HomeMy WebLinkAboutPacket - 3/20/2024 - Planning and Zoning Commission
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PLANNING & ZONING COMMISSION
MEETING NOTICE
DATE: Wednesday, March 20, 2024
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 Agenda
4. Consideration of Approval of the Meeting Minutes: November 15, 2023 & February 21, 2024
5. Public Input – (five minutes total on non-agenda items only)
6. Z-2024-03 – Request for a Conditional Use Permit to allow an Open Sales Lot in conjunction with
Automotive Sales and Zoning Variations to accommodate the existing Principal and Accessory
Structures. Petitioner: Bold Motors Inc.
7. Open Discussion
8. Staff Report: Next Meeting Date: April 17, 2024
9. Adjourn
City of McHenry
Planning and Zoning Commission Minutes
November 15, 2023
Chairwoman Rockweiler called the November 15, 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 Locke, Rockweiler, Lehman, Riley, Gleason, and Davis. Absent: Commissioner
Bremer. 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 Riley and seconded by Commissioner Lehman to
approve the agenda as presented. Voice Vote: 6-ayes: Commissioners Rockweiler, Locke,
Davis, Gleason, Riley, and Lehman. 1-absent: Bremer. 0-nay; 0-abstained. Motion Carried.
Approval of Minutes:
Approval of the October 18, 2023, regular meeting minutes as presented. A motion was
made by Commissioner Lehman and seconded by Commissioner Gleason for approval as
presented. Voice Vote: 6-ayes: Commissioners Rockweiler, Locke, Davis, Gleason, Riley, and
Lehman. 1-absent: Bremer. 0-nay; 0-abstained. Motion Carried.
Approval of 2024 Planning and Zoning Commission Meeting Schedule
A motion was made by Commissioner Locke and seconded by Commissioner Lehman to
approve the 2024 Planning and Zoning Commission meeting schedule as presented. Voice
Vote: 6-ayes: Commissioners Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 1-absent:
Bremer. 0-nay; 0-abstained. Motion Carried.
Public Input
No members of the public offered any public input.
File No. Z-2023-18
Petitioner: City of McHenry
Request for a Zoning Map Amendment to A-1 Agriculture District, Conditional Use
Permit for the continued operation of a Horse Stable, Indoor/Outdoor Horse Arena, Equestrian
related Agritourism, any Zoning Variation necessary to accommodate all existing principal and
accessory structures at the property commonly known as 4400 Lake Shore Drive
Chairwoman Rockweiler opened the file at 5:31 p.m. Planner Sheriff stated that all
publication requirements have been met. It was discovered that two smaller properties near
the horse barn were never annexed and recorded from the land swap. This will legally set it
up to be re-zoned properly and is in compliance with the future land use map.
Planning and Zoning Commission
October 18, 2023
Page 2
Chairwoman Rockweiler opened the public hearing portion of the meeting at 5:33 p.m. With
no public in attendance, the hearing was closed at 5:33 p.m. All members of the Commission
agreed that there were no issues with the proposal and believed it should go through.
A motion as made by Commissioner Gleason and seconded by Commissioner Riley to
recommend approval of the City’s request for a Zoning Map Amendment for the existing
incorporated parcel from Estate District to A-1 Agriculture District and Zoning Map Amendment
upon annexation for the two unincorporated parcels to A-1 Agriculture District for the property
commonly known as Hickory Creek Farm. And by making said motion, I agree that the approval
criteria for Zoning Map Amendments have been met as outlined in the staff report. Roll call
Vote: 6-ayes: Commissioners Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 1-absent:
Bremer. 0-nay; 0-abstained. Motion Carried.
A motion was made by Commissioner Lehman and seconded by Commissioner Davis to
recommend approval of City’s request for a Conditional Use Permit for the continued operation
of a Horse Stable, Indoor/Outdoor Horse Arena, and equestrian related Agritourism at the
property commonly known as Hickory Creek Farm. And by making aid motion, I agree that the
approval criteria for Conditional Uses have been met as outlined in the staff report. Roll call
Vote: 6-ayes: Commissioners Rockweiler, Locke, Davis, Gleason, Riley, and Lehman. 1-absent:
Bremer. 0-nay; 0-abstained. Motion Carried.
File Z-2023-18 was closed at 5:36 p.m.
Open Discussion:
Commissioner Lehman asked if the out-lot for U-Haul was approved at the City Council level, and
Planner Sheriff answered that it was.
Staff Report: Planner Sheriff explained that there are nights planned where Planning and Zoning
Commissioners can come participate in the Comprehensive Planning process. The next meeting
is scheduled to be held on December 13, 2023, but will probably be cancelled.
Adjourn: A motion was made by Commissioner Lehman and seconded by Commissioner Locke
to adjourn the meeting at 5:41 p.m. Voice Vote: 6-ayes: Commissioners Rockweiler, Locke,
Davis, Gleason, Riley, and Lehman. 1-absent: Bremer. 0-nay; 0-abstained. Motion Carried.
Planning & Zoning Commission
Meeting Minutes
February 21, 2024
Page 1
City of McHenry
Planning & Zoning Meeting Minutes
February 21, 2024
Call to Order
The Planning & Zoning Commission of the City of McHenry, Illinois, met on Wednesday, February
21, 2024, at 7:00 p.m. at McHenry City Hall, 333 S. Green Street, McHenry, IL. The special session
was a joint meeting with the McHenry Planning & zoning Commission for a Comprehensive Plan
Progress Update.
Roll Call
Following the roll call for the City Council, Deputy Clerk Johnson called the roll for the Planning &
Zoning Commission. Roll call: Members present: Commissioners Davis, Bremer, Locke,
Rockweiler, Riley, and Gleason. Absent: Lehman.
Public Comment
No members of the public wished to comment during the public comment portion of the
meeting.
City of McHenry Comprehensive Plan – Progress Update
Director Ross Polerecky introduced members of HDR Inc to update the Council and Planning &
Zoning Commission on the Comprehensive Plan.
Jeff Young of HDR began the presentation by giving a process overview. Of the five phases of the
process, we are currently at Phase 3, where plan goals are defined. It was explained that nearly
2,000 people have been reached through pop-up events, intercept surveys, through social media,
and more. Samples of the November Design Charrette were shown and briefly explained. The
survey was active for 78 days and received 424 respondents. A demographic breakdown of
survey respondents was also discussed. Seven topics were ranked from highest to lowest priority,
with new sidewalks, bike lanes, and trails for walking and biking around town coming in as the
highest priority.
Topics with very strong consensus (80%+ agree) included economic development, walkability,
open space & conservation, and redevelopment. Other topics ranged in majority consensus (50-
60% agree), and less consensus (40%+ agree). The survey also showed how often and why people
came to the downtown. A positive takeaway from the survey is that 77% of respondents believe
that this plan will help McHenry grow. Sixty-three percent of respondents are happy with how
the City has changed in the last 20 years.
Planning & Zoning Commission
Meeting Minutes
February 21, 2024
Page 2
William Wellington of HDR presented the opportunities and challenges moving forward for the
City. Major opportunities included commercial development on Routes 31 and 120, while
challenges included struggling retail corridors and housing issues. It was noted that the Route 31
expansion was both an opportunity and a challenge. A possible vision for McHenry and a vision
for the downtown were developed using feedback from survey respondents, and Council
members and Planning & Zoning Commissioners discussed the visions and how they can be used
moving forward.
Shai Roos of HDR presented themes, goals, and objectives for the different areas of McHenry. A
map of McHenry was shown with character areas broken into Downtown Mixed-Use,
Employment Center, Mixed-Use Commercial/Suburban Retrofit, Neighborhood Commercial
Corridor, Walkable Residential Development, and Conservation Residential Development. Each
area was discussed and explained their purpose and how they could be right for McHenry.
The next steps in the planning process were discussed, including the development of a citywide
future land use map, a mobility framework, creating goals and objectives, and the
implementation workshop that is tentatively scheduled to take place in April of 2024.
Adjournment
A motion was made by Commissioner Locke and seconded by Commissioner Bremer to adjourn
the meeting at 8:29 p.m. Voice Vote: 6-ayes: Commissioners Rockweiler, Locke, Davis, Gleason,
Riley, and Bremer. 1-absent: Lehman. 0-nay; 0-abstained. Motion Carried.
_________________________________
Deputy Clerk Monte Johnson
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, Bold Motors Inc., is proposing to operate a used car dealership with outdoor displays at 4016
W. Crystal Lake Road. In order to accommodate the development, the petitioner will need to receive approval
of the following zoning requests:
1. Request for Conditional Use Permit to allow an Open Sales Lot in conjunction with an Automobile
Dealership.
2. Request for Zoning Variation to accommodate a 2.3’ setback off the northeast property line in lieu of
the 10’ required.
According to the McHenry Township Assessor’s Office, the existing quonset hut was constructed in 1950 and
therefore predates the City’s adopted Zoning Ordinance from 1986. The submitted Plat of Survey shows the
structure approximately 2.3’ off the northeast property line in lieu of the 10’ required. The petitioner is
seeking a variance to accommodate the existing structure.
Figure 1- Existing Quonset Hut Constructed 1950
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 Approval Criteria for Variances, listed in §11-19-5 of the City of McHenry
Zoning Ordinance.
STAFF ANALYSIS
CURRENT LAND USE & ZONING
The subject property is currently zoned C-5 Highway Commercial District and is surrounded primarily by other
C-5 zoned properties to the north, west, and south with industrial zoned property to the east. The primary
land use surrounding the property primarily consists of contractor/construction offices. Staff does not
anticipate the use of the property as an automobile dealership will generate any adverse impacts on the
surrounding commercial/industrial properties. Given the longevity of the use of the existing structure, staff
does not anticipate that approval of the petitioner’s variance request will generate any adverse impacts.
FUTURE LAND USE MAP RECOMMENDATION
The Future Land Use Map recommends commercial land Use. The proposed use of the property for retail sales
of used automobiles is in substantial conformance with the Future Land Use Map’s recommendation. The site
is located within the boundaries of the Main Street Subarea Plan adopted in 2008 (see Comprehensive Plan
Objectives & Policies).
COMPREHENSIVE PLAN OBJECTIVES & POLICIES
Overall, staff believes the proposed development is consistent with the City’s Comprehensive Plan objectives
and policies. Staff comments italicized.
View full list of City Plans at www.cityofmchenry.org/planningdocuments
• 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 as an automobile dealership is appropriate given the
surrounding industrial and commercial land use. The site has operated prior as an trailer dealership in
addition to a woodworking shop. Staff does not anticipate the proposed use would generate any
adverse impacts on the surrounding commercial properties.
• 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 either a contractor’s office or as a dealership in some form. Staff
does not believe the proposed use of the property would negatively impact any residential or open
space uses.
• Main Street Subarea Plan, Policy – “Consolidate properties to accommodate a larger, cohesive
commercial development.” (p. 20)
The Main Street Subarea Plan recommends this site and the area west of Crystal Lake Road be
consolidated with the properties to the north and south in order to accommodate a larger more
cohesive development site. An attempt was made to consolidate the fragmented corner approximately
20 years ago by Thorntons but was unsuccessful. Staff does not believe that approval of the petitioner’s
request would deter the plan’s objectives. The site would still be able to accommodate a car dealership
without zoning approvals but would require the petitioner to screen the cars from view. The City has
faced similar fragmented ownership issues with the area west of Green Street. In that instance, the City
intervened by purchasing the properties to consolidate them under a single owner. Staff does not
believe it is likely the private market will forward the subarea’s plans without some form of government
intervention.
SITE PLAN ANALYSIS
• Setbacks. According to the submitted Plat of Survey, the existing quonset hut sits approximately 2.3’
off the northeast property line in lieu of the 10’ required. This is most likely due to the fact the
structure was built approximately 36 years prior to the adoption of the existing Zoning Ordinance. Staff
is comfortable with the requested variance given how long the structure has existed on site.
• Nonconforming Landscaping. The Zoning Ordinance allows staff to waive provisions of the landscaping
ordinance due to unique, site-specific circumstances. A large portion of the site, if not nearly all the
site, is composed of impervious surface. Installing building perimeter landscaping would be challenging
under the current circumstances. Given these existing conditions, staff is comfortable waiving the
landscaping requirement.
• Employee & Customer Parking. The Zoning Ordinance requires 1 space per 1,000 square feet of
showroom, plus 2 per service bay. Given the service bay in the rear and garage entrance in the front of
the property, staff estimates the subject property would be required to provide a minimum of 3-4
parking spaces. The site plan does not indicate how many parking spaces are to be provided for
customer and employee parking. Given the size of the site, staff anticipates the petitioner should be
able to meet the minimum number of parking spaces. Staff have included as a condition of approval
that the petitioner shall submit a building permit for a stripped parking lot prior to receiving a
certificate of occupancy.
• Outdoor Display of Vehicles. The total number of vehicles that can be displayed in the front area
facing Crystal Lake Road is restricted due to site constraints. Staff is including a condition of approval
the requires the property owner to maintain the display area in a neat and orderly manner as
determined by the Zoning Administrator. Staff is also recommending as a condition of approval that
the display of automobiles shall be prohibited in the right-of-way.
STAFF SUMMARY ANALYSIS
• Staff is comfortable with the variance request for the existing quonset hut given that the structure pre-
dates the currently adopted Zoning Ordinance.
• Staff have included as a condition of approval that the property owner shall submit a building permit
application for a stripped parking lot prior to receiving a certificate of occupancy.
• Staff does not believe approval of the request would generate any adverse impacts on the surrounding
property owners given the longevity of the use of the site for sales of commercial equipment as well as
the operation as a woodworking shop.
• The site is located within the Main Street Subarea Plan. The plan recommends the consolidation of the
site with properties to the north and south. An attempt to consolidate the fragmented ownership of
the southeast corner of Crystal Lake Road and IL-120 was made approximately 20 years ago by
Thorntons unsuccessfully. Staff does not believe approval of the request would deter consolidation of
the lots given the existing fragmented ownership.
If the Planning & Zoning Commission agrees with the petitioner’s request, then the following motion is
recommended:
MOTION: I motion/move to recommend approval of the Petitioner’s request for a Conditional Use Permit to
allow an Open Sales Lot in conjunction with automotive sales at the Subject Property, subject to the following
conditions:
1. The Property Owner shall maintain the display area in a neat and orderly manner as determined by the
Zoning Administrator.
2. The display of motor vehicles shall be prohibited in the Right-of-Way.
3. The Property Owner shall apply for a building permit for the stripping of the parking lot prior to receiving a
Certificate of Occupancy.
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 primarily of commercial highway zoning and land use with industrial land
use and zoning to the east. Staff believes that approval of the request would fit harmoniously with the
existing area.
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.
2nd MOTION: I motion/move to recommend approval of the petitioner’s request for a zoning variation to
allow a 2.3’ setback in lieu of the 10’ required to accommodate the existing principal structure.
AND by making said motion, I agree that the approval criteria for Variances have been met as outlined in the
staff report.
VARIANCE APPROVAL CRITERIA (§11-19-5). Comments of staff italicized below.
A. Special Circumstances Not Found Elsewhere.
Staff believes this is a special circumstance related to the longevity of the established quonset hut. The
structure was built prior to the establishment of the currently adopted Zoning Ordinance.
B. Circumstances Relate to the Property Only.
Staff believes this is a special circumstance as it relates to this property only and not all property within
the C-5 Highway Commercial District.
C. Not Resulting From Applicant Action.
The applicant did not construct the existing structure on site.
D. Unnecessary Hardship.
Staff believes if the city enforces the ordinance that it would cause undue hardship upon the petitioner.
E. Preserves Rights Conferred By District:
Staff believes this does not confer a special privilege for the subject property.
F. Necessary For Use Of Property:
Staff believes that approval of the variations are necessary for the reasonable use and enjoyment of the
property.
G. Not Alter Local Character:
The structure has been on site for approximately 74 years. Staff does not believe that approval of the
request would alter local character.
H. Consistent With Title And Plan:
Staff believes the proposed request is consistent with the Comprehensive Plan and Development Policies
by supporting commercial development.
I. Minimum Variance Recommended:
Staff believes the variations requested are the minimum required.
Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice.
SHAW MEDIA
EST. 1851
PO BOX 250
CRYSTAL LAKE IL 60039-0250
(815)459-4040
ORDER CONFIRMATION (CONTINUED)
Salesperson: BARBARA BEHRENS Printed at 02/26/24 16:58 by bbehr-sm
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Acct #: 10069745 Ad #: 2146589 Status: New
PUBLIC NOTICE
PUBLIC HEARING NOTICE
FILE Z-2024-03
Notice is hereby given that
the City of McHenry Planning
and Zoning Commission will
hold a Public Hearing at the
McHenry Municipal Center,
333 South Green Street,
McHenry, Illinois 60050, at
5:30 P.M. on Wednesday,
March 20, 2024 to consider
an application by Bold
Motors Inc of 1078 Rock
Road Ln, Unit A of
East Dundee, IL 60118
("Applicant") on behalf of
Homewood Customs LLC.,
of 709 Greenwood Avenue,
Glenview, IL 60025
("Property Owner") for the
following requests in accor-
dance with the City of
McHenry Zoning Ordinance:
Request for a Conditional
Use Permit to allow an
Open Sales Lot in conjunc-
tion with Automotive Sales
and Zoning Variations to
accommodate the existing
Principal and Accessory
Structures.
Location: The site consists
of 0.540 acres, more or
less, and is located approxi-
mately 50 feet northeast of
the intersection of Crystal
Lake Road and Main Street
with a common address of
4016 W. Crystal Lake Road.
("Subject Property").
PIN: 09-27-476-017
The property is currently
zoned: C-5 Highway
Commercial District
A copy of the application
is on file and may be
examined during regular
business hours in the
Community Development
Department, at the McHenry
Municipal Center, 333 South
Green Street, McHenry,
Illinois 60050, and (815)
363-2170. An electronic
copy of the application
can be viewed on the
City's website at
www.cityofmchenry.org/
currentdevelopments. All
interested parties will be
given an opportunity to
be heard. Published by
order of the Planning and
Zoning Commission, City of
McHenry, McHenry County,
Illinois.
/s/ Stacy Rockweiler
Chairwoman, Planning and
Zoning Commission
(Published in (Northwest
Herald February 28, 2024)
2146589