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HomeMy WebLinkAboutMinutes - 3/20/2024 - Planning and Zoning CommissionCity 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.