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HomeMy WebLinkAboutPacket - 3/19/2025 - 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 REGULAR MEETING NOTICE DATE: Wednesday, March 19, 2025 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: January 15, 2025 5. Public Comment – (five minutes total on non-agenda items only) 6. Z-2025-06 – Zoning Text Amendments – Drive-Thru Restaurants. Petitioner: City of McHenry 7. Planning & Zoning Commission Training. 8. Open Discussion 9. Staff Report: Next Meeting Date: April 16, 2025 10. Adjourn City of McHenry Planning and Zoning Commission Minutes January 15, 2025 Chairwoman Rockweiler called the January 15, 2025, 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, Riley, Gleason, Bremer, Beattie, and Lehman. Also in attendance were City Planner Cody Sheriff, Director of Community Development Ross Polerecky, and Deputy City Clerk Monte Johnson. Approval of the Agenda: Members of the Commission unanimously approved the agenda via voice vote. Approval of Minutes: A motion was made by Commissioner Gleason and seconded by Commissioner Lehman for approval of the December 18, 2024, Planning and Zoning Commission Minutes as presented. Voice Vote: 7-ayes: Commissioners Rockweiler, Bremer, Beattie, Locke, Gleason, Riley, Lehman. Motion Carried. Public Input No members of the public offered any public input. File No. Z-2025-1 Petitioner: McHenry High School District 156 Request for a Conditional Use Permit for McHenry High School – Upper Campus to accommodate the expansion of the parking lot for the property at 4716 W. Crystal Lake Road Chairwoman Rockweiler, Commissioner Bremer, and Commissioner Beattie recused themselves from the discussion and left the room at 5:33 p.m. Commissioner Lehman opened the file at 5:33 p.m. Planner Sheriff stated that all public notice requirements have been met. District 156 Superintendent Ryan McTague and Tom Rychlik, the school’s engineer from GeWalt Hamilton Associates, were sworn in. Mr. McTague expressed his appreciation for the amazing partnership that the school has with the City leaders. He understands the City’s vision to grow and be a destination, and he wants the school district to be a destination as well. They are lucky to have the finest athletic facilities across the board in the Fox Valley Conference. He also recognized McHenry as having the finest academic facilities and programs in the area and the state. This would not be possible without the partnership, vision, and collaboration with the City of McHenry. Two years ago, a new baseball field was constructed. They also constructed a new softball field this past year. During construction, equipment was moved behind the district office. They now have the opportunity to use the disturbed area behind the district office as an expanded parking lot. With parking being tight on the north side Planning and Zoning Commission January 15, 2024 Page 2 of the campus where teachers and visitors come, that area is full. This is a chance to expand the parking lot where the land is disturbed instead of spending money to fix the land now and expand in the future. This would gain 18 parking spaces, and the shape is defined by the 25-foot setback from the property line. Planner Sheriff explained hat any expansion on the property would require a conditional use permit. The site plan meets most parking and landscape requirements. Some small shrubbery would need to be added to the project, and the school district intends to comply with the ordinance. Staff does not anticipate any adverse impacts to the surrounding property owners. Commissioner Locke asked if any neighboring people have called to object, and Planner Sheriff said there were some general inquiries made, but no complaints. They were basic questions asked about the project. Commissioner Riley asked how many spaces were currently open during the school day. Mr. McTague stated that the north parking lot is full. The student lot is about 70-75% full. The public hearing portion of the meeting was opened at 5:42 p.m. Jerry Gudauskas was sworn in. He gave his history of the school districts and his past employment when he moved to McHenry. He believes kids should be walking more, which would help with their emotional and other problems. He doesn’t think people should drive cars, and if kids walked to school, they would be fresher when they got to school. JR Fitzgerald was sworn in. He does not believe there should be additional parking added to the school. If there is only 75% of parking spaces used, the additional 18 parking spaces won’t help. The school stating that they are saving money is a weak argument if they have to repave the parking lot at a later time. Dan Mescolotto was sworn in. He just moved to the neighborhood and loves it there. He questioned what would happen if the trees or shrubs were to die. Mr. McTague stated that the school would maintain those and would replace them. Mr. Mescolotto stated that other trees were cut down near the berm and weren’t replaced, so if they are going to move forward, he wants to make sure the school takes care of the landscaping. Mr. McTague stated that they do want to be good neighbors. The public hearing portion of the meeting was closed at 5:51 p.m. Commissioner Locke stated that this is a good chance to take advantage of this opportunity and expand while the time is right. All other commissioners agreed and had no issues as long as the landscaping requests were honored. A motion was made by Commissioner Locke and seconded by Commissioner Gleason to recommend approval of the Petitioner’s request for a Conditional Use Permit to allow a parking lot expansion, subject to the following conditions: Planning and Zoning Commission January 15, 2024 Page 3 1. The Property Owner shall submit a landscape plan in conformance with the City of McHenry Landscaping and Screening Ordinance to be approved at the discretion of the Zoning Administrator. 2. All development on site shall be in accordance with the submitted plans. AND by making said motion, they agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. Roll Call Vote: 4-ayes: Locke, Lehman, Riley, Gleason: 3-absent: Bremer, Rockweiler, Beattie. Clerk’s note: Because these three recused themselves and left the room, they are not abstaining. They are deemed absent during the vote. Motion Carried. File Z-2025-01 was closed at 5:54 p.m. Commissioners Bremer, Rockweiler, and Beattie rejoined the meeting at 5:44 p.m. File No. Z-2025-2 Petitioner: McHenry County Community School District 15 Request for a Conditional Use Permit for Chauncey H. Duker Elementary School to accommodate an expansion of the parking lot, and add a new access drive off Grove Avenue for the property at 3711 Kane Avenue Chairwoman Rockweiler opened the file at 5:55 p.m. Planner Sheriff stated that all public notice requirements have been met. Jeff Schubert, the Chief School Business Official, and Meghan Michel of J. Condon & Associates, were sworn in. Mr. Schubert echoed the sentiments from Mr. McTague regarding being good partners with the City. The school currently has issues with the co-mingling of traffic on Kane Avenue, which is very congested. Instead of all traffic coming in and out from Oak Avenue, Traffic would pull in on Grove and out on Oak and would alleviate traffic issues on Kane Avenue. Planner Sheriff stated that the property has a conditional use approved for schools, but an expansion of the parking lot requires an additional conditional use permit. The Police Department has analyzed the traffic flow patterns and agrees that the request will be beneficial. Some residents on Grove Street request that the gate remain and be closed when school is not in session. They would like to preserve the cul-de-sac experience. Staff does not anticipate any adverse impacts, and this does meet the setback requirements. Commissioner Gleason asked how this would affect football games. Planner Sheriff stated that the current parking lot is used for football games, but the plan would be to keep the gate closed Planning and Zoning Commission January 15, 2024 Page 4 and only allow access from Oak Street. Commissioner Riley asked how this would work with pickup flow. There is currently a single lane, with not as much of an issue in the morning, but with a big backup after school. This will still require a single file lane. Chairwoman Rockweiler opened the public hearing portion of the meeting at 6:06 p.m. Kathy Podborny was sworn in. She moved there because of the dead end and wants to keep the cul-de-sac. She is concerned about additional traffic and stresses the importance of keeping the gate closed after school hours. They have spent a lot of money on their lawn and asks if the school has thought about moving the field. She wants to keep tranquility. Haley Pellot sworn in. Her is house is right on the end and she has many concerns. She is first concerned with safety. It appears with the new plans the parking lot will be 10 feet from the property line. Her house is 10 feet from the property line, so cars will be facing her house 20 feet from start to end on the whole side of her house. Her kids sleep there, and she is concerned about night time parking. The front yard is also concerning. Some cars come in the middle of the night, and they have to call the police. There are kids doing donuts in the parking lot. She is concerned that cars could hit her house. Football game times are also a concern. Privacy is also a concern as they can look in her bedroom windows from 20 feet away. Her husband works at night and sleeps during the day. She wants the other baseball field to be taken away for parking there. She is concerned about the value of her home. She bought the hose before parking changes were made but suggests that concrete barriers and a tree line be used for privacy. Jill Stone was sworn in. She stated she is against this plan. She has lived there since she was five years old. She is active in McHenry and doesn’t want to see more traffic on her road. They have also had to repair the grass. Often times people use that road and don’t realize it is a dead end and use her driveway to turn around. She suggests expanding the parking lot where the other ballfield exists. She would suggest more thought and work on the project before moving forward. Dave Podborny was sworn in. He doesn’t see the bottleneck when kids get picked up. He doesn’t think this will help. The parking lot isn’t used that much. It basically looks like an extension for going in and out. He bought his house because it is on a dead-end street. RJ Fitzgerald was sworn in. He asked the school district if they had an idea for how much time it would save. Mr. Schubert stated that it is hard to say, but the main issue is helping with the safety on Kane Avenue, and he would spend a million dollars to save a life. Mr. Fitzgerald said he doesn’t like the project when the school doesn’t know how much time will be saved. Marcy Holroyd was sworn in. She stated that she is the mom/grandma for kids in the area, and that cars are 10 feet from the lot line. Cars are pointing at the grandchildren’s beds. This also will affect the value of the house. Her research shows 10-20% of the value can be lost when going form a cul-de-sac dead end to a through street. She also questioned the number of teachers parking on Kane Avenue. Planning and Zoning Commission January 15, 2024 Page 5 Sophia Sowers (name and spelling unknown?) was sworn in. She asked how parents that live on Grove would be affected when people are getting there early to pick up their children. She worries that people who live there will have to wait in line to simply get to their driveway. Cars could be lined up in front of the driveways and homeowners may not be able to get home. Kathy Podborny returned to comment again. She stated that part of the experience in having kids and dropping them off is getting to wait in line. She believes this plan will just cause more chaos and problems. The public hearing portion of the meeting was closed at 6:32 p.m. Commissioner Gleason wanted clarification that Grove Street was not going to be a through street, and it was confirmed that it would only give access to the parking lot during school hours and would be closed off at other times. Commissioner Locke stated that he read the traffic study from the police, and after listening to comments, would like the school to redraw how they laid out the plan. He believes they can make it better and can improve the screening, the safety, and the flow of traffic. He wants them to go back to the drawing board for this project. Commissioner Riely stated that this is a tricky issue because he does not want it to impact anybody. He agrees with Commissioner Locke that they should come back with a different plan. Commissioner Gleason understands why the school needs to do this but wants it to be better for the neighbors. Meghan Michel stated that she is hearing the concerns people have for the neighbors and asks if they would be comfortable with the project if there was no expansion of the parking and helped the neighbor with being too close to their house. Commissioner Beattie would also like a reconfiguration of the plan and doesn’t like using another street coming in to help out. He is concerned for the safety of the neighbor and asks if a better barrier could be installed to help besides bushes. Commissioners Lehman and Bremer also would like this revisited to alleviate some concerns. Commissioner Rockweiler understands the concerns from residents but believes that the relief from Kane Avenue is the big safety issue that needs to be considered. Reading Chief Birk’s letter, she believes this is necessary for the safety of all involved. Mr. Schubert asked the Commission if they would be open to approval if the school installed bollards near the property line. After discussion, it was agreed by a majority of the Commission that they would accept the proposal if a line of larger trees with canopy-to-canopy abilities were planted. These would help with safety and with the privacy issue. A motion was made by Commissioner Lehman and seconded by Commissioner Beattie to recommend approval of the Petitioner’s request for a Conditional Use Permit to accommodate Planning and Zoning Commission January 15, 2024 Page 6 an expansion of the parking lot, and add a new access drive off Grove Avenue, subject to the following conditions: 1. All development on site shall be in accordance with the submitted plans. 2. The School District shall provide gated access to the parking lot on Grove Avenue that shall open at the beginning of the school day and close by the end of the school day. 3. The School District shall continue to work with the City of McHenry to modify plans as needed for student pick up and drop off to alleviate congestion on local roads. 4. The School District shall provide a 6-foot tall at planting, canopy-canopy, evergreen tree screening along the property line to the west of the parking lot to be reviewed and approved at the discretion of the Zoning Administrator. And by making said motion, they agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. Roll Call Vote: 5-ayes: Commissioners Bremer, Rockweiler, Lehman, Gleason, Beattie. 2-nays: Commissioners Locke, Riley. Motion Carried. File Z-2025-02 was closed at 7:07 p.m. File No. Z-2025-3 Petitioner: McHenry County Community School District 15 Request for a Conditional Use Permit for Riverwood Elementary School to accommodate the expansion of the parking lot and add a new bus lane for the property at 300 S Driftwood Trail Chairwoman Rockweiler opened the file at 7:07 p.m. Planner Sheriff stated that all public notice requirements have been met. Mr. Schubert explained that this is a community school with near neighborhood congestion. Currently the front of Riverwood is where busses pickup and drop off students, and that is dangerous with mixing busses, cars, and pedestrians. More busses have been added to the route, and this new plan would allow all busses to pick up an drop off behind the school. Planner Sheriff sated that a conditional use permit would be required for the expansion of the parking lot. This would add a bus aisle to the south. This should alleviate the safety concerns with busses having their own entrance. All busses could also stack inside the lot and would not be on any of the neighborhood roads. Chairwoman Rockweiler opened the public hearing portion of the meeting at 7:17 p.m. Charles Giuliani was sworn in. He questioned the route that the busses and cars would take, and said he wasn’t happy about this because the expansion would be less than 100 feet from his property line. Kids are already rattling doors and doing donuts in the parking lot. He also stated that three years ago they repaved the parking lot and put bollards in, but shrubs were Planning and Zoning Commission January 15, 2024 Page 7 taken down and not put back up. He is also concerned with the new pavement but no sewer to drain the parking area. Engineer Meghan Michel explained that there is a storm sewer that will take in the drainage from the parking lot. Candy Giuliani was sworn in and asked what the distance would be from the parking lot to her property line. Ms. Michel stated that she didn’t have the ability to perform that measurement at this time without her software. She also questioned if additional lighting would be required, and it was explained that the school would do whatever it would take to meet the City code, but the lighting designer is currently working on that. The public hearing portion of the meeting was closed at 7:24 p.m. All members of the Commission explained that they liked this project and had no problems with the proposal. A motion was made by Commissioner Bremer and seconded by Commissioner Gleason to recommend approval of the Petitioner’s request for a Conditional Use Permit to accommodate an expansion of the parking lot and bus lane addition, subject to the following conditions: 1. All development on site shall be in accordance with the submitted plans. 2. The School District shall continue to work with the City of McHenry to modify plans as needed for student pick up and drop off to alleviate congestion on local roads. and by making said motion, they agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. Roll Call Vote: 7-ayes: Commissioners Bremer, Rockweiler, Lehman, Gleason, Beattie, Locke, Riley. Motion Carried. File Z-2025-03 was closed at 7:27 p.m. Commissioner Riley recused himself at 7:28 p.m. and left the room. Chairwoman Rockweiler recessed the meeting at 7:28 p.m. Chairwoman Rockweiler reopened the meeting at 7:34 p.m. All members remained present except Commissioner Riley. File No. Z-2025-4 Petitioner: McHenry County Community School District 15 Request for a Conditional Use Permit for McHenry Middle School to accommodate the addition of a new Recreational Track & Field for the property at 2120 W. Lincoln Road Planning and Zoning Commission January 15, 2024 Page 8 Chairwoman Rockweiler opened the file at 7:34 p.m. Planner Sheriff stated that all publication requirements have been met. Dalton Pafford of Byrne & Jones Sports Construction was sworn in. Mr. Schubert explained that our middle schools don’t have track fields, and we are one of the few districts without them. We have had to use busses to send students to McCracken Field, which is hard to accommodate. We have the open land to do this project and additional parking will be requested to accommodate the events that would take place. This is not planned to be a football field, but goal posts will be installed for the possibility in the future. This will be used for track and for gym classes. Mr. Pafford stated that an eight-lane rubber track, a grass field, and 54 parking spaces will be installed. A new storm sewer would be constructed to tie into the existing detention area. Perimeter fencing would go around the track. Planner Sheriff stated that a CUP is required for the expansion> This would be a new addition to the community and the comprehensive plan recommends providing school age children high quality education and services. The school is not requesting additional lighting or sound amplification. The nearest point to neighbors is 231 feet from the long mump area and 263 feet from the shot put and discuss area. With large setbacks, Staff does not see any adverse impacts to adjoining neighbors. The public hearing was opened at 7:40 p.m. Marla DeCicco was sworn in. She asked if fencing would be around the perimeter of the property, and it was explained that the fence would go around the track but not the entire property. She also asked if lighting would be installed, and it was explained that it would not. She asked about the plans for football games. Mr. Schubert said they asked the Jr. Warriors if they would be interested in the field, but they do not at this time. The school is keeping that option open in the future, however. She asked if bleachers would be installed on the concrete pad. It was explained that the concrete pad was for a storage shed, and a sidewalk would surround the track. Spectators would stand on the sidewalk, but there is no plans for bleachers. If necessary, the school could have roll-out bleachers in the future, but nothing structural. Gale Sims (name and spelling unknown?) was sworn in. She explained that she has done paralegal work for thirty years with a law firm specializing in municipal law. Her friends that would be impacted by this development asked her to come to the meeting. Looking at the legal notice, she was surprised it was as benign as it was, as the school district proposed a track and field, but the plans show stripes for a football field. A football field could attract more people and would impact the peace and quiet of the residents. She requested that the ordinance be written to stipulate that football can’t be played. She also suggests keeping the lack of sound and lighting in as a stipulation. She is also concerned about the lack of detention. Mr. Pafford explained that an existing retention pond would be used that was designed for a building expansion. She also wanted a stipulation that bleachers would not be installed, as that would cause additional activities in the area. Planning and Zoning Commission January 15, 2024 Page 9 Chapel Hill Road and Lincoln Road are only 2-lane roads, and the Outdoor Theater gets backed up. This traffic would be affected by the increased activities at this school. The public hearing portion of the meeting was closed at 7:56 p.m. Community Development Director Ross Polerecky explained that the stormwater issue hasn’t been reviewed yet. The school’s engineers would make a proposal, and it would be reviewed by the City’s engineers, who would not allow storm water issues that would be detrimental to surrounding properties. This is a vigorous review process, and the school would also have to abide by other zoning requirements, such as the lighting and noise ordinances. Mr. Schubert did state that the school may want to include an alert system to notify staff and students in an emergency, and he questioned if that would be considered amplified sound. The PE classes may also want music to play for class, but Staff stated that this would surely meet the City’s sound ordinances. It was also discussed if temporary, wheeled bleachers would need to be included in the conditional use permit. It was agreed to add that into a condition, along with the installation of a storage shed on the concrete pad. All members of the Commission were in favor of this project, and none of them had concerns. A motion was made by Commissioner Bremer and seconded by Commissioner Lehman to recommend approval of the Petitioner’s request for a Conditional Use Permit to accommodate the addition of a new recreational track & field subject to the following condition(s): 1. All development on site shall be in accordance with the submitted plans. 2. The School District shall be permitted to install a permanent storage shed located on the southeast cement portion of the recreational field. 3. The School District shall be permitted to utilize portable bleacher seats. AND by making said motion, they agree that the approval criteria for Conditional Use Permits have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Bremer, Rockweiler, Lehman, Gleason, Beattie, Locke. 1-absent: Riley. Motion Carried. File Z-2025-04 was closed at 8:08 p.m. Commissioner Riley rejoined the meeting at 8:09 p.m. Planning and Zoning Commission January 15, 2024 Page 10 File No. Z-2025-5 Petitioner: Future of the Leaf Infusers LLC Request for a Use Variance to allow a Cannabis Craft Grow Facility in conjunction with the existing Cannabis Infusion Facility for the property at 3900 Mercy Drive Chairwoman Rockweiler opened the file at 8:09 p.m. Planner Sheriff stated that all public notification requirements have been met. Patricia Van Pelt was sworn in. She explained that an infuser facility currently exists at this location, but they would like to expand their offerings and include products used with leaves and stems. This would require the craft grower license, which they have. They wouldn’t grow the products here at this facility but would purchase leaves and stems from growers and bring those here. Planner Sheriff reported that the primary concern was odor. However, cannabis would not be grown, and the leaves and stems would be turned into butter. We would have restrictions that would not allow noxious odors detectable to the adjoining property line. The business would be responsible for the cost to investigate odor complaints. Staff does not anticipate any adverse impacts. Access to the facility is limited, and they only operate on a limited time basis. Ms. Van Pelt explained that right now they only come in once a month to make products, and then deliver them. This would give them a chance to deliver more. The public hearing portion of the meeting was opened at 8:15 p.m. With nobody from the public wishing to speak, the hearing was closed at 8:15 p.m. No members of the Commission had any issues with the proposal. A motion was made by Commissioner Gleason and seconded by Commissioner Beattie to recommend approval of the Petitioner’s request for a Use Variation to allow a Cannabis Craft Grow Facility in conjunction with the existing Cannabis Infusion Operation, subject to the following conditions: 1. No noxious odor resulting from cannabis business operations shall be detectable at any adjoining property line. 2. The Property Owner shall submit an Odor Mitigation Plan that shall be reviewed and approved at the discretion of the Zoning Administrator prior to the issuance of a certificate of occupancy for the Cannabis Craft Grow Facility. 3. The Property Owner shall be responsible for the reimbursement of any costs incurred by the City for investigation of any odor complaints. Odor complaints may be investigated by a Certified Industrial Hygienist or other accredited odor sampling professional as determined by the Zoning Administrator. 4. Any expansion of the principal building shall require a new Conditional Use Permit. Planning and Zoning Commission January 15, 2024 Page 11 AND by making said motion, they agree that the approval criteria for Use Variances have been met as outlined in the staff report. Roll Call Vote: 7-ayes: Commissioners Bremer, Rockweiler, Lehman, Gleason, Beattie, Locke, Riley. Motion Carried. File Z-2005-05 was closed at 8:18 p.m. Staff Report: Planner Cody Sheriff has been recoloring the zoning district map to match the recommended scheme. Hopefully this will make it easier to read. Adjourn: A motion was made by Commissioner Lehman and seconded by Commissioner Bremer to adjourn the meeting at 8:20 p.m. Voice Vote: 7-ayes: Commissioners Bremer, Rockweiler, Lehman, Gleason, Beattie, Locke, Riley. Motion Carried. Department of Community Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.cityofmchenry.org AGENDA SUPPLEMENT TO: Planning & Zoning Commission FOR: March 19, 2025 Regular Meeting FROM: Cody Sheriff, City Planner RE: Z-2025-06 - Zoning Text Amendments Drive-Thru Restaurants ATT: Draft Text Amendments AGENDA ITEM SUMMARY: Staff are proposing text amendments to allow drive-thru uses as a permitted use in the C-3 Community Commercial and C-5 Highway Commercial Zoning Districts when not abutting residentially zoned property. Drive-thru uses are currently allowed in commercial districts only subject to approval of a Conditional Use Permit. The proposed text amendments are largely targeting commercial out lot parcels located along the Richmond Road corridor with only a handful of parcels located on IL-120. ANALYSIS: In comparison to other municipalities, Woodstock allows commercial drive-thru uses in most commercial districts while Crystal Lake allows them in most commercial districts except for commercial lots abutting residential. Other towns such as Algonquin and South Elgin require a Conditional Use in most commercial districts but do not allow them by right in others. See below chart. Drive-Thru Use Comparison Table Woodstock Crystal Lake Algonquin South Elgin Allowed by right in most commercial districts. Allowed by right in most commercial districts unless adjacent to residential which then requires a Conditional Use. Allowed as a Conditional Use in most commercial districts. Not allowed as a permitted use. Allowed as a Conditional Use in most commercial districts. Not allowed as permitted use. Department of Community Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.cityofmchenry.org Staff felt Crystal Lake’s approach is the most desirable at this time. It would allow commercial out lots to develop in accordance with the new standards proposed with limited impact on residential use. With many small commercial lots on IL-120 abutting residential zoned properties, staff felt a conditional use was more appropriate given the limited size of the commercial lots in these older legacy commercial areas. Staff also included text amendments that require additional landscaping if the drive-thru window is facing a street right-of-way and minor changes to the parking lot perimeter landscaping requirements to allow appropriate substitutions to the 3-foot-tall evergreen screening. Although staff’s preference would be for businesses to maintain evergreen screening, evergreen shrubs struggle to thrive in parking lot environments. The City has already allowed substitutions in the past such as the Ignite Medical Center on Bull Valley Road which planted prairie grass in lieu of evergreen shrubs. Ignite Medical Center – Approved 2019 If the Planning & Zoning Commission agrees with Staff’s request, then the following motion is recommended: I motion to recommend approval of the requested text amendments as identified in the staff report. Department of Community Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.cityofmchenry.org Draft Text Amendments §11-6-22: Drive-In Establishments (Drive-through) A. Permitted Use: Drive-In Establishments shall be a permitted use in the C-3 Community Commercial District and C-5 Highway Commercial District when not abutting a residential district. B. Conditional Use Permit Required: Where a Drive-In Establishment is adjacent to a residential property, or located within the C-2 Neighborhood Commercial District or C-4 Downtown Commercial District, or if any of the provisions of this Ordinance have not been met as determined by the Zoning Administrator, a Conditional Use Permit shall be required. C. Drive-through windows and lanes placed between the right-of-way of a street and associated building shall require landscape plantings installed and maintained along the entire length of the drive-through lane, located between the drive-through lane and the adjacent right-of-way (not including an alley) in accordance with §11-13-2 Parking Lot Perimeter Landscaping. D. Stacking Spaces A. Estimates of anticipated drive-through traffic, processing rates, or other operational data from other existing comparable facilities shall be provided. B. Drive-through lanes shall be separated from off-street parking areas. Individual lanes shall be striped, marked, or otherwise distinctly delineated. C. Stacking spaces and lanes for drive-through stations shall not impede on and off-site traffic movement, shall not cross or pass through off street parking areas, and shall not create a potentially unsafe condition where crossed by pedestrian access to a public entrance of a building. Group E: Additional permitted uses in C-3 and higher numbered Commercial Districts: <insert> Drive-In Establishments when not abutting a residential district. Drive-in establishments shall require a Conditional Use Permit in the C-4 Downtown Commercial District. Department of Community Development McHenry Municipal Center 333 Green Street McHenry, Illinois 60050 Phone: (815) 363-2170 Fax: (815) 363-2173 www.cityofmchenry.org §11-13-2 Table 3 - Parking Lot Perimeter Landscaping & Screening Screening Strip Width Landscaped Screening Composition Landscape Base Shade Tree Canopy Height Shade Tree Plantings Landscape Screening Length 5 Feet Contiguous row/canopy- canopy evergreen screening or other appropriate substitute as determined by the Zoning Administrator. A minimum of 3- feet up to a maximum of 4- feet in height/width at maturity. Any combination of 2 other shrub species in addition to the evergreen screening 7-feet minimum An average of 1 shade tree per 30 lineal feet of parking lot perimeter. 100% of parking lot perimeter. SHAW MEDIA EST. 1851 PO BOX 250 CRYSTAL LAKE IL 60039-0250 (815)459-4040 ORDER CONFIRMATION (CONTINUED) Salesperson: BARBARA BEHRENS Printed at 02/28/25 09:03 by bbehr-sm ----------------------------------------------------------------------------- Acct #: 10474 Ad #: 2229502 Status: New PUBLIC NOTICE PUBLIC HEARING NOTICE FILE Z-2025-06 Notice is hereby given that the City of McHenry Planning and Zoning Commission will hold a Public Hearing at the McHenry Municipal Center, 333 South Green Street, McHenry, Illinois 60050, at 5:30 P.M. on Wednesday, March 19, 2025 to consider an application by The City of McHenry of 333 S Green Street, McHenry, IL 60050 for the following requests in accordance with the City of McHenry Zoning Ordinance: Various Zoning Text Amendments to the City of McHenry Zoning Ordinance including, but not limited to, the following: Chapter 6 District Regulations, Drive-In Establishment (Drive-Thru), §11-9-7 - Table 2 - Permitted and Conditional Uses in Commercial Districts. 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 March 1, 2025) 2229502