HomeMy WebLinkAboutMinutes - 05/18/2016 - Planning and Zoning CommissionCity of McHenry
Planning and Zoning Commission Minutes
May 18, 2016
Chairman Strach called the May 18, 2016 regularly scheduled meeting of the City of McHenry Planning
and Zoning Commission to order at 7:30 p.m. In attendance were the following: Meyer, Miller, Sobotta,
Strach, and Thacker. Absent: Doherty, Walsh. Also in attendance were: Director of Economic
Development Martin, City Attorney Cahill, and Administrative Assistant Wolf.
No one signed in to speak during Public Input.
Chairman Strach welcomed Commissioner Miller to the Planning and Zoning Commission.
Approval of Minutes
Motion by Miller, seconded by Sobotta, to approve the April 13, 2016 special meeting minutes of the
Planning and Zoning Commission Meeting as presented:
Voting Aye: Meyer, Strach, Sobotta and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: Miller.
Absent: Doherty, Walsh.
Motion carried 4-0.
Public Hearing: Mariner Finance, LLC
File No. Z-893
3400 Shoppers Drive
Use Variance to allow a financial institution at 3340 Shoppers Drive
Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No Z-893, an application
for a Use Variance to allow a financial institution as submitted by Mariner Finance, LLC for the property
located at 3400 Shoppers Drive, McHenry, IL.
Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on May 3,
2016. Notices were mailed to all abutting property owners of record as required by ordinance. The
subject property was posted. A Certificate of Publication and Affidavit of Compliance with notice
requirements are on file in the City Clerk’s Office.
Director of Economic Development Martin provided the Commission with the Staff Report regarding this
matter stating the subject property, the Shops at Fox River Subdivision, consists of approximately 31
acres and the proposed use variance is for a vacant in-line tenant space (2,500 square feet) at 3340
Shoppers Drive located immediately east of Dick’s Sporting Goods within the Shops at Fox River
Subdivision.
Planning and Zoning Commission
May 18, 2016
Page 2
The subject property is currently zoned C-5, Highway Commercial District and consists of a shopping
center (owned and maintained by Developers Diversified (DDR)), in the City of McHenry and Village of
Johnsburg, with two outlots and in-line space totaling approximately 286,000 square feet (City of
McHenry portion of center only).
The applicant is requesting a use variance to open a financial institution (Mariner Finance). The space is
2,500 square feet and immediately east and adjacent to Dick’s Sporting Goods. It has been vacant since
December 2014, previously occupied by Mattress Overstock. Mariner Finance, established in 2002,
provides numerous loan services and operates in more than 160 locations in twelve states, many of
which are within Developers Diversified (DDR) shopping centers.
As articulated in their application packet Developers Diversified has received limited inquires for tenancy
at 3340 Shoppers Drive. Shops at Fox River Shopping Center is a well-maintained shopping center with a
diversity of retail, restaurant and service uses and unlike many centers is maintained and under one
ownership umbrella.
The space in question is difficult to fill for a couple of reasons: it’s only 2,500 square feet and has no
visibility from Richmond Road; limited visibility within the shopping center due to its size which make it
nearly impossible for any retailer to locate within the space. Measuring diagonally from just west of
Buffalo Wild Wings/AT&T, the space at 3340 Shopper Drive is more than 850 feet from Richmond Road.
A service use, such as the one proposed, is the most viable option for the aforementioned reasons.
Shops at Fox River Shopping Center contains approximately 286,000 square feet of in-line and outlot
space (on the McHenry portion of the center) and has consistently maintained a 97% occupancy rate or
better for numerous years. Currently, the only two available spaces (on the McHenry side) are the space
in question and another consisting of 2,150 square feet, which similar to 3340 Shoppers Drive, is located
at the far southeast corner of the center east of Maurices.
Therefore staff believes there are practical difficulties associated with filling the space in question; there
are unique circumstances and practical difficulties and the proposed use will not alter the local character
and is consistent with the intent of the zoning ordinance and comprehensive plan.
Director of Economic Development Martin stated Staff is recommending Approval of a Use Variance to
allow a financial institution at 3340 Shoppers Drive and Staff finds all requirements in Table 32(A) of the
zoning ordinance have been satisfied.
Chairman Strach invited questions and/or comments from the Commission.
Commissioner Sobotta asked Director Martin if Mariner has been a successful business in the other DDR
centers. Director of Economic Development Martin replied affirmatively.
Chairman Strach opened the floor to questions and comments from the audience. There was nobody in
attendance who wished to address the Commission regarding this matter. Chairman Strach closed the
public comment portion of the hearing at 7:40 p.m.
Planning and Zoning Commission
May 18, 2016
Page 3
Motion by Miller, seconded by Meyer, to recommend to the City Council with regard to File No. Z-893,
approval of an application for a use variance to allow a financial institution at 3340 Shoppers Drive be
granted, and that all requirements in Table 32(A) of the Zoning Ordinance have been met.
Voting Aye: Miller, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty, Walsh.
Motion carried 5-0.
Chairman Strach closed the Public Hearing regarding File No. Z-893 at 7:45 p.m.
Staff Report
Announcement and welcome was made to Sue Miller and Jim Walsh, new commissioners. The next
Planning and Zoning meeting is scheduled for Wednesday, June 22, 2016. There are two possible
applicants for that agenda.
Adjournment
Motion by Thacker, seconded by Sobotta, to adjourn the meeting at 7:45 p.m.
Voting Aye: Miller, Meyer, Sobotta, Strach, and Thacker.
Voting Nay: None.
Not Voting: None.
Abstaining: None.
Absent: Doherty, Walsh.
Motion carried 5-0. The meeting was adjourned at 7:45 p.m.
Respectfully submitted,
_____________________________________
Dorothy M. Wolf, Administrative Assistant
City of McHenry