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HomeMy WebLinkAboutMinutes - 10/18/2023 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes October 18, 2023 Chairwoman Rockweiler called the October 18, 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, Riley, Gleason, and Davis. 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: 7-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 0-nay; 0-abstained. Motion Carried. Approval of Minutes: Approval of the September 20, 2023, regular meeting minutes as presented. A motion was made by Commissioner Bremer and seconded by Commissioner Lehman for approval as presented. Voice Vote: 7-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 0-nay; 0-abstained. Motion Carried. Public Input No members of the public offered any public input. File No. Z-2023-16 Youth and Family Center of McHenry County Request for a Conditional Use Permit for the operation of an Assembly Use to accommodate Youth and Family Center of McHenry County at the property commonly known as 1007-1011 N Green Street Chairwoman Rockweiler opened the file at 5:33 p.m. Planner Sheriff stated that all publication requirements have been met. Guadalupe Ortz, the Executive Director, was sworn in. She explained that they had this same conditional use on their previous property on Elm Street and now need it at their new property on Green Street. Planner Sheriff explained that this site is much larger than their old site with significantly more parking. The primary services are after school programs for youth. This appears to be a good location for this business and should not have adverse impacts on property owners. Commissioner Locke asked for more specifics about their services. Ms. Ortiz explained that they have prevention and intervention services through 12th grade, after school tutoring, mentoring, and after school activities. They have a licensed social worker for intervention Planning and Zoning Commission October 18, 2023 Page 2 for individuals or as a group. They also help adults find resources throughout the county. They receive no state or federal funding. The McHenry County Health Board helps with funding along with corporations and family & community foundations. Chairwoman Rockweiler opened the public hearing portion of the meeting at 5:37 p.m. Peter Carrol was present representing Jason Goldman, a property owner to the south of the property in question. Their first concern comes with issues from previous occupants. There was snow plowed onto the private property against his garage, which caused water damage to the garage. They would like a fence required at the south end of the parking lot. Another reason for concern is that the property can be used as a short cut for youth as they cut through to get to the parking lot. There are also lights from the cars driving in and out of the parking lot, which is disruptive to the quiet enjoyment of their property. A fence would help those issues and they are requesting that this be added to the requirements for obtaining the conditional use. Stan Mill was sworn in by Chairwoman Rockweiler, and he explained he owns the property to the north. He also has issues with snow being cleared in front of his driveway. Employees also park in front of his house, which is a violation of City ordinances. Tenants are often unable to park in front because of the employee parking there. He also doesn’t want to see his property used as a cut through. Lights from cars are also an issue at night. Chairwoman Rockweiler closed the public hearing portion of the meeting at 5:44 p.m. Ms. Ortiz explained that their hours of operation are 9:00 a.m. to 5:30 p.m. Sometimes they could be there as late as 7:00 depending on the programming. If there are people parking in the lot after those hours, then they are not there for that business. Most youth are not walking to the center after school. Most are dropped off by bus and then picked up by parents. She will also work with a company that will handle the snow plowing issues. Planner Sheriff explained that it would be up to the Commission to decide if fence or snow plowing language are appropriate to put into the conditional use. Commissioner Locke stated that the snow plowing and cut throughs are legitimate concerns, but he doesn’t want to cause a hardship for the business. He hopes that all parties can work together for the solution. Commissioner Bremer does not believe a fence should be required. All other commissioners agreed that a fence should not be a required part of the conditional use. They believe Community Development can handle any ordinance violation complaints. Chairwoman Rockweiler agreed that a fence should not be required, and that if it is wanted by the neighbor, then the neighbor can install their own fence. A motion was made by Commissioner Lehman and seconded by Commissioner Gleason 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, I agree that the approval criteria for Conditional Uses have been met as Planning and Zoning Commission October 18, 2023 Page 3 outlined in the staff report. Roll Call Vote: 7-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 0-nay; 0-abstained. Motion Carried. File Z-2023-16 was closed at 5 59 p.m. File No. Z-2023-17 Planner Sheriff stated that the petitioner has decided not to go through with the request and has withdrawn their application. File No. Z-2023-18 Ivy Schwoch (UHaul) Request for Preliminary & Final Plat of Subdivision Approval and Conditional Use Permit for a Commercial Planned Unit Development for the operation of a Storage Facility and future DriveThru Restaurant Chairwoman Rockweiler opened the file at 6:00 p.m. Planner Sheriff stated that the petitioner complied with the public notice requirements. Ivy Schwoch and Heather Skelton were sworn in by Chairwoman Rockweiler. Ms. Skelton explained that they are looking to amend some conditions from an application in 2016. They would like to add storage units on the west side of the building and add a parcel in the parking lot. The ordinance stated that they should have a 1 acre out lot, but they are looking to have a 1.72 acre out lot and approval on the west side. Planner Sheriff stated that they were originally approved for a use variance for a storage facility. At the time there were conditions and restrictions of UHaul display parking. They have now updated the site plan. A revised motion for tonight has been included in a memo to Commission members after a meeting was had between Staff and owners of the business to the northwest. Northtown Auto was assured that UHaul’s expansion to the west would not impact the visibility to their current signs. A right of easement between Northtown Auto and UHaul will also be cleaned up by having permanent barriers placed between the businesses. The site plan for the new restaurant should be available in November, and the business planning to come has not yet been disclosed. Chairwoman Rockweiler opened the public hearing portion of the meeting at 6:05 p.m. Attorney Jerome Majewski was present to represent the owners of Northtown Auto. He explained that Northtown Auto had a productive meeting with Ross Polerecky and Cody Sheriff to work out the main concerns. Staff was able to walk through the project and make sure no obstructions to the signage would occur and that there would be no negative impact on the business. He appreciated the work from Staff to address their concerns. They are satisfied with Staff’s recommendations including permanent curbing to replace Planning and Zoning Commission October 18, 2023 Page 4 the current cement abutments between parking lots. The public hearing portion of the meeting was closed at 6:07 p.m. Planner Sheriff explained that the concerns from Northtown Auto were addressed in the updated memo in recommendations five and six. Commissioner Locke stated that it was great that everybody got together to get concerns straightened out. All commissioners stated that they were happy with the new plan and were pleased that issues were worked out prior to the meeting. A motion was made by Commissioner Locke and seconded by Commissioner Bremer 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. 5. All vehicular display parking shall be limited to the areas identified in the submitted site plan. 6. The Property Owner of the U-Haul facility shall install concrete curbing, or other acceptable substitution approved at the discretion of the Zoning Administrator, to close the two western ingress/egress points with the adjoining property located at 3800 McCullom Lake Road. AND by making said motion, I agree that the standards for Planned Unit Developments and approval criteria for Conditional Uses have been met as outlined in the staff report. Roll Call Vote: 7-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 0-nay; 0-abstained. Motion Carried. A motion was made by Commissioner Lehman and seconded by Commissioner Riley to recommend approval of the petitioner’s request for Preliminary and Final Plat of Subdivision Approval for the U-Haul Subdivision of the City of McHenry. Roll Call Vote: 7-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 0-nay; 0- abstained. Motion Carried. Planning and Zoning Commission October 18, 2023 Page 5 File Z-2023-18 was closed at 6: 13 p.m. Open Discussion: It was reported that Arby’s is no longer coming to McHenry because of the time it took for approval from IDOT. Interest rates and construction costs have increased since the project was first proposed. Trio now has approval from IDOT. Wingstop is moving forward with construction. The Redwood development is stalled as they work through issues with IDOT and Super Aggregates getting access lined up across Route 120. Staff Report: Planner Sheriff explained that the first draft of the existing conditions report for the comprehensive plan is being finalized. There will be future participation opportunities in November. The next meeting is scheduled for November 15, 2023, at 5:30 p.m. Adjourn: A motion was made by Commissioner Davis and seconded by Commissioner Bremer to adjourn the meeting at 6:20 p.m. Roll Call Vote: 7-ayes: Commissioners Bremer, Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 0-nay; 0-abstained. Motion Carried.