HomeMy WebLinkAboutPacket - 4/17/2024 - Planning and Zoning Commission
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PLANNING & ZONING COMMISSION
MEETING NOTICE
DATE: Wednesday, April 17, 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: March 20, 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 at 4719 W. Elm Street. Petitioner: Tomasz Lemiszka
7. Z-2024-06 – Request for a Conditional Use Permit to allow an Assembly Use (Church/Banquet
Facility), Use Variations to allow rental storage space (mini-warehouse), commercial office and
kitchen space, and any Zoning Variations Necessary to Accommodate the existing Principal and
Accessory Structures. Petitioner: Pastor Kurt Gamlin of First United Methodist Church
8. Z-2024-05 – Request for a Use Variance to allow the Outdoor Storage of Automobiles, Recreational
Vehicles, Trailers, and Equipment as the Principal Use. Petitioner: Vantage McHenry Holdings LLC.
9. Z-2024-07 – Request for a Conditional Use Permit to allow Outdoor Amusement and Live
Entertainment in conjunction with the operation of an Outdoor Amphitheater/Pavilion. Petitioner:
VFW Veterans Club Inc.
10. Open Discussion
11. Staff Report: Next Meeting Date: May 15, 2024
12. Adjourn
City of McHenry
Planning and Zoning Commission Minutes
March 20, 2024
Chairwoman Rockweiler called the March 20, 2024, 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, Davis, and Bremer. Also in attendance
was City Planner Cody Sheriff.
Approval of the Agenda:
A motion was made by Commissioner Riley and seconded by Commissioner Lehman to
approve the agenda as presented. Voice Vote: 7-ayes: Commissioners Rockweiler, Locke,
Davis, Gleason, Riley, Lehman, and Bremer. 0-nay; 0-abstained. Motion Carried.
Approval of Minutes:
Approval of the November 15, 2023 and February 21, 2024, regular meeting minutes as
presented. A motion was made by Commissioner Bremer and seconded by Commissioner
Davis for approval as presented. Voice Vote: 7-ayes: Commissioners Rockweiler, Locke, Davis,
Gleason, Riley, Lehman, and Bremer. 0-nay; 0-abstained. Motion Carried.
Public Input
No members of the public offered any public input.
File No. Z-2024-03
Petitioner: Bold Motors Inc.
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 at 4016 W. Crystal Lake Road.
Chairwoman Rockweiler opened the file at 5:31 p.m. Planner Sheriff stated that all
publication requirements have been met. Petitioner Bold Motors Inc., represented by Jaime
Valdez and Oleh Semesenko were sworn in by Chairwoman Rockweiler. Oleh gave a general
overview of their business and desire to relocate to McHenry and that they are requesting
approval of Variations to accommodate the existing principal building and a Conditional Use
Permit for the Open Sales Lot.
Planner Sheriff presented the staff report. Planner Sheriff identified that the existing
principal structure predates the currently adopted Zoning Ordinance and contained a legal
nonconforming setback. Given the longevity of the use of the building staff did not believe
approval of the request for a variation would generate any adverse impacts on the
surrounding properties. Staff also did not believe that approval of the requested conditional
Planning and Zoning Commission
March 20, 2024
Page 2
use would generate any adverse impacts given the longevity of the use of the site for sales
of commercial equipment and operations as a woodworking shop. Staff identified that the
site is located within the boundaries of the Main Street Subarea Plan. The plan identifies this
site as well as others surrounding it to be consolidated into a single lot. Staff identified that
an attempt was made over 20 years ago to do this when Thorntons was looking at this corner
but ultimately failed due to a single holdout property. Staff doesn’t believe approval of the
request would hinder the plan’s goal for lot consolidation without government intervention
of some sort such as imminent domain but that would require many steps to occur
beforehand. Planner Sheriff identified several conditions of approval recommended if the
Commission viewed the petition favorably.
Commissioner Riley asked questions about the location of the ROW. Planner Sheriff
responded and explained it was a few feet from the existing curb.
Commissioner Lehman and Commissioner Locke asked if the petitioner would be performing
minor repair work and related activities. Mr. Semesenko responded saying that they would
only be performing work that would clean the car’s appearance and general work. Nothing
serious would occur such as body work or any type of related automotive repair.
Commissioner Davis also inquired about repair work and Mr. Semesenko reiterated prior
points that any repair work would be superficial for the most part to get the cars ready for
sale.
Commissioner Gleason asked about where customers will park. Mr. Semesenko responded
saying that customers would park generally in front of the office area in the front next to the
garage.
Chairwoman Rockweiler opened the public comment portion of the public hearing at
5:39PM. None were present and Chairwoman closed the public comment portion of the
hearing at 5:39PM.
Final deliberation and discussion. The Commission was largely in agreement with the
petition with the exception of Commissioner Locke who stated he was generally not in favor
of the request stating he believed it was out of character of what the City wanted to
accomplish in the Main Street Subarea.
A motion was made by Commissioner Lehman, Seconded by Commissioner Riley 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.
Planning and Zoning Commission
March 20, 2024
Page 3
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, Commissioner Lehman agreed that the approval criteria for
Conditional Uses have been met as outlined in the staff report. Roll Call Vote: 6-ayes:
Commissioners Rockweiler, Bremer, Davis, Gleason, Riley, and Lehman; 1-Nay: Locke; 0-
abstained. Motion Carried.
A motion was made by Commissioner Davis, seconded by Commissioner Bremer, 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, Commissioner Davis agreed that the approval criteria for Variances have been
met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Rockweiler, Bremer,
Davis, Gleason, Riley, and Lehman; 1-Nay: Locke; 0-abstained. Motion Carried.
File Z-2024-03 was closed at 5:40PM.
Open Discussion:
Staff asked the Commission whether it felt comfortable having 5 agenda items for the April
meeting. A discussion was had with staff providing an overview of some of the requests. The
Commission felt comfortable having all 5 items on the agenda for the April meeting.
Staff provided a general overview of the status of various developments throughout the City
through the City’s newly relaunched Current Development’s Portal Map.
Staff Report: The next meeting is scheduled for April 17, 2024.
Adjourn: A motion was made by Commissioner Bremer and seconded by Commissioner
Davis to adjourn the meeting at 6:10 PM. Voice Vote: 7-ayes: Commissioners Rockweiler,
Locke, Davis, Gleason, Riley, Lehman, and Bremer; 0-nay; 0-abstained. Motion Carried.
SStafff Reportt forr thee Cityy off McHenryy Planningg && Zoningg Commissionn
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.
BACKGROUNDD && REQUESTT SUMMARYY
The petitioner, Tomasz Lemiszka, is proposing to operate a used car dealership with outdoor displays at 4719
W. Elm Street. 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 Automotive Sales.
The Subject Property once contained a 2-story, mixed-use, residential, and commercial office space building
that was joined with the existing building to the west. In 2014, the portion of the building that was contained
on the subject property was torn down and has remained vacant since. In 2018, the site was formerly
approved for an Open Sales Lot for used car sales. A condition of approval required the property owner to re-
pave the parking lot area within 2 years of approval. However, the property owner failed to meet the deadline
and therefore the approval lapsed. As displayed in the google street view screen shot below, the site is
currently in poor condition with grass/weeds growing through the asphalt area.
CITYY OFF MCHENRYY ORDINANCESS
•The petitioner must meet the Approval Criteria for Conditional Uses, listed in §11-15-5 of the City of
McHenry Zoning Ordinance
SSTAFF 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 east with residential property to the south. The City of McHenry
Zoning Ordinance requires a landscape screening strip to be installed along the south property line. The
petitioner has complied with this requirement. As such, staff does not anticipate the use of the property as an
automobile dealership will generate any adverse impacts on the surrounding commercial/residential property.
Several other automobile dealerships and used car dealerships are located next to residential properties and
appear to co-exist in harmony. Staff does not believe approval of the request is out of line with the community
character of the area.
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.
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
x 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 commercial land use fronting a major state highway. The site located kitty-corner has
operated as a used care dealership for decades. Therefore, staff does not anticipate any adverse
impacts to the surrounding property.
x Land Use, Policy – “Locate intense commercial and office uses where they will not negatively affect
residential or open space uses.” (p. 27)
The City of McHenry Zoning Ordinance requires landscaping and screening for commercial property
abutting residential. The site currently sits vacant with no screening of the noise generated from traffic
on IL State Route 120. Staff believes any new construction and landscape screening would help screen
the noise from IL-120 from the adjoining property owner. Given the limited size of the commercial
property, staff doesn’t anticipate that commercial operations would generate any adverse impacts on
the adjoining residential property.
(staff report continues next page)
SSITEE PLANN ANALYSISS
x Fencing (non-privacy). The petitioner is proposing wrought-iron (in appearance) aluminum picket style
fence along the west property line to separate the property from the adjoining neighbor. The City of
McHenry Fence Regulations for Non-Residential property does
not allow anything other than split-rail fence within the required
front yard setback. The petitioner will need to receive a variance
from these regulations from City Council. Overall, staff finds the
petitioner’s request to install aluminum fencing a greater
improvement in comparison to the allowed split-rail. The
Sunnyside Dodge to the west of the property currently has a split-
rail fence within the required front yard.
x Landscape Screening.The petitioner is proposing a canopy-canopy arborvitae tree line along the
southern most property line. The petitioner will also be required to plant shrubs on average of 1 for
every 3 feet of yard length. Staff have included as a condition of approval that the petitioner shall be
required to provide a landscape plan in conformance with the City’s Landscaping Ordinance as
determined by the Zoning Administrator.
x Outdoor Display of Vehicles.Similar to other petitions requesting approval to operate an open sales
lot, staff is recommending a condition of approval not allowing the display of vehicles in the right-of-
way which allows staff greater enforcement leverage if there are any violations. Additionally, staff have
included a condition that requires the property owner to maintain the display area in a neat and
orderly manner as determined by the Zoning Administrator. More specifically, staff have included a
provision that requires the display of motor vehicles to be on a grass-free and paved asphalt or
concrete surface.
STAFFF SUMMARY ANALYSISS
x Several open sales lot car dealerships are located within a few hundred feet of the subject property.
Staff does not believe approval of the request would generate any adverse impacts on the surrounding
property owners nor would approval be out of character. The site was formerly approved for a used-
car dealership in 2018 but lapsed due to a time constraint related to the repaving of the existing
parking lot.
x Staff have included as a condition of approval that the petitioner shall be required to provide a
landscape plan in conformance with the City’s Landscaping Ordinance as determined by the Zoning
Administrator.
x Staff have included as a condition of approval that the property owner shall maintain the display area
in a neat and orderly manner as determined by the Zoning Administrator and that the display of motor
vehicles shall be prohibited in the right-of-way.
x The site is in poor condition with grass and weeds growing throughout the asphalt area. Staff have
included a condition of approval that the display of motor vehicles shall be kept on a grass-free and a
paved asphalt or concrete surface.
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 kept on a grass-free and paved asphalt or concrete surface.
3. The display of motor vehicles shall be prohibited in the Right-of-Way.
4. The Property Owner shall submit a landscape plan in conformance with the City of McHenry Landscape
Ordinance as determined by the Zoning Administrator.
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 residential
land use to the south. Several other car dealerships are located within a few hundred feet of the subject
property. Therefore, staff considers the property to be in harmony with the surrounding character.
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.
Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice.
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, Pastor Kurt Gamlin of First United Methodist Church, is requesting the following zoning
approvals for the continued operation of a church at 3717 Main Street:
1. Request for a Conditional Use Permit to allow an Assembly Use (Church/Banquet Facility)
2. Request for Use Variation(s) to allow:
a. Rental Storage Space (mini-warehouse)
b. Commercial Office and Kitchen Space
3. Request for Zoning Variations to accommodate the existing principal and accessory structures.
The subject property has operated as First United Methodist Church for over 150 years. This would pre-date
the incorporation of the City of McHenry. As such, the church property and associated church operations pre-
date all Zoning Ordinances adopted by the City of McHenry and is considered legal nonconforming. The
principal structure also appears to have a nonconforming setback. Staff advised the petitioner to also request
blanket zoning variations to accommodate all existing structures.
The petitioner is also requesting approval of Use Variations to allow rental storage space (mini-warehouse)
and commercial office and kitchen space. The church already has an existing commercial kitchen which could
be utilized for certain commercial cooking purposes if needed. The petitioner desires to have the flexibility to
allow these uses as a means of generating income in order to help preserve the historic church.
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 Use Variances, listed in §11-19-6 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 RS-4 High Density Single-Family Residential District and has been
utilized as a church since 1859. The surrounding land use also primarily consists of RS-4 district zoning with
single-family residential land use. Given the longevity of the use of the property as a church, staff does not
anticipate any adverse impacts on the surrounding property owners for the request to continue to allow the
existing church/banquet facility operations.
The petitioner is requesting additional uses to allow for income generation such as rental storage space, and
commercial office and kitchen space. The primary concern is how the proposed use(s) would interact with the
surrounding residential land use. Rental storage space is typically low impact compared to most commercial
uses and should generate minimal traffic. Staff also believes that commercial office and kitchen space would
also be relatively low impact on the surrounding residential properties.
However, another concern of staff would be the establishment of a precedent. Given the historical nature of
the site, staff would argue that approval of the request is specifically unique to this property and this property
alone because of its longevity of operations and cultural significance of the building. Staff is still
recommending several conditions of approval in order to accommodate the petitioner’s request: 1) all
approved commercial uses shall remain ancillary to the principal use of the property as a church/banquet
facility, and 2) all commercial deliveries shall be conducted in the south parking lot.
FUTURE LAND USE MAP RECOMMENDATION
The Future Land Use Map identifies this property as medium-density residential. The proposed assembly use is
allowed subject to approval of a Conditional Use Permit. However, the remaining requests for commercial
uses are not in conformance with the Future Land Use Map Recommendation.
COMPREHENSIVE PLAN OBJECTIVES & POLICIES
Overall, staff believes the proposed development is somewhat consistent with the City’s Comprehensive Plan
objectives and policies. Staff comments italicized.
View full list of City Plans at www.cityofmchenry.org/planningdocuments
• Neighborhood Character, Policy: "Develop mechanisms to allow for residential adaptive reuse in
existing neighborhoods." (p. 49)
The petitioner’s request is not supportive of allowing residential adaptive reuse within existing
neighborhoods. The Commission will need to consider whether the uniqueness of the site and the
benefits gained to the community outweigh the specific recommendation by the Comprehensive Plan
for residential adaptive reuse.
• Neighborhood Character, Policy: "Promote preservation and restoration of historic structures." (p. 49)
Staff would argue that the petitioner’s request is in favor of promoting preservation and use of historic
structures. Although it is not adaptively repurposing the structure into residential, there is cultural and
community value in promoting authentic use of historic structures. The site has uniquely operated as an
assembly-type use for over 150 years and served as a meeting place for a variety of nonprofit
organizations.
• Land Use, Policy – “Locate intense commercial and office uses where they will not negatively affect
residential or open space uses.” (p. 27)
The subject property has operated as an assembly-use and banquet facility for over 150 years. Staff
does not believe approval of the petitioner’s request for commercial storage, office, and kitchen space
would generate any adverse impacts greater than the existing church and banquet operations.
SITE PLAN ANALYSIS
• Legal Nonconforming Setbacks. The existing church appears to be within a few feet of the Center
Street Lot Line as well as Main Street. The parking lot also does not conform with setback requirements
adjacent to the residential building. The property owner did not have a copy of the plat of survey to
determine the exact setback. As such, staff recommended blanket zoning variations to accommodate
all existing structures under the condition that the property owner provide the City a Plat of Survey
within 6 months of approval.
STAFF SUMMARY ANALYSIS
• Overall, staff believes the request is somewhat consistent with the Comprehensive Plan. Approval of
the request(s) would be supportive of preserving existing historic structures; however, it would not be
supportive of adaptive residential reuse. The Commission should weigh the merit of the request based
on the historical significance of the building and the overall goals and objectives of the Comprehensive
Plan to promote the health, safety, and welfare of the City.
• Staff does not believe granting the site approvals for additional uses would establish a precedent for all
churches. The site has operated for over 150 years as a church and approval of the request would be
supportive of preserving the existing structure and historic operations primarily as a church facility.
Staff have included a condition of approval that the site’s principal use shall remain an assembly-use
(church/banquet facility) while the commercial uses granted shall remain ancillary.
• The Church was constructed prior to the incorporation of the City of McHenry and therefore predates
all established development ordinances. Staff does not believe approval of the requested zoning
variation to accommodate all existing principal and accessory structures would generate any adverse
impacts on the surrounding property owners. Staff have added as a condition of approval that the
property owner shall provide the City with a plat of survey within 6 months of approval.
If the Planning & Zoning Commission agrees with the petitioner’s request, then the following three (3)
motions are recommended:
1st MOTION: I motion/move to recommend approval of the Petitioner’s request for a Conditional Use Permit
to allow an assembly use for the operation of a church/banquet facility.
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. The site has
operated as a church/banquet facility for over 150 years.
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 church has operated in the area for over 150 years. Staff believes approval of the request would not
be out of character of the area given the longevity of the use of the property as a church/banquet
facility.
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 Use Variation to allow
rental storage space (mini-warehouse), and commercial office and kitchen space subject to the following
conditions:
1. The use of the property for rental storage space (mini-warehouse), and commercial office and kitchen
space shall remain ancillary to the principal use of the property as an assembly use.
2. All commercial deliveries servicing said commercial uses shall be conducted in the south parking lot.
AND by making said motion, you agree that the approval criteria for Use Variances have been met as outlined
in the staff report.
APPROVAL CRITERIA FOR USE VARIANCES (§11-19-6) Comments of staff italicized below.
A. Practical Difficulties or Particular Hardship: For reasons fully set forth in the written findings, the strict
application of the provisions of this title relating to the use of the buildings or structures, or the use of
the land, would result in unnecessary and undue hardship upon the applicant, as distinguished from
mere inconvenience.
Staff believes that there is a particular hardship in maintaining large historic church structures.
Allowing for additional forms of income would help maintain and preserve the use of the historic
building.
B. Reasonable Return: The property cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations in this title for the pertinent zoning district.
N/A
C. Unique Circumstance: Special circumstances, fully described in the written findings, exist that are
peculiar to the property for which the use variance is sought and that they do not apply generally to
other properties in the same zoning district.
Staff does believe the request is under special circumstances uniquely for this property because the
property has operated as a church for over 150 years. Staff believes this request would not apply to
other property in this zoning district because of the longevity of the use of the property as a church for
150 years as opposed to a single-family residence.
D. Not Alter Local Character: The granting of the use variance will not alter the essential character of the
locality, nor substantially impair environmental quality, property values or public safety or welfare in
the vicinity.
Staff does not believe that approval of the request would alter local character given the longevity of
operations of the site as an assembly use. The requested Use Variances for storage, and commercial
office and kitchen space would generate less traffic than the principal use.
E. Consistent With Title And Comprehensive Plan: The granting of a use variance will be in harmony with
the general purpose and intent of this title and of the Comprehensive Plan of the City.
Staff believes the overall request is mostly consistent with the Comprehensive Plan of supporting the
preservation and use of historic structures.
3rd MOTION: I motion/move to recommend approval of the petitioner’s request for any zoning variations
necessary to accommodate the existing principal and accessory structures subject to the condition that the
property owner shall provide a plat of survey of the subject property within 6 months of approval by City
Council.
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 construction of the existing church that
predates the incorporation of the City of McHenry.
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 RS-4 High Density Single Family Residential District.
C. Not Resulting From Applicant Action.
The church predates the City of McHenry. The structure therefore would have been built prior to the
adoption of any building regulations and not resulting from applicant action.
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 over 150 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 historic structures.
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.
SStafff Reportt forr thee Cityy off McHenryy Planningg && Zoningg Commissionn
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.
BACKGROUNDD && REQUESTT SUMMARYY
The petitioner, Vantage McHenry Holdings LLC., is requesting the following zoning approval(s) to operate an
outdoor rental storage facility on the property commonly known as 2212 N Richmond Road:
1. Request for a Use Variation to allow the Outdoor Storage of Automobiles, Recreational Vehicles,
Trailers, and Equipment as the Principal Use in conjunction with the operation of an Outdoor Rental
Storage Facility.
The project area is located on a 7-acre portion of the property that is currently farmed. The remaining area
surrounding the development site is mainly composed of wetlands and natural vegetation to the east, west
and south. The property owner will be required to submit a wetland delineation and tree removal plan as part
of the permitting process. The overall development consists of the installation of a 6-8’ tall black chain link
fence with barbed wire and an electric entryway gate. The 7-acre storage area would be able to store up to a
maximum of 140 full-sized semi tractor trailers, recreational vehicles, or boats.
CITYY OFF MCHENRYY ORDINANCESS
•The petitioner must meet the Approval Criteria for Use Variances, listed in §11-19-6 of the City of
McHenry Zoning Ordinance
SSTAFF ANALYSIS
CURRENT LAND USE & ZONING
The subject property is currently zoned C-5 Highway Commercial District and is surrounded by other C-5 zoned
properties to the north, townhomes and single family residential to the northeast located in incorporated
Johnsburg, unincorporated agriculture farmhouses to the east, and FAP-420 to the south. The area
surrounding the 7-acre project site consists primarily of wetlands and mature trees. The primary concern for
outdoor storage land use is aesthetics and screening. Staff believes the outdoor storage area would be heavily
screened from view of the adjoining property owners given the existing natural vegetation. (see below photo)
Staff have included as a condition of approval that the property owner shall be responsible for maintaining the
natural screening of the site from view as determined by the Zoning Administrator. Overall, staff does not
anticipate that the proposed use would generate any adverse impacts on the adjoining property owners.
Figure 1 - view southwest from the adjoining townhome subdivision.
FUTURE LAND USE MAP RECOMMENDATION
The Future Land Use Map identifies this property as an environmental corridor with wetlands in addition to
Business Park land use. The proposed use of the farmed area while preserving the wetlands is somewhat
consistent with the intent of the Future Land Use Map.
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
x 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 will provide a service that is greatly needed in the City of
McHenry. Most storage facilities in the City do not offer outdoor storage space. Additionally, the City
has seen an increase in unlawful overnight parking of commercial trucks. Approval of the request
potentially could help alleviate unlawful overnight truck parking in the City. Staff believes approval of
the request would be supportive of providing a high quality of life to residents by providing additional
recreational and commercial vehicle storage.
x Land Use, Policy – “Locate intense commercial and office uses where they will not negatively affect
residential or open space uses.” (p. 27)
The subject property is heavily screened from view. Staff believes the proposed commercial use would
have minimum visibility from the adjoining residential properties. Overall staff believes approval of the
request would not negatively affect the residential or open space uses.
x Natural Resources, Policy – “Development shall fit into the natural landscape and mass
stripping/leveling of sites shall be discouraged.” (p. 58)
The proposed development takes advantage of the natural resources in the area by limited construction
to mostly in the farmed area. Overall, staff believes the site plan is supportive of fitting into the natural
landscape within the vicinity of the property.
SSITEE PLANN ANALYSISS
x Fencing.The petitioner is proposing a 6-8ft tall chain-link fence with barbed wire.
x Landscaping & Screening. The petitioner is proposing to screen the site from view utilizing the existing
natural tree line. Staff have included as a condition of approval that the petitioner shall be required to
maintain the natural screening to the greatest extent possible or screen the 7-acre site from view with
an appropriate substitute as determined by the Zoning Administrator.
x Entrance. The petitioner has received approval of a site access easement from the Shops at the Fox
River commercial center to allow truck traffic to enter the site along the back outskirts of the property.
The entrance to the site would also have an electronic gate.
SSTAFF SUMMARY ANALYSIS
x The 7-acre project area is heavily screened from view of the adjoining property owners by an existing
wetland and natural tree line. Staff believes the visibility of the site to be limited given the existing
natural screening. Staff have included a condition of approval requiring the petitioner to maintain the
natural screening of the property to the greatest extent possible.
x The Future Land Use Map recommends this site for a Business Park mixed in with an environmental
corridor. As such, the Comprehensive Plan recommends that any development take advantage of
buildable area while minimizing any negative impact on natural resources. The proposed 7-acre project
area is located on the farmland portion of the property while minimizing the impact on the existing
wetland.
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 Use Variation to allow the
Outdoor Storage of Automobiles, Recreational Vehicles, Trailers, and Equipment as the Principal Use of the
Subject Property, subject to the following conditions:
1. The Property Owner shall be required to maintain the natural landscape screening surrounding the 7-acre
project area to the greatest extent possible or screen the project area from view with an appropriate
substitute as determined by the Zoning Administrator.
2. All development on site shall be in substantial conformance with the submitted plans.
AND by making said motion, you agree that the approval criteria for Use Variances have been met as outlined
in the staff report.
APPROVAL CRITERIA FOR USE VARIANCES (§11-19-6) Comments of staff italicized below.
A. Practical Difficulties or Particular Hardship: For reasons fully set forth in the written findings, the strict
application of the provisions of this title relating to the use of the buildings or structures, or the use of
the land, would result in unnecessary and undue hardship upon the applicant, as distinguished from
mere inconvenience.
Staff believes the proposed use of the property is appropriate given the lack of visibility and
inaccessibility of the site to the public. The site is advantageous to support commercial outdoor rental
storage given this lack of access and the existing natural tree line screening the property from view.
Staff believes that denial of the request would place an undue hardship given these site constraints that
would typically not be supportive of a traditional retail commercial development.
B. Reasonable Return: The property cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations in this title for the pertinent zoning district.
Staff believes the property cannot yield a reasonable return if permitted to only be used under the
conditions allowed by the regulations of the C-5 Highway Commercial District given the unique site
constraints related to overall accessibility and site visibility.
C. Unique Circumstance: Special circumstances, fully described in the written findings, exist that are
peculiar to the property for which the use variance is sought and that they do not apply generally to
other properties in the same zoning district.
Staff does believe the request is under special circumstances uniquely for this property because the
property is located behind a commercial shopping center and between an unimproved right-of-way.
The site is heavily screened from view by the naturally occurring wetlands within the vicinity of the
project site.
D. Not Alter Local Character: The granting of the use variance will not alter the essential character of the
locality, nor substantially impair environmental quality, property values or public safety or welfare in
the vicinity.
Staff does not believe approval of the request will generate any adverse impacts on the surrounding
area given the level of natural screening provided by the adjacent wetland area.
E. Consistent With Title And Comprehensive Plan: The granting of a use variance will be in harmony with
the general purpose and intent of this title and of the Comprehensive Plan of the City.
Staff believes the overall request is consistent with the Title and Comprehensive Plan by supporting
commercial development while minimizing the impact on the existing natural resources to the greatest
extent possible.
Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice.
Vantage Secure Storage
Vantage Secure Storage is a flexible solution for corporate and personal outdoor storage including semi-trucks,
fleet vehicles, trailer/containers, RV’s, boats, industrial and contractor equipment. Vantage Secure is situated
adjacent to IL Route 31 and encompasses overseven acresof surface storage area. Vantage will offer a seamless
and secure service through the utilization of cutting-edge technology including secured chain link enclosure,
high-efficiency perimeter lighting and an electronically-controlled keypad access with personalized online
interface.
Convenience, security and accessibility are key elements to what Vantage Secure will offer as flexible storage
solutions for individuals and businesses throughout McHenry County.
Semi-Truck Parking
Vantage Secure is an excellent solution for corporate and independent semi-truck owners looking to park their
vehicles long term. The facility will provide outdoor semi parking options for a variety of truck sizes and storage
solutions. The facility will have flexible capacity for up to 140 full-sized semi tractor trailers.
x Companies in McHenry County that specialize in trucking and distribution require a large area of hard-
surfaced parking and storage space for their trucks and trailers. In many cases this demand requires off-
site storage facilities. A variety of lengths are provided to accommodate a range of different-sized trucks.
Trucking and Distribution companies will be a primary target market for Vantage Secure.
x Protection from theft, damage, liability, and vandalism will include a secure perimeter and lighting. Tenants
are also given individualized access codes to enter or exit the property through the controlled-access gate.
x Independent and corporate truck operators are
faced with parking restrictions and regulations
on public roads and on private property. Living
in McHenry County can include restricted
parking presenting challenges to parking a
large vehicle such as a semi-truck.
x Municipalities and homeowner associations
may have weight restrictions or other rules
prohibiting parking a semi-truck on driveways.
Rarely are semis allowed to be parked in the
street or driveway of any residential
neighborhood for an extended period.
Trailer/Container Storage
For many businesses, storage trailers and containers provide a more flexible and cost-efficient storage option
than going through the process of acquiring and investing in additional warehouse space. Renting or utilizing
storage trailers and containers are the perfect solution for businesses that are affected by seasonal fluctuations
in inventory. Businesses can’t easily expand their warehouse space to accommodate inventory for the holidays
without going through the costly and time-consuming process of acquiring additional warehouse or shop space.
Storage of containers/trailers are ideal for static storage at commercial and industrial locations. Easily
transportable and accessible, trailers and containers can be a critical solution for companies in need of
temporary product storage.
Equipment Storage/Parking
In addition to truck parking, Vantage Secure will
provide storage for corporate equipment and fleet
vehicles in active use and longer-term storage. Local
and regional contractors have vehicles and trailered
equipment that may or may not be utilized every day
that require parking. Service companies with a large
inventory of vehicles and equipment face the same
storage challenges as trucking and distribution
providers. These types of vehicles, trailers and
equipment require a great deal of surface parking that
a company may not have room for at their own
location. Typically, employees that operate this
equipment do not park vehicles at their homes but
rather bring them back to their place of business or a
storage facility such as Vantage Secure to ensure
secure care of their investment.
The purpose of fleet management for any organization
is to maximize the efficiency of the vehicles or
equipment it owns and operates. Maximizing the
efficiency of any organization's asset often directly
equates to increased productivity and overall safety for
the vehicle drivers and equipment operators. Short term
and long-term storage are critically essential to the
success ofmany industries throughout McHenry County.
Professionally operated, well-located, secure facilities
are in high demand, but scarce due to lack of available
land and zoning.
RV & Boat Storage
Vantage Secure offers outdoor space for most RV and boat sizes. Our spaces can accommodate over 50 feet in
length this is ideal for RVs and boats too large for enclosed storage units, eliminating the concerns of navigating
through small entryways or limited height dimensions. Vantage Secure will accommodate motor homes,
campers boats providing safe and secure options for storing recreational vehicles when not in use. Vantage
Secure will cater to individual owners as well as dealers and/or marina operators.
Storage spaces are designed for all
styles of motorhomes, including
Class A, camper vans, towable
campers, or truck campers. Class A
motorhomes are similar in size to a
large bus and average 33 feet in
length. Camper vans can range in
size between a standard van and
RVs of 20 to 25 feet long. Vantage
Secure understand the need for
multiple parking spaces to store a
variety of vehicles so our outdoor
spaces provide plenty of room for
many tow-behind campers, such
as teardrop campers, pop-up
campers, tiny trailers, and small
fifth-wheel trailers which may be
compact enough to fit within the
rented area of an RV parking space
ensuring all tenants property is
adequately and efficiently secured
and stored.
Outdoor boat storage has many potential
advantages, including lower cost than indoor
storage and easy availability, especially if the boat is
sitting on its own trailer, however storage location
options may be limited and lacking security,
convenience and accessibility. Vantage Secure seeks
to address these concerns by offering a
professionally operated option for boat owners and
marina operators including a clean, fenced, well-lit
and secure facility. Access is secure and controlled
at the convenience of the tenant, whether to
transport or simply maintain their boat. McHenry is
located a number of popular boating areas, boat
launches and marinas, which make Vantage Secure
a strategically located storage option for boats or
virtually any size.
Site improvements will include a reinforced concrete entry drive, a crushed and recycled asphalt surface, chain
link perimeter fencing, electronic access gate surrounded by preserved wetlands, mature woodlands and storm
water management facilities. Adjacent to paved commercial access to IL Route 31 make Vantage Secure a great
outdoor storage asset for the community.
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SStafff Reportt forr thee Cityy off McHenryy Planningg && Zoningg Commissionn
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.
BACKGROUNDD && REQUESTT SUMMARYY
The petitioner, VFW Veterans Club Inc., is proposing to construct an outdoor amphitheater/pavilion on the
property located at 3002 W IL-120. In order to accommodate the development, the petitioner will need to
receive the following zoning approvals:
x Conditional Use Permit to allow Outdoor Amusement and Live Entertainment in conjunction with the
operation of an outdoor amphitheater/pavilion.
The petitioner is proposing to operate a live concert location on the southeast corner of the property. The
petitioner has indicated a desire to host events between two and three days per week which may include
weekday times ending at 10:00 p.m. and 11:00 p.m. on weekends. The petitioner anticipates crowds of up to
500-1000 people per event.
The site is currently approved for a Conditional Use Permit that allows the following uses on the subject
property: Recreational Institution; outdoor amusement establishment; and restaurant serving alcoholic
beverages with live entertainment and dancing. However, because the petitioner is proposing an expansion
with the construction of a pavilion, the property will need to receive approval of a new Conditional Use Permit
to accommodate the request.
CITYY OFF MCHENRYY ORDINANCESS
•The petitioner must meet the Approval Criteria for Conditional Uses, listed in §11-15-5 of the City of
McHenry Zoning Ordinance.
SSTAFF ANALYSIS
CURRENT LAND USE & ZONING
The subject property is currently zoned C-5 Highway Commercial District with a Conditional Use Permit. The
surrounding land use and zoning primarily consists of other C-5 zoned properties with BP Business Park to the
east and unincorporated single family to the north and west. The primary concern is how the proposed use of
the property will interact with the residential properties located approximately 550 feet north of the proposed
pavilion. Staff have summarized below a list of project elements the Commission may wish to utilize to help
frame its discussion:
x Sound Amplification Devices. Staff believes it is likely that the use of sound amplification devices will
cause a disturbance to the single-family homes given their proximity. However, events without sound
amplification devices (acoustic only) would likely not generate enough noise to cause issue with said
residential properties. Staff would recommend limitations that distinguish between both acoustic only
and the use of sound amplification devices.
x Days/Hours of Operation. In comparison to music festivals such as Fiesta Days and the Concerts in the
Park, the VFW’s proposed music season would likely span throughout the summer months according to
their narrative. Although unlikely, without restrictions the petitioner could host events every night.
Staff have included restrictions for consideration by the Commission that would limit the days of the
week and hours of operation.
x Restrooms. Although it is beyond the scope of the Planning & Zoning Commission. The petitioner will
likely be required to expand permanent restroom facilities to accommodate the new use.
x Maintenance. The project narrative does not describe how the petitioner will maintain the event
space. The petitioner should also be prepared to describe how the site will be maintained after events.
Staff have included a condition of approval related to the maintenance of the event space.
x Security. The petitioner should be prepared to describe how the venue would police events. Staff have
included a condition of approval for consideration by the Commission related to onsite security.
x Parking. The petitioner has indicated a maximum of 1000 attendees at future events. Based on the
City’s Parking Ordinance, the petitioner would be required to provide 0.25 spaces per maximum
occupancy which amounts to 250 spaces. The property contains 352 parking spaces onsite which
meets the ordinance requirements.
To address the aforementioned project elements, staff have summarized below a list of conditions that are
included in the motion that the Commission may wish to consider in their discussion.
1. Security. The petitioner shall provide on-site security to police their events.
2. Hours of Operation (sound amplification). Events with sound amplification devices shall be limited on
weekdays from 5:00 p.m. to 10:00 p.m. and from 5:00 p.m. to 11:00 p.m. on weekends. Events shall be
limited from Thursday-Sunday.
3. Hours of Operation (without sound amplification). Events without sound amplification devices
(acoustic only) shall be limited on weekdays from 5:00 p.m. to 10:00 p.m. and from 5:00 p.m. to 11:00
p.m. on weekends.
4. Maintenance. The event space shall be maintained in a neat an orderly manner and be cleared of
debris and refuse within 24 hours after an event. Refuse containers shall be evenly dispersed
throughout the concert venue area adjoining the amphitheater.
5. Location of Sound Amplification Devices. All sound amplification devices shall be located on or
adjacent to the pavilion.
FFUTURE LAND USE MAP RECOMMENDATION
The Future Land Use Map identifies this property as Commercial/Institutional/VFW. The proposed use of the
property for outdoor live entertainment is allowed subject to approval of a conditional use permit. Therefore,
the subject property is in compliance with the future land use map recommendation.
COMPREHENSIVE PLAN OBJECTIVES & POLICIES
Overall, staff believes the proposed development is not consistent with the City’s Comprehensive Plan
objectives and policies. Staff comments italicized.
View full list of City Plans at www.cityofmchenry.org/planningdocuments
x Land Use, Policy – “Locate intense commercial and office uses where they will not negatively affect
residential or open space uses.” (p. 27)
Staff does not believe the petitioner’s request would be in support of locating intense commercial uses
where they will not negatively affect residential land use. The Commission should weigh the impact of
the proposed development on the adjoining properties versus the benefits received to the Community.
x Economic Development, Policy – “Carefully evaluate new recreation and tourism opportunities to
minimize impacts on existing environmental resources and on surrounding residential areas.” (p. 55)
Staff believes the proposed event would be a tourism draw to the community. However, special
consideration should be given to the existing residential area adjoining the subject property.
STAFF SUMMARY ANALYSIS
x The primary concern for the development is the proximity of the amphitheater to local residents to the
north. Sound amplification devices will negatively impact the overall welfare of the adjoining single-
family homes. Events without sound amplification devices (acoustic only) will likely not impact said
residential properties. Staff have included conditions of approval related to both circumstances if the
Commission views the petitioner’s request favorably.
x Staff believes there are certain elements of the project that are in conflict with the Comprehensive
Plan’s recommendation. The Commission should weigh the benefits received to the community versus
the impact on the adjoining residential properties.
x Staff have included conditions of approval related to onsite security, maintenance, hours of operation,
and the location of sound amplification devices.
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 Outdoor Amusement and Live Entertainment in conjunction with the operation of an outdoor
amphitheater/pavilion, subject to the following conditions:
1. The property owner shall provide on-site security to police events.
2. Events with sound amplification devices shall be limited on weekdays from 5:00 p.m. to 10:00 p.m. and
from 5:00 p.m. to 11:00 p.m. on weekends. Events shall be limited from Thursday-Sunday.
3. Events without sound amplification devices (acoustic only) shall be limited Monday-Friday from 5:00 p.m.
to 10:00 p.m. and Saturday-Sunday from 5:00 p.m. to 11:00 p.m.
4. The event space shall be maintained in a neat an orderly manner and be cleared of debris and refuse
within 24 hours after an event. Refuse containers shall be evenly dispersed throughout amphitheater area.
5. All sound amplification devices shall be located on or adjacent to the pavilion.
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 does not anticipate that approval of the request would generate traffic flow not otherwise typical
in the zoning district.
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 believes that with the added restrictions related to hours of operation, the location of sound
amplification devices, and maintenance that environmental nuisances have been appropriately
controlled to the greatest extent possible.
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 VFW site has hosted a variety of recreational baseball events throughout the summer months. With
proper restrictions in place related to hours of operation and location of sound amplification devices,
staff believes the proposed use of the property would not impact the surrounding properties any
greater than the existing recreational baseball events.
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.
Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice.
Public Hearing Application Packet Page 1 of 22
PUBLIC HEARING REQUIREMENTS
Planning and Zoning Commission (2022)
City of McHenry
www.cityofmchenry.org/planning
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2181 à 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 Zoning Commission, including Map Amendments, Conditional Use Permits, Zoning
Variances and Minor Variances, and Zoning Text Amendments. A typical development action will take from 45 to
90 days to process.
REQUIRED FORMS AND ATTACHMENTS
For all actions requiring a public hearing, information must be submitted in accordance with the following
checklist:
CHECKLIST
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1 Application Fee (Page 2) X X X X X X X X
2 Narrative Description of Proposal X X X X X X X X
3 FORM A - Public Hearing Application (Page 5) X X X X X X X X
4 FORM B – Zoning Map Amendment Application (Page 10) X
5 FORM C – Conditional Use Permit Application (Page 11) X X
6 FORM D – Zoning Variance Application (Page 13) X X
7 FORM E – Use Variance Application (Page 16) X
FORM F – Planned Unit Development Application (Page
18) X X
8 FORM G – Plat/Development Application (Page 20) X
9
Proof of Ownership and/or Notarized Written Consent from
the Property Owner
X X X X X
X
X
10 Plat of Survey with Legal Description X X X X X X X
11 List of Owners of all Abutting Properties X X X X X X
12 Public Hearing Notice (Drafted by staff, sent by petitioner) X X X X X X X
13 Site Plan X X X X X X X
14 Landscaping Plan ? ? ? ? X X
15 Architectural Rendering of Building Elevations ? ? ? ? X ?
16 Traffic Analysis ? ? ? ? ? ?
17 School Impact Analysis ? ? ? ? ? ?
Public Hearing Application Packet Page 2 of 22
SUBMITTAL OF APPLICATION FORMS AND ATTACHMENTS - REQUIRED COPIES
All forms and applications must be submitted concurrently in PDF format.
2022 PUBLIC HEARING DATES AND APPLICATION DEADLINES
Public hearings before the Planning and Zoning Commission are held at 7:00 p.m. in the City Council Chambers, at
the McHenry Municipal Center, 333 S. Green Street, McHenry, IL 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 Application. To be considered for scheduling before the Planning and Zoning Commission,
all required application forms and attachments must be submitted to the City Planner, Cody Sheriff
csheriff@cityofmchenry.org, who is located at the McHenry Municipal Center, no later than 4:30 p.m. on the date
of the application deadline. A public hearing date will be confirmed only if all application forms have been
completed correctly and all required attachments have been provided.
APPLICATION FEES
Note: * The applicant 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 Hearing Dates Application Deadlines Public Notice Deadline
January 17, 2024 December 22, 2023 December 29, 2023
February 21, 2024 January 26, 2024 February 2, 2024
March 20, 2024 February 23, 2024 March 1, 2024
April 17, 2024 March 22, 2024 March 29, 2024
May 15, 2024 April 19, 2024 April 26, 2024
June 19, 2024 May 24, 2024 May 31, 2024
July 17, 2024 June 21, 2024 June 28, 2024
August 21, 2024 July 26, 2024 August 2, 2024
September 18, 2024 August 23, 2024 August 30, 2024
October 16, 2024 September 20, 2024 September 27, 2024
November 20, 2024 October 25, 2024 November 1, 2024
December 18, 2024 November 15, 2024 November 22, 2024
Zoning Map Amendment (Rezoning)$950
Conditional Use Permit (CUP) / Planned Unit
Development (PUD)$950
Zoning OR Use Variance $950
Zoning Ordinance Text Amendment $950
Staff Plat Review $950
Zoning Variance – Minor $175
Public Hearing Application Packet Page 3 of 22
PUBLIC NOTIFICATION REQUIREMENTS
In order to advise adjacent property owners and the general public of a public hearing, the petitioner must
complete certain public notice requirements, including: 1) A hearing notice must be published in a local
newspaper; 2) A notice must be sent to all property owners abutting or across the street (right-of-way) from the
subject property; and 3) A sign must be posted on the property (except for minor variances).
1. Publish a hearing notice in the local edition of Northwest Herald newspaper for one day. The City
Planner will draft a legal notice for the petitioner to send to the Northwest Herald. After reviewing the
notice, and the information provided is deemed correct by the petitioner, the notice should be sent
directly to the Northwest Herald, preferably by electronic mail, also indicating billing for the notice should
be sent directly to the applicant rather than the City of McHenry:
Shaw Media – Northwest Herald
(815) 526-4459
(630) 368-8809 fax
P.O. Box 250
Crystal Lake, IL 60039
publicnotice@nwherald.com
If you e-mail the public notice, please call and confirm receipt of said notice at 815-526-4459 or the
Classified Manager at 815-526-4439. NOTE: The notice must be provided to the newspaper at least
three days prior to the desired publication date by 11:00 a.m.
2. Send a copy of the hearing notice via First Class Mail to the owners (last 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 sign in the front yard of the subject property 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 remain in place until the public hearing is
concluded, and should be removed immediately thereafter.
NOTE: Requests for Minor Variance are exempt from sign posting requirements. A Minor Variance is
defined as follows: 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.
Public Hearing Application Packet Page 4 of 22
VERIFICATION OF PUBLIC NOTICE
In order to verify the completion of the public notice requirements, the applicant must provide the following items
to the City Planner preferably at least five (5) days in advance of the public hearing (or on the date of the hearing
with City of McHenry approval):
1. A “Certificate of Publication” from the Northwest Herald for the hearing notice.
2. A signed and notarized affidavit stating that the applicant has completed all of the public notice
requirements. (located on Form A)
The affidavit should not be submitted until all notification requirements have been met. If you don’t
have access to a notary, you can complete this document at City Hall, where a notary is available.
Quick Links:
x Interactive Planning, Land Use, and Zoning Maps
Public Hearing Application Packet Page 5 of 22
File Number
PUBLIC HEARING APPLICATION
Planning and Zoning Commission
City of McHenry
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173
1. Name of Applicant Ben Keefe, Commander Tel 847-815-4973
Address 3002 W Route 120 McHenry, IL 60051 Fax
Email ________post4600cdr@outlook.com______________________________________________
2. Name of Property Owner VFW Veterans Club, Inc Tel 815-385-4600
(If other than Applicant)
Address same Fax
Email ____same__________________________________________________
3. Name of Engineer Tel
(If represented)
Address Fax
Email ______________________________________________________
4. Name of Attorney Tel
(If represented)
Address Fax
Email______________________________________________________
5. Common Address or Location of Property VFW Post 4600
6. PIN#(s) 09-25-352-025________________________________________________________
7. Requested Action(s) (check all that apply)
Zoning Map Amendment (Rezoning) Zoning Variance – Minor (Residential)
X Conditional Use Permit Zoning Text Amendment
Zoning Variance (Non-residential) Use Variance
___ Planned Unit Development ___ Subdivision/Plat Development
FORM A
Public Hearing Application Packet Page 6 of 22
NARRATIVE
Provide a brief description of the Requested Action(s). For example, the operation that requires a
Conditional 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.
Honorable Members of the Zoning Board,
The VFW Post 4600 would like to present a proposal to expand upon our organizations
mission of providing services to the McHenry community, by improving our existing outdoor
space to allow community entertainment opportunities. We propose the construction of a
small pavilion in the southeast corner of our property. This pavilion will serve as a focal
point for hosting live entertainment and special events during the warmer months of the year.
Our vision is to create a space that promotes community engagement in a safe family
orientated way.
The pavilion will offer a platform for local performers to showcase their talents, providing
exposure and recognition for our homegrown artists. Additionally, the space will be available
for use by community organizations, schools and local businesses to host a variety of events.
By providing access to this new entertainment space we hope to create opportunities for
collaboration and celebration.
The usage schedule would depend on the demand, but we would anticipate access for
entertainment two-three days a week during warm months, weather permitting. Early
evening hours would be the target time for most events with a maximum ending time of
10pm on weekdays and 11pm on weekends. We anticipate crowds of 500-1000 people per
event, of which we have more that adequate on property parking for.
In conclusion, the construction of a pavilion represents an unparalleled opportunity to invest
in the social, cultural, and economic prosperity of our community. We urge the Zoning Board
to support this proposal and collaborate with us in transforming this vision into a reality that
will benefit all residents for years to come.
Thank you for your time and consideration.
Public Hearing Application Packet Page 7 of 22
Current Use of Property Banquet Hall, Restaurant, Bar, Baseball fields
8. Current Zoning Classification of Property, Including Variances or Conditional Uses (Interactive
Zoning Map)
C-5
9. Current Zoning Classification and Land Use of Adjoining Properties (Interactive Zoning Map)
North: Unincorporated residential
South: C-5
East: C-5 and BP
West: Unincorporated residential and RM-1
10. Required Attachments (check all items submitted)
Please refer to the Public Hearing Requirements Checklist to determine the required attachments.
X 1. Application Fee (amount) $ 950
2. Narrative Description of Request
X 3. FORM A – Public Hearing Application
4. FORM B – Zoning Map Amendment (Rezoning) Application
X 5. FORM C – Conditional Use Application
6. FORM D – Zoning Variance Application
7. FORM E – Use Variance Application
7. FORM F – Planned Unit Development Application
7. FORM G – Subdivision/Plat Development Application
8. Proof of Ownership and/or Written Consent from Property Owner in the Form of an
Affidavit
9. Plat of Survey with Legal Description
10. List of Owners of all Adjoining Properties
11. Public Hearing Notice
12. Sign (Provided by the City)
13. Site Plan
14. Landscape Plan
15. Architectural Rendering of Building Elevations
16. Performance Standards Certification
17. Traffic Analysis
18. School Impact Analysis
Public Hearing Application Packet Page 8 of 22
11. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner
or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder 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.
Applicant or Owner is Corporation or Partnership
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation 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
corporation or interest shared by the limited partners.
Applicant 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,
telephone number, and extent of interest of each beneficiary shall be disclosed in the application.
12. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property 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
adoption of an ordinance(s) granting the requested action(s), including any modifications to this
application or conditions of approval recommended by City Council.
Signature of Applicant(s)
Print Name and Designation of Applicant(s)
Ben Keefe
Commander
Public Hearing Application Packet Page 9 of 22
AFFIDAVIT OF COMPLIANCE
WITH PUBLIC NOTICE REQUIREMENTS
(TO BE COMPLETED AFTER ALL PUBLIC HEARING REQUIREMENTS ARE FULFILLED)
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.
______________________________________ (Applicant’s Signature)
______________________________________ (Applicant’s Name and Address)
______________________________________
Subscribed and sworn to
before me this ___ ______ day
of ___________, 2023.
__________
Notary Public
REQUIRED ATTACHMENT: List of Adjoining Property Owners & Legal Notice Publication
Public Hearing Application Packet Page 10 of 22
FORM B File Number
ZONING MAP AMENDMENT (REZONING)
Planning and Zoning Commission
City of McHenry
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173
§11-5-5 of the City of McHenry Zoning Ordinance provides that in recommending approval of a Zoning
Map Amendment (Rezoning), the Planning and Zoning Commission shall transmit to the City Council
written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Compatible with Use or Zoning of Environs
The proposed use(s) or the uses permitted under the proposed zoning classification are compatible with
existing uses or existing zoning of property in the environs.
2. Supported by Trend of Development
The trend of development in the general area since the original zoning of the affected property was
established supports the proposed use(s) or zoning classification.
3. Consistent with Comprehensive Plan Objectives
The proposed use(s) or zoning classification is in harmony with the objectives of the Comprehensive Plan
of the City as viewed in light of any changed conditions since the adoption of the Plan.
4. Furthers Public Interest
The proposed use(s) or zoning classification promotes the public interest and not solely the interest of the
applicant.
Public Hearing Application Packet Page 11 of 22
FORM C File Number
CONDITIONAL USE PERMIT
Planning and Zoning Commission
City of McHenry
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173
§11-15-5 of the City of McHenry Zoning Ordinance provides that in recommending approval or
conditional approval of a Conditional Use Permit, the Planning and Zoning Commission shall transmit to
the City Council written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Traffic
Any adverse impact of types or volumes of traffic flow not otherwise typical in the zoning district has
been minimized.
We do not anticipate any traffic problems
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.
We do not foresee any additional adverse effects with the facility improvement, but should any
arise the VFW is committed to controlling them.
3. Neighborhood Character
The proposed use will fit harmoniously 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 on the environmental quality, property values, or neighborhood character existing in the area or
normally associated with permitted uses in the district.
This use will be an improvement to the property and will fit in with the area.
Public Hearing Application Packet Page 12 of 22
4. 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.
This use will not be a burden on Public Services or Facilities
5. 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.
Correct. Safety of our employees and customers is a priority for the VFW
6. Other Factors
The proposed use is in harmony with all other elements of compatibility pertinent to the Conditional Use
and its particular location.
Yes, this location already hosts outside events including live music and baseball games.
Public Hearing Application Packet Page 13 of 22
FORM D File Number
ZONING VARIANCE
Planning and Zoning Commission
City of McHenry
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173
§11-19-5 the City of McHenry Zoning Ordinance provides that in recommending approval or conditional
approval of a variance, the Planning and Zoning Commission shall transmit to the City Council written
findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Special Circumstances Not Found Elsewhere
Special circumstances exist that are particular to the property for which the variance is sought and that do
not apply generally to other properties in the same zoning district; and these circumstances are not of so
general or recurrent a nature as to make it reasonably practical to provide a general regulation to cover
them.
2. Circumstances Relate to Property Only
Since a variance will affect the character of its surroundings long after a property changes hands, the
special circumstances referenced herein relate only to the physical character of the land or building(s) for
which a variance is sought, such as dimensions, topography, or soil conditions; and they do not concern
any business or activity the present or prospective owner or tenant carries on or seeks to carry on therein,
or to the personal, business or financial circumstances of such owner or tenant or any other party with
interest in the property.
Public Hearing Application Packet Page 14 of 22
3. Not Resulting from Applicant Action
The special circumstances that are the basis for a variance have not resulted from any act of the applicant
or of any other party with interest in the property.
4. Unnecessary Hardship
The strict application of the provisions of the Zoning Ordinance would result in unnecessary and undue
hardship upon the applicant, as distinguished from a mere inconvenience.
5. Preserves Rights Conferred by District
A variance is necessary for the applicant to preserve and enjoy 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.
6. Necessary for Use of Property
The granting of a variance is necessary not because it will increase the applicant’s economic return,
although it may have this effect, but because without a variance the applicant will be deprived of any
reasonable use or enjoyment of the property.
Public Hearing Application Packet Page 15 of 22
7. Not Alter Local Character
The granting of a variance will not alter the essential character of the locality nor substantially impair
environmental quality, property values, or public safety or welfare in the vicinity.
8. Consistent with Zoning Ordinance and Comprehensive Plan
The granting of the variance will be in harmony with the general purpose and intent of the Zoning
Ordinance and Comprehensive Plan of the City, as viewed in light of any changes in conditions since
their adoption.
9. Minimum Variance Required
The variance requested is the minimum required to provide the applicant with reasonable use and
enjoyment of the property.
Public Hearing Application Packet Page 16 of 22
FORM E File Number
USE VARIANCE
Planning and Zoning Commission
City of McHenry
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173
§11-19-6 of the City of McHenry Zoning Ordinance provides that in recommending approval or
conditional approval of a use variance, the Planning and Zoning Commission shall transmit to the City
Council written findings that all of the conditions listed below apply to the requested action.
Please respond to each of these conditions as it relates to your request.
1. Practical Difficulties or Particular Hardship
The strict application of the provisions of the Zoning Ordinance relating to the use of the buildings or
structures, or the use of the land, would result in unnecessary and undue hardship upon the applicant, as
distinguished from a mere inconvenience.
2. Reasonable Return
The property cannot yield a reasonable return if permitted to be used only under the conditions allowed
by the Zoning Ordinance for the pertinent zoning district.
3. Unique Circumstance
Special circumstances exist that are peculiar to the property for which the use variance is sought which do
not apply generally to other properties in the same zoning district.
Public Hearing Application Packet Page 17 of 22
4. Not Alter Local Character
The granting of the use variance will not alter the essential character of the locality nor substantially
impair environmental quality, property values, or public safety or welfare in the vicinity.
5. Consistent with Comprehensive Plan
The granting of the use variance will be in harmony with the general purpose and intent of the Zoning
Ordinance and Comprehensive Plan of the City, as viewed in light of any changes conditions since their
adoption.
Public Hearing Application Packet Page 18 of 22
File Number
FORM F
PLANNED UNIT DEVELOPMENT
Planning and Zoning Commission
City of McHenry
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173
§11-20-5 of the City of McHenry Zoning Ordinance provides that the City Council, Planning & Zoning
Commission, and Zoning Administrator shall evaluate applications for planned unit developments with
specific written findings based on a balance of both the standards provided below and the approval
criteria for conditional uses (Form C) listed in §11-15-5 of the City of McHenry Zoning Ordinance.
Please respond to each of these conditions as it relates to your request.
1. The proposed planned unit development fulfills the objectives of the Comprehensive Plan, and other
land use policies of the City, through an innovative and creative approach to the development of land.
2. 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.
3. 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.
Public Hearing Application Packet Page 19 of 22
4. 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.
5. 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.
6. 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.
Public Hearing Application Packet Page 20 of 22
FORM G
SUBDIVISION & PLAT DEVELOPMENT APPLICATION
City of McHenry
333 South Green Street à McHenry, IL 60050 à Tel: (815) 363-2170 à Fax: (815) 363-2173
1. Name of Applicant Tel
Address Fax
2. Name of Property Owner Tel
(If other than Applicant)
Address Fax
3. Name of Engineer Tel
(If represented)
Address Fax
4. Name of Attorney Tel
(If represented)
Address Fax
5. Common Address or Location of Property
6. Requested Action
Preliminary Plat
Final Plat
Development
Provide a brief description of the Requested Action. For example, indicate the number of lots and the
type of subdivision (single-family, townhome, commercial, industrial, etc.) or include a description of
the development project. May also be included as a separate attachment.
Public Hearing Application Packet Page 21 of 22
Current Use of Property
7. Current Zoning Classification of Property, Including Variances or Conditional Uses
8. Current Zoning Classification and Land Use of Adjoining Properties
North:
South:
East:
West:
9. Required Attachments - Please refer to the attached checklist.
10. Disclosure of Interest
The party signing the application shall be considered the Applicant. The Applicant must be the owner
or trustee of record, trust beneficiary, lessee, contract purchaser, or option holder 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.
Applicant or Owner is Corporation or Partnership
If the Applicant, owner, contract purchaser, option holder, or any beneficiary of a land trust is a
corporation 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
corporation or interest shared by the limited partners.
Applicant 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,
telephone number, and extent of interest of each beneficiary shall be disclosed in the application.
Public Hearing Application Packet Page 22 of 22
11. Certification
I hereby certify that I am aware of all code requirements of the City of McHenry that relate to this
property and that the proposed use or development described in this application shall comply with all
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)
Print Name and Designation of Applicant(s)