affect residential or open space uses. (p. 28) Growth North: Commercial ❑ Policy: "Encourage responsible, orderly growth in the City by assisting property owners with annexation, supporting development plans and South: Commercial promoting redevelopment." (p. 28) East: Commercial West: Commercial/High Density Residential Staff Report for the City of McHenry Planning&Zoning Commission Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUND& REQUEST SUMMARY The petitioner, UHaul, is seel<ing the following zoning approval(s) for the property located at 2019 N Richmond Road: � Final Plat of Subdivision Approval • Conditional Use Permit for a Commercial Planned Unit Development for the operation of a Storage Facility/Mini-Warehouse &future Drive-Thru Restaurant The subject property was first approved in 2016 for a Use Variance to allow a storage facility (UHaul) along with the outdoor sale and storage of bulk fuel for the property. At the time, a condition of approval required the creation of a 45,000 square foot outlot. However, the outlot was never created and the City commenced enforcement activities related to the violation of the conditions of the approving ordinance. UHaul staff have worked diligently with City staff to resolve the issue. UHaul is currently negotiating with an undisclosed entity for the creation of a drive-thru restaurant. The outlot size has been increased from 1.03-acres to 1.72-arces and UHaul is proposing to construct 157 new storage units along the west side of the property. A generic drive-thru layout for Lot 2 has been included in the site plan but the configuration of Lot 2 will most likely change depending on the future tenant. The City has approved a similar request for the new Panera Drive- Thru which was approved for a drive-thru restaurant but allowed administrative site plan review once a tenant was located. When originally proposed in 2016, a major concern was the overall appearance of the staging/shunting of vehicles within the large parl<ing lot of the former Walmart site. Staff does not believe the shunting area is as great of a concern due to the redevelopment of a large portion of the parking lot into a drive-thru restaurant. However, the petitioners have informed staff they will need to revise the truck shunting area due to the redevelopment. Staff have included as a condition of approval to allow staff review of a revised truck shunting area. Staff have spoken with both the adjoining property owners of Cedarhurst Assisted Living Facility and Northtown Auto Service and Tire Center. Cedarhurst's primary concern was the screening of the units from view; however, a large mature tree line exists between the site and Cedarhurst which blocks the facility from view (see image on next page). 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J/�! ��/�i/l!, � //r �'� ;i.,,i i�JD�f���� a����i�/�������l���/,�I��������������i//il�f�/1��� .�i/�`������� ��il �-. ���� ��9 �/�r�r'��ll Y/� �.r���»��`ir���I/���,r��/ �i�//iI�/ �Il��//q,��� '��i if i1 �/� I�i w � ir ��� � ;���o-�Jl,��� �1��/��f�,r���, �/m r�����1�������i�%I� ��ili%��:����i r��� .'"f ' ��' � � ��i/�� �1�� �� V` r,�f��p�����mt��rl �i�i,�1/�l/��� 0 /�r,aG �,,, /r� �fl t i/i�'`�����i !� i������%������Hi���l����������i� � ��l'P�� �//� J J ��'����� �/19i�����/f�i W i��n��l�� � �I I�r i �%� � � „�7 �G���r����� ��IF���F//!� �����/��������°����/ � � � �� � � � � �r I� � 1 id 1//r .�/� ���1 �� �!�i� � I '� � I � �ff�l � i r �l �� 1"�+G� � �/(��i��//�/i'1��� t „�r�,,f,'Iy � 4 r ����J���J��,�/a/,/�����/^�O � p� ,Il�i���/1,�,�r,��������Cl�'�i f�,�� f�dw`;�L�'��'��Nim'�'�1,��i,,,,��i V� , '���,, ,� i, , � , r, i R� . , r � � �, ,r . . � .. �V� �i ; � � ��a��„ ��, o-i, Northtown's primary concern was the visibility of the existing sign on McCullom Lake Road. However, staff have ensured the property owner that the site line along McCullom Lake Road will not be compromised given the separation distance between the units (see image below). ���iii��f% ,,,,I " // ii%/9/�/f��� /��%9�%/iiiiii ;'%%/�l�,�fJio�i;,,,,,,,, � ��i�� J � ������� iii��� /� ,; ""�"e"%a�.l.. ......I � .�.;�"" 1� � � � ��- J � � , ,,, , , . ,,;;,ii//;,, -„ V 6�`.��� ..I.� �. J �, ��o ����....... . «rr�% Northtown's Si�n %/,, ' �i„i% r.�r��Y����p�,��rrr,,����,v�a,����c�a� _.. � . ,..; � ���I�il���-<r�� , ;; � ,,, , ���//� // I (`i � ll� � ;, , . ,,ii,ii ,� �� ,,,�,�,� �� �. , �, �`, ����If �%!w �. �����!�!� „�� .„%%//////�j��i�J���ff��flll�����ll ���'�/"J�/J�"I� �I � . '�'' _ 1 ��,' rii� ��'/l�////////����� �"� ��Jj��i // �/�%%�0�j� �/�%�ji�i/%%��ii%�� ��vi%�� � I I � , �� /%%i%o���i/%//l/%///0%� ,.' i��i , „ii��'O ;., � %� u i�l/%ii�i� i iiri/i///�/%��/�/�� „ . %/ ..} yy ���� ���' ///�/ /��� rou+w ,� -,,,����l�l�rfi//,,,,,,, s;-.// //, ;ii. , i i'� I , „%%%�////////,%j,. rz,z>°Rari �s..u„ � , .. � "•.,�'��IIII��I �(���f/, �r/� j i%�%� ii//////�� �f� s,z s.��r� � I " � � ���;� ir;ii�/��%//i////iiii ,�%//i//i%i�i�,4 i%��������� �"� //i i !�vi� f� iii iii������f���i/f�%�(f��/ �ii�//r�x. „;i�/r�I i/�fiio,;;iii J4/7E.�._ �., I.���,� '� U��D%ri i � ,�����tlf/ i � f��� io/ ,ii������ /�v��i i � oi�/�Iao�,,,,,, f, %iaii�n � V,� ��" .r" � h� ����ry /O% ,/,�,,: � � "�� �, �� I1 1��;� � ��,��,J" r �'��'' "` //i �"��"+.r,. �k[.�fq"2 , ��ii �;, � , "^ � o^y'rom ��� u�DIG .e ..r;;; / . ,�,Yti4mY�MH�'H„yMl9�i: A�AdM '"�"li �, i,,,,,, ,,,,,,,,, , �,,, , �,,,,, „ „, ,,,,,,,;,,,,,m, ', /s� f /// a �,„ ",„w ', ,n✓„ ,_.,_�,.e; �y � i '�����i�, Approximate location of �! ,��. � , �"' � nearest storage unit along /%� �� " McCullom Lake Road. f.;, �, , ; ,%, � �!���;, ..::% ;..,,�„�-.� 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 FUTURE LAND USE MAP RECOMMENDATION The development is in substantial conformance with the Future Land Use Map recommendation for commercial. CURRENT LAND USE &ZONING The subject property is currently zoned C-3 Community Commercial District with a Use Variance for a storage facility/mini-warehouse.The surrounding land use primarily consists of commercial with multifamily land use along the southside of McCullom Lake Road. Given the site was first designed to be a big-box commercial retail site, traffic impacts will largely remain far below the original projections of the site. The primary concern is aesthetics and screening. The original trees planted over 20 years ago now provide a large amount of screening. Staff does not believe the storage units will create any adverse impacts on the surrounding property owners. The future drive-thru restaurant is located along IL-31 which is designated as a major arterial road with average annual daily traffic counts of 22,200 vehicles. The property to the south is a gas station which is another auto-oriented use which could be considered complimentary to the proposed drive-thru restaurant. Staff does not believe approval of the drive-thru and storage facility expansion would create any adverse impacts on the adjoining property owners. 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�un✓un✓..����c����h��ry..�����l�rc.�.p.r�.���������.s • Land Use, Objective—"Allow a mixture of land uses in appropriate areas to promote responsible growth while providing a high quality of life to the residents." (p. 27) Staff believes the addition of a drive-thru restaurant next to an arterial road is appropriate and provides an additional future amenity that will add to the quality of life of residents. • Land Use, Policy—"Locate intense commercial and office uses where they will not negatively affect residential or open space uses." (p. 27) The site has operated for a number of years as a commercial use. The proposed storage facility/mini- warehouse and future drive-thru restaurant will generate relatively small traffic counts in comparison to the former use of the property as a big-box retail store. Located on a state highway and major collector road, the proposed development should have very limited impact on any residential open space. • Growth, Policy—"Encourage responsible, orderly growth in the City by assisting property owners with annexation, supporting development plans and promoting redevelopment." (p. 28) Staff believes approval of the request would be more in-line with the retail-oriented use desired within the IL-31/Richmond Road corridor. The existing use of the property as a storage facility created large empty parking areas. The proposed development should help breakup the mass of the parking lot and add an additional commercial amenity in the City. STAFF SUMMARY ANALYSIS • The proposed use is consistent with the future land use map recommendation for commercial. • Staff does not anticipate any adverse impacts on the adjoining property owners. Staff believes there is adequate spacing between the proposed expansion of the storage units and the existing Northtown Auto sign to the west. • Staff believes the existing landscaping provides an adequate amount of screening of the storage units from view of the Cedarhurst Assisted Living Facility. • The truck shunting area will need to be revised once development of the outlot has commenced. Staff is recommending as a condition of approval that the petitioner shall provide a revised plan for the truck shunting area. If the Planning& Zoning Commission agrees with staff's assessment, then the following 2 motion(s) are recommended: 15t MOTION: I motion/move to recommend approval of the petitioner's request for final plan approval for a Conditional Use Permit for a commercial Planned Unit Development at the property commonly known as 2019 N Richmond Road subject to the following conditions: 1. All development on site shall be in substantial conformance with the submitted plans. 2. The Property Owner of the mini-warehouse/storage facility shall maintain the existing and proposed landscaping to the greatest extent possible as determined by the Zoning Administrator. 3. Development of a future drive-thru restaurant on Lot 2 of U-Haul Subdivision of the City of McHenry shall be subject to site plan review and approval at the discretion of the Zoning Administrator. 4. The Property Owner of the mini-warehouse/storage facility shall provide a revised plan for the truck shunting/staging area as identified in the original plans approved by ORD-16-1768 prior to making any changes to be reviewed and approved at the discretion of the Zoning Administrator. AND by making said motion, you agree that the standards for Planned Unit Developments and approval criteria for Conditional Uses 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 vbjectives of the Comprehensive Plan, and other land use policies of the City, through an innovative and creative approach to the development of land. Located next to a state highway, the petitioner is proposing to create an outlot with a drive-thru restaurant. The site was formerly occupied by a big-box retail store. Although not innovative, the development is helping fulfill objectives of the Comprehensive Plan by promoting redevelopment of underutilized commercial space in a heavily trafficked commercial corridor. 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 development will be required to provide walkways to safely navigate to the drive-thru restaurant. Overall staff believes there are adequate automobile and pedestrian facilities available on site to provide a safe and accessible means of navigation. 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. The petitioner has provided a landscape plan with a variety of tree plantings and low-lying evergreen bushes. Staff believes the petitioner is providing adequate landscaping and screening to enhance the City's character and livability. 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. The petitioner is proposing to preserve the normal flow of surface water in compliance with the City's adopted Stormwater Management Ordinance. 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. The petitioner is proposing to underground all required utilities. All development on site will be in compliance with the City's adopted Stormwater Management Ordinance. 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 was originally designed for a big-box retail tenant which generates a significant amount of vehicular traffic. In comparison, the proposed storage use and drive- thru will generate much smaller traffic counts. 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. Staff believes the proposed development will fit harmoniously with the existing natural character of its surroundings and have no negative impacts on the adjoining property owners. Other areas located near the site have similar drive-thru/storage uses. 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 is currently serviced by City water and sanitary sewer. 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 pu,blic 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 highway commercial land use. 2nd MOTION: I move/motion to recommend approval of the petitioner's request for Final Plat of Subdivision Approval for the U-Haul Subdivision of the City of McHenry. Attachments: 1) Petitioner's Application and attachments. 2) Receipt of publication of legal notice. �^OI2M A �ilu Nt�n�l�er PUBLCC HEAR.[NG APPT.,iCATCUI"�I Plannin� �nd 7oning Commission City c�f 1VC�C-lenry 333 5c�ut1�(ic�;en Stz-��t n T✓IcC-lenry, [L 60050��Tel: (815�3G3-2t74���4ax: (£�15)3C3-2173 � �� ��`�.� �.. � tl � � � ]. 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It�c�ti�cst�ci �ct�ic���(s) (che:c� t�ll tl�����t��pply) ___Zc�tlin�;M��a Atnc�ncim�;��t(R��onin�) _�,.Zacling�'ari��ncc:-Mi:n�ar(Iiesici�r�tial) _____._C,c7t�ciitic���a1 L3se Per���it .__._Zacling"r"ext�m�.ncirn�xat � Zc�ning Vari�i7cc �T�Tc�c�-resiciec7ti�1� .� [Js�; Vari�ncc; � �T'CannGd tlt�ix�Gve,lr�pn�c;t�t Stik�c3ivis�c�n/f'lat I�7evc�lc7�arne;nt I'�z�lic iT��rii�� A�plicatie��� Pack�;t P'a�e 5 af 22 FOR.�VI C Ti1e Nurnbeax COI�vD[T'iC1NAL CTSE FERC\'�IT Planni�z� and Zani»� Commissior�. C�ty af II�!IcHenry 3:�3 ic7�zil� C��ccra �tr�ct � MGH�;1ary, II:, C�()050 ❑ Tel: (�15� 363-217C� � Fax: (�15) 3Fi3-2173 ,��"t 1-15-5 ���" tl�� C,ity cat" ivfcl-ie����y Zcani�a� ()rc[inat�ce pravides that i�7 re;cort�me��c�i�7� aq��ax•c�v��l c�r c;c�rac�it�c�r���l �x�r�rrc�v��l caf�X C'n�ac�itic�n4�l U�� �'c:ci�ait, fhe Planning ��nd Zc�nin�; C'c��rrmi;�;�ic�n shall traz�s���it tca t��c�C'�it��y C�.cra�nci� wr�tte.rl �(�i��c�lin,�s tt7a�t a11 c��"t�c conc�itians listcd belaw�pply t�o thc �r���x��ted acti<>r�, Pl��se���s�ac��c�tc>�acla ��E`t��c.sc r 4�ncirtians as �t rel��ke4 to . o�y�r rcrtucst. l. T�-aftic A��y aavcrs�. ic»�act c�f�y�a�s c�r vc�tttr��e;s <7f tr��f'�c flow nUt othct�wisc ty��ical iti ti�u z�nii�� r�ist��ic;t ]���s �rce.�x��inin�iz�;cl. _.�....�. �" `� �`' �, � . :� �" „', �w � � �'�' ��� " � ° . � � ,� ... '�C. G��..� _. �'� � ���.�'�'�� , �� !G� � � �� �` ��' ���.� � � `����v��� ��. �,� , '� ' � ti � � �� �,.��� ���m.,� �� ____._ .:�A � ;�, ��� �. � � �..�."��..'����_,�.M��.��'_��.._.__.�.��.�._.�.)���.'� �s��. � _ _ _ 2. �;nvirc�nrn�nt��l T'�uis���c;c: �ny ��civer�;c; cflc;cts c�('t7<�isu, �larc, c�ciar, �ust, waste c�ispc�sal, blockage c�f li�}7t c�r air, a�• crtl�c�� acivet°�;� er�vi��ant�nc;��lal ef�"c;ct;� c�f�a ty��� c�r tie�rcc ��ot cl�art•�zcteristic of�ernxittc;d L�scs in th� :r.c�r�ir��, �istrict have ����n r��p��re7�7ri��tc,1y ccxntrc�lle:cl. .��.� � �, � � �.�'��� �H �����..�� � ��� 1��"����G:��F� �,w��'�w�;� ���'��.,��.��� �������F� �����"� ����'�% li 3._.___.......�`Ie�hbcrr�l�crcrcl G11{ar��c;tc�: ___ . �t^1�r: �rc��rc�scci usc will �t ltarmc�nic�usly witl� t�e existin� nattzral ot• ��7�n-mad� cl���r�xctcc a�` its sti�rrca�tr7clin�,s �a�ci witi� per�rr�ittc�c� «��s ixi tlic zc�x�irr,� diskrict. T�e �.�se will r�aC t���ve u�ac��rc cicic:tc�ric�us ef'fcct can tl�� unvir�c�r��n��tt��l c�u��lity, ��ro�rc.rty valu�:s, or neigh�carhooci c}�baz-actc;r c.xistin�; ix� the; 4��°�4� ox• nc�rrnr�lly��ssc�cisxt�ci witl� �c;rxnittcr�uses 'tn tlxe clistrict. ._����_ � ��... �� ��� �`���� �`� � ���' � � ° � F���: � ��� � '���� �w ��� �,�:�� ' � � ��� � ���� �.� � .� , � , � ��.�....��.� �_,�� _.m_.___ ._.. ��...._......_..__ .�. Pul�lic �Ie;ariaa� .�pplic�Ytic�7a Pack�,t P�z,�e 11 c�f22 4, T'��blic Service� t�nr�F���:ilitie;s 7"lac:r�ra�cas�ci t�se: wi1� nc�t z-c;quire cxisti�ig coizx77zut�,ity f�cilitie;� c�r scrvices 1c� ��cic;grt-e;c� ��s}?rc�porticrnate to tl�at nc�rrr�al�y ex�a�;ut�;c� c�f�cnnitteci uses in t�e ciist��ict, t�c�r �;crae��ate cii:�p��-c�pc�rticrnatc ti�n�aaac� far ncw 5crvi��s crr i4�cilitze:;, ica sucl� a way as tcr place�rnclLze lau��c�e��s �i�c�►� exi;�tiin�clev�lc��ame��t it�Yh�, area. " ` �Fl � _.... � _.W..�...� u, �� � �.� 4 �„� � ,� .� ��;���`��, ��,�����0� ��� � ��.��� �������m.,.= �� . ,.p S. Pul�lic`�aPei ceiaci T-lcalt� _.� Th� ��rc�p��;;c;ci use will nc�t be c�etrimental tra the sat'�;ty c�r I�e��ltl� a(' the c;rr�plt�yee:s, �a�rc�i�s, or visitcrrs �ssc�ci�t�� wit���t����e��us��nc�r c��f"tl�e gener�zl public�i�n t}x�vicini��`y. _�.. ��� � � �1-, ����� �.'�����`����,p�`� �..� �� �����„, �� ��� ��,��..��'`�� ���. � °� � ���� �� ���" � ���� ��� �`������ � �' � . E C�. C)il�cr 1^'�tc;tc��•�; Tlac �rrc�pc��cc� ta:�c; i�; i�a iaar�rrc��7y wit}� a1i e�tlier elern�nts cai'ccan�patibility �a�,:rtir7��it to the Canditiot��kl U:;e ��xr7�:f its�aa•�tic��1�r 1���atie»Y, a , , �� . . � < . ��.�.M�.. �� � ���y��,�����p ��„4�� ,R�„.�� ���tiM��..� � "� �� � ��� "� ��w���.��" �����r�..� � ���� ��.,�„ ' � h� a � �` � � � , � , ,. , � .. , � � ��'���'�� '..� �,��,����� a ��� ����� w... �����._..� �"'y ��.�`������`�(�w.��. '��. �������� .��.�. _ Pu�7'�ic l��l:e,arita� Ap�licatioza P"ack:et �'age 12 at 22 Fil�, i`�e�mb�s�.__._ �'C)12.M � I'I�ANNG�I► tJ�tIT ��,Vl�[�(JPlYllt�i'�T P��n�ai��g 4��c� �a���in� 4�"c�mmi�si�n ��������ot'���������T�r�x 33� Sc�t�t17 Ci�•���� �i����t � Mcf-�enry, Il.� GQ(15�1 � Tel: (�15) :if�:�-2I7f1 �= T'�ax: (€�l5) 3C:�-?17� ,yti'1 1-20-5 c�t'the City c>i`1V�c�-Icnc-y Zc�7�in� (.)rdi����a�c �rrc�vicic:� that hh�. C:ity C"au��ci1, I'l4�nnin� � Zc�aai��g C'����nc��►issic�x�� ����ci Z���ni��xg ��r�rinist�i�atc�r shc�Cl c�v4�lu�t�, ap�lic�ticrns l"��r� �alti��aneci �r�it� clev�lc.7�ar��et�ts with spe,ci�c writter� fir��ir�gs bas�cl c�ca �� balanc� c�i' krc�tl� th� stat�clarc�s �ravi�cci taelr�r� atxr� tl�e ap}a��aval cr�i�[e�•ia �!'crr cc�r�c�itic�r�al uscs {�F�a���m C;:') list�eei irr �T 1-15-5 c��f'tl�re C;ity c�fi�flVlcl�i���a����y Zranin�C7r¢:iir���nce. P1�asuMmc,c;s��c�nr� ta cacl� oi'1}�c�e_ca��c�itians,��s_it_re(aCu;;.t�__�!c»wr► ruc�uc.st.: !. Thc; prca�c�se;ci �]la��neci �init cieve;lc>��me,t�t Ci�llil�s lh� ok�jectivcs �xf'tl�c C'c�<�ra}�rcl�ec�siti�c P14�n, [xnd c�thG�• ,, ' ci �:�•c��ti�� � � � �a��caerat af"1<�ixc�. .c crlic�c� ��. .� , tdar•������ '�r�ov4��t►��a�an � a��rr��c cvcic��a �.nc ���s ty �h �n �� { h t�>���, d � . � c� t 7c C,� ................_�_�..���,��—. � ��'����,��,r_��____�„�?�.��..�.�{�....�.����_��...� ._.�����___���.��_����_4�.w.��..__.���,����R���.��..d.__...._____ � & E,, " ,, ,N � �`"���� ���,�� ��,�����......_.�:�,�. � ������ ��.�b��� ,: . _ ___ . ��'���� ._ 2. Thc }�xrc���c�scd �71��nned t��r��it� r�ewc�l�x�r�ei�71� will �7r4����Ficie ws�lkways, cirivt;���tys, �;trccts, p����.rki�n� �fczeiliti�s, lc�aciir��; �'t�ciliti�;s, exteric+�- li�latin�;, ��nc� t���ffie: cc�ntrol cleviccs t:11at acirsc�uately scx�vc tt7e u�cs �vitl�i�� the cicvcic�prnca�it, ��rc7nxcrte i�t�����oveci acce�;s t�a ���uhlic t��€����s��ac��r►•�a���tic���, w����d ��•avide �('�:r��� safe �n���c�tar vehicic, f�iicycle, G�a�c� pccie:�;tria�� t�•,�t'�ic tc� ��s�ci 1�c�n� thc �ite,. ...� „ � ��.;.� ��..� ° �������.r...� � �,� �� _ � �� � � . ' ,��"����' � ' ..____ ���'�� ��" � �������;�� ,�� :�.�.� e�� �___. � , � � � � �� � � ..._ _ __ � � .e..�....___. � . .�._.....�.��`�� ���, _.��w�.�.��:���w.__�.�������_��I�����"_.....�.�� ._ °a�����'�.� 3. "I"k�e �rcrpc>;�c;c� ��lanneci �r��it c�c;vc;lca�»ent will ��rc�vic�e le�nc�scapin� ���r� �crceni��� �}7�t enharzc�s tl�e C`ity's cl�ar�t�t�r w�nci liv�;���ility, ina��rc��°e� �zir �zr�� �v<�t�:�- c��r�lity, f�etl��c;�:s K�r�i:�e, ��are�vieics laui'i'er;;, ax�c� C�cilitatc:� tratlsiticyars k�ct«xc;ea� c�il'1`ercnti ty��cs c�f t�;�es. , � � �� ____�._.. � �° -� ...�'.���_�����,�__���°����_�����°�°� ���_...._(�w������"���f������� ��""� _�������.���.��'��:..��',�� ...�__.M..__... ��. �� � �.�,� � � � �, � �� ��c�.�����:�._��. �. � � � .�.� __......_._________............._ ... .. .__._ ............___.e..__.�___� _�------__._..._____.__..._�. �'��blic I�earin� �p�a�icatic��� I'a�k�t Pa�e 1� c��22 4. "l"I�e p��u�c��;ec� �al4��nr�ecl �xr��it c���velapmc.r�t w�ill ����r�avic�c; s�tc �i�si��� a��ci ciev�lrr�amcnt t�����t is h���sec� o� �,���t€�z�r�a�X�rle��ari��Ui�les tc� ���astitr�thd�t 1�7w a�np���t s�zlterr���l�ivc,:� 4ax•� i�7t�,�?rat�� in�c� t�e�aro��a��se,c��rc��yeet. .......ry � '`�"�� �`.,����.._ ����'��� �4�1°..�`�����', ____���."� ���� �r�� ��w���.��"�'�4� ��...��,� f�°,� ���,� � �� '� � a �� �u �� � o p ,f� � 'y p pyy . �C«. Q, , 4 tl '�"�.��l.w�A' �W��W ��.,�.�� Y� '^w� � . ��q� .... ,��y� ���y�'�" ^� J�°"*�y,���J��..&���4I� �� ��...��/ ry"k �................ 4 .... 1""�, .�wPC, "� �...�-w��� ��...����.����.�..��m_���������������, _.._.__ _......__._..______._..__...____w__.w__._ ._. 5. 7�"1�7� �r�������eci �al����r���e:c� ��nit c1c�v�.�]����s�n�;rtt w�ll �rc�te�t t��7� cc�n�ct�uxlitv'� n��tura���l �rlvix•c7►�r���;nt tca t��he; �rcatest �xtc��t practic�iC, incl«cji��� exi�;�in� t�G�tural C�at��rc�s, w�Ac�a- cc�ur•:���;, t�•ec:>, a�aci w���tiv� vc�getaCi�7aa. ...�� .m , � . �. .�.���. ������ �������__.�'����__����� ��'��� �....� �1���.,, �.� ���� w_ � . ,. ...������.� . . a . ��.� �,� `�'����"�:._�:.�.���.__��..����"�_���'��"�� � -���� m°,����._ �"���,�.�...��������.� �M _ � . ,, 6. ,.1"he;�rc��ascc� �al��t�����cc� t�rit�t clevci���m�x�t ��ill �a� ��ruvicl�;c� witl�Y a��i���da�r���c>����c���cl i���tt►ll����t�ic�x�z t�t"ut�ilitic;� when fc�a5iblc:, inw]uclir�� cler.���icity, c{�bl�, anci t�lc}�k�crxx�, ��.s wcll a:; a���•r����ia�tc t:t�c;ilitie,s for strar•na �;c���vei�s, s'tcrr�rn�vart�r x�etentic�n, ���nc'i �tc�rr����at'e�'tictcnt�icra�. .����_����.��__._..._��`�l��.__����._...�� ��`����.-�� ��;������.���,�,����� � ���W��� �� �� � ____ �_w�_�w.. w ._ _ . __�_.. .. _.._____.....____.__ _.__ � __.___ ��� � ���� ; _�--������`.�`�_:�'� ...._. _ u._ ....... . _� _ .___._....... __--___. ....._. ___.._..___ ---......__ ___�.�_ __..�,�- . Pulalic 1le:ari��� A�aplicatic>�� Packct C'a�c 19 raf22 mmmmmmmmmmmmmmmmm ��uiuiuiuiuiuiuiuiuiuiuiuiuiu uuuuuuuuuuum�i G�� ���������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������������� �wm�.. �.. �., �-.� . . , � ��, . .�.�a .� � � ... . ..... . ...� �� . ., , .,.. . . "l�""%l�a���.�u�:;�;u�0.�°�ll l�vw°bn���,,,5-�"� � ti�1�4��;u�ux,�.�•nr�su�a°�.`�G��'��I� q"��a�b�� �>�h1.2�,�.��.`�.`r.r�+ ll^�ax:��Qp11�7�1.`>�::�� DATE: September 20,2023 PROJECT NAME: U-Haul Moving and Storage of McHenry PROJECT ADDRESS: 2019 Richmond Road, Mc Henry, II PROPERTY OWNER: AREC 38 LLC APPLICANT: Heather Skelton/ U-Haul REQUEST: U-Haul has prepared this application package for the opportunity to receive City of McHenry's participation and counseling in regards to a Use Variance Application for property with parcel number ID 09-26-129-00, located at 2019 Richmond Road, Mc Henry, Illinois. U-Haul is proposing to amend the approved plan with additional mini storage buildings on the west side of the property, adding 136 additional storage units. Refer to proposed Out- Lot plan dated 08/09/2023. To meet the city condition imposed by the previous use variance the current owner AREC 38 LLC is subdividing the property and proposing an Out-lot parcel with an area of 79,149 Sf ( 1.8ac) for development of a fast food restaurant, consistent with the current zoning classification and in conjunction with the operation on a mini warehouse facility and outdoor storage of commercial vehicle for the property located at 2019 Richmond Road, Mc Henry, Illinois, per Ordinance No 16 use variance issued in 2016. A cross access easement language shall be granted to and for the benefit of the future Out-Lot users/ owners to Richmond and McClure Lake Roads. Cross access easement will be included on the plat of Easement and recorded. USE VARIANCE JUSTIFICATION: �„ �'�a������a�l C��ff�c��d��e�.� ���'�z�����la��1....�����f.�h��a: �������.��a�.�.������.����f����p ��a ����� �✓������ ���a������� .�..��..�t���� �x���l���x���a�� �af 2�h����aar�.s���.s �a�����.� ���������������� �� ���� �a.��.���".�..h� b��l����,c��.s��������.��� ra�����.� ��.�.�� �af.�..h� ���c�a un����� ��.�.�.���12��� �r������°.��.sa���r�x���������� �������.��mh��.� ��.�a��� �������������a�p �,�.��m ��.ro������..������'�����a �a�����a�c������������. Response: The storage use has been approved with a previous use variance application and Ordinance 16 issued in 2016 for this location. The ordinance listed a condition, requiring the property to create a out lot, thus limiting the business operation and economic return. The proposed additional storage is an expansion of the existing business not a new use. The additional storage will offset the loss of income that the business will incur from the reduction of the property square footage area. E�„ ���.��.��r����l� ������: ..�...�a�.��a��r�.��.���y��a���a���r�����'� ��.��.��a����l������� ���.z�.�����.�...�..�.��2�c� �a� ���������������°�-h��°�����-�ra�as c�l��ra�r��b�r��� �����1����a�� �� �-i��� �-����„�����a�������-������- r�����q ���1-���,�„ Response: The proposed additional storage is an expansion of the existing business. With this proposal U-Haul is able to offer another storage option and to meet the demand of storage in the city. The additional storage will offset the loss of income that the business will incur from the reduction of the parcel land area , which was required as a condition from the previous use variance approval. C'„ ��a���a:% C'�����,��-��c��,° ������1������.��-����,�.s,f�r�l�r�a:%.����b���� �h� w�r������a f��cf���.�p ���.�� �-�ac�� �������I�����a ���.>��a��a���-�..Tc��r�r���,� ��� ��a� wr����r����,� ,�a��g�� ��ac���a��- ����y �� ���� ������e����°��ly��� �r���.�����a�a:���-��.s�� �������a�.��r�����g��.�����,�-. Response: The property owner is subdividing the property to meet the conditions imposed on the property by previous use variance approval. The condition requires a subdivision of a out lot , which will reduce the area of business operation. The additional storage will offset the loss of income that the business will incur from the reduction of the parcel land area. �„ �����4����� C���rl�"h���r�.:���0 1�����a������� �f��� u�..�� ��x����°��� �n✓�1���a���������� �..�.s��°����rl �:��r���������af�h�.�1����1��y, ���r�-..����.��a��a���z/��������x���a���r��a����a�����xl�����1���� ���a����� n✓a�l��e�.s �����al��.�������c���re����z�� �a�� �h�� �r�������, Response: The proposed use variance will not adversely impact the character of surrounding neighborhood. Our proposed development shall not have hours of operation, lighting, odor, noise levels, glare, dust, vibrations, fumes, pollution, or site activity that would be detrimental to area properties. Lighting will be shielded. No exterior laud speaker for purpose of paging will be at the location. The landscape will be mechanically irrigated and maintained. Hours of Operation The hours of operation are as follows: Monday-Thursday 7:00 a.m. to 7:00 p.m. Friday 7:00 a.m. to 8:00 p.m. Saturday 7:00 a.m. to 7:00 p.m. Sunday 9:00 a.m. to 5:00 p.m. E�. �:"��.��ro�����2� �t/��h ���1�������`�.���������a���..����� ��1���: 7"�� a�����2����c�C�x �.�� �������a;�� �r��l b� ���u ����������✓ a�r�.�..� .�..h�� ��������������a.s�r��s��������ra����.s .�..�.�..I� ���d'�a f�h� �:����������.s��a� �Na�� a�f�h� C"��y. Response: The proposed use variance for the expansion is consistent with the Comprehensive Plan of the City. The proposed use variance will be consistent with the future land use of the property which is commercial. The proposed use expansion will contribute to the economic development of the area. 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