HomeMy WebLinkAboutPacket - 10/23/2024 - Planning and Zoning Commission
The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of
programs and services in a customer-oriented, efficient and fiscally responsible manner.
PLANNING & ZONING COMMISSION
SPECIAL MEETING NOTICE
DATE: Wednesday, October 23, 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. Public Input – (five minutes total on non-agenda items only)
5. Z-2024-17 A Public hearing for consideration of a request for a Use Variance to allow an expansion of the
existing self-storage facility/mini-warehouse at 1860 N Richmond Road. Petitioner: 1860 Richmond Road LLC.
Et Al.
6. Z-2024-19 A Public Hearing for consideration of approval of a new Comprehensive Plan (Titled: “City of
McHenry Vision 2050 Comprehensive Plan”) & Downtown Plan (Titled: “City of McHenry Vision 2050
Downtown Plan”) in accordance with the City of McHenry Zoning Ordinance. Petitioner: City of McHenry
7. Staff Report: Next Meeting Date: November 20, 2024
8. Adjourn
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 property owner, 1860 Richmond Road LLC Et Al., is requesting approval of a Use Variation to allow an
expansion of the existing ExtraSpace Storage at 1860 N Richmond Road. The petitioner was originally granted
approval of a Use Variance for the operation of the existing storage-facility on April 19, 2021. Because the
petitioner is proposing an expansion, a new Use Variance is required to accommodate the request.
The petitioner is proposing to expand the building footprint along the west and south building perimeter for a
combined total of 7,775 square feet and a future expansion area of approximately 10,600 square feet. The
petitioner has indicated his desire to maintain the existing landscaping along the north side of the building
facing McCullom Lake Road. Staff have included this as a condition of approval that the petitioner shall replace
any impacted landscaping along McCullom Lake Road resulting from said expansion.
The petitioner is also proposing a total of 54 non-climate controlled drive-up storage units similar to the U-
Haul facility near the northwest corner of IL-31 and McCullom Lake Road.
CITY OF MCHENRY ORDINANCES
• The petitioner must meet the Approval Criteria for Use Variances, listed in §11-19-6 of the City of
McHenry Zoning Ordinance
STAFF ANALYSIS
CURRENT LAND USE & ZONING
The Subject Property is currently zoned C-3 Community Commercial District and is operating as a storage
facility. The surrounding land use and zoning is also C-3 Community Commercial District with primarily service-
oriented and retail commercial businesses. Self-storage facilities generate a very low amount of traffic
compared to most other service commercial businesses. Staff does not anticipate that approval of the
proposed request would generate any adverse impacts on the surrounding commercial and residential land
use.
FUTURE LAND USE MAP RECOMMENDATION
The future land use map recommends commercial. The proposed use of the property for service commercial is
in substantial 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
• 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)
The site was approved in 2021 for a storage facility. The petitioner is now proposing to add non-
climate-controlled storage units in the west parking lot, in a similar manner to the U-Haul facility
located a few hundred feet from the Subject Property. The petitioner’s proposed expansion would not
create any parking challenges given the excessive amount of parking located on the site. Staff believes
the proposed expansion is appropriate since it is already an existing storage facility.
• Land Use, Policy – “Locate intense commercial and office uses where they will not negatively affect
residential or open space uses.” (p. 27)
Storage-facilities typically generate very little traffic. Staff does not anticipate that approval of the
request would generate any adverse impacts on the residential townhomes to the east of the property
nor to the south.
SITE PLAN ANALYSIS
• Parking. Self-storage facilities are required to provide 3 spaces plus 1 per 50 storage units. The existing
storage units plus the current would require the facility to provide a total of approximately 19 spaces.
Subtracting the parking spaces occupied by the new outdoor units would leave 61 parking spaces. The
site will therefore continue to have an excess of parking for the proposed use. Staff does not anticipate
that approval of the request would generate any adverse impacts on the surrounding property owners.
• Landscape Berm. An existing landscape berm located between McCullom Lake Road and the principal
structure may be impacted by the proposed ‘future’ expansion. Staff has included as a condition of
approval that the Property Owner shall replace any landscaping that is damaged or destroyed as a
result of the future expansion.
• Architectural. Similar to prior development approvals, staff have included as a condition of approval
that all site development shall be in substantial conformance with the submitted plans and building
elevations.
STAFF SUMMARY ANALYSIS
• Staff believes the proposed expansion is consistent with the future land use map’s recommendation
for commercial.
• The proposed expansion is in substantial conformance with the City’s Off-Street Parking & Loading
Requirements.
• The City has approved similar requests in the past for already existing storage facilities (U-Haul).
• Storage facilities do not typically generate much traffic. Staff does not anticipate any adverse impacts
on the surrounding commercial and residential properties.
• Staff has included as a condition of approval, and the petitioner has agreed, that any landscaping that
is damaged or destroyed as a result of the future expansion shall be replaced.
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 a
Self-Storage Facility/Mini-Warehouse on the Subject Property, subject to the following conditions:
1. All development on site shall be in substantial conformance with the submitted plans.
2. The Property Owner shall replace any landscaping that is damaged or destroyed as a result of the
future expansion along McCullom Lake Road to be reviewed at the discretion of the Zoning
Administrator.
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 denial of the request could potentially be viewed as a hardship. The Subject Property
is currently operating as a Self-Storage Facility. Many other uses would be allowed to expand in a
similar manner if it were listed as a permitted use. Storage facilities typically do not generate much
traffic compared to other commercial uses such as a restaurant with a drive-thru.
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 believes the request is a unique circumstance related to the Subject Property since it is already
approved as a self-storage facility. If the property were operating as any other use allowed within the
C-3 Community Commercial District, then it generally would be approved.
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.
The Subject Property is already operating as a Storage Facility. Staff believes that approval of the
expansion request would not alter the local character. The City has granted similar requests for a
storage-facility located at 2019 N Richmond Road which is approximately 550 feet from the Subject
Property.
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.
Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice.
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 Tel
Address Fax
Email ____________________________________________________________________________
2. Name of Property Owner
Tel
(If other than Applicant)
Address Fax
Email ____________________________________________________________________________
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
6. PIN#(s) __________________________________________________________________________
7. Requested Action(s) (check all that apply)
Zoning Map Amendment (Rezoning) Zoning Variance – Minor (Residential)
Conditional Use Permit Zoning Text Amendment
Zoning Variance (Non-residential) Use Variance
___ Planned Unit Development ___ Subdivision/Plat Development
FORM A
1860 Richmond LLC 847.867.7200
2207 Patriot Blvd, Glenview, IL 60026 847.510.0454
stevenschwartz1@gmail.com
Same as above
HR Green Inc. (Joseph Vavrina, Sr.Project Manager 815.759.8363
420 N. Front St., Ste 100, McHenry, IL 60050 815.385.1781
jvavrina@hrgreen.com
Joe Gottemoller-Madsen, Sudgen & Gottemoller 815.459.5152
1 N. Virginia Street, Crystal Lake, IL 60014 815.382.1781
joe@mchenrycountylaw.com
1860 Richmond Road, McHenry, Illinois
09-26-251-051
✔
Public Hearing Application Packet Page 7 of 22
8. Current Use of Property
9. Current Zoning Classification of Property, Including Variances or Conditional Uses (Interactive
Zoning Map)
10. Current Zoning Classification and Land Use of Adjoining Properties (Interactive Zoning Map)
North:
South:
East:
West:
11. Required Attachments (check all items submitted)
Please refer to the Public Hearing Requirements Checklist to determine the required attachments.
1. Application Fee (amount) $
2. Narrative Description of Request
3. FORM A – Public Hearing Application
4. FORM B – Zoning Map Amendment (Rezoning) Application
5. FORM C – Conditional Use Application
6. FORM D – Zoning Variance Application
7. FORM E – Use Variance Application
8. FORM F – Planned Unit Development Application
9. FORM G – Subdivision/Plat Development Application
10. Proof of Ownership and/or Written Consent from Property Owner in the Form of an
Affidavit
11. Plat of Survey with Legal Description
12. List of Owners of all Adjoining Properties
13. Public Hearing Notice
14. Sign (Provided by the City)
15. Site Plan
16. Landscape Plan
17. Architectural Rendering of Building Elevations
18. Performance Standards Certification
19. Traffic Analysis
20. School Impact Analysis
Climate-controlled self-storage facility operated and managed by Extra Space Storage
on behalf of 1860 Richmond LLC, property owner/partnership.
C-3 Community Commercial District, with Conditional use for self-storage on Lot 1
(former Target/Stock & Field Building)
C-3 Commercial - McDonald's and shopping center
C-3 Commercial -strip shopping center(s) including Popeye's restaurant, Panera, Aspen Dental/Wellnow
RA-1 attached residential - landsape screening, detention pond and townhomes
C-3 Commercial - strip retail shopping center including Athletico, Jersey Mike's
$950✔
✔
✔
✔
✔
✔
✔
✔
✔
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.
On behalf of 1860 Richmond LLC ("1860 Richmond"), we have prepared this application package to
request and seek approval for a Use Variance Application for the property identified 1860 Richmond Rd.,
McHenry. 1860 Richmond is also proposing to amend the approved Use Variance (Ordinance 21-22,
April 19, 2021) to allow for an expansion of the existing Class A climate-controlled facility that is
managed by Extra Space Storage, a top national REIT who operates facilities to the highest of standards.
We would like to seek expansion of the existing building in the next phase by approximately 5,200+/
gross sq. ft. (3,400 Net Rentable Sq.Ft. "NRS") along with exterior non-climate drive-up units as shown
in an unused portion of the existing parking field for a total of approximately 10,800+/- NRS comprised
of 10x10, 10x15 and 10x20 units (total NRS= 14,209+/-). Our plan and request also seeks general
approval pursuant to this modification of the Conditional Use to allow for a future expansion as shown
(see site plan hatching), but would be subject to future review of similar building materials and
landscaping that exists today along the north property line along McCullum Lake Rd. All building
setbacks and easements would be maintained and complied with for said future expansion area.
Our plans, as shown, meet all of the criteria for granting the amendment to the Use Variance request as
set forth in the Application and attached Exhibits as well as meeting all code requirements of the
City of McHenry's building and site ordinances.
The building expansion and non-climate drive-up units will provide our customers additional options for
both interior and exterior spaces with different levels of pricing and unit sizes not currently offered in
exterior units. The location of these high quality Janus exterior MASS units will integrate well with the
existing retail adjacent to our existing building and outlots and provide good circulation and cross
parking. Our parking field and spaces total over 231 available parking spaces even though the Class A
climate-controlled use only requires approximately 17+/- parking spaces (1 per 50 units, plus 3). Note-
this figure does not take into account the drive-thru spaces, interior loading and exterior loading dock and
eastern drive up/loading areas.
We appreciate the Plan Commission's review and support for said expansion and Conditional Use
amendment to enhance our current offering and continue to maintain the highest quality of site standards,
whether that be asphalt replacement, landscaping, painting, etc. This Class A facility has been well
received from day one and we are very proud of the other retail development that we helped to bring to
this center including Popeyes, Aspen Dental/Wellnow and recently Panera.
We will continue to work with the City and the other property owners to help address existing OEA
restrictions that helped to bring Harbor Freight to the old and long vacant ALDI store and hopefully fill
the balance of vacancies and other building and site improvements.
Public Hearing Application Packet Page 8 of 22
12. 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.
13. 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)
Pearl Street Commercial, LLC
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 McHenry, IL 60050 Tel: (815) 363-2170 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.
The strict application of the provisions of the Zoning Ordinance related to the limited expansion of the
existing building and use of a portion of the lot area will not result in unnecessary and undue hardship
based upon the previously granted use ordinance for class A self-storage. The proposed expansion is
similar to the recently granted expansion granted to U-Haul, however, our expansion of the building and
use of non-climate drive up portable units is of the highest quality of materials consistent with the existing
use.
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.
The property expansion is required to enhance the offering to our customer base within the community
and defray the costs for overall site maintenance of the large and unused parking field and lot area. We
continue to invest and improve our portion of the shopping center to enhance the overall customer
experience to our facility and those customers frequenting the McHenry Shopping Center.
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.
This property and requested limited expansion of use is specific to our property for which the use
variance is sought and does not apply generally to other properties in the same zoning district, except we
are seeking similar approvals for non-climate drive-up units as U-Haul was recently granted. However,
our building expansion and exterior expansion is being done with highest quality of building materials to
match those of the existing building and quality drive-up units. The drive-up units are Janus designed
MASS units that are top in quality and materials for lasting results.
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.
The granting of this use variance will not alter the essential character of the center or surrounding
neighborhoods, nor substantially impair property values, or public safety or welfare.
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.
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. The expansion of the existing Class A self-storage
facility with drive-thru with additional non-climate drive-ups will supplement the overall offering and
choices to our customers.
Planning & Zoning
Commission Meeting
Wednesday, October 23, 2024
5:30 p.m.
Project Location:
1860 N. Richmond Road
Presentation by:
Steven Schwartz –1860 Richmond, LLC
Joe Gottemoller—Madsen, Sudgen & Gottemoller (Legal Counsel)
Edward Reitan —Reitan Architects, LLC (Architect)
Joseph Vavrina —HR Green Inc. (Engineer)
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LOT 3
LOT 2 318,896 Sq.Ft.
7.321 Acres
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EXPANSION AREA:
5,640 Sq.Ft.
NON-CLIMATE DRIVE-UP
UNITS
10x10's 10x15's 10x20's
2,700 Sq.Ft. Each
FUTURE EXPANSION:
10,600 Sq.Ft
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10,600 Sq.Ft
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Building Expansion (7,775± Gross Sq.Ft., NRS = 5,358 ± SF )13,458 ± Sq.Ft. NRS
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Architectural Site Plan
Building Expansion (±7,775 Sq.Ft.)Architectural Floor Plan
Architectural Elevations
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2,700 Sq.Ft. Each
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10,600 Sq.Ft
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Typical Non-Climate Drive-Up Unit
Google Streetview Photos
McCollom Lake Rd Parking Lot
Richmond Rd Richmond Rd
SHAW MEDIA
EST. 1851
PO BOX 250
CRYSTAL LAKE IL 60039-0250
(815)459-4040
ORDER CONFIRMATION (CONTINUED)
Salesperson: BARBARA BEHRENS Printed at 10/02/24 11:42 by bbehr-sm
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Acct #: 10092342 Ad #: 2197367 Status: New
PUBLIC NOTICE
PUBLIC HEARING NOTICE
FILE Z-2024-17
Notice is hereby given that
the City of McHenry Planning
and Zoning Commission will
hold a Public Hearing at the
McHenry Municipal Center,
333 South Green Street,
McHenry, Illinois 60050, at
5:30 P.M. on Wednesday,
October 23, 2024 to
consider an application by
1860 Richmond Road LLC
Et Al of 2207 Patriot Blvd.,
Glenview, IL 60026
("Property Owner") for the
following requests in
accordance with the City of
McHenry Zoning Ordinance:
Request for a Use Variance
to allow an expansion of
the existing self-storage
facility/mini-warehouse.
Location: The site consists of
7.37 acres, more or less,
and is located approximately
185 feet east of the
intersection of Richmond
Road (IL-31) and McCullom
Lake Road with a common
address of 1860 N
Richmond Road. ("Subject
Property").
PIN: 09-26-251-051
The property is currently
zoned: C-3 Community
Commercial District with
a Use Variance for a
Self-Storage Facility/Mini-
warehouse.
A copy of the application is
on file and may be
examined during regular
business hours in the
Community Development
Department, at the McHenry
Municipal Center, 333 South
Green Street, McHenry,
Illinois 60050, and (815)
363-2170. An electronic
copy of the application can
be viewed on the City's
website at
www.cityofmchenry.org/
currentdevelopments. All
interested parties will be
given an opportunity to be
heard. Published by order of
the Planning and Zoning
Commission, City of
McHenry, McHenry County,
Illinois.
/s/ Stacy Rockweiler
Chairwoman, Planning and
Zoning Commission
Published in Northwest
Herald October 4, 2024)
2197367
Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
MEMORANDUM
DATE: October 17, 2024
TO: Planning & Zoning Commission
FOR: October 23, 2024 Planning & Zoning Commission Special Meeting
FROM: Cody Sheriff, City Planner
RE: A Public Hearing for consideration of approval of a new Comprehensive Plan
(Titled: “City of McHenry Vision 2050 Comprehensive Plan”) & Downtown Plan
(Titled: “City of McHenry Vision 2050 Downtown Plan”) in accordance with the
City of McHenry Zoning Ordinance.
AGENDA ITEM SUMMARY
HDR Inc., will present the final draft of the McHenry Vision 2050 Comprehensive Plan and
Downtown Plan to the Planning & Zoning Commission. The Planning & Zoning Commission will
conduct a public hearing to allow public comment and vote to provide a recommendation for
approval or approval with revisions to the City Council.
Links to the Final Draft Plans are available on the Comprehensive Plan & Downtown Plan
Website at www.mchenry2050.com.
BACKGROUND
The City of McHenry initiated development of the Comprehensive Plan and Downtown Plan in
2023. The 18-month collaborative planning process was able to reach over 2,000 people
through a variety of in-person engagements, surveys, and online interactions. In summation,
the Comprehensive Plan establishes a collective vision for the future, five (5) desired outcomes
that represent the community’s priorities, three (3) goals that build on the outcomes to provide
a framework to guide future development, and dozens of actions to achieve the desired goal(s).
In a similar fashion, the Downtown Plan establishes a shared Vision of the future for the
Downtown area that includes Main Street, Green Street, and Riverside Drive. The Downtown
plan also shares the three goals of the Comprehensive Plan.
Department of Community Development
McHenry Municipal Center
333 Green Street
McHenry, Illinois 60050
Phone: (815) 363-2170
Fax: (815) 363-2173
www.cityofmchenry.org
RECOMMENDATION
The Plan Commission should open the public hearing in a similar manner to a regular zoning
hearing and allow for public comment. If the Commission feels comfortable with the plan as
presented, it should vote to recommend approval, or approval with revisions to the City
Council.
McHenry Staff Comment Page HDR Notes
October 2024
typo - 3rd paragraph McHenry spelled wrong first sentence. 10 Typo identified was identified in the Executive Summary. This
section has been re-written.
identify - People of McHenry add what the 2010 or 2000 median age was for comparison. 12 Please see Executive Summary, page 8, paragraph 3.
Added 36.5 years median age in 2010 per ACS 5-Year Estimate
data.
identify - People of McHenry - forgot school district 156 12 Please see Executive Summary, page 8, paragraph 3.
School district 156 has been added.
typo/formatting - numbering on strategies supposed to be 2.1 2.2 etc.?15 Executive summary has been re-written
typo - double period second sentence 30 Please see Social Context, Education, page 28.
Updated.
delete - Shah center no longer in McHenry delete 30 Please see Social Context, Education, page 28.
Updated.
typo - On page 33 Medela is misspelled- “Medelav”.33 Please see Figure 12, page 31.
Updated.
typo - Roads - first sentence double comma delete 40 Please see Transportation & Mobility, Roads, page 38.
Updated.
typo - On page 46 It states the McHenry Riverwalk initially opened in 2017, which is inaccurate and
I believe it should state the expansion includes the Riverwalk north to Webers Park.
46 Please see Transportation & Mobility, McHenry Riverwalk,
page 44.
Reference has been updated.
typo - On page 48 It states McHenry’s Landmark Commission has designated 21 historic
landmarks. This is misleading. There are only 3 landmarked buildings in the City of McHenry.
48 Please see Sense of Place, Historic Assets, page 46.
Updated.
typo - On page 48 It references a one-year round elementary school. This will end at the end of the
2024-2025 school year.
48 Please see Sense of Place, Schools, page 46.
Updated.
identify - schools - should say D156 operates McHenry Community High School. 48 Please see Sense of Place, Schools, page 46.
Updated.
delete - schools - shah center no longer in McHenry 48 Please see Sense of Place, Schools, page 46.
Updated.
typo - community events and organizations - typo department 5th line down 50 Please see Sense of Place,Community Events and
Organizations, page 48.
Updated.
consistency - On page 50 it states we have 38 parks and 650 acres of open space-I think this is
inaccurate-on page 52 it states we have 41 parks and 589 acres of open land
50 Please see Sense of Place, Parks and Open Space, page 48;
and Environment, Protected Lands and Environment
Resources, page 50.
Details have been made consisted in both the sections to 41
parks and 589 acres of open land.
identify - On page 51 the calendar doesn’t include the Rise-Up festival in September 51 Please see page 49.
September calendar has been updated.
typo - On page 52 under Protected Lands and Environmental Resources-7 lines down Peterson
Park is misspelled
52 Please see Environment, Protected Land & Environmental
Resources, page 50.
Updated to Petersen Farm and Petersen Park
consistency - On page 69 double check legend and corresponding locations on map, a couple are
not marked correctly
69 Please see Figure 26, Design Workshop Sites, page 67
Map legend has been updated.
typo - mccullom lake spelled wrong on bullet point 4 71 Please see May 2024 Event, Identified Priorities and Actions,
page 69.
Typo has been corrected.
COMPREHENSIVE PLAN
Typo - On page 75 Under Small Town Character, 1st line-it states McHenry respects its small-town
legacy and but is also….
75 Please see The Desired Outcomes, Small Town Character,
page 73.
The typo "and but" in the sentence has been corrected.
typo under principal arterial - 'radiating from"78 Please see Citywide Mobility Framework, Principal Arterial,
page 76.
Typo "radiating form" has been corrected to "radiating from".
typo - missing period at end of minor collector 78 Please see Citywide Mobility Framework, Minor Collector,
page 76.
Period has been added at the end of the paragraph.
typo - double period at end of downtown collector 78 Please see Citywide Mobility Framework, Downtown
Collector, page 76.
Double period has been corrected.
typo - On page 79 Curran Road is labeled where Draper Road should be labeled on map 79 Please see Figure 29, Future Mobility Map, page 77.
Road name has been corrected.
typo - On page 82 Second to last paragraph citylimits is one word 82 Please see Annexation Priorities, page 80.
The term city limits has been updated.
typo - On page 82 update section on annexations to identify annexation agreements with
boundary municipalities
82 Please see Strategy 1.5, page 93 & 115.
Reference to potential boundary agreements outside 1.5 mile
boundary has been added to Strategy 1.5 Develop a Future
Annexation Strategy, page 93.
question -confusion regarding who submits the petition for annexation. 93 City of McHenry Petition for Annexation states, "The law
provides that territory contiguous to a Municipality may be
annexed upon petition signed by ALL the owners of such land
and at least 50% of the votersresiding thereon. Such
annexation is initiated by the filing of this petition by said
owners of record and said voters residing thereon. It is
absolutely necessary that ALLthe owners and at least 50% of
the voters sign this petition if annexation is to be completed in
this manner."
The action step has been updated to clarify that City will assist
property owners to submit the petition for annexation.
typo - On page 96 Caption under picture-first line says Wal-Mar with no “t”96 Please see the description under Crystal Court Shopping
Center, page 96.
Typo in "Walmart" has been corrected.
delete - 2.2.2 - there is no shah center 98 Please see Action 2.2.2, page 100.
Reference to Shah Center has been removed.
update - 3.1.2 - the city adopted a Complete Streets Policy January 2020 101 Strategy 3.1 has been updated. Please see page 100 & 120.
typo - On page 101 -3.1.5 bike lanes is one word 101 Please see Strategy 3.1, Action 3.1.6, page 106 & 120.
The word bikelane has been updated to "bike lane".
clarify - 3.4.3 does this mean if a new development is going in that corresponding maintenance
will account for new infrastructure? Can we provide an example?
103 Please see Strategy 3.4, Action 3.4.3, page 105 & 123.
Action 3.4.3 has been updated to clarify that the city can
leverage portions of funding along with prioritization projects
in certain areas to help promote development in strategic
areas. By syncing public funding with private funding, goals of
the Comprehensive Plan can be realized in a more organized
fashion to incentivize private funding to achieve the city's
goals.
For example, the city can focus on infrastructure projects in
areas to support development. This could be to complete gaps
in the pedestrian / bicycle network near the downtown to help
link downtown redevelopment. These can be small
infrastructure projects compared to constructing a new
bicycle / pedestrian network for an "edge" development
project. The city could incentivize private development by
using public funds to support infill development or have the
developer fund all of the infrastructure needs for an edge
development.
clarify - 3.4.5 fiscal impact analysis - can they provide an example of one for a municipality of
similar size?
103 Please see Strategy 3.4, Action 3.4.5, page 105 & 123.
Action 3.4.5 has been updated to include reference of City of
Taylor as a municipality of similar sizes conducting fiscal
impact analysis.
update - On page 113-I feel like Explore boundary agreements with adjacent municipalities
should be an action item under Strategy 1.5. Develop a Future Annexation Strategy
113 Please see Strategy 1.5, Action 1.5.3, page 93 & 116.
"Explore boundary agreements with adjacent municipalities"
has been added as an action item under Strategy 1.5 Develop
a Future Annexation Strategy.
update - On page 116-Action 2.2.2 mention the incubatoredu program the high schools are
running
116 Please see Strategy 2.2, Action 2.2.2, page 100 & 118.
Reference to incubator program has been added to Action
2.2.2.
update - On page 118-Action 3.1.2 Develop a Complete Streets Policy 118 Strategy 3.1 has been updated. Please see pages 103 & 120.
DOWNTOWN PLAN
typo - First paragraph, third line down. "Downtown McHenry is the physical and commercial of the
City"
10 Please see Executive Summary, 2nd paragraph, page 8.
Corrected to "commercial center".
clarify - Action 2.5 -please update to provide clarity Please see Strategy 2, Action 2.8, page 67 & 83.
Action step has been updated to clarify that prioritizing public
infrastructure will signal City's commitment to downtown to
the development community.
revise - Action 1.3 - Revise, there is no TIF around Metra. Identify the City should establish a TIF. Please see Strategy 1, Action 1.2, page 66 & 81.
Action step has been revised to establish a TIF district.
typo - Goal 1: Sustainable "URBAN" growth or is it supposed to be sustainable growth?12 Please see Executive Summary, Goal 1, page 11.
Revised to "Sustainable Growth" as referenced in both the
Plan reports.
update - Parking - Add a action strategy related to parking. Should identify future parking garage
structure.
general comment Please see Strategy 2, Action 2.6, page 67 & 82.
Action step has been added for conducting a parking study
and to determine potential locations for parking garage
structures.
update - Desired Commercial Uses - Identify want/desire for hotel and the benefits? Convenience
store/grocery shopping within walking distance of downtown.
general comment Please see Downtown Land Development Framework, page
58.
Character area descriptions have been updated. Hotels have
been included in the Downtown Mixed Use character area and
convenience store/grocery shopping has been included in the
Downtown Neighborhood character area.
update - Bicycle and Pedestrian Accessibility - please add action strategy general comment Please see Strategy 1, Action 1.4, page 66 & 81.
Action has been added to develop a route map for bicycle and
pedestrian access to Downtown.
update - Property Acquisition - Venice Avenue Connection should probably be identified in some
type of action strategy in relation to design charette.
general comment Please see Strategy 2, Action 2.7, page 67 & 82.
Action step has been added.
update - Housing - Identify need for variety of different housing types. general comment Please see Economic Context, Housing, page 28.
The housing section has been updated in to inform need for
density and type of housing.
update/clarify - Redevelopment (between Green St and Riverside)- No action steps for
redevelopment of area between Green Street and Riverside Drive, slightly eludes to it as downtown
mixed use.
general comment Please see Strategy 2, Action 2.4, page 67 & 82.
Action has been added to refer to the design concepts of the
catalyst areas, including Elm/Green site when for
developments in the downtown mixed-use character area.
update - Tourism - didn't see any mention of tourism. The City has made great strides in promoting
downtown events free to the public that attract visitors across McHenry County.
general comment Please see Strategy 3, page 67 & 83.
A new strategy and associated actions have been added to
market McHenry as a get away city.
update - Future Land Use Plan - Northwest Corner of Pearl and Riverside Drive shows "Downtown
Neighborhood" should be Downtown Mixed Use same with the northeast corner?
general comment Please see Figure 26, Downtown Future Land use Map, page
59.
In the currently presented map, both northeast and nortwest
areas are shown as downtown neighborhood character area.
Please clarify the required update.
typo/consistency -On page 10-It states City of McHenry is located in the heart of Fox River Valley,
IT (capital I),is approximately 35 miles (I would suggest at least 45 miles)north-west (northwest-
no hyphen) of Chicago.
10 Please see Executive Summary, page 8.
City of McHenry Comprehensive Plan and Development
Policies, 2008 states 55 miles while Downtown Plan, 2003
states 45 miles. Narrative has been revised to 45 miles
northwest of Chicago in both citywide and downtown plan
reports.
Directions writing style has been revised to no-hyphen type.
typo - page 10 3rd Paragraph down-4th line-over the next 25+ year, should be years 10 Please see Executive Summary, 5th paragraph, page 8.
Updated
update - On page 13-Actions 1.2 and 2.4-update starategy regarding creating new TIF 13 Please see Strategy 1 and Strategy 2, page 66.
Action steps regarding TIF have been updated.
update -On page 16-On the map the entire length of the Riverwalk is not shown.The Riverwalk
Shoppes are not shown and nothing is depicted at Miller Point.
16 Please see Figure 9. Downtown McHenry, page 16.
Graphic has been updated to indicate Riverwalk Shoppes and
complete extent of Riverwalk.
update - page 21 Map does not include Miller Point Park 21 Please see Figure 10 Downtown Plan Area Map, page 21.
Map has been updated to include Miller Point
update - On page 35-Designated 21 historic landmarks, only 3 have current status. 35 Please see Sense of Place, Historic Assets, page 36.
Narrative has been updated.
update - On page 37 -September doesn’t list Rise-Up event 37 Please see September calendar, page 37.
Rise-up event has been added.
clarify - On page 36 38 -I feel this page could be expanded upon 38 Please see Environment, page 38.
Environment section has been updated. City to advise if any
other specific information needs to be included.
clarify - page 41- stars on the map in corner differ from page 65 41/65 Please see Figure 21 Key Economic Development Areas, page
41.
Map has been updated.
update - On page 65- It doesn’t show a potential extension of the Riverwalk around the CWWTP 65 Please see Figure 29 Downtown Connections Map, page 65.
The map has been updated to include existing and planned
extension of Riverwalk.
update - On page 66- update to create a new TIF district 66 Please see Strategy 1, Action 1.2, page 66 & 81.
Action regarding the TIF District has been updated to establish
a new one instead of amending the existing.
update - On page 79- update to create new TIF district 79 Please see Strategy 1, Action 1.2, page 66 & 81.
Action regarding the TIF District has been updated to establish
a new one instead of amending the existing.
SHAW MEDIA
EST. 1851
PO BOX 250
CRYSTAL LAKE IL 60039-0250
(815)459-4040
ORDER CONFIRMATION (CONTINUED)
Salesperson: BARBARA BEHRENS Printed at 10/03/24 11:41 by bbehr-sm
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Acct #: 10474 Ad #: 2197604 Status: New
PUBLIC NOTICE
PUBLIC HEARING NOTICE
FILE Z-2024-19
Notice is hereby given that
the City of McHenry Planning
and Zoning Commission will
hold a Public Hearing at the
McHenry Municipal Center,
333 South Green Street,
McHenry, Illinois 60050, at
5:30 P.M. on Wednesday,
October 23, 2024 to
consider an application by
The City of McHenry of 333
S Green Street for the
following requests in
accordance with the City of
McHenry Zoning Ordinance:
A Public Hearing for
consideration of approval
of a new Comprehensive
Plan (Titled: "City of
McHenry Vision 2050
Comprehensive Plan") &
Downtown Plan (Titled:
"City of McHenry Vision
2050 Downtown Plan")
in accordance with the
City of McHenry Zoning
Ordinance.
A copy of the application is
on file and may be
examined during regular
business hours in the
Community Development
Department, at the McHenry
Municipal Center, 333 South
Green Street, McHenry,
Illinois 60050, and (815)
363-2170. An electronic
copy of the application can
be viewed on the City's
website at
www.cityofmchenry.org/
currentdevelopments. All
interested parties will be
given an opportunity to be
heard. Published by order of
the Planning and Zoning
Commission, City of
McHenry, McHenry County,
Illinois.
/s/ Stacy Rockweiler
Chairwoman, Planning and
Zoning Commission
(Published in the Northwest
Herald October 8, 2024)
2197604