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HomeMy WebLinkAboutPacket - 4/16/2025 - 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, April 16, 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: March 19, 2025 5. Public Input – (five minutes total on non-agenda items only) 6. Z-2025-07 A public hearing for consideration of approval of a request for a Use Variance to accommodate the existing two-unit residential building, Zoning Variations to minimum lot width, minimum lot area, interior side yard setback, front yard setback, and any other variations necessary to accommodate the existing principal building and accessory structures for the property located at 1214 Park Street. Petitioner: Steve Shwaiko (Shwaiko and Son LLC) 7. Z-2025-08 A public hearing for consideration of approval of a request for final plan approval for a Conditional Use Permit to allow a Planned Unit Development for the operation of the existing Freshman Campus High School, accommodate the reconfiguration of the existing parking lot, and the construction of a new maintenance garage for the property located at 1012 N Green Street. Petitioner: McHenry Community School District 156 8. Z-2025-09 A public hearing for consideration of approval of a request for a C onditional Use Permit to allow an Assembly Use for the operation of a music & fine arts performance venue for the property located at 3421 Pearl Street. Petitioner: Kalyn Harewood. APPLICATION HAS BEEN WITHDRAWN 9. Open Discussion 10. Staff Report: Next Meeting Date : May 21, 2025 11. Adjourn City of McHenry Planning and Zoning Commission Minutes March 19, 2025 Chairwoman Rockweiler called the March 19, 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, Gleason, Bremer, and Beattie. Absent: Riley and Lehman. Also in attendance were City Planner Cody Sheriff 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 m otion was made by Commissioner Beattie and seconded by Commissioner Gleason for approval of the January 15, 2025, Planning and Zoning Commission Minutes as presented . Voice Vote: 5-ayes: Commissioners Rockweiler, Bremer, Beattie, Locke, Gleason. 2-absent: Riely, Lehman. Motion Carried. Public Input No members of the public offered any public input. File No. Z-2025-6 Petitioner: City of McHenry Zoning Text Amendments – Drive-Thru Restaurants Chairwoman Rockweiler opened the file at 5:33 p.m. Planner Sheriff stated that all public notice requirements have been met. He stated that Staff is proposing to allow drive-thru restaurants in the C -3 and C -5 zoning districts. A table was shown that explains how other area municipalities allow or don’t allow drive-thru requests. Planner Sheriff believes that only one request for a drive-thru has been denied, which was in 1990. This request was denied because it was next to residential, and there were concerns of traffic and noise. Some additional language is also being recommended to require additional landscaping. A motion was made by Commissioner Locke and seconded by Commissioner Beattie to recommend approval of the requested text amendments as identified in the staff report. Roll Call Vote: 5-ayes: Commissioners Rockweiler, Bremer, Beattie, Locke, Gleason. 2-absent: Riely, Lehman. Motion Carried. File Z-2025-06 was closed at 5:36 p.m. Planning & Zoning Commission Training: Planner Sheriff lead a brief training on Planning & Zoning meetings and how to handle certain situations. There was a court case, Klaren v Planning and Zoning Commission J anuary 15, 2024 Page 2 Village of Lisle, that changed the way many Planning & Zoning Commissions started handling meetings. In the case, the Mayor denied the public the ability to cross examine witnesses presenting testimony. The Illinois Supreme Court stated that the due process rights were violated, and that zoning acts are subject to judicial review. The law now states that challenges to zoning decisions must be made within 90 days. It is important for commission members to remember that the well -being fo the public should be greater than the minor imposition imposed. Make sure you follow processes and procedures. Reasonable rules can be enforced, and we have adopted rules advised by the Illinois Municipal League. People must testify under oath, everyone should only have one opportunity to speak, groups should appoint one person on behalf of the group, testimony should not be overly repetitive, and nobody should speak unless recognized by the Chairperson. Commissioner Locke suggested informing people testifying that we inform them of the rules. Planner Sheriff explained that main motions were done to approve an item subject to specific conditions or criteria as outlined in the staff report. Amended motions happen if a motion has already been made but Commission members change their mind. This could happen if you decided to add something as a condition of approval. It is recommended to make friendly amended motions, where everybody just agrees that a motion is being changed. Otherwise, the people would have to amend their motion, and everybody would have to vote on whether to accept the amended motion. And then you would have to vote on the amended motion. Friendly amendments make things quicker, easier, and less of a hassle. A procedural motion is an example of what would happen if you wanted to continue the hearing to a specific date. If a vote were to end in a tie, then the issue would go forward to City Council with no recommendation. It would be wise to try and come to a consensus or add or subtract conditions of approval to make the issue more acceptable. Members of the public could desire to submit something into evidence. The Commission should evaluate the relevance of the evidence, and a motion could be made to accept it for the record. All Commission members should be given time to review the evidence. If an unruly audience member caused disruptive behavior, and would need to be removed, the Chairperson should strike the gavel and declare a recess until the attendee can be removed by Staff. Issues such as traffic impact, stormwater questions, building codes, fire codes ,engineering or other technical items should not normally be of concern to the Commission. Those would be outside of the expertise of a citizen run commission that is not planning related. Open Discussion Commissioner Locke noted that when the Route 31 widening happens, it will cause an issue with walking and dividing the community from east to west. He is concerned about safety and how many crossing areas there will be along the corridor. Planner Sheriff Planning and Zoning Commission J anuary 15, 2024 Page 3 explained that it would not be allowable to cross at an uncontrolled intersection, and most people near Main Street would need to walk north to the Route 120 intersection. Commission members discussed the issues and challenges that lie ahead once the Route 31 widening takes place. 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 Bremer and seconded by Commissioner Locke to adjourn the meeting at 6:24 p.m. Voice Vote: 5-ayes: Commissioners Rockweiler, Bremer, Beattie, Locke, Gleason. 2-absent: Riely, Lehman. Motion Carried. 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, Steve Shwaiko (Shwaiko and Son LLC), is requesting the following zoning approvals for the property located at 1214 N Park Street to accommodate the existing 2-flat: • Use Variance to accommodate the existing 2-unit residential dwelling. • Zoning Variation to allow a minimum lot area of 8,744 square feet in lieu of the required 10,000 square feet. • Zoning Variation to allow a minimum lot width of 50 feet in lieu of the required 100 feet. • Zoning Variation to allow an interior side yard setback of 2.17 feet in lieu of the required 6 feet. • Zoning Variation to allow a front yard setback of approximately 10 feet in lieu of the required 25 feet accommodate the existing principal structure and lateral expansion of the front porch that is currently 10 feet away from the property line in lieu of the required 18.75 feet. • Any other Zoning Variations necessary to accommodate the existing principal and accessory structures. As the Commission may recall from properties such as 1508 N Green Street, 1410 N Riverside Drive, etc., the City has been working with property owners of nonconforming residential uses that have existed between 10- 20 years or more to bring them into compli ance with the Zoning Ordinance. The current Property Owner purchased the subject property in 2024 and applied for a building permit to perform renovations. It was at this time staff informed the Property Owner that the property was not zoned for a 2-unit residential dwelling and that a Use Variance was required. The property was in very poor condition at the time and the petitioner has elected to proceed with renovations with the knowledge that any occupancy would be subject to approval of the City Council. The Subject Property is located within McHenry Plat No 11 (West Side of the Fox River) which was plated in 1902. According to the Township Assessor’s office it is estimated the property was constructed in 1900. The Property Owner has submitted letters from adjoining property owners that claim that the property has operated as a 2-unit dwelling for over 20 years. The Township Assessor’s office also assessed the property as a 2-unit dwelling. City Water Billing Records indicate only one dwelling however it is not uncommon for multi - unit rental buildings under common ownership to have a single water meter. Based on the written testimony from neighboring property owners, staff believes the building has operated as a nonconforming 2-unit dwelling for over 20 years. (Staff Report Continues on Next Page) When the petitioner purchased the property, the principal structure was in poor condition with accumulating rubbish on site. He has since cleaned up the property and proceeded with extensive exterior and interior renovations (see petitioner’s photos). An existing gravel driveway incorporates much of the property including the rear yard (see below image). Staff believes the former property owner that also owned the commercial property directly north utilized it unlawfully for the storage of commercial /employee vehicles. The petitioner has agreed and staff is including conditions of approval requiring the replacement of the gravel driveway with paved asphalt or concrete within one year , provide a minimum of 4 parking spaces, and to restore the remainder of the rear yard to grass-seed plantings or other appropriate pervious substitute within two years. Facing Park Street (front yard) Facing South (side yard) Front Porch Extension/Wraparound Variance Required for lateral extension. Facing East (rear yard) Facing North (side yard) 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 • 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. The surrounding properties primarily consists of RS-4 zoning and single-family housing with C-4 Downtown Commercial Zoning to the north. Given the longevity of the use of the property as a 2-unit dwelling (20+ years), the mix of residential and commercial land use, staff does not believe approval of the request would be out of character with the mixed-use area. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Downtown Future Land Use Map recommends Downtown Mixed Use which includes multifamily residential land use. The petitioner’s request is in substantial conformance with the Future Land Use Map Character Area. VISION 2050 DOWNTOWN PLAN - BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Downtown Plan. Staff comments italicized. • ACTION 1.5 – “Amend the zoning ordinance to allow higher density housing in the Downtown to encourage walking and biking, and to reduce dependence on automobiles.” (p. 81) Staff believes approval of the request would be consistent with the City’s goal of providing higher density housing in the Downtown to promote walking and biking while reducing automobile dependence. SITE PLAN ANALYSIS • Parking/Gravel Drive. The City’s Offstreet Parking and Loading Ordinance requires 2 parking spaces per dwelling unit for single-family attached/detached. Staff is including as a condition of approval to pave the access driveway and to add a minimum of four paved asphalt or concrete parking spaces onsite within one year of approval to be reviewed and approved at the discretion of the Zoning Administrator. Staff is also recommending, and the petitioner has agreed, to restore the remaining gravel area to grass seed or other appropriate pervious substitute within two years of approval. • Zoning District Bulk and Setback Variance Requests. The existing principal unit and accessory structure have operated on site since at least 1900 according to the McHenry Township Assessors Office. Given the longevity of the establishment of the existing structures, and use of the property as a 2-unit dwelling for over 20 years, staff does not anticipate any adverse impacts on the adjoining property owners. Staff believes a hardship may be justified given the existing property owner did not create the setback of the principal structure. • Lateral Extension of the front porch/wraparound. The property owner is proposing to laterally extend and wrap around the front porch to increase accessibility of the dwellings from the parking area. Given the existing encroachment of the house into the required front yard setback (existing setback - 10 feet, required setback - 17.25 feet for porches/decks) a variance is required to accommodate the lateral expansion. The porch would remain in line with the front of the house. Staff believes a hardship may be justified given the close proximity of the house to the front yard which the petitioner did not create. STAFF SUMMARY ANALYSIS. • Staff believes the proposed use of the property as a 2-unit dwelling has operated on site for over 20 years according to the documents submitted by the Property Owner. • Staff believes the request is consistent with the Future Land Use Map for Downtown Mixed Use which recommends multifamily housing. • Staff believes the request is consistent with the Comprehensive Plan Recommendation for increasing density within the downtown area. • The City has approved similar requests within the vicinity of the downtown area (1407 Court St., 1507/1508 N Green St., and 3723 Grand Avenue). • Staff is recommending several conditions of approval: 1. The Property Owner shall add four additional paved asphalt or concrete parking spaces on the Subject Property within one year of approval by City Council to be reviewed and approved at the discretion of the Zoning Administrator. 2. The Property Owner shall restore any remaining gravel area within two years of approval by City Council to grass seed or other pervious substitute to be reviewed and approved at the discretion of the Zoning Administrator . If the Planning & Zoning Commission agrees with the petitioner’s request, then the following two (2) motions are recommended : 1st MOTION: I motion/move to recommend approval of the Petitioner’s request for a Use Variation to allow a 2-Unit Residential Dwelling on the Subject Property Subject to the following conditions: 1. The Property Owner shall add four additional paved asphalt or concrete parking spaces on the Subject Property within one year of approval by City Council to be reviewed and approved at the discretion of the Zoning Administrator. 2. The Property Owner shall restore any remaining gravel area within two years of approval by City Council to grass seed or other pervious substitute to be reviewed and approved at the discretion of the Zoning Administrator. 3. All development on site shall be insubstantial 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. (Second motion continues next page) 2nd MOTION: I motion/move to recommend approval of the Petitioner’s request for the following Zoning Variations: 1. Zoning Variation to allow a minimum lot area of 8,744 square feet in lieu of the required 10,000 square feet. Zoning Variation to allow a minimum lot width of 50 feet in lieu of the required 100 feet. 2. Zoning Variation to allow an interior side yard setback along the north property line of 2.17 feet in lieu of the required 6 feet to accommodate the existing principal structure. 3. Zoning Variation to allow a front yard setback of approximately 10 feet in lieu of the required 25 feet accommodate the existing principal structure. 4. Zoning Variation to allow the lateral expansion of the front porch that is currently 10 feet away from the property line in lieu of the required 18.75 feet. 5. Any other Zoning Variations necessary to accommodate the existing principal and accessory structures. AND by making said motion, you agree that the approval criteria for 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 strict application of the provisions of the Zoning Ordinance would result in an unnecessary and undue hardship given the longevity of the use of the property as a 2-unit dwelling (over 20 years). 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 for over 20 years as a 2-unit dwelling and has existed in harmony with the surrounding property owners. 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. Other properties within the area (1508 N Green, 1410 N Riverside Drive, 3723 Grand Avenue) have operated under similar circumstances. 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 of supporting multifamily development in the Downtown. VARIANCE APPROVAL CRITERIA (§11-19-5). Comments of staff italicized below. A. Special Circumstances Not Found Elsewhere. Staff believes this is an unusual circumstance that impacts only a few properties within the RS-4 Zoning District and are typically older nonconforming historic properties located within the Downtown. B. Circumstances Relate to the Property Only. Staff believes this is a circumstance that would relate to this property and if the property sold to the next property owner. The current property owner purchased the property as a 2-unit dwelling and therefore inherited a nonconforming property. C. Not Resulting From Applicant Action. The applicant did not create the existing 2-unit dwelling nor the existing setbacks of the principal structure. D. Unnecessary Hardship. Staff believes if the city enforces the ordinance that it would cause undue hardship since the property has operated in harmony with the surrounding residences for at least 20 years. 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 without approval, the petitioner would be denied reasonable use and enjoyment of the property. G. Not Alter Local Character: Staff believes approval of the applicant’s request would not substantially alter essential character of the locality nor have any other adverse impacts given the longevity of the use of the property as a 2-unit dwelling for at least 20 years. H. Consistent With Title And Plan: Staff believes the proposal is appropriate given its proximity to the downtown which is consistent with the Comprehensive Plan recommendation for increasing overall density in the downtown. I. Minimum Variance Recommended: Staff believes the proposed variance requests are the minimum required. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice. Clean Up and Re-Siding in Progress Prior Condition of Property — 1214 N Park Street    PR O F E S S I O NAL D E S I G N F I R M NO. 1 8 4 . 0 0 7 9 7 2 P h: (815) 526-397 4 Fax: (815) 526-3984 E - m a i l : a d m i n @ l u c o s u r v e y i n g . c o m FE N C E S “ ” Pl a t o f S u r v e y N20° 3 8 ' 4 3 " E 6 6 . 0 4 ' M e a s . S6 9 ° 2 2 ' 1 4 " E 1 3 1 . 9 0 ' M e a s . S20° 1 9 ' 5 4 " W 6 5 . 9 6 ' M e a s . N6 9 ° 2 4 ' 1 4 " W 1 3 2 . 2 7 ' R e c . Park S t r e e t 66' W i d e Elm S t r e e t L o t 6 SHAW MEDIA EST. 1851 PO BOX 250 CRYSTAL LAKE IL 60039-0250 (815)459-4040 ORDER CONFIRMATION (CONTINUED) Salesperson: BARBARA BEHRENS Printed at 03/26/25 16:42 by bbehr-sm ----------------------------------------------------------------------------- Acct #: 10069745 Ad #: 2235341 Status: New PUBLIC NOTICE PUBLIC HEARING NOTICE FILE Z-2025-07 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, April 16, 2025 to consider an application by Steve Shwaiko, managing member of Shwaiko and Son LLC, of 11 S Lake St., Grayslake, IL 60030 for the following requests in accordance with the City of McHenry Zoning Ordinance: Request for a Use Variation to accommodate the existing two-unit residential building, Zoning Variation to allow an approximate 10-foot front yard setback to accommodate the replacement and expansion of the existing deck, Zoning Variation to allow a minimum lot width of 66 feet, and any other Zoning Variations necessary to accommodate the existing principal build and accessory structures. Location: The site consists of 0.20 acres, more or less, and is located approximately 131 feet south of the intersection of Park Street and IL-120 with a common address of 1214 Park Street (“Subject Property”). PIN: 09-26-457-013 The property is currently zoned: RS-4 High Density Single Family Residential District A copy of the application is on file and may be examined during regular business hours in the Community Development Department, at the McHenry Municipal Center, 333 South Green Street, McHenry, Illinois 60050, and (815) 363-2170. An electronic copy of the application can be viewed on the City's website at www.cityofmchenry.org/ currentdevelopments. All interested parties will be given an opportunity to be heard. Published by order of the Planning and Zoning Commission, City of McHenry, McHenry County, Illinois. /s/ Stacy Rockweiler Chairwoman, Planning and Zoning Commission (Published in the Northwest Herald March 28, 2025) 2235341 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 applicant, School District 156, is requesting Final Plan Approval for a Conditional Use Permit for a Planned Unit Development to accommodate the existing school operations, r econfigure the parking lot, and construct new 6,000 SQFT maintenance garage on the southeast corner of Freshman Campus located at 1012 N Green Street. The existing campus has operated since 1925 which predates the City’s Zoning Ordinance. The property therefore never received approval of a Conditional Use Permit and is considered legal nonconforming . Per the City’s Nonconformities Ordinance, any expansion, alteration or addition of a nonconforming use requires approval of a new Conditional Use Permit. Staff recommended the School District apply for a Planned Unit Development (PUD) due to the size and nonconforming nature of the principal structure which appears to encroach into the required setback along the north and west property line. The current parking lot configuration requires both school busses and parents to enter on Waukegan and exit onto John Street (see below). This configuration often leads to conflicts that can sometimes prevent the school buses from accessing the site. Students also cross through the bus pick up area to the parent pick up area which is a potential source of conflict. Figure 1 - Current Parking Lot Configuration Bus Pick-up/Drop-off Parent Pick-up/Drop-off Mobile Trailers Demolished The new proposed configuration would allow bus traffic to utilize Waukegan Road for pick-up and drop-off with parent pick-up and drop-off now being limited to John Street. This would help mitigate conflict between buses and parents that would normally occur on Waukegan Road. The plan would also eliminate the need for students to cross the bus pick up lane to arrive at the parent pick up area. Figure 2 - Proposed Parking Lot Configuration Bus Pick -up/Drop-off Parent Pick-up/Drop-off CITY OF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Conditional Use Permits, listed in §11-15-5 of the City of McHenry Zoning Ordinance . • The petitioner must meet the Standards for Planned Unit Developments, listed in §11-20-5 of the City of McHenry Zoning Ordinance. STAFF ANALYSIS CURRENT LAND USE & ZONING The Subject Property is zoned RS-4 High Density Single Family Residential and has operated as a high school for 100 years. Staff does not anticipate that approval of the existing operations would generate any adverse impact on the surrounding property owners. The proposed changes to the site should improve overall safety for both pedestrians and traffic by minimizing conflicting interactions between pedestrians and traffic . Staff believes that approval of the 6,000 square foot maintenance garage will not impact the adjoining property owners. The submitted plat of survey is in poor condition and also does not depict the gymnasium addition located on the northwest corner making it difficult for staff to determine the existing setbacks. Staff is recommending the petitioner provide the City with an updated plat of survey once all improvements are completed. The School District is proposing to add 5 additional parking spaces next to the new maintenance garage. Although the school district has stated it intends to comply with the City’s Landscaping and Screening Ordinance, the plan displays “Potential Landscaped Area” next to the new parking spaces. Staff is recommending a condition of approval that the parking spaces shall be landscaped in accordance with the City’s Parking Lot Perimeter Landscaping Standards. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Comprehensive Plan – Future Land Use Map recommends Walkable Residential Development which is defined as areas that represent older and historic neighborhoods that should remain mostly residential. Generally, single family homes are appropriate here and they should be connected with sidewalks, safe streets, and bike routes where possible. Downtown walkable residential features smaller lot sizes and may have more homes with multiple units. Schools are an amenity for residents and serve a variety of public and private entities and allow for large amounts of public open space. Therefore, staff believes the schools request is in compliance with the intent of the Future Land Use Map’s recommendation. VISION 2050 COMPREHENSIVE PLAN BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Comprehensive Plan. Staff comments italicized. DESIRED OUTCOMES - Family -oriented "McHenry will balances its growth with a commitment to vibrant public amenities. In the year 2050, families in McHenry will enjoy a wide variety of attainable housing choices, high quality public schools, affordable entertainment downtown, indoor sports such as track and swimming pool, and mixed-use developments with public plazas to neighborhood parks." (p. 73) Staff believes approval of the request could be viewed as supporting high quality public schools by providing safer and more efficient drop-off and pick-up area. STAFF SUMMARY ANALYSIS. • Given the longevity of the use of the property as a school, staff does not anticipate any adverse impacts on the surrounding property owners. • The proposed reconfiguration of the parking lot should reduce conflict between parent and bus pick-up and drop-off and therefore increase safety and efficiency. • Staff believes the proposed maintenance garage will be inconsequential to the adjoining property owners. • Staff is recommending as a condition of approval that the school district shall provide an updated plat of survey of the property once construction is completed. • Staff is recommending as a condition of approval that the school district shall landscape the new parking spaces adjoining the maintenance garage in accordance with the City’s Landscaping & Screening Ordinance. 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 Final Plan Approval for a Conditional Use Permit for a Planned Unit Development to accommodate the proposed maintenance garage, parking lot reconfiguration, and operations of the existing school at 1012 N Green Street, subject to the following condition(s): 1. All development on site shall be in accordance with the submitted plans. 2. The School District shall landscape the new parking spaces adjoining the “maintenance barn” in accordance with the City’s Landscaping & Screening Ordinance. 3. The School District shall provide the Community Development Department an updated plat of survey once all construction is complete. AND by making said motion, you agree that the approval criteria for Conditional Use Permits and Standards for Planned Unit Developments 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 the proposed alteration to the parking lot should help improve overall traffic flow, minimize pedestrian-vehicular interactions, and improve overall safety. 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. Given the operation of the existing school for over 100 years, staff believes the proposed use will fit harmoniously with the existing surroundings. 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. STANDARDS FOR PLANNED UNIT DEVELOPMENTS (§11-20-5). Staff comments italicized below. A. 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. Staff believes the proposed planned unit development fulfills the objectives of the Comprehensive Plan by supporting a local public amenity. The layout of the site may be considered innovative by reducing the traffic -pedestrian interactions and thus improving safety. B. 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. The petitioner is proposing to construct private sidewalks and drives that minimize pedestrian-vehicular interactions and provide an overall safe environment for staff, students, and community members. C. 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. The existing landscape plantings including trees and shrubbery have enhanced the wellbeing and character of the community for over 100 years. Staff believes the proposed plantings are consistent with providing landscaping that enhances the City’s character and livability. D. 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. The existing parking lot has geo-thermal wells located underground which powers the school. Staff believes this practice is in accordance with sustainable principles. E. 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. The petitioner is proposing to preserve the normal flow of surface water in compliance with the City’s adopted Stormwater Management Ordinance. F. 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. The petitioner is proposing to underground all required utilities. All development on site will be in accordance with the City’s adopted Stormwater Management Ordinance. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice. 625 Forest Edge Drive Vernon Hills, IL. 60061 TEL 847.478.9700 FAX 847.478.9701 McHenry HS Freshman Campus Parking lot/Traffic Upgrade The current flow of traffic at the McHenry High School Freshman Campus has been monitored over the years with the intent of providing a safe and efficient Ingress/egress situation for students, parents, and staff members. As it currently stands, buses enter the southbound bus lane from the Waukegan Road entrance, located on the north end of D -156 property. The buses congregate in this bus lane for pick up and drop off. Students and staff members must cross in front of these buses currently in order to gain access to the building. This access occurs at multiple entry points to the building. There are currently two parking lots. One larger one on the south end of the building, and one smaller parking lot that is north of the existing south lot. These parking lots were previously divided by two mobile classroom units that have now been removed. The parent drop off/pickup route is very similar to the bus routing except parents enter the parking lot from the Waukegan Road, street side (east side) entrance. Because of the number of parent cars attempting access during pick up and drop off times. It is not unusual to have both buses and cars backing up on Waukegan Rd. The proposed solution would be to separate the parent drop off area from the bus drop off areas. This would be accomplished by having a bus drop off area at the north end of the property, adjacent to and with ingress/egress from Waukegan Road. The parent pick up /drop off areas would now utilize the S.E. parking lot entrance Located off of John Street. In effect, parents would enter the S.E. side entrance and follow a route that allows for drop off of students while separating them from bus traffic. Once drop off/pickup occurs the parent would then exit out of the S.W. parking lot, back out onto John street completing the circuit. There will be a divider zone between the north bus drop off and parent drop off areas that will effectively minimize overlap of buses, students, and parents. This will allow the functions of bus drop off/pickup to be separate from the student/parent drop off/pickup zones. This should lead to improved traffic Flow and an overall increase in safety for the site. Staff/visitor parking would primarily occur in the south portion of the site. This will allow staff to navigate from their parking spots into the building without having to cross the bus drop off/pickup area. SHAW MEDIA EST. 1851 PO BOX 250 CRYSTAL LAKE IL 60039-0250 (815)459-4040 ORDER CONFIRMATION (CONTINUED) Salesperson: BARBARA BEHRENS Printed at 03/31/25 10:32 by bbehr-sm ----------------------------------------------------------------------------- Acct #: 10349 Ad #: 2236367 Status: New PUBLIC NOTICE PUBLIC HEARING NOTICE FILE Z-2025-08 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, April 16, 2025 to consider an application by McHenry High School District 156 of 4716 W. Crystal Lake Road for the following requests in accordance with the City of McHenry Zoning Ordinance: Request for a Conditional Use Permit to allow a Planned Unit Development for the operation of the existing Lower Campus High School, accommodate the reconfiguration of the existing parking lot, and the construction of a new maintenance garage. Location: The site consists of 8.95 acres, more or less, and is located on the southeast corner of the intersection of Green Street and Waukegan Road with a common address of 1012 N Green Street (“Subject Property”). PIN: 09-35-203-010, 09- 35-203-002, 09-35-203- 009, 09-35-203-001, 09- 35-203-011, 09-35-203- 012, 09-35-203-014, 09- 35-203-013, 09-35-203- 032, 09-35-203-031 The property is currently zoned: RS-4 High Density Single Family Residential District A copy of the application is on file and may be examined during regular business hours in the Community Development Department, at the McHenry Municipal Center, 333 South Green Street, McHenry, Illinois 60050, and (815) 363-2170. An electronic copy of the application can be viewed on the City's website at www.cityofmchenry.org/ currentdevelopments. All interested parties will be given an opportunity to be heard. Published by order of the Planning and Zoning Commission, City of McHenry, McHenry County, Illinois. /s/ Stacy Rockweiler Chairwoman, Planning and Zoning Commission (Published in the Northwest Herald on April 1, 2025) 2236367