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HomeMy WebLinkAboutMinutes - 12/16/2015 - Planning and Zoning CommissionCity of McHenry Planning and Zoning Commission Minutes December 16, 2015 Chairman Strach called the December 16, 2015 regularly scheduled meeting of the City of McHenry Planning and Zoning Commission to order at 7:30 p.m. In attendance were the following: Doherty, Bromley, Meyer, Sobotta, and Strach. Absent: Thacker, Vallez. Also in attendance were: Director of Economic Development Martin, City Attorney Cahill, and Planning and Zoning Secretary Wolf. No one signed in to speak during Public Input. Approval of Minutes Motion by Meyer, seconded by Sobotta, to approve the November 19, 2015 regularly scheduled meeting minutes of the Planning and Zoning Commission Meeting as presented: Voting Aye: Bromley, Doherty, Meyer, and Sobotta. Voting Nay: None. Not Voting: None. Abstaining: Strach. Absent: Thacker, Vallez. Motion carried 4-0. Public Hearing: Randy Jeschke, Next Auto Sales File No. Z-877 1112 Front Street Conditional Use Permit to allow an open sales lot, in conjunction with an automobile dealership, a Variance from Article VII: Off-Street Parking and Loading and any other Variances required to effectuate the aforementioned request on the Subject Property Director of Economic Development Martin requested the public hearing for File No. Z-877, Randy Jeschke, Next Auto Sales, be continued until the January 20, 2016 Planning and Zoning Meeting due to a publication printing error made by the Northwest Herald. Motion by Meyer, seconded by Bromley, to continue File No. Z-877, to the January 20, 2016 regularly scheduled Planning & Zoning meeting at 7:30 p.m. in the City Council Chambers. Voting Aye: Bromley, Doherty, Meyer, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Thacker. Motion carried 5-0. Planning and Zoning Commission December 16, 2015 Page 2 Public Hearing: Matt Ahmeti File No. Z-880 209 Front Street (Illinois Route 31) Use Variance to allow a restaurant serving alcohol with outdoor seating, service and consumption of food and alcohol outdoors, as well as an outdoor fire pit and any other variances required from, including but not limited to, Article III. General District Regulations: H. Operations within Enclosed Buildings Outdoor Seating required effectuating the aforementioned request at 209 Front Street, McHenry, IL Chairman Strach called the Public Hearing to order at 7:35 p.m. regarding File No Z- 880, an application for a Use Variance to allow a restaurant serving alcohol with outdoor seating, service and consumption of food and alcohol outdoors, as well as an outdoor fire pit and any other variances required from, including but not limited to, Article III. General District Regulations: H. Operations within Enclosed Buildings Outdoor Seating effectuating the aforementioned request on the Subject Property as submitted by Matt Ahmeti, for the property located at 209 Front Street (Illinois Route 31), McHenry, IL. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on December 1, 2015. 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. In attendance was Paul Marrin, Director of Operation, 21 Veneto Ct., Streamwood IL 60107, who was sworn in by Chairman Strach, and Matt Ahmeti. Mr. Marrin provided a summary of the request before the Commission at this Hearing stating they would like to open a new restaurant in the community with outdoor seating. It will be family friendly and have a great craft beer selection. They also typically accommodate a good business crowd for lunch. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the subject property is zoned C-5 Highway Commercial District and contains a vacant two- story 7,300 square foot building with 95 parking spaces, an outdoor seating area enclosed by decorative fencing on the east side of the building and an approximately 3,000 square-foot accessory structure in the rear of the property (west of principal building), formerly utilized as a smokehouse when Truskowski’s Deli was operating their business on the subject property. The most recent occupant of the property was Las Palmas Mexican Restaurant. In 1999 a Conditional Use Permit was granted for a restaurant serving alcoholic beverages at 209 N Front Street for the Polish Deli/Restaurant, Truszkowski’s Deli. In 2007 a Conditional Use Permit was approved for the property to allow a restaurant serving alcohol and outdoor seating, however the ordinance contained a provision stating it would be null and void if the restaurant ceased operation for six consecutive months. The property has been vacant for more than two years and the current zoning ordinance does not require a conditional use permit be obtained to serve alcohol and does have provisions for outdoor seating without obtaining a conditional use permit. However, the current applicant is required to obtain a use variance because the proposed use for outdoor seating extends beyond what the zoning ordinance permits through an administrative review and permitting process. Planning and Zoning Commission December 16, 2015 Page 3 The proposed use is ideally suited for the property. The applicant explained this will be their seventh location with existing locations including: Roselle, Carol Stream, Bolingbrook, North Aurora, New Lenox and one opening soon in Rolling Meadows. The applicant will do extensive interior design renovation and outdoor cosmetic adjustments to tailor the building to their unique brand. Director of Economic Development Martin stated the outdoor seating regulations included in the zoning ordinance which require the requested use variance are as follows: g. Preparation and service of food outside is prohibited. h. Service and consumption of alcohol outside is prohibited. t. No electrical appliances or open flame devices shall be located or utilized within the outdoor seating area however the use of “infrared-style” heaters is permitted in accordance with any applicable testing organization (UL) or other listing and in accordance with the manufacturer’s specifications. The existing outdoor seating area has already being fully established and is enclosed by decorative fencing, with the primary ingress and egress from the interior of the restaurant. The outdoor seating has been utilized as such in the past and the natural gas fire pit is also already in place and is similar to the fire pit utilized in the outdoor seating area in the parking area of the Village Squire. The Use Variance will also require the applicant to abide by all local liquor license laws. Staff has no concerns with this request and believes the new business will be more of a destination- oriented place than an impulse business, and the other locations the applicant is currently operating are unique and their menu and craft beer selection will definitely draw people from adjacent towns and serve a market which extends far beyond just the City of McHenry. The Illinois Department of Transportation is in the preliminary design stages for the future expansion of Front Street (Illinois Route 31) from Route 176 to Route 120; however the project is not included in their five-year capital budget. Therefore staff will require the applicant to touch base with IDOT to confirm the existing access is acceptable. Director of Economic Development Martin stated Staff is recommending approval of an application for a Use Variance to allow a restaurant with outdoor seating including service of food and alcohol outside, use of a natural gas fire pit and any other variances required effectuating the aforementioned request on the Subject Property subject to the following conditions: • Gate to the parking lot shall be utilized for emergency ingress/egress only (pedestrian) and primary access shall remain through the interior of the building; • Written confirmation from the Illinois Department of Transportation, confirming the existing access off of Route 31 shall be required prior to occupancy. and that Table 32(A) of the Zoning Ordinance has been met. Chairman Strach invited questions and/or comments from the Commission. Commissioner Meyer asked what the capacity of the restaurant will be. Mr. Marrin stated it is unknown at this time but they will confer with the Fire Marshall to determine property capacity regulations. Planning and Zoning Commission December 16, 2015 Page 4 Commissioner Doherty inquired if the layout of the restaurant would essentially remain the same or what structural changes they are proposing. Mr. Marrin stated they intend to follow a similar standard setup as is in their other locations and no drastic changes will be made. Commissioner Doherty asked if they intend to use the old Smokehouse building in the rear. Mr. Marrin stated they do not plan to use that building at this time. Commissioner Meyer asked if their logo “Bulldog” will be on the front of the building. Mr. Marrin responded 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. Motion by Bromley, seconded by Doherty, to recommend to the City Council with regard to File No. Z- 880, an application for Approval of a Use Variance to allow a restaurant with outdoor seating including service of food and alcohol outside, use of a natural gas fire pit and any other variances required effectuating the aforementioned request on the Subject Property subject to the following conditions: • Gate to the parking lot shall be utilized for emergency ingress/egress only (pedestrian) and primary access shall remain through the interior of the building; • Written confirmation from the Illinois Department of Transportation, confirming the existing access off of Route 31 shall be required prior to occupancy. Be granted and that Table 32(A) of the Zoning Ordinance has been met. Voting Aye: Bromley, Doherty, Meyer, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Thacker. Motion carried 5-0. Chairman Strach closed the Public Hearing regarding File No. Z-880 at 7:45 p.m. Public Hearing: McHenry Community High School District 156 File No. Z-879 4724 W. Crystal Lake Road Variance from Article X. Accessory Uses, Yards and Fences to allow more than two accessory structures/buildings on the Subject Property; Variance to exceed maximum permissible height for accessory structures/buildings as well as maximum cumulative square footage for all accessory structures/buildings on the Subject Property; and Any other Variances required to maintain the existing uncompleted and previously constructed improvements on the Subject Property as well as all previously existing accessory building and structures constructed prior to the date of this application on the Subject Property located at 4724 W. Crystal Lake Rd., McHenry, IL Planning and Zoning Commission December 16, 2015 Page 5 Chairman Strach called the Public Hearing to order at 7:47 p.m. regarding File No Z- 879, an application for a Variance from Article X. Accessory Uses, Yards and Fences to allow more than two accessory structures/buildings on the Subject Property; Variance to exceed maximum permissible height for accessory structures/buildings as well as maximum cumulative square footage for all accessory structures/buildings on the Subject Property; and Any other Variances required to maintain the existing uncompleted and previously constructed improvements on the Subject Property as well as all previously existing accessory building and structures constructed prior to the date of this application as submitted by McHenry High School District 156 for the property located at 4724 W. Crystal Lake Road, McHenry, IL. Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on November 28, 2015. 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. In attendance was Dave Lawson, CFO, 6506 Tustamena Trail, McHenry; Mike Roberts, Superintendent, 4715 Glenbrook Trail, McHenry; and Kevin Weisenberger, Facilities Manager, 5710 Amherst Court, McHenry, who were sworn in by Chairman Strach. Mr. Roberts provided a summary of the request before the Commission at this Hearing stating they have begun to build two press boxes on the property. Two press boxes/storage units are needed onsite for each of the sports on the fields, softball and soccer. The press boxes are a welcome addition allowing the District to keep up with other schools and facilities in sports. Using the press boxes also as storage sheds will allow a uniform and convenient space for supplies to be available for all of the activities. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the subject property is zoned RS-3. In addition to the two principal buildings (school and administrative offices for District 156) the subject property contains eight accessory buildings and structures including: two softball dugouts; two mobile classroom trailers; a maintenance garage, a storage shed powered by solar photovoltaic panels; and two press boxes, in the midst of being constructed-one adjacent to the softball field at the north end of the site and one adjacent to a soccer field south of the aforementioned press box. Recently the high school district began constructing two additional accessory structures as depicted on the site plan submitted as part of the application packet. Staff contacted the high school and explained variances were required to permit these two structures. Staff worked with the high school, which ceased construction of the structures and applied for the aforementioned zoning relief. Director of Economic Development Martin clarified all “RS” (Residential) zoning districts are restricted to a maximum of two accessory buildings and a maximum cumulative square-footage of 1,000 square feet for all accessory buildings. Additionally, the accessory buildings cannot exceed 17 feet or one-story in height. The two accessory buildings in question, two storage buildings/press boxes adjacent to a soccer field and softball field, are 320 and 357 square feet respectively and are each approximately 21’3” in height. Staff supports all the variances being requested and believes all criteria outlined in Table 32 of the zoning ordinance have been met. The buildings/structures will not have an adverse visual impact to adjacent properties due to the large setback distances from all property lines and the proposed press Planning and Zoning Commission December 16, 2015 Page 6 boxes have a very small footprint relative to the size of the entire subject property. An educational institution of this size requires many types and sizes of accessory buildings and structures in order to optimize the functionality of the site, in terms of accommodating multiple sports events throughout the year. Director of Economic Development Martin stated the property shape is unique and circumstances regarding the use and development of this site relate to this property only and are not found anywhere else in the immediate area. None of the existing/proposed improvements will adversely impact abutting properties nor the health, safety or general welfare of the public, and are definitely necessary for the use of the property as it was intended and has been being used for decades and will not alter the local character. Denial of the requested variances would certainly create an undue hardship/burden on the property owner and detract from the use of the site as a publicly-used property for educational and sporting events. District 156 has been very cooperative in complying with the staff’s request of taking immediate action to rectify the zoning to address the two additional accessory structures. Director Martin further stated he did address some concerns brought forth from abutting property owners regarding cars and buses going out the bus lane to the northwest of the property onto Oakwood Dr. and maintenance of the drainage ditches. The City and the High School District are in agreement that these issues will be addressed with a Memo of Understanding before being brought to City Council for approval. Director of Economic Development Martin stated Staff recommends approval of the requested Variances with conditions as presented in the Staff Report, and finds all requirements in Table 32 of the zoning ordinance have been satisfied. Chairman Strach invited questions and/or comments from the Commission. Commissioners Doherty, Bromley, and Meyer asked questions regarding the footings of the structures being built as well as whether they would be heated and when the concrete work was expected to be done. Mr. Roberts replied the buildings are presently on slabs but they are working already with Ryan Schwalenberg in the City’s building department and if this gets approval tonight they will continue to work with him to modify the footings to be in compliance with current building codes. He also stated the structures will not be heated and concrete work should begin in the Spring. Chairman Strach opened the floor to questions and comments from the audience. Mary Ann Gabrielsen, 4901 Oakwood Dr., McHenry, was sworn in by Chairman Strach prior to addressing the Commission. Ms. Gabrielsen asked for verification the press box being built for the baseball field would be built on the field closest to the school rather than closest to the condominium buildings. Mr. Roberts verified that information was correct. Chairman Strach closed the public comment portion of the hearing at 7:55 p.m. Commissioner Meyer inquired as to how and why this happened without going through the proper building approval process. Mr. Weisenberger stated he takes responsibility for a misunderstanding in communication and they stopped work when the miscommunication was discovered and began to work with the City. Commissioner Meyer asked if a process is now instituted so similar miscommunication won’t happen again. Mr. Weisenberger and Mr. Roberts replied they definitely have a process in place now. Attorney Cahill stated the law recently changed on school districts zoning procedures explaining Planning and Zoning Commission December 16, 2015 Page 7 schools did not have to bring zoning requests to the City previously which might have been part of the miscommunication. Motion by Meyer, seconded by Bromley, to recommend to the City Council with regard to File No. Z- 879: Approval of Variances from Article X. Accessory Uses, Yards and Fences to allow eight accessory structures/buildings on the subject property including two softball dugouts; two mobile classroom trailers; a maintenance garage, a storage shed powered by solar photovoltaic panels; and two press boxes-one adjacent to the softball field at the north end of the site and one adjacent to a soccer field south of the aforementioned press box; and Approval of Variances to exceed the maximum permissible height for an accessory structure/building as well as to exceed the maximum cumulative square footage for all accessory structures/buildings on the subject property and any other Variances required to maintain the existing uncompleted and previously constructed improvements on the subject property as well as all previously existing accessory building and structures constructed prior to the date of this application as presented by the applicant, be granted, subject to the following conditions: • Maximum permissible height for the two press boxes-one adjacent to the softball field at the north end of the site and one adjacent to a soccer field south of the aforementioned press box shall not exceed 21’3”; • All City rules, regulations and ordinances including but not limited to storm water, zoning, subdivision control and development and municipal code shall be complied with as deemed applicable and enforceable. Be granted and that Table 32 of the Zoning Ordinance has been met. Voting Aye: Bromley, Doherty, Meyer, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Thacker. Motion carried 5-0. Chairman Strach closed the Public Hearing regarding File No. Z-879 at 8:00 p.m. Public Hearing: AMERCO Real Estate Company File No. Z-878 2019 Richmond Road (Illinois Route 31) Use Variance to allow outdoor storage in conjunction with the operation of a mini warehouse facility, along with outdoor sale and storage of bulk fuel and any other Variances required to effectuate the aforementioned request on the Subject Property. Chairman Strach called the Public Hearing to order at 8:00 p.m. regarding File No Z- 878, an application for A Use Variance to allow outdoor storage of commercial vehicles in conjunction with the operation of a mini warehouse facility, along with outdoor sale and storage of bulk fuel and any other Variances required to effectuate the aforementioned request as submitted by AMERCO Real Estate Company, for the property located at 2019 N Richmond Road (Illinois Route 31), McHenry, IL. Planning and Zoning Commission December 16, 2015 Page 8 Chairman Strach stated Notice of the Public Hearing was published in the Northwest Herald on November 30, 2015. 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. In attendance was Ivy O’Donnell, 4504 W. Northwest Highway, Crystal Lake, IL who was sworn in by Chairman Strach. Ms. O’Donnell provided a summary of the request before the Commission at this Hearing stating she is an Executive Assistant representing U-Haul and they are requesting to open a store location in McHenry which will provide storage, propane, rental trucks and moving and storage supplies. Director of Economic Development Martin provided the Commission with the Staff Report regarding this matter stating the applicant, which is part of the real estate company associated with U-Haul, is seeking to purchase the building formerly occupied by Wal-Mart. It is located at 2019 N Richmond Road, and they are requesting a use variance to allow outdoor storage of commercial vehicles in conjunction with the operation of a mini warehouse facility and outdoor sale and storage of bulk fuel. The 115,600 square-foot building was initially constructed in 1994, is approximately 12.7 acres and was vacated by Wal-Mart in 2010 following their move north to the Village of Johnsburg. The narrative included with the application explains in detail U-Haul’s proposed operation, business model, customer base and benefits which they bring to a community. A use variance is required because outdoor storage of trucks for rent, mini warehouse facilities and bulk fuel sales are not permitted uses in the C-3 zoning district. Home Depot, which is zoned C-5, maintains outdoor storage and display areas and is also located on North Richmond Road, however they did receive a conditional use permit to allow outdoor storage of Penske trucks. The proposed use will fill a building which has been vacant for approximately five years. If purchased, U- Haul would make substantial interior and exterior upgrades to the building and site to promote its use and brand but also substantially increase the assessed valuation of the property, fill a service need in the community, and draw customers from outside of McHenry which will most likely utilize other businesses located along this corridor and in the City. Director Martin state the biggest impediment to the redevelopment, purchase and occupancy of the former Wal-Mart site is land use restrictions Wal-Mart has placed on the property, which include the following: property cannot be occupied by a grocery store user larger than 35,000 square feet or a general merchandise user greater than 55,000 square feet. Even if sold to another user or developer by Wal-Mart, these private deed restrictions will run with the property for 25 years. The City has no leverage with Wal-Mart to change or alter these restrictions but they can be utilized as justification for applications such as the one being proposed. Further, with the aforementioned restrictions, without dividing the building, it imposes a significant challenge to anyone interested in purchasing the property. Dividing the building, while a viable option, is extremely costly, and has been considered by others interested in the subject property in the past but did not materialize into a viable project due to the difficulty of balancing cost with appropriate tenant mix and complying with the use restrictions Wal- Mart has placed on the property. Planning and Zoning Commission December 16, 2015 Page 9 It is not unusual and consistent with the development trend along north Richmond Road for businesses to maintain outdoor display and storage areas, as well as outdoor bulk fuel sales and storage; therefore the proposed uses at 2019 N Richmond Road are consistent with and will not alter the character of the area. Director of Economic Development Martin stated Staff has maintained close contact with the broker hired by Wal-Mart to sell the subject property and believes it is in the City’s best interest and benefit for the Wal-Mart site to be sold and occupied to U-Haul, which is a very viable user. They will be satisfying a service need which is in great demand. Additionally, U-Haul has not closed a store in its 75-year existence. Many other service-oriented uses are located and accommodate large traditional “retail-oriented” spaces on Richmond Road The market has changed and service-oriented uses are more common along major retail corridors and they provide economic diversification, stability and increase the viability of the corridor. Staff, through its meetings with U-Haul, has requested U-Haul reserve outlot space along Richmond Road which could be subdivided at a later date and sold to a third party user. There is a great demand for quality and visible outlot space along Richmond Road and staff has spoken with parties seeking outlot space. The site plan included in the application packet depicts 30,000 square feet for a proposed outlot. While the proposed depth of 180’ is adequate, the size is not large enough to accommodate a viable outlot user. Staff is seeking additional outlot space along Richmond Road, as part of the proposed redevelopment of the former Wal-Mart site which would accommodate at least two users which could share parking similar to a drawing submitted in the Staff Report. Director of Economic Development Martin stated the proposed outlot configuration would require no additional depth than depicted on the U-Haul site plan but additional length and area. Staff has contacted the broker for Wal-Mart who indicated there would be no issues with outlots at this location as far as Wal-Mart is concerned. U-Haul does not require a lot of parking; and they are proposing to remove the fence and berm at the northeast corner of the site, which will also enhance their visibility. Staff does believe the additional outlot space will impair, detract or negatively impact the viability of the proposed U-Haul operation. Staff is willing to work with U-Haul on visibility in addition to applying for sign variances, if sought, and can be justified by the requirements for variances in the City’s sign ordinance if U-Haul is concerned their business would be negatively compromised by the additional outlot space Staff is requesting. It is in the City’s interest to obtain additional outlot space but also to ensure the success of U-Haul at this location. Staff believes both these goals can be achieved. Staff believes the zoning relief U-Haul is seeking is reasonable, consistent with the zoning ordinance and comprehensive plan, will not adversely impact adjacent properties, and fulfills all of the criteria outlined in Table 32(A) of the zoning ordinance. Director Martin met with the owners of Northtown Auto regarding the easements on the property, both for ingress/egress and drainage. These easements will continue to exist and U-Haul had agreed to maintain them. Northtown Auto expressed concerns about visibility and U-Haul was made aware of their concerns and has no issue with adding a condition in the new ordinance when it is written which would require a new site plan be submitted. Planning and Zoning Commission December 16, 2015 Page 10 Director of Economic Development Martin stated Staff recommends approval of a use variance to allow outdoor storage of commercial vehicles in conjunction with the operation of a mini warehouse facility in addition to the outdoor sale and storage of bulk fuel at 2019 N Richmond Road subject to the following conditions, as amended from the Staff Report: 1. Size and locations of outdoor storage area (truck shunting area); propane storage area and proposed landscaping shall be in substantial conformance with the attached site plan, which shall be incorporated into any ordinance as an exhibit to be considered by the City Council; major deviations from the attached site plan will require an amendment to the proposed use variance. 2. Site shall maintain minimal security lighting, in additional to complying with parking lot lighting standards, while the facility is closed. 3. Outdoor storage/display shall be limited to U-Haul trucks and trailers in the areas depicted on the site plan. 4. Storage of chemicals, combustible items and paint are prohibited. 5. Written approval from the State Fire Marshall shall be required for the bulk fuel storage. 6. Approved ingress and egress to and from the site along Richmond Road must be confirmed by IDOT. 7. Any sign variances as depicted on the site plan must be considered and approved by the City Council. 8. No outdoor storage of any kind shall be permitted west of the existing building. 9. A revised site plan shall be submitted, depicting 45,000 square-feet of contiguous outlot space along Richmond Road in a configuration similar to the 30,000 square foot outlot space depicted on the current site plan, which still allows applicant to utilize space adjacent to Richmond Road for outside display, and including cross access easement language to be granted to and for the benefit of future outlot user(s)/owner(s) to Richmond and McCullom Lake Roads prior to City Council consideration. Cross-access easement shall be included on a Plat of Easement to be prepared by applicant prior to City Council consideration. 10. All City ordinances, rules, requirements and regulations including but not limited to: storm water, building, zoning (parking lot lighting, etc.) shall be followed as deemed applicable to the proposed development; 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 Meyer asked for clarification on the outlot shape and size. Ms. O’Donnell and Director Martin clarified it will be 45,000 total square feet. While they are not sure of the exact layout yet or how much of the space will be to the north, it will be worked out with Director Martin as most likely one outlot with usable depth to the west and north/shape not yet determined. They are making the outlot larger by 15,000 square feet from the plan that was presented in the application packet. Commissioner Meyer stated a concern with adding the 15,000 square feet to the west and Director Martin and Ms. O’Donnell agreed with his concern as needing to be addressed. Commissioner Meyer stated he is comfortable with Director Martin working with U-Haul to make it usable outlot space. Commissioner Doherty inquired how many buildings the outlot might incorporate. Director of Economic Development Martin stated it is not determined yet because it is common for a resubdivision to be Planning and Zoning Commission December 16, 2015 Page 11 requested for an outlot which will make it a separate lot. It is not likely to be two buildings mostly due to parking requirements. The size would be similar to that for the Mattress Store or McDonald’s across Richmond Road from the property for comparison sake. Commissioner Bromley asked if the entrance/exits will remain as they are presently. Director of Economic Development Martin answered affirmatively adding there will be a request for an easement or legal right for the outlot businesses to use the entrances/exits. Commissioner Doherty asked if the green area to the north would remain. Director of Economic Development Martin stated U-Haul is proposing landscaping, a fence, and display to the east of the building with the only thing being altered from the site plan being the outlot size and placement. Commissioner Bromley inquired if there are plans to add a truck fueling station. Ms. O’Donnell responded there are no plans for that, only sale of bulk propane. Chairman Strach opened the floor to questions and comments from the audience. Mark Hartmann, 7127 Burning Tree Drive, McHenry, owner of Northtown Auto, was sworn in by Chairman Strach prior to addressing the Commission. Mr. Hartmann stated his business lies adjacent to the subject property and he wanted it to be on record that he met with Director of Economic Development Martin and a Representative from U-Haul regarding his concerns. He stated Director Martin has done a remarkable job in addressing his concerns and believes U-Haul will be a good neighbor. However, Mr. Hartmann stated they believe the visibility of their business from Richmond Rd. will be impeded and they want to request an offsite ground sign be added, similar to what was done with the Home Depot/Staples sign approximately one-half mile to the North of the subject property. Director of Economic Development Martin stated offsite signage requires a variance that would go directly to City Council and is not being considered at this hearing. Mr. Hartmann stated he just wanted it on the record that he will be making a request. 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 8:20 p.m. Motion by Bromley, seconded by Sobotta, to recommend to the City Council with regard to File No Z- 878, an application for use variance to allow outdoor storage of commercial vehicles in conjunction with the operation of a mini warehouse facility in addition to the outdoor sale and storage of bulk fuel as submitted by AMERCO Real Estate Company, for the property located at 2019 N Richmond Road (Illinois Route 31), subject to the following conditions, as amended: 1. Size and locations of outdoor storage area (truck shunting area); propane storage area and proposed landscaping shall be in substantial conformance with the attached site plan, which shall be incorporated into any ordinance as an exhibit to be considered by the City Council; major deviations from the attached site plan will require an amendment to the proposed use variance. 2. Site shall maintain minimal security lighting, in additional to complying with parking lot lighting standards, while the facility is closed. Planning and Zoning Commission December 16, 2015 Page 12 3. Outdoor storage/display shall be limited to U-Haul trucks and trailers in the areas depicted on the site plan. 4. Storage of chemicals, combustible items and paint are prohibited. 5. Written approval from the State Fire Marshall shall be required for the bulk fuel storage. 6. Approved ingress and egress to and from the site along Richmond Road must be confirmed by IDOT. 7. Any sign variances as depicted on the site plan must be considered and approved by the City Council. 8. No outdoor storage of any kind shall be permitted west of the existing building. 9. A revised site plan shall be submitted, depicting 45,000 square-feet of contiguous outlot space along Richmond Road in a configuration similar to the 30,000 square foot outlot space depicted on the current site plan, which still allows applicant to utilize space adjacent to Richmond Road for outside display, and including cross access easement language to be granted to and for the benefit of future outlot user(s)/owner(s) to Richmond and McCullom Lake Roads prior to City Council consideration. Cross-access easement shall be included on a Plat of Easement to be prepared by applicant prior to City Council consideration. 10. All City ordinances, rules, requirements and regulations including but not limited to: storm water, building, zoning (parking lot lighting, etc.) shall be followed as deemed applicable to the proposed development; be granted, and Staff finds that Table 32(A) of the Zoning Ordinance has been met. Voting Aye: Bromley, Doherty, Meyer, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Thacker. Motion carried 5-0. Chairman Strach closed the Public Hearing regarding File No. Z-880 at 8:25 p.m. Staff Report The next Planning and Zoning meeting is scheduled for Wednesday, January 20, 2016. Director of Economic Development Martin wished everyone Happy Holidays and a Happy New Year! Planning and Zoning Commission December 16, 2015 Page 13 Adjournment Motion by Sobotta, seconded by Doherty, to adjourn the meeting at 8:30 p.m. Voting Aye: Bromley, Doherty, Meyer, Sobotta, and Strach. Voting Nay: None. Not Voting: None. Abstaining: None. Absent: Vallez, Thacker. Motion carried 5-0. The meeting was adjourned at 8:30 p.m. Respectfully submitted, _____________________________________ Dorothy M. Wolf, Planning & Zoning Secretary City of McHenry